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PAJNHO Pffi UTUUOR PAINT S(llflll.J.E SHDflACDI WAlOSfORTIW!WlNSXlll5.1W ~ la ~ CD.Of 00MDSDW:l.4" £>PO~E C(l,OTIIWl[)SV,Ml M 14 " PERB.EVAIION .oJ. llRNAIING CCimSESOf 6" A'409" -- '11.Gl.lZJ4G&JV,UN HfAN08'-0'Mfa20'A, ~ 11 " . ~ 11 M n P!!lfil'IAllll< PERtLEVMION PEREi!'/A!l'JII 88 I ~· 88 I ,> ~'" I i . [ ii~ t~ ~ ,.;I:,'.: m ·t:EJlll8] PflCRJSEOGf\OOE: £1'.IS[rfGGIWJE l . ® IK --i;J --<c --~::~-~:h:-:-:-:!--T -------~ UNIT\ b ~· ~! 1::..._SWTH_lil'/_g__lOII_ 0,31,fl"•l'-O" 08 I 88 ~ I ,7-ITI I~ ' fil ~ ~~~I l 11·11 !1 t111@] .. I Ull~ENllllCANOPl'.IYl' _,::: ,, ~I ' ~ !J'iTfl ~ ·i ·F.J •. I 111-1 ,c.,."'.a,-1 .. ··;~-_u---kJ...... . . ;;:: ~:::.';.a::, '"~"m,./7 ·· . 0 · .IL .... ; •••«=<j ,,.:,;1 ... ..:i "'-!'i I • NOOIH Eill'~lllN 311f1"0 r.cr / aPG~o,:~ ~ ll.llll1-10~:~~ aoo~~~,'.S IUIGl·r:..;s !I001-TO~T~!9 9.00~01::~ EU):;1-10~~:'.;t! ~ IUIG~~t4~ ~ Bl.001-~fi ~ aoo1-101~~r:: S ~ schemata workshop -Schemata Workshop, Inc mo1in,A,....11 S•atuo,WA9,IZ2 CQNIAC! GIIIICHIM, A\A •C3lll2851511l tl20ll215VD1 __ .. _.....,""" RENTON HOUSING AUTHORm' :IOCllQt 1W,STRE£1 lilNTOIIWA911li&lDT6 o:wr.oa MW:GROl'PE!I •1'211121;1119] >.123 KIRKLAND AVE. TOWNHOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3D17NE16THST RENTON. WA 98056 PfllNTOATE lli'/1"'1l RBIISIONSOIE!Xlf j!, D~ "- Pfl(l..lCTl:n,lDATE'i ~SfT,lllAlJNGPERMI 15f!ElllWl'l'l01J lllll V'GIS!UllOI \J MC>IITtCT r-~:-;;-·1 srm~A3-illtlTON ~1110 -~~ aioctc..-G< EXTERIOR ELEVATIONS BLDG 1 A201 ~,q,,S<:t,omat,W.,"""'"" .,_ __ P-1 l(J P.\ P.1 ,, "' P., >Z Pl P.l 13 fl2 P.1 1' P1 P.I 1S l'[IHlfVATllN P.4 >! l'UIEl.EVAIIOII P.J 11 PEJW.£1/ATIClN P.1 11 f'Ul!W/UllN 80 ~r ,] lrirP Ulllr!NTRICAHO"I, [)(ISflll(lllRA[)[ ~-, lXTSIO liWAlUI f'll'Dl llO-ra LOI' SIDING. =oow A~ DOOR TAIM. AAD RETURNlNG IXIHfil:lJO!Ni PAINTmf'UI EfillillRAAM :oe:u.E SEE DCTAllS O•. ()';J/.505 FOO IAIMOl'-lNSllNS. TVP t m 80 I 1W ' ·, i r'1 -> '":'£·:',d~~~t-~-;::<~:.-~·'-''-~:_·-~::.--.-2(~~ c;31El001-SWl\<IUl'All)II 3/\ff"al'-(J" 'li.GAZIIIGBITMEN ~-O"All.lr-O"Nf•lO,, e e l'l)~n~~-1~11H!PIA . ' UNIT10 tJNlfg 00 . I ' 00 i "C!l ' ·ll'lEl _"Ii +-Ulllrll' _\)Nlrl• w-- §;;;I El ~ WJ.EllfEOAflDS()U,11'.l,,.EXPOUIE ~l&WIDS1D11;G ALIBl>IATll«l (Uf!S[SIJ!" 6'" AHi) 9' ~SP!J.J'f.lYP El.lCTRIC/IJ.Mflrn ~IINSITTWAU ~c,\Wl,LL '"""' ·-, ,T ~1 ~ 'I ~I ,. Ill t: . 8UJG1-~:: ~ BLDG1-1o~"'!'~S llOO~\~t:s !I I llOOZ-l~1~ r..oo 1-, 01;~1:Ji~ ~ BL001-~:~~ ti ll001-10~~; ~ :::::~.IYP ~ -~ Bl.DG~;t~.~s .OllEAWJ,U ~ fA(W{]SaiGWJE - OfillNGGIOO( ~ schemata workshop -~ 10 ~~:!..,~shop. loc s..ru,_wA!lllm CONTACT GR.IC{ 'iM.AIA ,r.!JH\615';1 tl1rulre51701 ---~- RENTON HOUSING AUTHORITY NllNtlOO.~EEI RE>ffllNWAllimHlll8 CONIAClw.lKGRCli'ffR •IC'll226115D,m KIRKLAND AVE. TOWNHOMES 1508 KIRKLAND AVENUE NE 1518 KIRKlANO AVENUE NE 3017 NE 16TH ST RENTON. WA 98056 PRllffOATE (ll{Wll ~~' e; .OAT[_ .9ESCRl'.filN PROJEcrlSS>JtDATES OOIU,DAD:lGl'UIMf \5FB'l'IIWrl'10ll ~1=1 ¢,-Hi"~- \ (JIACl.H<M I SIAT~ASflLNGTO!< PRo.ET 1110 -.ll.B.rv,/ tl'!d..-e, ~ l'looi-r~~,~ ~ I" EXTERIOR ELEVATIONS ;f ffehton g~10~ l+~W«''*">."' !Rl~CC~~V/~©) ,_(V.lJIG8ffi\'EEN ''-O'"Ar«lr-O'"Affol3'1i, D:l>IINGGRADt __ , 8 UNflll \JNlfll """ -"""" " . ... , ,, "' it l'J ll M 1• P,1 1S p., 16 P.J 11 Pi 111 0f I I ~..!?. " " " " " ffi1U£VATIJN PflHLE\l'ATIJM ffi1BEVATJJN PlRElI\IATKlN 8 I _!l!!l!_I_I_ OOllldEUVA,TQn'l'DLIIOfa I.Al' Sll1Nli WINDOW A~ D000 lRIM AND REIUANIIIG COONUlS TOliE l'AIIITEO f'lll !XIDlal PM/1 'DEXl,E SEI.DflAlSOO D'l/A!05F0Rlf\MOll,\f_NSl)N~ lYI' IIJ9.lMSmDiT.TYP.SE£11LT• 8 EXIE!lill1 L8fl FIXTUR( 0 T'/P-_j llilflO ~"' ~--~ ~ 0 Ql,IU{J ~O SIDllflJ ,. W'09.JRf Cll,l;Nla'.WIOSIIIN:l. 4T[RNATIHO COORSES Of 6" ANO!I" ~, l l . ~I • \!!! ' _t:,>· e !l.002·~:~~ lll.OG7·TO~~~s eux; J>i/iii~.~ ~ IWl(]NWAl.l EIDG1·l:~;.~ !lOOHOlJ~:~ 0 111.002-wrn'lli'IATl)N l/10"-1'-0'" ffiOPOSEOG'4Df c<ISTLNGGRAOE 8 8 I ~ 8 01 0 ll.001-~_;i~ ~ :'.c ll001-IO i,g,~ ~ '"I~ '>. II __ ----_J Ill I 111 I --" l'I ·~'"'"" ..• , ... , ..... I II :D:),I011,-~ • ---, I_ \ 11111 ~ --· . I IL ~JLUI . Ufjlfll I~\ I . s I Et.O,H!VD.1 •• I , ~ • •• ~ ''~l/~lr::·,~:;=;"'"~ ~~~===~====~I-:~:··=~! =j;· OOER~I.Uill~lil ..... E!H)Gl-lOIOOTING..., UNIT1, ; DRYOH>.HAUSI UYP l18'J1/T ,J -·~ ..J City of Renton Ring Division~ [R{~~~IlVJ~[Q) ~ schemata workshop -~ Schemata Workshop, Inc lnlll~-·l -~.WA!ilT.' OONIACI lll<ChlM.A~ >l"lll1'l~l5il'I ·~.'!15271,1 WWW--"""- RENTON HOUSING AUTI-IORfTY NllNLIWISTllEEI RtN1DNWA'.IOCl:a6-0JII OJNTACT MI.R(~ •l<l$lZ1611!'1),Z,! KIRKLAND AVE. TDWNHOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON. WA 98056 flllllTDATE C!Mt/13 RE\/ISIONSCHE!U.< (!; _ OAl! DESCRfl'ON l'flD.ICTISS,J\DA!f<: e:osrr,11lAOf<Gl'ffi...-r 1SFll!lllWlV21J11 ~v,G=1 \ I AAOIITECI -Hr-~ I l:MCEH KIM I STAIIGWA<JIIGIO" - ffiUC! 1110 ""'"' -"'S.KW Check""' EXTERIOR ELEVATIONS BLDG 2 A204 eoi,,..,._ .. _..,,__.. AR[AWAI.L C1 \!lOOl·SOLMHfVATION l/16",1'-0° G G I 0 -[] _!':lOO!_IWAP~l G EXT!AIOOlfilTFl~IURI", TYP----#------~ '!, GAZING Bffi"IEEN ~-crMOJ-O°IJf.<O'I. l:<ISTINlliNDl PROfOSEDGRADE A2)~n~!-,~8.£1/Al(Wj _"'.!EX!lAIOAPALNl ~-~ " • ,, " " ,, " " " " " " " " " ,, " " " " " " " fERlli'IAIION PEREliVATION l'!IHI.IVAIION PEREWIATOO !Xrli'DlllfVATl)ljffl'&llflCTES W Slll1'IG. WINDOW .I.HJ OOOi lllM Alll ~fMN~G COONERS TOllt PAINTEO PER WEllOR l'AflT SOELU.£ SEE 0£1/JLSO< [15/AlO', roo TRIM DM'~>IDNS, 1YP er 0 ! G I G I O'flllO'ISl.u!SNO! -~- ~OO~P~ te P.H)ITTAF(IAPAINI P._!OOERIO~PIJNT G [[] !_!OO!'!_OAP~ D] ~XUAIOAPAINI 0 G IEl"G1_ f P.lOOEfllORPjjNJ P.IOOERIORPAINI ~--~ El W,Vif IIOIJlO SD:Ml. ,. [);,(19.11( Cll.ENT!!OMilSllW:;. AI.TERNArn«l CWISESCf,; Alf[)'!" E!(POSUAE ~1 ~ ~I • ~1 s ' ' • ; ,, • J,:I • ' ElDGl·IO:.~~ BLOOJ-10:~;~ EIDl~!-~s 111.roJ.~.:~ ElDGl-lOfOO~~ ~ ElDG3-TO:::: ~ ElDGJ-IO=s 8LDG;.;r:..: ~ ll.DGJ-1.:,r:,:~ = '"t L ElDGl·IOFOOllNG ~ City of Renton, Planning Division [R1~~~~~~[Q) ~ schemata workshop -I Schemata Workshop, loc 0 ,73;11211, ....... ,i Sowllll,WA911m CONJ.\CT (;IU,(H .... /Jl ,f.'{lll1S5llll!l t(2(fl22Sll01 -----RENTON HOUSING AUTHORITY 2!lDNlllll,!.IR(£l AENTOOWA90Cf,6-(ll16 COlf'l/oCT_K_ •141':olZ2Slll'il>2Xl KIRKLAND AVE. TOWNHOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON, WA 90056 fRllfT[lA!f Cl!nlllJ ~~· 2£ "' OlSCP.fTllN ~CT!SSUfDAT[S e:oSCTl9.JlDINGPER'-'1'1\FHl!UAR'r101J ~\lt™I \I ~()<ITECT -H1-~ \ GMClHW I STA~-TOII, PROJEC!l11a .... .... .118.~ -· EXTERIOR ELEVATIONS BLDG3 A205 eo.,,,-g,,Stt,,"11113Wooilll<I>"' 1/14'21lll25"'ll'I,< ,, { J> f I ' C) N -----0 ----------0 ·-·1 I o J j ~~ w G 8 G -G --< '"' o-~~ z .--I l> oZ s: 0 m l> u,< ,,, !~§ I" ,-! • I f C) I ---f-- e-3 __ . il!X,lfllll[l\l[ ACctSSPANEl..l~ PRl)\UINIIV,l.lONTO MIIIDi/.SSO.lllV Fflt~P~R~ ~ -~--=' \ 8 yf I ,,. 1:r-10" UN1T1< IJN!fll ' ' -~-Iii p.,=;il ,ii L~ ·j·r~· .. a· ~---· =• , ..... .! 1:1 1··· De] L 1,2\!l002-LMl.1 3/Ur".1'-0" e0 ~NDllS-R.11:111\ANS AU.WJW.ll'rl'ESFORUMl11YfC111.l'MIJNITS1·l< ~tESSIIOTmllTltE!i'MSf AUW'll.l'rl'ESfOFILtN1TIOflPC/llFOFIUNmi15-1! UM.ESSIIOITDOTIIERWC£ Allllll!RIORW-'USMtTYPEOUNllSSMIIIED ·-111.llNTEAIOR ElfMl:N"IS T'YPICPJ. fl[R l'!UILDING, SEE --WASHtRIDRYffi APFW.NCE:; NOi ~ com11AC1, - fill MEDIAN(:.1,1 .<NO 8.EC'lfllCAI. CCIPlllNATICIN f'M'llSESONI.Y 1i INOCATtS CENTER llllE OF WIIIOOW.UNLcSS Nlll!D - (1 v~~ ~~EB ,\ITT-'.,acfilQe, ~·- 0 0 8 Al ! I I I 82''1t:r I I ll'-1(1" IJN1T11 I G 1J'-1(1" _,, 1!,11r l.ffilW '" ... 1~Fw L..E'.l!J]] -----1- . .-f-... 1~. =-- ~i ' i .-_j ;· ' \_£1.ECTRIC.Ul,,l[!Ef1 0-11. --r· ---"1[ \ 13~---~~.J- \ .. ri_ :.:I llll1TEl<llf!CANOf'f.TYP! -' c- City of Renton Planning Division fR1 ~ «; ~ll\'#~ [Q) 0 8 ·<3i ~1· 0 ·0 ~ schemata workshop -~ Schemata WDfkshop. loc lll!l!i,t,A..._#l s..ttlo,WA91TZZ llllflACI SIIAC!'!M,AiA •!Xlll2951511l ·=----,hopcom -RENTON HOUSING AUTHORlrr' 2!1.'.0N!, HlnST!IEEl RENIONW~9llffi.llll6 OONIAC'I 1#,Rt GROPPER ,,:.("!fZ261~.nl KIRKLAND AVE. TDWNHOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON, WA 'll056 P!llNTOAlE (ll/U/Ol REVOOI SOIDIU ,Ii DA!f DESCFt1'!ION- ffl!UCT ISIU DAITT BIIISflilllJiP,Nal'{AM.J 1\FlBR\IARY1013 ~\R!=ED1 \ _I ~D.rla ~r.!:·:-1 S!AT~>.SllNGION. ~OJ!Cl 111D ......-Jtl!.KW ~ .. a, FLOOR PLAN · BLOG 2 LEVEL 1 A 102.2 Cop,,r,;j,tSctie<no"'Won-<c L___ e, 8 I J ~ ' s::: • s 2A)EIDGl-LM1.1 J/l6'•1'.(]° '" ·~ 8 G I ll'4" UNUII GENERAla:i18-Rldll\.UIS ~~f ~-a:. • - ]l:10:. AUWAU TYPESFOlH11~2m'!C,oj_fOAUNRSJ.ll \JNUSS..:ITEDOTHEFIWIS( /IJJ. WIIU Ti'PCS FOO 0011 1fiTi'PICAI. FOR UNI!, IS-Ii LN.£SSMlTIDOM.'11"1SE Al.l llITTlU(ll'IW/.ll.S A~E lYPE 01Jfl£S'l NOTED OIHE/l'MSt AUmraooawi:ms=Ft11EUUW'l.1tt !NLMGED!UIIS Wld!EMJIY!flAiRJll.c[:;NOllll~lAACT.SHJWtl JOA M[OiANICAI. /.llO El.tcrnlc.oJ. C001l1NATION I\Jll'IJSCSOIU ~ nx.,.m ClKIIRUll!OFWK»li.lH.ESSIIOltD OIHEFM1SE 8 0 I I I!,!" IH" ~ ~~ om~.9.l)Gl ffi , ..... -.,·n- .!:!, ' ' .~.. . r®' I i ~ __ ,~-~---7+---_ _k-s---~~---J=--· g._,. =--l---.---e·~·. -.~J __ 1 ' J -... ~ I' : I i I I ' , -,r· I ""-- -0 -0 u -I-------+-, ! 8 I ~ ~1 I --: -~-,--- ' -' • . ·y·;· 0 I -! 8 ! FR eotrnUJ --![ -- --0 •€) 'I" " < ___a. ""' /; 1····~.-i DID r fllt ALAflt.m,IILEL ;:=::ii~ L 8 -0 -0 ""\\f" : tACCES:'lPANEl.TVP . 1·----~--T_2JL§?:.~~t]~~--1f -if :~:::u~ -· -;1- ., . r:r I ~ // .... .,._ . i'I r-·-·-·-·-·,-·-·:;J -------~ -~ { , '"'•/.-'.·· ,",.· UN" r-2' I I ' l'{·.>:._,.x. "-'.,c0,_ ' ·,,;'<l\, GJ id. _IJNR_1! City of Renton Planning Division FEB_ fPJ~CC~llW~[Q) ~ schemata workshop -·· Schemata WOOstxip, loc 172Dl2tnA\OOOllfJ S...lo,WA911122 COl<IACT GAACcKIM.111' w(!OOl:>8>191!1 1Wil11111701 ---'"""""" RENTON HOUSING AUTHORITY 2\'UlNt111nsmm RfNTI)ljWA!JiW!-0315 CONTACT W,A(GAOPPEII •1'1'i!Z'llltil,Z!l KIRKLAND AVE. TOWNHOMES 1500 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON. WA 98056 ~lfllll,!,T! o:,n..,u REVISIO~SOIECUE A OAT£ i;!SCIIJ'l.()>j PRO.ECTlll>.lEOATES BIOSEIJlffl.JJINGP!lU,111 1StH'IRUIJ!'t10ll ~\RE6=ml \; MCHITT:CT -·'.r-· r::H:--1 sr•~~n.< "'D.KI 1\10 ... lu.ll<ll,F.W -· FLOOR PLAN · BLOG 3 LEVEL 1 A 102.3 top,.vn Schoo!la,a w~•,oop, n: , • ' i ' ~1:·-" I_=: 8 i 1J"'9" ~"' 8 I ' ,1.,cr 00"' G IJ"·la UNIT6 8 ,r.,a 00"' 0f ....!'-'-'-- 8 13·.,a UNiIT GEIIIR,l,LNIJTIS.FI.O(lll'IJJIS AI.LWAl.tl'VPESfOflUNIT1fYl'IC!l.fO~l.llrJ'Sl T< Uo\l.ESSOj()HDOTHER\\IISE lllWllil'VPESIORUNITl&l'ffl:llfllRUNITS1S-T8 Uo\l.ESSOIOHD01Hicll'MSE Ill IIITUIQWAI.J.S.llif.l\'l'COU!lt.ESSNOTED ITTH811Mst All IITTEROO EUl,UIT'S IYPQ.l ID lUUJN,, st[ ENlAAGEDFUHS • WASliffiQ\'m'1!\IMC[S'IOTl<aJITTIIICT.- FOR ~[t)WjlCAJ. o.NO tw:rn,oo (l)OIIIINA!IDN ~~' '11NOCATESCcNltRtlN[OFWl•llOW.UNLESSNOlfll ,_ 8 0 ' ~ ~CE::J o,n~.81DG, G) 1M"•1'-0" G ,na ~"' IJ'-lcr IJ-9' l.t<l12 UNI!] p-J~m r-1 e-4 schemata workshop -Sdiemata Workshop. Inc 1m121n,, • .,..,.,3 -_WA98122 aJNlACT Gi!AC[IJ.l...._ ,f.'[eJMl51!1 t(l[l,jM2/01 ---*"'""" RENTON HOUSING AUTHORITY 29(l)NE10;h~[E] REll10NWA91WHl!IO (l)la!ACTWoll>,GF(ffffl ,1•251n&Ul&J,2Z3 KIRKLAND AVE. TDWNHOMES 1500 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON. WA 90056 IIIINTDATE mnonJ ri·-·-·-·-·-·j·-·-·-n · ·---~A --=~-----=~1;1-------+--t---- • ..L.-tL i I ' ~IS,0.."._ SCl·l~QtU e e -------·--·· ---------------- I " " " CJ -- -0 ---- I ---3 --,· ------- I I I I -' ~ --- -- I ·; I 'l'I 11 • 7'9°! ,:____J I L I 1-li.·-·-·-·_; t..1.:!...~ ~-1 ~ 'I ,, ' ' a-~~;·- fl\ DATi O!SlllFl1JII oEJ _& ~J lllo.lr:IIS$Jt:OATES EWSfl/!UDlll6PERl,I\ 15FffiRlllJ1':I01l &lTI \~OO!tRm I b NKJ11TECI -~r-~- \ ~H•M I STA[f~~,«;10!!, f'F\OJEC11110 ....... ...a <W l),,d;• GK I ~ ~~, City of Renton Planning Division L FLOOR PlAN -BLOG 1 LEVEL 2 A 103.1 c,"",,__,..w.,""""·"" [pJ~~~~YJ~[Q) .. R-8 . ("" I ·-.. ,1.: =L ---·-· ··-··-.-, R-8 I I I CS -33 T24N RSE W 1/2 0 UI Q r-r ... :3 w z ~ UI ~ R-1 ~ .... ;::. f 1 R-14 . -·--··-t-" I I fES 19 'LO\l 400 j Feet 5304 l = i " LI.J > <( D :z <( _J ~ i 0::: 'j -' .,, -;.rn,~ •w_ """l . ·~ ~t· 'i.1.Jil ~ IXISIIIG"1-"NJ. ). ..x.. ' '""'""'S ... .. --IElllQ: ! I . -"':• .I. I ! · ,.,j., ~-. -1 a _. _ : ... NE , 15TH STA E ET1 ·-l l --- ®~C::.S1fEIUH ~ schemata wo rk shop -Schemata Worbllop, In: lnlJl:Z.""""-(J __ ,.._ CXIN1AC1 IJU,Q"k,M,NI, ·••1• iaoJtanD ----RENTON HOUSING Al/TliORITY 2WJINtlmiSlllffl JOtONWIDMD• COiTACI' ........ ,1Qt2211111an KIRKLAND AVE . TOWNHOMES 1503 KIRKlANO AVENUE NE 1518 KIRXIANO AVENUE NE Jl17 NE 16lli ST RENTON. WA 98056 ...root Q'Ul4tt) --& DA!! IEOIP1llll MUCSUMITT ll)S(T/8.1.DNJPOMf 15ffBll.liltln'lQSJ n:n \WIEIIDI 'ik~ I ......... I St'olttCf~ ~ PRO.KT 1110 __ .., ~ ;~NDSCAPING ~ City of Rent rfAN EB Planning Divisi n O O 1 • .Iii C'.wVISd.-~n: !Ri~CC~~\¥'~[Q) ii' ~ ~ " D A' Er " !c ~ ti:::::::---=---=-=-=- @~~~r,~~~Y AWNING Pl.AN FlflQ rrvsrAllED ~ ------------ @EXTERIORV1EW AWNING (RECESSED ENTRY) " " llilEB.!!IB KNIFE Pl.ATE STEEL ANGLE ASSEMBLY. BELOW _ElillB!Qfl 111 1 -\__ TIEAODASSEMBLY ::z:::~I + B" UNIT SIGNS OPENED END C-CHANNEl. SLOPE TO DAAIN EB - ~ ALIGN. TYPICAL El [1 ~ ;~ wwz ~::eQ ~~6 ~~z ls ls 8 ~~~ SEALANT lliIEBJQB ~ l _I @EXTEAIORVlEW AWNING ,-.. GRID Fl(lD F' '~ e------ l 5 I ~ Ti lllr'i r:::==="·-::.c=c:=:.,=1:TII c:=_ z ~ J Ir <J1:1;.11 iii EXTERIOR WALL PER PIAN < ' ' A 11m < ,( I ', :, I~ .~ I.~ I/ L1 °" .,----1!1 ~- SELF·ADHERING FLEXIBLE FLASHING SHEET METAL HEAD FLASHING 2X6 WOOD TRIM KNIFE Pt.A TE BLDG \-_LEVEL 2 LI"'> 388'-4 1/4" '1i' ~ TIEAODASSEMBLY / ~ 2X4 TRIM BEYOND CEMENT BOARD PANEL OVffl AJRAING STRIPS INSECT SCREEN SELF-ADHERING FLEXIBLE HASHING 2X8 WOOD TRIM SHEET MET AL HEAD R.ASHJNG KNIFE P1.A TE FtATESTEEL STEEL ANGLE ASS EMBLY UNITSIGNS~ :::::::::A~ \l ~RIOR \\ ~ , ;:, IP bo ~ SEALANT AT KNIFE PLATE ------==== SHEET METAL HEAD FLASHING CONTINUOUS SEALANT WITH BACKER ADO --1---1----1----1--111-DOOR AND FAAME PEA SCHEDULE GUNIT tNTRYAWNING SECTION Ff[lQl/1.JSTA,ll[Q 3',, 1'-0' D C A ~ schemata workshop architect Schemata Workshop, Inc. 1720 12th Avenue #3 Seattle. WA 98122 CONTACT: GRACE KIM, AIA v(20612851589 f 12061285 2701 www schematawOrkshop com ~'" RENTON HOUSING AUTHORITY Z!:KJO NE. 10th SIBEH RENTON WA 98056-0316 CONTACT. MARK GROPPER V 1425) 226. 1850 ~223 KIRKLAND AVE. TOWN HOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON. WA 98056 PRINT DATE 02/14/13 REVISION SCHEDULE a: DATE DESCRIPTION PROJECT ISSUE DATES BIO SET/BUILDING PERMIT 15 FEBRUARY 2013 ~ \REGISTERED \ / ARCHITECT @ht,<. tlf--'--1 \ GAACE H KIM STATE OF WASHINGTON c.-- PROJECT: 1110 '""OfW ot Renton Checker Planning Dt~sion EXTERIOR DETA FEB I 9 2013 ~~lo) Copyright Schemata Workshop. Inc VAN ACCESSIBLE PARKING SPACES ~ ~ 11 '/ '~) 7 / ) :,i{' 1 i 1: 11 I m II Ill 9'-0' TYP ·, STANDARD SPACES 9 c::, N 9 .~ 'N -------1-·, -- 7 5' 8~ ' \ \ ' 0 --·----- 8'-10' TYPICAL@ ADA 9 4 5 6 --------------~------ 8'-6' -----------i---~ 12 13 14 '· CJ ' 8ENLARGED SITE PLAN -PARKING Cl) 1"=10'-0" ~ schemata workshop KIRKLAND AVE. TOWN HOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON, WA 98056 PROJECT : 1110 02/19/13 ENLARGED SITE PLAN -PARKING 005 \ \~- \ 18 15 \ \ I I \ o. \ \ \ / \ I I \ 17 I I \ \ \ \ \ \ \ I 16 , 7 I I I I I I I I I ~-o. c:::, t:j '((;~g~~/t)) ENLARGED SITE PLAN -ROADWAY PARKING 2 '1· = 10'-0' I PORTION OF: SE 1/4 & NE 1/4 OF THE SW 1/4, SECTION 04, T. 23 N., A. 05 E., W.M. SITE PLANTING LEGEND SYMBOL DT NWN EG <2' HT. BOTANICAL NAME + "' -" • V ' OT tlWN CJ-~ L TREES/ SHRUBS/ PERENNIALS 0 DT ~N () EG ~ DT N~'N <2" HT • 0 0 • ~' G 0 8 o,.. r;:)i_:) __ 70 0 c::=:=zi ( ) ' -o ~ ~ t::::':;jj "' "' ITT "' "' "' "' "' ITT ITT Dl "' "' "' "' "' "" -- ""' ,~ "" "" GRASS MIX "' "' EG <"l' HT SEG <2' HT. EG <2" HT. <2' HT " <2' HT " <2" Ill "' <2' HT "' " " " " " <2' HT. "' <2' HT. " <2' KT. llfiULA JACOUEMONTII PINUS C()N101HA ~-CO#IORTA. ..CEIi CIRCir<A.TIJM W,CIFlC F1R(' CORNUS ~CUIN\o\ 'CATO' PINUS MUGO IAUCO C""'"5SLl OUAM~SH FESTUCA GLMJC/1 'EUJM BLUE' HEUCl-l!:FIA MICRANTliA '?.I.LACE PIJRl'lE' SESI..IBIA NffiDA SEDUr. SPATHuurouuu "RED RAI/Ell" RUDBEC~ll, ruLDll;J,, "GOt.0STRUM" MI\HONIA N[F!\IOS,,, GEUM FLORE Pt.Et/0 "Bt..0ZlNG SUNSIT ORAGQN'S BLOOO SE0trM "flJLDA GI.OW" ,,,c1-11LLU TIRRA COTTA" EUPHORBOI G!llff"Tllffl "flREGl.OW' R1BES SANCLINEUM "8E.UA X i.RANOIF\.ORA 'EDWARD GOUCHER" GAl.11..TiiERIA SHIUOO AcrR G!IIS(UM POL'l'Sl>CHUM UUNrlUU VACCINIUU OVAnJM LONICERA PILE.I.TA G£AAN1UM MACRORRHIZUr. 'B[IIAN"S VAR1ITI" V/.IICOUVERIA HEXANDl<A SEOUi< R£0Ull'.NI CAU\IMCROSTIS X ACIJTIFLOR.O. "KAAI. Fot'.RSIER" S0ffZACfiYRM! SCOPARl!Jli! COMMON NAME SIZE/ SPACING JACQIJEMONTII BIRCH 2.5" CAIJ'EII .SHORE PINE a"-10' HT. ~,-6'-10· H"T • ARCTIC SUN OOG'IIUOO 5 Cl>L/ AS SliOWN DWARF MUGO PINE ~ CAL/ AS SHOWN COl,lloON CA!iAS 1 GAL/ 6" O.C. EUW1 BLU~ f1:SCU£ 1 GAi../ AS SHOlllN CORAl srus 1 GIJ../ AS s.HOY,N NEST r.100R CAASS 1 CAL/ AS SHo'IIN RW RA'IER 5[[)1.JM I (",AJ.../ AS stfO'/ltl 81.ACK-EYt:D SUS,OII 1 GN.../ AS SHOW1i OREGON GRAP£ 1 GAL/ AS SHQ'MI BL',ZlffG SUt<SET A\fENS \ GAL/ AS SHOMI ORAGON'S Eit.000 SWJM l GAL/ AS SHOMI "'"" 1 GAL/ASSHOVil< nRE GLOW SPIJRI,[ 1 GN.../ AS SH01/oN RED Fl.OWERING CURRNH 2 C>J_/ AS stf()WN (DWAAD GOUCHER A8ELIA lGIJ../ASSHQotol -1 GN.../ AS SHOWN PAPEl<SARK MAPt.£ 1 • CAL/ AS SHOWN S'W01W FEllN 1 G>J../ 30• oc. [1/(f!Q![EN HIJC~t£BE11'1l 2 GN..../ AS SHOWN PRr\l'ET HONEYSUCKLE 2 GN..../ AS SHOWli BE\IAN"S VARIITT CEF//.111\)!I 4" POTS/ 12"" 0.C. INSIOE OUT FLOWER 4" POTS/ 12" O.C. M,NIATUR[ STONECRO~ 4" POT/ \2" OC. f[.li!Hrn RUD GRASS I G>._/ 24• OC. lJTTI.E 111.UE STI.U I c,.._/ 24" OC. C::::J ?-PATCH PUJfS. PlANT "ll'rnf CLOll[R SITO AS C{)'j£ll CflOP. ~VJ~ @--~ ~i! @) ..,. ... ,,. ~~ ~ --' • ~!.'.:!:!·.:.::: ·--- -. "" BY(()l..rr1-- QTY. DETAIL COMMENTS J 6/02.3 g 5/D2.3 g 6/D2.3 MULT1ST£M 2J 4/02.3 2J 4/02.3 98' 4/02.3 '" 4/02.3 " 4/D2.J '" 4/D2.J " 4/02.3 HJ 4/02.3 18 4/02.3 " 4/02,J 1J 4/02.3 JS 4/02.J ,0 4/02.3 '' 4/D2.3 ' 4/02.3 " VD2.3 ' 4/02.3 City 0 f 1097 4/D2.3 " 4/02.3 PJe1nn1ng :~nto11 " 4/02.3 "' 1/02.3 <SO 1/02.J 111tsion "' 1/02.J FEB 1_ 9 lOTJ m 1/02.3 50,: MIX '" 1 /02.3 So,: MIX /f/J~rt; ~!Jrt~/l)) PLEASE CALL 811 3 Wllftlllg 0.11 BEFORE YOU DIG ~=--=-CITY OF ~ RENTON •=• ~ -,,.,;au .. ,..µ,-• .,.. -,,..._ l;j~I (/) I-z w :,; ::, Ll 0 D D ~ :,; a: w a. l PORTION OF: SE 114 & NE 1/4 OF THE SW 1/4, SECTION 04, T. 23 N., R. OS E., W.M. RIGHT OF WAY PLANTING LEGEND SYMBOL DT TREES r"\ 6: ?:-·,#.7 j HIGH PLANTING ZONE " " " c==i SIDE Pl.ANTIN~ ZONE " " [::,·>.>f':j BOTIOM PLANTING ZONE ~~~ ~[D ~~ "'·"'"' if~ ~ ·- /, . -... , ... NWN ~, ~, ~, ~, - EG <2' HT. BOTANICAL NAME fAAl(INUS PENNSYLV/,IIICA 'JOHNSON' PAAROTIA PERS,C,,, UOUIOAMaAA STYAAClflLJA B[TIJU, J.\C()\JEUQNTI rn <i' HT l,IAflONllo R(PENS rn <2' HT SEDUM R£0U1£Nt <2" HT. POTENTI( \.A FRLJTICOSA "SUNSIT rn <2' HT. E\JON'!MUS FORIUNEI 'KE'WENSIS' sP,R.l,Ui E!CTUl.lf"(.U,t, " <2' HT. IRIS ""5SOUR1£~5 CAAD:' ST;P4T~ " JUNCUS P~IDIS "El.X 8WE' • 0!51G~ COMIUT ·-~--~ COMMON NAME SIZE/ SPACING QTY. DETAIL l£PREOWJN ASH 2.~-CM.IP[R ' 6/02.J PERSIAN IRONWOOD 2~-C.oJ_JP(R ' 6/D2.J AI.IERK:NI SWEETGIJM 2.5" C/,JJPEll , 6/02.3 JACQ\JEWONTII BIRCH 2.5" C/\1.IPER 2 6/D2.3 CREEPING OREGOH \ r.At,_/ 24" o.c. "" 4/D2.3 HO\.LY-GRAPE "1NIAI\JR£ STONECROP •" POT/ 12" O.C. "' l/D2.3 Fl!OSTY POTENllW \ GAL/ 24" O.C. HS 4/02.3 WINTE'1CRW'ER EVONl'MOIJS 4· POT/ 12" O.C m 4/D2.3 SH:tfl'-ILAF Sf>lRC:A 1 GAL/ 24" O.C. ,a 4/D2.3 ROCkt WOUNIAIN IRIS l GAL/ 12" O.C. m 1/D2.3 BD.Kto S.EDGt 10 CU. IN PLUC/ 9· 0 C. 376 1/D2.3 CAl.lfORNll,. GRAY RUSH 10 Cl/ IN PLUG/ 9" 0.C. 376 1/02.3 AS NOTI:U .,.r;r:-.::-~ 1!,..;~1 •E'.1$10N 81 jDAlf IAPl'R @ COMMENTS 33% MIX 33% MIX 33% ~IX 33% MIX 33% MIX 33% MIX 50% MIX 50% MIX C/tyOf J:i Ptannin _enton 9 D,v,s;0 ,., F[p 1 9 201] <}) \;; w :; :::, u l!r;~©~ll'w~/l)) g " ~ PLEASE CALL 811 ~ 3 WGnlllg Daya W ~ RENTON CITY OF P,onrnn9/B"'kl"'9/1',0l,c ~-D<o, BEFORE VOU DIG a.. AHA KIRKLAND AVENUE TOWNHOMES RENTON, WA 98056 FDiT CF WAY l't.ANlKI I..E(Bf) ND sctElll..E ~ ,,.;;:;:-,v/,,';j;z, ?)V.,v/.,•,VA .r/.'- r, -,,a -_J ,yy~,;.;vklt--1 1/A•>/',,_Y,_ ~1·}.j ,· ~,.f-~~;.,a:1._(d::'. ~ij ~ l /11 /UJN.=j E~~ CJ'., [Jl ~==11 ~ . ~--=·-==~ @EX'TUl(JRW.'W-AWNl"GjRECESSEl)\NTl!Y) """' ' ih •'§ ~h v/'.-'_"/AV/./_·,·/A•,vJ...,v/..· v?;.,•//., t I; ~ -/ --19' t V/-'zb= -~ ~ e • ~ I ' =· KNf!l'IATE STER,ujl)l[ASSO,O.V. ·- '""" llf la/ ASSEL8.. __ , OflNffiENOC.CW.NNfl :;ICffJDOH/IJI GUNITtITTRVA~INGfl,IN FIF/D ., I' L'.J::'i :r,1'-0' 'CI7 fCIONf/fWMTA/lffl UNITENmYAWN:NQS @J"al"-0" 0, @EXlffilOOVlfW-AWl'!lnG R . ~ 1,-l c--- ~ ~ OOEftO/!WAU.NIIUN l~ S!lf-PlHFllllGA.EXIE'J.EflASl!WG . ~SHWMtlJII.HEAll~G \ / _,,,-ll8\WOOTRf,! !NWEMTE lllOG~~v~,: ~ ------sto.lAITTAT!NfEf\AIE INSlCISCJIUN TIE R00 ASSEMiU %>:•TRIMBlYONJ CEMtrfl~DfANll. CMIIFURR:l,OSffil'S lllSE.ISCIUN SEI.F-A!HR~G llEXII.E Fl>SHING N-- SHm 1,,UN.fAAIJ flASHl/1; SfillANGl.£ASS!MilY ~::::trw City -~-~ z Of '"'"" I\ arm. ~ \ mg FEB I 9 21 ij=· == ~~u ~ schemata wmkshop -~ Schemata Workshop, Inc ,no,J7>.._..,1 S.,,,,,,,w.\911112 CONTACT !llAGE<IM.AIA ,o:nie;,58!1 !(21lil~2701 wwwo:t.mataw,rk~= -RENTON HOUSING AUTHORITY lOCllN(IO:nSTRtfi RtNIOOWA-.aJ16 CONTACT MMtilAOPfffl ,l.\211116\IHI <22l KIRKLAND AVE. TOWNHOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON. WA 98056 lfllNlDATE Cl,l/1'113 REVISIONSCHEDLU ;i; ... _Q!:S{lll'T(IN ml).lCIISSUlDATES ll![ISE1/WUW<GfEAMf ISF!WLWl'l11JIJ lllll RfGIST!RED \) MCHITT:Cl -H~ I Gli,O.U:H <IM I STAT!OFWA'iHINGTGM -:emon--1,~ EXTERIOR DETAILS 13 506 ~-Wtvl>IWP' 8 T i I u \ T I I ~ "1J Q m ..,, ~~ ~ fT\ 2. 0 co :, -m -(Cl "" o::O = ~ ~-.::· CD = -;::;.· cii" :I m -· .... 0 0 g :, :I Hf\-4 nl i I ' I I @,?.G~mAt~W' --18ifilR(D'.)D(IAl IWISBI) c:=:i E:<.ISTING EIUIIDIPl(l c:::J PAOPOSED 8UllDlllG c::J iAM-FJAESlllITTl"l."'1.MlMI.Y /"' CJ IC'i1CHITT1Hl'llAGE c:J1R-llAESll[NTlALIDUiAC [=:J IR-l{lRESllENTIAI.IDDUil.C c::JIR-141A[Sll(NTIAl."CIU/I.C ·qsv I : t:~B _{Do' I I I I l;c_+-~ ~·~ DI t=J -----------,./ -- ~--~ETI!,A_cf ----L-----..J o~-;.r-m:! EB ~ schemata workshop -Schemata Wortshop. Inc 1Til)1711,A,....,f) " -.WA\llii:'2 CCWIACT IJW:E<l,lAIA ,iro,11"51~ t!2[lll'.19521!11 www><.11ernota,,,,,..r,"'cam -RENTON HOUSING AUTHORITY 29'.lltlllllnSTllffl !!ENTONW•SElll61Xll6 CONTACT t,WVGfiOPl'ER ,1"251Z'51fil,22J KIRKLAND AVE. TOWN HOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017NE 16TH ST RENTON. WA 98056 PRINTMI! a1/ll,1l ~~ 2s: OAIE DE.§CR"!'ON ff!O..ECTIS"l.JEC,,,,liS OOSETIBULDIIIGl'OWtl l>f£Bfl\WIY11lll ~REGIS'IEll[O \ _/ AAo-tltCl it,-H.,-~~ \ GI\I..CEH ,~ I SIAIE~IISHIM;IOl<i PRO.ET 1110 -.wl.o:N -·· NEIGHBORHOOD DETAIL MAP 002 Cllp,<11/'tSttlomatoW..\stJ<ll,K --''--) !~ ~' ----..___,1 N-«XIJD[IAI.MIJ'WlBI) [:=J EXISTING!lJ:trnNG C=:J FIDVS!D IIW)ING --c:::J IRl,tflFl[Sll(Nn.lf.>.U.Jl.lAMI.Y c:::J IC'"1 Cl'NT~ 'NAGE / cf-j c:::J IFl-11RE:.rilElflloll.l(U/..C C:=J1R-QFl£S(l(Nll.\llll[IUIJ.C c::J !R-14lR[Sl(l[NlW.UDW0.C rrq~ ~pi Do' I L_·-~ \~oJ. }""":\: ._D ' -w~ d- ,,,.,,..------ i0 ~ schemata workshop -~ Schemata Wortshop, Inc ,O ll'lDIZln""-•l -.WA911112 (:(lNT-'Cl ORACl'~M.NA •13Jll.e515ill Hl!Ei;'&';:1701 ----RENTON 1-JOUSING AUTI-JORITY nDNl1'l11i>mEEl RfNlONWA91lW-W1S OONTACT 1/,AAl!Hl'ffi\ •l<ZSl22'B1l!i'.1'723 KIRKLAND AVE. TOWN HOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON. WA 98056 PRJNl!)Alf \ll/1'113 Rt\llSIONSCl<fDU.[ A DM""E D!SOIP!lm PflO..WIS!UOAm 11.'DSfr/lU.D;NGPlAAI! llFEfflLWl'il013 b\~G=I -ti r~.:.....__ r:~HW I STAT~S>IINGIOU /llo.KJ 111D t,.1U>J1 JO.B.,:W °""'orGl COLORED NEIGHBORHOOD DETAIL MAP ~-~~:-"""~' "~~~ ~~~±~~~- FEB 1 9 £J:5 /R1~((;~~\W~[D) H131 ·9---:ttrt., µ, schemata workshop -• ~~~-Ire ...... 11 ar..a aw::c,.r.1 * .. CilJll,&'518 , ... ,. -~-.--RENTON IOJSlt«l AlffiffllY JIIIIILllllsnul JIO\rtlN'IWAIIH ... CDff,tQ' WIIILCIICff'DI ~~m·&an KIRKLAND AVE . TOWNHOMES 1~ l(H(lNl(J A\OU NE 1518 KRlM1l AVOU NE Jll7 NE 16TH ST R(NTON. WA !Bl56 -""" IIZ/)4/IJ '"""""'°'' Qll( [l.$CIPl'.(IN .....,_...,. IO~l411UKiJUMI 15ft1Rlllffl'~l ·=1 liil•tl.r-'. GMCIN .. I SJAJEOfw~ tm.ECt , •• ""1tOJ.18.JW a.. • .- COLORED PERSPECTIVE "004 ~u... .......... fRi~CC~~W~[Q) f )> .~ mr • <O mo f ·~ ~ N~ s;: I D z w I" ' 0 . Q N N I " :t£"i ' ,,-·- 0 ; ; ---i- t-.' 0 -' L ' I ' cb cb n '. ~;171 ' i~~""D I; T 01 •- -©' ~ i ~ I --·-•·-0 '! I 9 .~ •• i" e· I ! 8 ·-·-•· -¥ ;~ ' I _____ _!_____ ·, ~ r-, sl ~i~----v ' ; P4 ! I I : I I; I ! , ·--· ,-·-· :.J· •.... . .. . --G I i I 88 ' ~~ ii ---i 7'S • ~ ~~ o- oz ~ :§: ~ ~, zm ~ -~ ~ e z ..- z I )> ~ m~ 0 oZ d ~ s:: 0 z ~-"' en)> ~ ~ il', <Zl < ' en ! I ~I ! -. ! !!~i ~:c 5 ! 0 ,115 ip z ~-~ i I 5 _, ' s C ; . /::I::~ ::::r I • ~ .j ~ (D " ~ i ~ ;_3 • C • ;, ~ll) ~ ~ .... ~ .::; ll) ' • " I L e· 8 I~ • G8Wl,l,l *1!ES·II.DOA PIMS All W/>11 IYf'lS~UNff7TY!'l;AJ.fORUNITSl-14. UNLlSSNOIEDO/H[Al//iS1: AlJ. W/oli IYl'ESFa'.UNll 16T'M.:AJ.~UNrrl1>18 lH.ESS!ClITDITTIEIIWIS( All.lNTERIOOWl>JJ.SARt!YP£0UNLESSNOTt0 ·-AlJ.Wl~Elll,il!Jfl,fl'l'ICILP61El.llOO«l SH t>~~ -, ~LT\ ?-:> schemata workshop - G ' ;--4; 1; .. · ~ffT1_ 9 ~9(f ~ ' !!:!!l" 13" ... ~lMGEDI\ANS WASHE!VDRYffiAl'FlWICESNOl l!ICONll\ACJ,9.:rv.'N r~ MfC!Wll:AI. AHO a~ CD(QJJ;Alll" f\JRro'lESO!ltY 'i INDICIIHS mm._ LIN! OfWINOOW U'ltESS NOlrn - 8 G I IJ'-!I" c,m~a.wca ~ I.I<'!_!! m~ . ,. ! @w ri·~·-·-·-, j H ! i F I ! 1 1 r-s ! , ·-·-·-·-·-·-·-·, ··--" , ! -· ---·~·-·-. I -· · -1 ; ·=·-T--:-·-;4.c ·-·-. 11 ! t~[ I ,r==~-!II " I ·!. '"'-' I I i ' ; ! ; fill--- ,::pl• Schemata Workshop. loc 1no1,tt,A,""'ll Samio,WA9'111 CONTACT GRA(HIM_AIA ,(lCQ,B51'",:li ff.'[1112852)0] --,k~--RENTON HOUSING AUTHORITY 2!1DNtHknSTREfl IIUl11lNWA-.cl16 CO>IT""1"MAAK~ H01Z'61115DmJ KIRKLAND AVE. TOWNHOMES .. -G 1508 KIRKLAND AVENUE NE ~I I ~;~ ~1;~~~:VENUE NE -e RENTON. WA 98056 fflfflD.'U C2/1t\l .f.:::-. Rf"'SIDI< 1i()<fl)(li ..:;~ /I\ _ _!!ATE_ (}(~ ~I :1--w ffl_QECIISSU[DAiES lll)SflJ1llJUIINGl'EIWJT IIIEBRUARY?Oll j --e ·-·-;_;·---:]----J~ ',L---!..-.i.i. I r.; I I• : ! { it '! !I -G IOI\ \REGISTERED I b-a"T li<-Hr-~ I i:.wl:H <N I SIAIT~.lSHIOOION. I i ! ! Q I L k/lfi• ! 0, I j ! ~ ! i L--·-·-·-·-·-·-·-·_j UN!.)i~----- @~~-,t~a2 City of Renton P!anning Division ~ ~\~CC PROJECT 1\10 ........ .il,S_<W CliackerGK FLOOR PlAN BLOG 3 LEVEL 1 A 103.3 Ccp,,rgll-taW°""'"'"' ' " ! ij ' 80 ! fUJGl·IO:,. S llOO J.I o :,,:~ ~ ll00::u1_f~S IU.IGJ-L~1'.S @~,?:_~-,~l,'I\W;lfllVAID 08 ' BlOOJ·lD!,~'. ~ !UIGHO~~~~ ~oo;}~ ~ El.003-l~/~ e~~~-,~~ENlRANTEASTU(IIATIQN ..... -~ ,, " " ,, ,, " " " P-z 80 I I " " " " " " " " " " " " " " ~flf'IAfllN PBHlfVAH:lN PUHlfVATllN PEIHlf\/AlllN 1 EXTEH~8.W.&.Tlllllffl:AI.N0m l-'I' SlllNG. WHX]N A!()OIXJI lRM. IMl RE!IBNIN6 !mNE!IS rn DE P""11(Il !U tmJa:JI p.o.,jJ SQtiJt.U Sf.[00111.S 1)1 05/,ro;rQII JIIMDUJfSIINS. TYP 80 i I __ ; \'":=rr==-=====~¥\1 ·i&· ----··'ffi'I I· ·. I., i I -1_ ' ' --______ ...@,) L ~--~ a Cl!,lNTOOA/lllS(lllll <"D:l'llblE CUOTBOA/!DSOl(l AI.IIFlo.lTNJCJ:I.RilS!Jll"&l()9' ~, 8.l:1())·10:,. 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TOWNHDMES l!xlll KIRKLAND AVENUE NE 1518 KIAKlAND AVENUE NE 3017NE16THST IIENTON, WA 98056 l'RIN1DATE 01/14/13 REVISIOIISOiCDllE 26 OIITf DE'Sall'fON PAOJECTl3'll.ll0ATES B:D SET.'BLUllNG Pm"'1" II FEBRUARY21l1J nn \mm™J b M(HlW -Hr- \ ~H .... I r.rATE~A.'lHNGIO.. fl10JECT11,a Autt,,.JA,B.r!# rlli<l.er6< EXTERIOR ELEVATIONS BLOG 3 A206 Cop,nd,1Sctiemo"'W"''"""'·'"' l MATCHLINE SEE SHEET C1.3 PORTION OF: SE 114 & NE 114 OF THE SW 1/4, SECTION 04, T. 23 N., R. 05 E., W.M. p r.! I! ·,: I I 1~? r =-, i f.- 1 : .. ' ' I p- , •I .;_ ·t --·~ - i .I . - I 1 N u t;; 1, '' i ' ' i, --1 . IJ. i,1 •' eoc,= · r )~I ,,orroo,=c~ _____ , I ' ~ f:-: i • I:' == .. -' -; . ., A ' . ' ; ' ...... ' . . ' u -.' J ., ' _c--' .. ,, '_:_:/-· ~: . -i: r 1: s.:: :;: , I I , . ' ~-··~"--' ---= -·~----~----:.-==:-~ -,,=, -11 . --,----~~-:...-=-. _______ --.-. 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'£.~ -~-Lf', ~:o ;R © DESIGN COMPIU ·---.. - --~ llED :;--;:::,,,. 1-"" LEGID_ Nffi ~ '" PR{)PERTY LINE PAACEL UNE Scale In Feet UM/TS OF WORK .. l ~_.-,-~·1 STABILIZED CONSIBUCllON ENTRANCE@ -• CONSTRUCTION FENCE CATCH BASIN PROTECTION.@ SlHAW WAITL[ @ SAWCUT f'/////////1 ASPHALT REMOVAL IX XX X >d CONCRETE REMOVAL X W'h2??1 [////J NOlES REMOV£ CURB DEMOLISH ITE!sl IBEE PROTECTION @ IB£E PROTECTION ~ OtMOUSH UTlllTY INTERCEPTOR SWALE@ TEMPORARY STORU RISER@ AVOID COMPACnDtl. SEE NOTE 1 TESC PUMP fORCE MAIN PORTABLE STORAGE TANK WITH (9\. TREATMENT SYSTEM ~ l w>j£RE MIEND£D SOILS, 810RillNTION FACILITIES. l'OROU5 PAVEMENT ~ND OTI-IER INFlLTRA.TION FACILITlES ""l INSTALLED. THESE /\REAS MUST BE PROTECTED Al ALL llMES FROM BEING OVER COMPACTED IF AREAS BECOME (/) COMPACTED. REt,1EOLA.TE AND Till SOIL ltl A.CCORDN-ICE I- WITH OWNER'S CEOTECHNICAL EIIGIN~[R REPRfSfNTATI\/E Z REQUIREMENTS Al tlO i>DDIIIONAL COST TO OWNt:~ I~ W g:1~J& ~~s~~E 1~~~J°tt11~~[ ~~ igEtoi~~ET 3 612 Q 2. 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( ,, ,, •. /,.,~ CJ ,,~ ii:~ _ .. -~:t ""j·'·· -1L-C31 G ··-....._• €) HHGII COMHNI ... u,-,.,.,,.,~ ·-~ ...... - PORTION OF: SE 1/4 & NE 1/4 OF THE SW 1/4, SECTION 04, T. 23 N., A. 05 E., W.M. .,,,,,, ·,,., r, ;' ~ •• -, ,11,-:~ ,., " -- tx,slf1fc P,1>11,~l"[- 'ose -.,, er IOArr IAPPR ~--.SttOTtC ........ I .&::a I ~=-. .::::i-a~ tj:j J6J Sf ~ CITY OF RENTON """";,gfB,;ld,ng/f',bi,c -"""'- "ttJ ... .. " Scale hFeet L£CeO (llEE fKET9 D:l.1 + 022 Fal l'L.NmC I..E!BllB) ------RIGHT OF WAY -----ur,ms OF WORK __ ,-:=~~ PLANTlNG .o.REA ---------PI.Nll E'ST""8USHWENT FDIC[ @® IBEE f'ROTECTK/tl ZONE STORM DRAIN 1,11,NHOLE 0 BUR1EO CLEAN OUT 8 SANIIAA"I' SEWO! MANHOU " wATER uarn -6-FIRE HYDRANT ~::~~H :~] ~ ~ NOTES CATCH BA.SIN, !Yf'E 1 W/BCTfM GRATE STR££1' TRITS; SEE Sfl[Ef 01.J Foti BIOSWAI..£ DETAILS L S£E SHEET 02 \ FOil SITE Pl.»mNG LEGEND AUD S01£1lUlE 2 SEE SHEET 02 2 FOR ROW Pl.).NT]NG. 3 HANO 0.G PLl,NT PITS Wlli11N CRZ OF TREES TO REW.IN AOJUS! l()O.TIONS SLIGHTLY Ir RODIS OVER 1" ARE ENCOUUIERED IU LANDSCAPE AREAS SHAI.-L HAVE A TEMF'ORAAY IRR1CATION SYSTIM PER CITY or RENTON LANDSCAPE DEVELOPMENT Sl~CW!OS. ~ z w ::, :, g 0 0 ~ PLEASE CALL 811 ~ 3 Wortlag Day• W BEFORE YOU DIG a.. AHA KIRKLAND AVENUE TOWNHOMES RENTON, WA 98056 l-"'l6CAPE FUN ~ ...........;;;( ' CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: September 24, 2013 To: City Clerk's Office From: Lisa M. Mcelrea Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Kirkland Avenue Townhomes LUA (file) Number: LUA-13-000206 ;SA-A Cross-References: AKA's: Project Manager: Rocale Timmons Acceptance Date: March 7, 2013 Applicant: Renton Housing Authority Owner: Renton Housing Authority Contact: Grace Kim PID Number: 7227800185; 7227800190; 7227800200 ERC Decision Date: August 19, 2013 ERC Appeal Date: Administrative Approval: August 20, 2013 Appeal Period Ends: August 28, 2013 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Administrative Site Plan Review for the construction of three multi-family structures containing a total of 18-townhome units each. Environmental review was conducted as part of the Sunset Area Planned Action EIS (LUAl0-052). The subject property consists of three parcels, which would be consolidated as part of the proposal. The proposed site is located within Zone 2 of the Aquifer Protection area. Location: 1508 Kirkland Ave NE, 1518 Kirkland Ave NE, 3017 NE 16th Street Comments: Project was placed on hold on 4/1/2013 Project was taken of hold on 5/20/2013 : : Denis Law. · Mayor." :~ ._ ' ' September 19; 2013 • .· Department of Community and E,conomic Development · · · · · ., .C.["Chip"Vincent, Admi~istrator . ·.·.Grace Kim , Schemata Workshop inc.' . •· 1720 l.2 1h Ave #3· . Seattle, WA98122 SUBJECT: Kirkland Averiue Tovmho'mes' . '. •h . - LUA13c000206 · SA-A .· . ., , I ... ,.Dear Ms. Kim: .,,.., .. . This letter is t6 inform you that 'the appeal .p~riod ende~. August 28, 2013 for the cq~b)ned . Adniinistrative Site 'Development Pian.Review arid Variance'approvaL No _appeals were filed, . therefore; thisdecision is final and application for the apprbpriately required perr~its may pr~ceed. ' .· ··· · · · · · · · · · · ·· · the advisory notes listed in'the City of Renton Report and Decision d 0 ated August .19; 20i3 must be. adhered .· to duririg •.· construction and: pri~r to )nal ··. inspectiorJ. Furthe.rmbre, the .. .. ·. '. Adniinistrative Site Development Pl~n Review arid Variance decision will expire: two (2) year~. from the. date ofdecision: lfyoli°,are unable to commende .coristruction·or 6therv-iise,impi'ement.'. · effe~tivelythe variance granted within the two-year tinie-frame, a single one (1) year e~tension · may be. requested in·\Nritlhg prior to Augus{i9, -2015 for the AdiTlinistrative Variance.and .a . I . . . ·. ,, " . -·, .• .. ,-, . , ~ .. . • , .. -, • .• ' • • , • . single (2) year extension may be requested for the Administrative Site·oevelppment Plari: ·.· • • • .• • • • -• • • • -• : ~ • • < _-' • • • '· • ' -' •• -'' • ' ·, • •• • • ' • ' • • • ~ • '.fa regards to the vesting of the abo~e· ieferenced proJect; please b_e aware that as long as-the deveJopment of the project conforms to the approved plans and building pemiits are submitted .. . within the reievant .time, limit;, tlfa zofling regulations ;in effect at the tinie of the origirial . : . . approval shali continue tb apply. 'However; ali construction ;haU cohfo;m to the lntgrri~ticinal · •. : ': .Building._ Code and Uniform' Fir~ Code reglJlations in·. force at" .the timE! of liuildinii permitc .· .. .. application: ·.· · If you• have . any questions regarding . the' re.port·. and decision . issued· for this combined . administrative site plan development and :ariance proposal'. please cali'me at (425) 430-7219: . ' . ,,• ., ' . . . -. . ' ' . ' ·. Sincerely, . ·.·.·-~··.···~··•:.·· .. ·• . . · .. · ... ·· .. ·~ < < . 'Ro <ie Tim mo 5_ .• ~ ••.. ··. · ·.···.· · .. · · · • S ior Planner . .' · . · · · · . · . cc: Mark Grripp~r / Owner'.. . ~ary Oe1pay; Part\'. Ot R·~co_r~ · , · .. Rerito_n qcy Hall!•. 1 o.Ss_.Sout~ 'Grady waY Renton, Washf~gt_~n 98057 .•. reni~:nw~.gOv. ' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE MEMO APPLICATION NUMBER: LUAB-000206, SA-A, V-A, MOD, MOD APPLICANT: PROJECT NAME: City of Renton and Renton Housing Authority Kirkland Avenue Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Administrative Site Plan Review for the construction three multi-family structures containing a total of 18-townhome · units each. Environmental review was conducted as part of the Sunset Area Planned Action EIS (LUAl0-052). The subject property is located on east side of Kirkland Ave NE between NE 18th and NE 16th St. The project site totals 0.78 acres in area and is zoned Residential Multi-Family (RMF). Surface parking, in the amount of 18 stalls, is being proposed on the eastern portion of the site. Access to the site is proposed via new curb cuts along NE 15th St that would extend north and connect to the property to the east (Houser Terrace). The proposed site is located within Zone 2 of the Aquifer Protection area. LOCATION OF PROPOSAL: 1508 Kirkland Ave NE LEAD A(,ENCY/RESPONSIBLE ENTITY:City of Renton Environmental Review Committee Department of Community & Economic Development Upon determination by the City's Environmental Review Committee that the proposal meets the criteria outlined in the Planned Action Ordinance (Ordinance #5610) and qualifies as a planned action, the proposal shall not require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to SEPA. The City's Environmental Review Committee designates the proposal as a "planned action", pursuant to RCQ 43.21C.030, as it meets all of the following conditions: ,I' The proposal is located within the Sunset Planned Action Area. ,I' The proposed uses and activities are consistent with those·described in the Planned Action EIS and Planned Action Qualifications. ,I' The proposal is within the Planned Action thresholds and other criteria of the Planned Action Qualifications. ,I' The proposal is consistent with the City of Renton Comprehensive Plan and applicable zoning regulations. ,I' The proposal's significant adverse environmental impacts have been identified in the Planned Action EIS. ,I' The proposal's impacts have been mitigated by application of the measures identified in Attachment B of Ordinance #5160, and other applicable City regulations, together with any modifications or variances or special permits that may be required. City of Renton Department of Communh., ..,,, Economic Development Kirkland Ave Town homes August 19, 2013 •• nvironmentarReview Committee Memo LUA13-000206, SA-A, V-A, MOD, MOD Page 2 of 2 ../ The proposal complies with all applicable local, state and/or federal laws and regulations, and the Environmental Review Committee determines that these constitute adequate mitigation . ../ The proposal is not an essential public facility as defined by RCW.36.70A.200{1). SIGNATURES: -;'.\ L--v--.---- Terry Higashiyama, Administrator Community Services Department ~ Mark Peterson, Administrator Fire & Emergency Services C z. .\ /. ~ :xf C.E. Vincent, AcYrninistrator Department of Community & Economic Development Date ,tf ,, /-z.,,3 Dat I DEPARTMENT OF COMl\/ruNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION REPORT DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: August 19, 2013 Kirkland Avenue Town homes Renton Housing Authority; 2900 NE 10th St; Renton, WA 98056 Schemata Workshop Inc; 1720 12'h Ave #3; Seattle, WA 98122 LUAB-000206, SA-A, VA-A, MOD, MOD Rocale Timmons, Senior Planner The applicant is requesting Administrative Site Plan Review for the construction of three multi-family structures containing a total of 18-townhome units. The applicant is also requesting an Administrative Variance in order to reduce the front yard setback; a modification to eliminate the bicycle parking requirement; and a modification to special distance requirements for the refuse and recyclable standards. Environmental Review was conducted as part of the Sunset Area Planned Action EIS (LUAl0-052). The subject property is located on the east side of Kirkland Ave NE between NE 18th and NE 16th St. The project site totals 0.78 acres in area and is zoned Residential Multi-Family (RMF). Surface parking, in the amount of 18 stalls, is being proposed on the eastern portion of the site. Access to the site is proposed via new curb cuts along NE 16th St that would extend north and connect to the property to the east (Houser Terrace). The proposed site is located within Zone 2 of the Aquifer Protection area. 1508 Kirkland Ave NE Project Location Map LUA13-000206 Site Plan Report City of Renton Department of Community 6. 11omic Development KIRKLAND AVENUE TOWNHOMES Administrotive Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MDD Report of August 19, 2013 Page 2 of 24 I A. EXHIBITS: Exhibit 1: Kirkland Avenue Townhomes Site Plan Report and Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Landscape Plan Exhibit 5: Elevations Exhibit 6: Elevation Perspectives Exhibit 7: Aerial Photograph Exhibit 8: Drainage Report prepared by SvR Design Company, dated February 15, 2013 Exhibit 9: Geotechnical Report prepared by S&EE, Inc., dated July 25, 2012 Exhibit 10: SEPA "Planned Action" Memo Exhibit 11: Sunset Planned Action Area Map Exhibit 12: Stormwater Adjustment Approval I 8. GENERALINFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: Renton Housing Authority 2900 NE 10th St Renton, WA 98056 Residential Multi-Family (RMF) Center Village (CV) Vacant 5. Neighborhood Characteristics: The subject property is primarily surrounded by commercial and office uses which include: a. North: Duplex and Triplex (R-14 zone) b. East: Residential Multi-Family-Houser Terrace (CV zone) C. South: Duplex and Four-plex (RM-F zone) d. West: Duplexes (R-14 zone) 6. Site Area: 33,665 (0.77 ac) i C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/01/2004 Zoning N/A 5100 11/01/2004 Annexation N/A 3401 02/25/1980 Sunset Area Planned LUAl0-052 5610 06/13/2011 Action EIS Site Plan Report City of Renton Deportment of Community & ,.. --nomic Development KIRKLAND AVENUE TOWNHDME~ Report of August 19, 2013 I D. PUBLIC SERVICES: 1. Existing Utilities Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Page 3 of 24 a. Water: Water service will be provided by the City of Renton. There is an existing 10-inch water main in Kirkland Ave NE, a 10-inch water main in NE 16th and an 8-inch water main in NE 15th Street. Available maximum fire flow from this system is 2,500 gpm. The project is located in the 565 pressure zone. The static pressure at ground elevation 380 is about 80 psi. b. Sewer: Sewer service will be provided by the City of Renton. There is an 8-inch sewer main in Kirkland Ave NE, and NE 15th Street. There is a private sewer main in NE 16th Street. c. Surface/Storm Water: There are storm drainage improvements in Kirkland Ave NE and in NE 16th Street. 2. Streets: There are street improvements in Kirkland Ave NE and in NE 16th Street. 3. Fire Protection: City of Renton Fire Department E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Development Standards for Residential Zoning Classifications 2. Chapter 3 Land Use Districts a. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions F. ADMINSTRATIVE SITE PLAN REVIEW FINDINGS OF FACT: 1. The applicant, the Renton Housing Authority, is requesting Administrative Site. Plan Review, Administrative Variance, and two modifications in order to construct 18 multi-family residential units. 2. The proposal is the second of a group of projects collectively known as the Sunset Area Planned Action and Environmental Impact Statement (Sunset Area PA/EIS) and is part of the Renton Housing Authority's redevelopment of the Sunset Terrace community. 3. The proposed 18 residential units would be divided amongst 3 structures. Fourteen of the units would be two-bedroom units within Buildings #1 and #2. Building #3 would contain four three-bedroom units. 4. The site is located on the southeast corner of Kirkland Ave NE and NE 161h St. 5. The property is zoned Residential Multi-Family (RM-F) and is within the Center Village (CV) land use designation. Site Plan Report City of Renton Department of Community & ,,.._ .. nomic Development KIRKLAND AVENUE TOWNHOMH Report of August 19, 2013 Adminis(rotive Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Page 4 of 24 6. The buildings. would be constructed using factory assembled modular units. The units would be craned onto a site built foundation and crawlspace. The roof, awnings, siding and exterior trim work would be built on site. 7. The building materials vary and would be a combination of cement board siding and steel details at the entry canopies (Exhibit 5). 8. The proposed structure would be 28 feet and 2-inches from finished floor elevation, at the tallest point of the pitched roof. 9. The building roof lines would vary through articulation for each unit (Exhibit 6). 10. All unit entrances are proposed to be located along Kirkland Ave NE or NE 16th St. 11. The site is currently vacant. 12. A total of 18 parking spaces are proposed on the site within a surface parking area located on the eastern portion of the site and on the adjacent property to the east. 13. The applicant is requesting a modification from the Refuse and Recycling standards RMC 4-4-090 in order to locate the refuse and recyclables area within 40 feet of a residential structure; 10 feet less than the required SO-foot distance. Additionally, the applicant is asking for a deviation on the clearance requirement of 15 feet. The proposed refuse and recyclables structure would have a height of 9 feet. 14. Per RMC 4-4-080E the applicant is required to provide 0.5 bicycle parking spaces per dwelling unit or 9 bicycle parking stalls within a bicycle shelter. The applicant is requesting a parking modification in order to not provide any bicycle parking stalls on site. 15. The applicant is requesting an Administrative Variance from RMC 4-2-llOA in order to encroach five feet into the 20-footrequired front yard setback for proposed Building #3. 16. Access to the site would be provided via existing curb cut along NE 16th St on the neighboring property to the east (Houser Terrace). 17. The site is primarily flat sloping from the north to the south. 18. The soils on site include approximately 6-inches of thick topsoil underlain by a surficial layer. The surficial layer is brown to light brown silty fine sand with gravel. The glacial surficial layer is underlain by glacial till consisting of slightly cemented silty sand with gravel which is dense to very dense. 19. Approximately 1,210 cubic yards of material are proposed to be excavated from the site and approximately 560 cubic yards of material would be brought into the site. 20. There are a total 35 protected trees located on site of which 17 are proposed to remain. 21. The applicant is proposing the use of portions of the 8-foot planter strips, located within the right-of- way, for stormwater bio-retention ponds which would also be filled with vegetation. 22. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. Site Plan Report City of Renton Department of Community & -... nomic Development KIRKLAND AVENUE TOWNHDME~ Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Report of August 19, 2013 Page 5 of 24 23. The proposal requires Site Plan Review. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E: SITE PU.Ill REVIEW CRITERIA: a. ·coMPREHENSIVE PLAN Cc;>MPLIANCE AND·(;()NSISTENCV: . . . . . . . . • • . . '!;he site is'.de~ignated Cen.ter Village (CC) on the Comprehensiv·e Plan Land Use Map. The purpose of the Jent~r.village Ls to· proviiJ; '!n opportGnity for redeve10pmerit of urqan ·miiied anq residential uses that ' • •. ,, ' ~-• ' ,J ' • • ,, .• ' " .. .,, • .• are ped~.s!rian-o~iented, Th.e proposal is qinsistlefnt with the following Comprehensive Plan Land Use and·Qimmunity Design'~fementpolicies.as long as aU conditions of approval are complied with: ~ ' ·"' / ' < • ,0 •• ' • 0 CA' >. 0 : ~ < 0 0 • ' , ' • ,' < Policy LU-244. Encourage more urban style design and intensity of development (e.g. ,;' building height, bulk, landscaping, parking) within Center Villages than with land uses outside the Centers. ,;' Policy LU-247. Prohibit new garden style multi-family development. Policy CD-17: Development should be designed (e.g. building orientation, setbacks, ,;' landscape areas and open space, parking, and outdoor activity areas) to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. ,;' Policy CD-21: Development should have buildings oriented to~ward the street or a common area rather than toward parking lots. b. ZONll)IG COMPUANf:E ~ND CONSISTENCY: ·,, .. . .• . - • ' '"' ' . t ' ' ' . ' ' -' .. . ; ' : . ; . . . ' Thesubjed site is classified -Residential Multi-Family'.(RM,F) on the City of Renton Zoning Map. Retail • ,1 -· • -: ' • ' •• ' ••. , ,. • ·•. • • • " • . • • sales are. permitted provided.that they meet theisize restrictions· of RMC 4-2-110A. ,The following. develbprrient standards are applical:ile to the proposaf: . . ; : ", " .. . Density: Per RMC 4-2-llOA the allowed density range in the RM-F zoning classification is a minimum of 10 dwelling units per net acre (du/ac) up to a maximum of 20 du/ac. Per RMC 4-9-065 up to maximum of 5 additional dwelling units per net acre are allowed as a density bonus if the following criteria is met: 1. The applicant shall first provide 1 affordable housing unit, either for sale or rental (per net acre). Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either: (i) Affordable housing units, either for sale or rental, or (ii) Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the Planning Director. Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. After deducting 1,203 square feet for right-of-way dedications, from the 33,665 gross square footage of the site, the net square footage would be 32,462 square feet (0.745 net acres). The 18 unit proposal would arrive at a net density of 24.15 dwelling units per acre (24.16 units/ 0.745 acres= 24.16 du/ac), which falls within the permitted density range for the RM-F zoning designation as the applicant is proposing affordable housing for all 18 units complying with the criteria for five additional bonus units (per net acre). Lot Dimensions: Per RMC 4-2-llOA the minimum lot width required is 50 feet and the minimum lot depth required is 65 feet. Not applicable. Site Plan Report City of Renton Department of Community & .. ~'lomic Development KIRKLAND AVENUE TOWNHOMH Report of August 19, 2013 Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD . Page 6 of 24 Setbacks: Per RMC 4-2-llOA the RM-F zoning classificatian requires a minimum frant yard setback of 20 feet, rear yard setback of 15 feet, 20-feet for side yard setbacks along-a -street, and a 12 foot setback for an interiar side yard setback. The following table contains setbacks for the proposed structures at the closest point: Bldg Front Yard Side Yard Side Yard Along-a-Rear Yard Setback Setback Street Setback Setback 1 22 feet 5-N/A 20 feet 18 feet inches 2 22 feet 5-N/A 29 feet 92 feet inches 3 15 feet 12 feet N/A 100 feet Proposed Building #3 does not comply with the minimum front yard setback. The applicant has applied for an Administrative Variance in order to encroach 5 feet into the required 20-foot required front yard setback. Section 4-9-2508.5.a. lists 4 criteria that the CED Administrator is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surraundings of the subject praperty, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that special circumstances exist on the subject site, which imposes limitations on the siting of proposed Building #3. Specifically, the applicant indicates that the location of existing trees which would prohibit the relocation of the proposed structure out of the setback without the removal of the trees. Additionally, the applicant contends the preservation of the trees benefit the community and environment beyond their own enjoyment. Staff has reviewed the proposed variance request and concurs that a hardship exists on the subject property due to the location of existing vegetation and its value to the community, environment, and the future residents of the site if retained. The mature trees warrant the approval of the proposed projection into the 20-foot front yard setback. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the praperty or impravements in the vicinity and zone in which subject praperty is situated: The applicant contends that the requested reduction in the required front yard setback woul.d not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity in that there is more than adequate space from the street. Staff supports the proposed location of Building #3 and has determined that it would not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity and zone because the building is located far enough from the street to provide for adequate light and air. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other praperties in the vicinity ond zone in which the subject praperty is situated: The approval of the variance request would not be a grant of special privilege as the variance would be allowed for a new structure without the removal of a very mature vegetation which benefits the Site Plan Report City of Renton Department of Community & """ ''1omic Development KIRKLAND AVENUE TOWNHOMH Report of August 19, 2013 Administrative Site Plan Report & Decision LUA13-000Z06, SA-A, VA-A, MOD Page 7 of 24 greater community. Other requests under similar circumstances would likely be supported. d. That the approval is a minimum variance that will accomplish the desired purpose: The applicant contends that the request is the minimum variance needed in order to construct the building and preserve the mature vegetation on site. Staff has reviewed the request and concurs that the proposed variance is the minimum necessary to accomplish the desired purpose of constructing Building #3 and preserving the mature trees. Building Height: Per RMC 4-2-llOA building height is restricted to 35 feet and three stories. The proposed structure would be 28 feet and 2-inches from existing grade to tallest point of the pitched roof. The proposal complies with the height requirements of the zone. Building Standards: Per RMC 4-2-llOA the allowed lot coverage is 35 percent and impervious cover is limited to 75 percent. The proposed buildings would have a footprint of 7,917 square feet on the 33,665 square foot commercial building pad resulting in a building lot coverage of approximately 23.5 percent. Following development, impervious surface coverage will be approximately SO percent. Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways or those projects with reduced setbacks. A conceptual landscape plan was submitted with the project application (Exhibit 4). The applicant is proposing a 20-foot onsite landscape strip along Kirkland Ave NE and NE 161h St with the exception of the area in front of Building #3 which would be modified to 15 feet through the requested variance. The landscaping proposed contains substantial plantings which provides residents with visual privacy. The landscape plan includes a planting plan; the proposed tree species largely consist of jacquemontii birch, shore pine, and vine maple trees. The shrubs proposed largely consist of: common camas, sword fern, Elijah blue fescue, nest moor grass, black-eyed Susan, Bevan's variety geranium, inside out flower and many more. Groundcover would consist of feather reed grass and little blue stem. Underground sprinkler systems are required to be installed and maintained for all landscaped areas if not drought tolerant. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. Staff recommends, as a condition of approval, the applicant submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. Refuse and Recyclables: Per RMC 4-4-090 for residential multi-family uses require a minimum of 1.5 square feet per dwelling unit shall be provided for recyclable deposit areas and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit areas with a total minimum area of BO square feet. Based on the 18 units proposed the applicant is required to provide a total of 81 square feet of the refuse and recyclable area. The applicant has proposed a 134 square foot area to be dedicated to refuse and recyclables. As proposed the refuse and recyclable area exceeds the minimum size requirements. The applicant is proposing a refuse and recycle station that would be constructed of concrete walls with metal doors and include a sloped roof for weather protection. The applicant is requesting a modification from the Refuse and Recycle standards RMC 4-4-090 in order to locate the refuse and recyclables area within 40 feet of a residential structure; 10 feet less than the required SO-foot distance. The applicant is proposing to locate the facility on the east end Site Plan Report City of Renton Department of Community & r-..,nomic Development KIRKLAND AVENUE TOWNHDME! Administrative Site Pfan Report & Decision LUA13-000106, SA-A, VA-A, MOD Page 8 of 24 Report of August 19, 2013 of the site off of a private access roadway. Additionally, the applicant is asking for a deviation on the clearance requirement of 15 feet. The proposed refuse and recyclables structure would have a height of 9 feet. Section 4-4-090. F allows the Administrator to grant modifications from the refuse and .recyclable standards for individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9-250.D.2}: 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; and b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and c. Will not be injurious to other property/ies) in the vicinity; and d. Conform to the intent and purpose of the Code; and e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property/ies) in the vicinity. The applicant has minimized the negative impact to the street and tenants by locating the refuse and recycle station in the rear yard area alongside the vehicle access aisle and next to the parking area. The location is easily accessible and provides adequate screening from the public. Due to the single story height of surrounding structures if the applicant were to comply with the 15-foot requirement the structure would be more prominent than adjacent buildings. The requested modification conforms to the intent and purpose of the parking regulations by providing sufficient refuse and recyclables with minimal impacts on the surrounding properties. Staff supports a modification to the special setback of 50 feet and the 15-foot clearance requirement. Critical Areas: Not applicable. Parking: The parking regulations require a specific number of off-street parking stalls be provided based on the amount of square footage dedicated to certain uses. The following ratios would be applicable to the site: Use Low Income Attached Residences Number of Units 18 Ratio Min: 1 space/ 4 units Max: 1.75 spaces/ unit Required Spaces Min:5 Max: 32 Based on these use requirements, a minimum of 5 to a maximum of 32 parking spaces would be required to meet code. The applicant proposed to provide a total of 18 spaces which is within the allowable range. The parking conforms to the minimum requirements for drive aisle and parking stall dimensions and the provision of ADA accessible parking stalls. c, DESIGN REGUL.l,ITION COMPLIANC~ AND. CONISTENCY, .· The site. i~ lqcateijwithin Design District 'B'. • Ta ensufe that buildings are /ocateiin relatign Jo streets an.d other. buildings so that the,Vision of.the City of Renton can b~ realized for a high'density urban environment; so that busines1es enjoy visibility f(Om p11blic· rights'of-woy;·and to encourage pedestrian activity ihroughgut the dis.trict: As demonstrated in. the table below thepropasal meets' the intent of the Design Regulations.on the basis ofindividuaf.merit if allco~ditio~s ~[approval are met. • . . . • . . . . ·------~"'"-~--~-"--' ",' s"',' Site Plan Report City of Renton Department of Community & ,. --riomic Development KIRKLAND AVENUE TOWNHOME~ Report of August 19, 2013 Administrative Site Plan ·Report & Decision LUA13-000206, SA-A, VA-A, MOD Page 9 of 24 /.SITEt;?~fl~.N~~D~I.JILDINGLO~TION: .· .· v ; .. ' • , , • \ ' •. ··•· .•. '.' ·. · '. • · ·.. ..• . Jntent:To ensure thatt,uildings dre ldcqted'in relation to streets and other buildings so that the Vision of the .City of Renwn can t,e realized/or a. /Jigh-densft,/ ~rbori environrrJent;, so that busin.esses enjoy visibility ' '·~ ·., . .," ,•,' !·, <·.· ,,. '·' ,., <"·'>·.···· -,;, .. '' ' ·-. ·. ' ' -.,-" ' from publicrights'ofway; and.to encouragepedesttion activity. '· '. · , · · . . • · . , , . · 1. Building Location arid Orientation: · ·· • · ·, , ., , • , , , , .. , ··. ' " '" 1'nte'nt: ro ens~re .. ~isibititr. of husiriesses· .and· to. 'est.abtisfi. 'activf iivety uses• otong side;;,atks and pedestrian patliwdy~: :To, orgaqize buildif!gsfor pedestrian use and so: that natural light is ava.ilatile.to other structures and.open space.' To ensure dn 'appropriate trqnsition between buildings, parking areas, • ,· , ! '.' • '•, , ' . . . . . , ' ; ,,• '"''· ' .. ,.,., ' • ,'" ., ,< ' ' ' , A anddther)onduses;pndincreasepdvacyfarresidentialuses. , , .. ·. ,,, , , ,. , ....... ·. · ·:·; Guidelines(. Development; shall enhance the mutual fefatiqriship pf buildings with each other, as wen (JS with the; roads, open ~po~e; (ind pe~estrian ameniti~s whit~ ;;,orking io cfeate a pedestria& orirnted erivironment. Lots, shall be configured to 'encourage ~arietji arid so that natuml fight is available to buildings'dnd open space: The privacy of indi~iduois in residentiaiuse; ;htJUb~ provid~d /or. . . ' ' ' ' Standard: The availability of natural light {bath direct and reflected} and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Standard: Buildings with residential uses located ot the street level shall be set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building or have the ground floor residential uses raised above street level for residents privacy. 2. Building Entries: ., .. . . , "·· ·· ' ; -. · " · " · '·' · ··" · Intent: To moke tiuilding 'entrances convenie~{'to lo~ate' and easy to i:iccess, ahd ensure thdt tiuilding entries further the pedestrian nature a/the fronting sidewalk and the urban character of the distri;t. .· ' Guidelin,es: }~riiiJdf .entries shall face; the •st;eet, • ;er~e; as a' focal poi~(' and allow spacli for foci qi jnteraction. All entries shall in~lude features tha( ma~e .them easily identifiable, while reflecting the architectiiml charoctrr'of the building. ·The primary entr/shall, be the inost visu;.;lly prominent entry. Pedestrian access'. tiJ the. buildingfrom the sidewalk,. porkii,g: lots, and/or other areas shall be pro~ided and shall enhance th'e overall quality of the pede;tria~ e~pe~ie~ce of.the site. ·. . ·. ' '• .· > ' • •••• " • N/A Site Plan Report Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Standard Building entries from o street shall be clearly marked with canopies, architectural elements, ornamental fighting, or landscaping and include weather protection at least four and one-half feet (4-1/2'} wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Standard: Building entries from a parking lot shall be subordinate to those related to the street. Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. City of Renton Department of Community & .. _,momic Development KIRKLAND AVENUE TOWNHOMEc Administrative Site Pion Report & Decision LUA13-000206, SA-A, VA-A, MOD Report of August 19, 2013 Page 10 of 24 ./ Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. 3;TransitiontoSurrouniJiri(/Development:. '' , ·.·· ' " 1 .. · " '· · • , , • ·• ·. ,,,, ., ' > , )' ·,., '• ' _ ,:,_ , ' , ,' ' ' ·'" • ' •,.,, ''' ., '> ':,, ,\•,, ',' ' < .;, , :_, ,., ( !!,,i ,./ ;, { ; ", 0, " t Intent: To·shdpe redevelopment-pro1ects• so that the character and value ,of Renton's' long-established,· ,, <· 1' _.; ::· ,. : " ·1'.,, ,'•, ,,., ;'·~ ',,. ,/;' '' , .,.,; •\ ' , , , f\• 1 (, <1, "·. • ',-• /, < / ": " ' ' ' • •, existing n~ighbdrhoods ,are preserved, vv, :, <: ... , , ,. . . . . . . _ ' ' _ . . . . Guiilelities! Careful. siting and ·design treatment shall b~. used. to achi~ve a compatible transition where ,, > '.' < '-, " .• "o' ·;;· ,., < ;_,.'< ;;,,'(• ,.·,, '. ·" • :)'·· "' '. ;'.,< \ .. •• , 'I , , , ., ' , . , . , , ' • " .~ new buildings differ from surrounding developmentin terms of building 'height, bulk and scale: , ./ Standard: At least one of the following design elements shall be considered to promote a transition to surrounding uses: (a) Building proportions, including step-backs on upper levels; (b} Building articulation to divide a larger architectural element into smaller increments; or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. 4. Service FJement Location and Design: . .. , . . .. · · . , . , , . .. , . · ·· -·· ... ' · ' ' ' ,, ' "' ,, 0,' " ' " ,,• .,, ',' ,, ': ,' ' '' • ' ,' • . . ' •? ' ,, _lntent:-,:o reduce; the:potential' negotivi('impacts of service ;elements. (i.e.; waste· receptacles,• loading clo'cl<~). by; loc'!,ting ~e;vice and •loading ;~reas 'away fiorn high'.volurne pedestrian· areas, and scre_enirig themfrorn'viewinhigh visibility areas: ' ' ' ' ,;. ,u '•·. ' 'i .··.,.·., . . . .. . ·. , .. ' ' ' . ·' . ' -. '' ' . ·, .· '/" .• '",' '.· ,::-, ,,. '". ', ;· "'l ' ' ' ~J . ..) ·: ' Guideliiiiis:Service elements shall be concentrated and located.so that impacts to pedestrians and other ·; _ _,,, iJ"',('; '; '; . ", .,., ·-.-·., ·' ,,, , .. , ',, ... ,,.· ,,,,! ., :>'.' ' ' ' ' ' : ,, ' • " ,- abutting uses are minimized. The impacts of.service elements shall be mitigated with landscaping and an enclosu'r,e with fencing that is made of quality mate;ials. ' : ,.;,; . \ . ·:'' ' ' . ' ' . . ' /. .. ·. : ' ' .. .· ·. ' ' . ' ./ ./ ./ Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). N/ A Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides af such facility. '' '. . ' ,, . ii .. ~IJRKlf't,G,ANpl(EljlCULARACCESS: .' ·······. ·,.· ..• •. n ,.-...... , • , . ·. Intent: T~provicle saitcon'Jenieni atc:es;'to}he Urb'an Centdr and the Center Village; incorpomte various modes'of tiansport~tion; 'including public mass ~fansit, in orcle~' to. ~edu~~ traffic ·v;lumes :and other lrnpacts/iom ~ehicle;;ensure suff/cier,tp'arkingis 'provided, ~hile encouragingcreativit'yin reducing the impcii:t{9f ·parking: a,;as; allow · an .• activ~ ped~~t~ian . ehviro~rnerit b;, .m~iniaining contiguous street ,. I _", :. ,;c ,, . ,,·, ."_," ·'-'· . .':-1·,ry'!i·, j,, •, . ,1.,.,,> ·:,., . ·,;, -.. ·.·· . ,. · · ' frontages'. without parking lot siting al9ng 'sidewalks and building farndes; minimize the visual impact of parking iois; i:mduse access streets and parking to rnaintai~ ;n urban edge to the district. · },.~ . .,j;~.~rJace~.~~i-~~ng':·,i:,.:_. , .. , .· r:::~. .,:·:\.::-"':: . .,;, ~1, ::.·· ~ .. ·:; :: ' ,., •.. ,.,.;-' '.'.. : .. ,.:; '.· .' .;:;.' •• '.:.,.·".· ·:: ._·,_:, i ··,,., ·:p ··< :; ,. "·.::.-.,-'.:.-'.'~ ·, . " fntent:To maintain' active pedestrian environments along streets by placing parking.lots primarily in back Oj b~ildi~g-s. _ ,1 • .. :.:·:·.:;.:". .·:.:'.·<,.:.:;::.;_~,. 1 ,\ ':;f .:.: ·:: :._,., ... :,,,":. >: "'. .. i:, :.:; ., ... 1• ·t ,,'.'"--· ,. "·""' · , . ., ,. ,: ::;, _--', .·,,· · -.. :; · ·. ,' \ Guidelines: Siirjacepatkin/ishallbe locdte<i and designed so astoieduce the visualimpact of the.parking ar~a and associated ~eh!cles; LargJ dre~s of surface parking shall also be designed to accommodate \ '' ·., •..• '"" '1·, \ ,,, ,, .• ,.,.·,>-' .,, . . ' ' .,. ·'· .. ·' ,, .. ",: .,. ,, .,, future infill development. . '' ,, ',. • ·<' ·' • ' • ' .. ' . ' ' Site Plan Report City of Renton Department of Community & .. -'lnomic Development KIRKLAND AVENUE TDWNHOMEc Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Report of August 19, 2013 Page 11 of 24 Standard: Parking shall be located so thot no surface parking is located between a building and the front property line, ar the building and side property line, an the street side af a earner lat. Standard: Parking shall be located sa that it is screened from surrounding streets by buildings, landscaping, and/or gateway features os dictated by location . .2:: Structured Park:iri/JGiirages: •• ' ' • · · ' ,,, ·· ·• , · ' < .· .: ... .. ' : ... · , ;.·,: ·, : .. "· ·: ~. . , .... ,_., _ ... ,.,, .< ··. "/1·,;;,,: .. ,·,> :' r, .. : ... ,. ... :,, .. , . ·.·,, .. · : . ' . . ., .. lnte,it:' To promote more efficient use of lond.neededfor vehicle parkirii};,erii::ourage the use of structured • .: ' / -;' · ,.,,.,,,, ·1 ,.,., ·•· 'f ,;,: •· '·' !.' ./' .:: .• , vi.,;,, .·,.,, _.,,, ,., .,, ·;· .,. ,., 1 , • ,, _. • • • •• •• , • ,; parking; physically and visually iritegmte parking garages with (Jther «ses; and reduce the overall impact ~l{Ja(k;n·rg~yar/e~: .. ,,;;i.;/.,·r -~::./!;: ';, .. .,'.'"'".,_:;,:·.~,:-:_.:'.:·-'' ···::/_'·:;::}'." /.·.t:·.:i'.;! ,;:,!•" ·.:··.:. ".', :.·.n<:'i ..... ·~,.;' ' ·:·::,· v·'> Guidelines:. Parking garages shall riot•dominate the streets cape; they sliall be designed tdbe .. ' ~(J'n;p1;;;;~niJ/y ;;,,ith ddJac;~t and a6JUingbui1dl11gs., theY, shau .be sit~<i to ca.mpleme~\ not ..... subordi~Jte; pedestrian entries. SiiniJorfotn:,s, 0iJteri(J/s, anci/pr details to the primary buiiding(s).shoulcl be iJsedto'&rihance garages. •' . \ . ,. ' . ., . :,./ ii. ,, i :; ... ,:: .. <' •• ·· .. ·.. .·. ··, '. ,' ' : ... .. .. ' . N/A N/A N/A N/A N/A N/A Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%} of the building frontage width. Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet {6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10'} when abutting a primary arterial and/or minor arterial. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Standard: The Administrator of the Department af Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); (b} Decorative artwork; (c) Display windows; (d} Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h)Other treatments that meet the intent of this standard .. . 3.'." h" 1· A . ~ . ',!" -... ,,.,c ,, •.. ,., .... r:r l~Lf,~f: , ~~~~s.:.~:~~ }, :·;.: . ., ;;·· ., / .. ::· .:· _'.!, :. · .•. ;.·,,:<:·' '.'.-,., .: :";'N . : ;, •· :: :'1 : •· . • ·,,; 1 · ,, , lntent:•To maintain o.,contigU(!US .and unintei,:tipte,d'.'side!'>'alk by minimizing; consol!dating, ,and/or eliminatingyefJir«ldrcicc¢sf''oft,.~tr,eets,, , : . , :·. ,, .... •. . .· ... ,,•, .. .· · · ····· ... Guidelines: Vehicular access to parking garages and parking /ots shall rio(impede'or interrupt pedestrian ,;;~bility. Th~ impacts of cur/J c~ts to pedestrian access on 'sidewalks shall be minim/z~d. , . . .. ,/ Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian Site Plan Report City of Renton Deportment of Community & r-... nomic Development KIRKLAND AVENUE TOWNHOME~ Administrative Site Pion Report & Decision LUA13-000206, SA-A, VA-A, MOD Report of August 19, 2013 Page 12 of 24 I circulation along the sidewalk is minimally impeded. 3. PedestriOnAmeflitil!S: ,,'.~·.· ·1 : · ·.· ·· ,''' .. :. , , ... :;" ... ,· , ·:,u /1' .. , .. _ ·., · <? '1/'···.·'.' • ') '"·,···r ··,' ,:· )?''· ;!·';·\'· ..v: '' • , , , .'.· •· • \. , .. , ;. <· '., .,.'· ! , _ ,. , , · ,' ·. •, ,"' J, :_/I,;~: f,/,·S/ :•'':•' :.,," ,_.·;,'·'<>,'l,c! ,/,;:,;,';< .. ;:,j",~, !;y <)'\"f,'\ , ''(,\,,I',.,,' /,j·s ,, .;, ,,'' , ·,. i< ! : , , ,~. ,. ," ·Jnferit:,,ro create ottractive,spoces:thot unify the building·ond. stree(eriviroiiments.dnd ore inviting arid }ofr:ifori:'61ile for pedestfidri{ and 'provide publicly occ;ssible areas t,hot.functionfor a variety ;! activities: .otali'tim;s'djiiie yea,:1 aridun<iert()picalie6sonbtwi!other conditions: ,, •. · · ·',··· ,.... . , .•, ' ' ,•,·,.;· _. '.-·_,;''' ' ;. .,..,.,,::•,,,, •·",!' ·! .. ,., ,;,·•,.: .. , ,•,.',j':«',:< ·i'' ,·,\, '"! ., ,.; ... ;., :, .. ,,/; ,,,. ,, ._ , ,, ' : Guidelines: The pedestrian environment shall. be,giver,priority,and importance in thedesign of projects. Amenitie; that encouragep,edestrian use and enhori~e. the pJdestriJn e;pe~ie~~e shall be'. included.. '.:' , '.. '. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. (o} Site furniture shall be mode of durable, vandal-and weather-resistant materials that do not retain rainwater and con be reasonably maintained over on extended period of time. (b} Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. iv. RECREATION AREASAND COMMON.OPEN SPACE:· '. . · · · ' . . , , . , '·,!' ',.. ." ; ' ,• ,', . , 'I , ,, .. :!· "'·' ' ' ·, .',:'(\ ·': ' , ',' . :,· ,,', . '' ·, , • '" · lntent:Jo ensure ,that areas for.both 11ossive and active ,rei:reotion· ore available to residents, workers, .and. vlsiti:Jrs and. thotrthese ,oreds 1 or; of sufficient size for:-· the' intended activity oni in c;nvenient ,' locotiohi,<rc/creqte usable' arli:J inviting opE!n''sp6ce ~hat"is accessible to. the public; and to promote pedestrian activity onstr11eis'particulorty i:Jt streeicorners. . ' ,, ' ' . ' , . ' .( ". :.t, , ... ',,_' "'''' ·,' ,·, ,,.,(·, ..... ' ,, ".·. " ' ,• ' ''.' ,\,, . ', ', . Guidelines:, Developments lowted.ot street.intersections ~hould provide pedestrion;or:ienfed spac,e · 6t _the street cornet to eniphasiie pedestrian activity (illustration below}. Recreation and common open space a;eas ar~ int;gra/ a{plid:S of,Jual/ty '..ife.vei9pr7erii thilt e11cdi.Jroge. pedestrians and users. These areas , . '. -. , •' ' •.. '. ·,,·,· . ,: ,·., ' I ,, ' , ... '· ' •. " -." . : . ,. . ' 'sholl',beiprovided,in· D"' amount' that.is adequate, to befundionol and usable; they shallolso be l6ndscilped and lacdted so that they ore appealing ta users,andpedestrion~ ... , · ... · : ,' ·'. ' ' ' . . , ' Standard: All attached housing developments shall provide at least one hundred fifty (150} square feet of private usable space per unit. At least one hundred /100} square feet of the private space shall abut each unit. Private space may include porches, balconies, yards, and decks. Staff Comment: The applicant is proposing outdoor private space for Units 1-14 in the amount of 125-150 square feet. Approximately SO·foot square foot balconies are proposed Partially for units 17-and 18. The applicant is proposing for Units 15-16 to utilize common open Compliant space, provided in the community garden on site, in place of private open space. The applicant contends due to the new and very large fully-accessible playground to be located approximately two blocks from the site there is adequate space available for passive and active recreation in the immediate vicinity. Staff concurs; the proximity of the fully accessible playground in combination with provided private recreation space and the community garden on site are of sufficient size for the intended activity and in convenient locations. v. BUILDING ARCHITECTURAL DESIGN: ... '·'' ' '' lntiini: to 'erfr:duroge b~ilding design thohs unique and urban in ~hcirocter, comfortable on O .human scale, and uses' appropriate builiiing'imoteriols that ore ;uitable for the Pacific Northwest climate .. To 1, . .' ·• ; ··,j.', ,. ··, . 'i". ,, .. , .. '''-'''. ,,,1.• ·,: :.':f ;.,,.1 ·.. , .. • ,·.. r;, , discourogefronchise, retoil'orcf]itecture,,., , , . .. .· · ,. ~<Efuflding .cha.racter. 1 a.nd_Ma~~ini,':'.,.:.,: .. :w,-., . .p..«, 1f:,,1·:·1··, ,.· · , .. :,, ., : ,,/. .. " , ., .... , ... , , .. lntent::To},risur~ tii'at buildings are hot bfond and visually oppeolto be at O human scale; and.ensure that all sides ojd bu'ildi~g; that co~ be seen by the public, are visually interesting:/ ; ' .,.. . ' . ' ,, ' . , , , , .. , I ' , ',, '-, ' •' , ,_ ;''i.'<1; ,, .. ) , ,, ", :••,,,,) ., , j ,:,•, , " , • t ,' .-1 C , • , • 'Guide/ines:.BuildingJacodesshall be,moduloted• and/or; articulated to.rliduc~. the appaieht 5,iz~ ·at b_',jiidings, i:/i'epk,,up'l9f1 ,blatkiy&115,;,· ?~~ ~i~ud,'. i~t~res,t.,andenhance. the character of,the neighborhood. Articulation, modulation,. andJheii Jntervdls should .create o sense'· of scale important to· residential Site Pion Report City of Renton Department of Community & ,.._,momic Development KIRKLAND AVENUE TOWNHOME Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Report of August 19, 2013 Page 13 of 24 bul'/d1'ngs." • · ',, ;,· ." ··, ·· · '' ' · ·· ;· · , · '' "'" ' " · · · " · c '. · ' ... ,.,. /•<i'"'Yi, 'h !,,:.,;: ·,', ' >'<·'• " \;,, ,,;f:,' ' ,<>,, ,;,.,1 ,, <·>.; , ,/ ~ L ,,, ,/, \.,,, .. ,. N/A Standard: All building facades shall include modulation or articulation at intervals of na more than twenty feet (20'/. Modulations shall be a minimum of two feet (2'/ in depth and faur feet (4'/ in width. Standard: Buildings greater than one hundred sixty feet (160'/ in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. ·~~.,.~~~.~.~:~}t~~, ~~.~~~!~{: \'.'..\.> .'.} ?'. '., \1 ·.:·1:·' .": ' 1,:,·\1.·.·' ,"'<,.,,;',,'."' ·." ,;:....:j. , ·,· :, :, ,"·> "'. ·:· .:: ./ . "'",,i ··~-:~''. .. !;, j .;;, .,'., 0 ,;i ·,: ... _.;· Intent: To ensure. that b/.Jildingfare visually iiiteiestinghnd'feinforce the intended human-scale character of the pec1est,ia~·e~viro~,;,enr: and e~sur;,thaia11 ;ides'a't a bul,diniJ within:nea, o; distan·t public view 'iiO~fV;~U'iJ({ri:tetf~.t. ~.,:·L::·.~, 1 ::; •• A, :,:-,~:· ::, •. '.''. ,.'.'.\,'.;·. ·/:':,/. ':)'" :·, ·:-',,,i. !,· .)\ :·. ,, \: ,~ , 1 :'., ... ;, _ '.·. : ---.· ,:\. ·-·~,. . O_ · ; .. ·.,~. ::: _ > .~.' ::, .. ,·:: ' . .'. \ · . ·-:. ·· · ·~. ·~:; Guidelines:., The use of material variations such. as. colors, brick, shingles,' stucco, ·and .horizontal wood siding is,'fn~o~f~ged. Tlie'prirnpryb/.Jilding.entranceshould'be mad; visibly p/ominent:by in°cc/rporoting archi~ectumlfeatures /uch ala Ja~ade oveihoryg,' ttellis, large ~'ntry ~()qrs,' atidf or arnamental lighting (illustrqtionJel()W). Dl!tdil fe,atures should.also be used; to include things such as decorative entry pavind: streetfur~it~re (ben~hii~, etC:('and/oi; public arf::, ' ' ' 1 ••• ,' / ' O ,, .,, Standard: Human-scaled elements such as a lighting fixture, trellis, ar other landscape feature shall be provided a/ang the facade's ground floar. Partially Compliant N/A N/A N/A N/A N/A N/A Site Plan Report Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet and 8 feet abave ground (as measured on the true elevation). Staff Comment: The applicant is proposing approximately 44% glazing of the ground floor and contends they are unable to meet the 50% standard due to structural constraints. The applicant is however proposing the use of a unique landscaping palate, entry canopies, and lighting in order to ensure that the buildings are visually interesting and that human scale is reinforced. Therefore the proposal is meeting the intent and guideline of this standard. Standard: Upper portions of building facades shall have clear windows with visibility into and out af the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50 percent. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground flaor wall ar portion af a ground flaor wall over 6 feet in height, has a horizontal length greater than 15 feet), and daes not include a window, daor, building modulation or other architectural detailing; or (e) Any portion of a ground floor wall has a surface area of 400 square feet ar greater and does not include a window, door, building modulation or ather architectural detailing. Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; (b) Trellis or other vine supports with evergreen climbing vines; City of Renton Deportment of Community 8 --..,nomic Development KIRKLAND AVENUE TOWNHDME. Administrative Site Plan Report & Decision LUA13·000206, SA-A, VA-A, MOD Report of August 19, 2013 Page 14 of 24 (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; {d) Artwork, such as bas-relief sculpture, mural, or similar; ar (e) Seating area with special paving and seasonal planting. ,4. ·suildiri(iiY~~t~fi~tsr",'!~,,, ,,;· i'' ,; ii\'' '.\ '.( ' ····"''·:. )) ''.''.:, ··:_",,·:i.;:,:-:·'·,i~; ·:;i:·:.:·-.;i·, ):·!·::;'!', :i:,:· '~, .... r ·/.: ::· ,I,~·'·~:,,·' ··i: ·.·:· ,., ···:;.·:' .. : ·1·'·• Intent:, Ta ensure high .starydards ofqqality an.d effeqive,,;maif1Jf!f111,[1Cf!()Ye..r,,ti~rr er,caurage thi/ use of m.aterials that reduce the visu(JI .bulk af large,, b(!ildings; pn,d .encayrage, the, µse, of f'T)aterials, thp(pdd visudlinteiest to the neighbarhaod: · , ... ,,, ,,,.,/,,..:.'" ·, ,,. ,., ., .,,., "· ,. . ".,,, , ,, Guideiines: sJi(iiing m&teiials are dn'inipoit&ni and integrd/jiart bf the brchitectural design af a building that .. i; ''&ti:'f.activt &",;';:/ ~lhigii 'qJci1it./ Mateiia/.variati6risha11 · be' used' t,l create. visual · appeal and • •, ") •: ~ •,•,,d;<>), •'(' ',;' ,, <,,' ',,"'•,,.,,,: ,1j)'•'f:',I,', -\'.') :,,,;,,,;•,,',)";, .;,,, ,,•,' ,,.,',, :,, ;, V 'J: , ,( ,,• ,' 0 eliminate .. monotony af facades.,, This shall,,accw on all facades in a consistent manner. High quality ' .· ' ., ' •" ··: ,. •,·: .. ,, -·v..·1,0· -, .. "'' ·, • '1"1'' _. -.,_•: '' ,. "·i'/<i,"-v:-., .--~-_, materials·.shall be used. If materials like concrete, ar blockwall~ are, usi,d.they, shaUbe. en~a,r,q,d to r;reate ·variatianaiJdenhancetheirvisualappeal.··.,,.,.,.,,. ,.,, ,,,, ;,;.1,,, ,,.,,,! .... , ,,.'" 1, ,,. ,. .. ,/ Standard: All sides of buildings visible fram a street, pathway, parking area, ar open space shall be finished on all sides with the same building materials, detailing, and calar scheme, or if different, with materials af the same quality. Standard: All buildings shall use material variations such as calars, brick or metal banding, patterns ar textural changes Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masanry, pre-finished metal, Partially stane, steel, glass and cast-in-place concrete. Compliant Staff Comment: In order to ensure that quality materials are used, staff recommends the applicant submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. N/ A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/ar coloring with a concrete caating ar admixture. Standard: If concrete block walls are used, they shall be enhanced with integral calar, N/A textured blocks and colored martar, decorative band pattern and/ar shall incorporate ather masanry materials. d. PLANNED· ACTION ,ORDINANC,E 1ND, DEVElOPIIIIE~TAGREElll!EIIIT ,COMPLIANCE1 AND ·coNISTEN~: .,Not applicable. ,., , , . · .··," , -,, , ,. , ,/ ,/ ,/ ,/ ,/ ,/ ,/ Site Plan Report The proposal is located within the Planned Action area identified in Exhibit 11. The proposed uses and activities are consistent with those described in the Planned Action EIS and Planned Action Qualifications. The proposal is within the Planned Action thresholds and other criteria of the Planned Action Qualifications. The proposal is consistent with the City of Renton Comprehensive Plan and applicable zoning regulations The proposal's significant adverse environmental impacts have been identified in the Planned Action EIS. The proposal's impacts have been mitigated by application of the measures identified in Attachment B of Ordinance #5610, and other applicable City regulations, together with any modifications or variances or special permits that may be required. The proposal complies with all applicable local, state and/or federal laws and regulations, and the Environmental Review Committee determines that these constitute adequate mitigation. City of Renton Department of Community & ... ~-momic Development KIRKLAND AVENUE TDWNHDME!. Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MDD Report of August 19, 2013 Page 15 of 24 ./ I The proposal is not an essential public facility as defined by RCW.36.70A.200(1) . e. OFF SITE IMPACTS: , .• .. . .. ( . '· . Structures: Restricting overscale structures and averconcentration of development on a particular portion of the site. There would be three separate structures located on the site. All of the buildings are of similar scale to surrounding development. Buildings modulate at each unit and are different colors. The materials on each building change at the upper levels. The covered porches, at each entryway, provide visual interest as well as weather protection. The proposed structure has been designed to break up large wall planes with windows and the required building articulation. The scale, height, and bulk of the proposed buildings are appropriate for the site, and are anticipated to be architecturally compatible with future development in the project vicinity. The visual character of the proposed structures would change from its current state to a pedestrian- oriented community. The construction of new multi-family, on the under-utilized vacant site, would result in an overall improvement of the visual environment. Circulation: Providing desirable transitions and linkages between uses, streets, walkwoys and adjacent properties. Frontage improvements are required to be constructed in the right-of-way fronting the site. Street lighting is also required to be installed along the frontage of the site. The applicant is required to demonstrate compliance with the street and lighting standards outlined in the Renton Municipal Code at the time of construction permit application. Access to the site would be provided via ·existing curb cut along NE 16th St on the neighboring property to the east (Houser Terrace). In addition, pedestrian sidewalks along the new public right-of-way, as well as private pedestrian connections at the perimeter of the property are proposed to provide safe and efficient pedestrian access throughout the site. The front yards also contain entry walks, to each individual unit. The proposed development is expected to maintain safe and efficient pedestrian and vehicle circulation on the site. Loading and Storage Areas: Locating, designing ond screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views fram surrounding properties. Landscaping has been thoughtfully incorporated into the site plan in order to screen refuse and recyclable areas. Views: Recognizing the public benefit ond desirability of maintaining visual accessibility to attractive natural features. There are no large attractive natural features on or near the site for which to maintain visual accessibility. Therefore, the proposed height of the structure is appropriate for this situation. The applicant has proposed to limit the height of the proposed structures to 28 feet and two inches which mitigate view impacts from surrounding properties. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. A conceptual landscape plan was submitted with the project application (Exhibit 4). The proposed landscaping would provide visual relief, define areas of pedestrian circulation, and add to the aesthetic enjoyment of the area. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness Site Plan Report City of Renton Department of Community F --.,nomic Development KIRKLAND AVENUE TOWNHOMEc Report of August 19, 2013 or glare to adjacent properties and streets Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Page 16 of 24 As stated above a lighting plan was not provided with the project materials. Staff recommended, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. f. ON-SITE'IMPACTS: I. ' ,· ' •• ? ~ ., ,, 1.r'~ . ,. . , , ~ Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. The project is located in an area of residental uses. All the surrounding parcels are zoned R-14, RMF, or CV. Residential uses are abutting/adjacent to the subject site in all directions. The buildings will meet all required setbacks from property lines with the exception of the minimum front yard setback along NE 16th St for proposed Building #3. The building would encroach 5 feet into the minimum 20-foot front yard setback. However, City staff is in support of the requested variance due to needed right-of-way dedications on site and the applicants propsoal to save existing vegetation on site. The remainder of the buildings maintain a 20-foot setback from the street in which the applicant was able to provide substantial plantings of verying heights to proivde residents with visual privacy. Additionally, to provide more privacy the applicant placed the structures so that from the front they would have to be accessed by a few steps up to the front door. All units are perpendicular to either Kirkland Ave NE or NE 16th St with individual walks from the public sidewalk to each entryway. The proposed residential use is anticipated to be compatible with future surrounding uses as permitted in the R-14, RMF, and CV zones. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. The scale, height and bulk of the proposed buildings are appropriate for the site. The roofs are articulated with steep pitches that scale down the building size. Front porches contribute to the human scale of the building. Exterior light fixtures are also proposed in order to enhance the unit entries. The scale and bulk of the buildings are also reduced through the use of differing materials. The buildings are comprised of cement plank and board siding, vinyl windows and metal canopies. The panel siding would be used on the front and rear facades in conjunction with window placement in order to enhance the surface design. The primary entrances would be located along the street fa~ade. Each unit has a private entrance separated by landscaped front yards. The applicant has designed the site so that all major living spaces, within the units, are oriented to provide as much daylight as possible. Additionally, the massing of each unit has been modulated, so every unit has at least one bedroom with south facing glazing and cross ventilation. The proposed structure would not have a significant impact on light access or air movement on adjacent properties. The use of the project is not influenced by factors of light or air. The design of the structures would not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide normal airflow. Natural Features: Protection of the noturol londscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Site Plan Report City of Renton Department of Community & ~ ··momic Development KIRKLAND AVENUE TOWNHOME" Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Report of August 19, 2013 Page 17 of 24 The site contains 35 trees. The applicant is proposing to retain 17 of the existing trees on site. As a result 18 existing trees would be removed from the site. The applicant is also proposing the removal of 7 trees on the adjacent property to accommodate the proposed surface parking area. Topographically, the site is primarily flat, except in the northern portion where site grade rises gradually eastward. Total elevation relief across the site is about 8 feet. A geotechnical report for the site was submitted (Exhibit 9). Information on the water table and soil permeability with recommendations of appropriate flow control BMP options were included. The applicant is proposing the excavation of approximately 1,210 cubic yards of on-site material. The amount of fill is anticipated to be 560 cubic yards. Following development, impervious surface coverage will be approximately 50 percent. landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. . . A conceptual landscape plan was submitted with the project application (Exhibit 4). The proposed landscaping would provide visual relief, define areas of pedestrian circulation, and add to the aesthetic enjoyment of the area. g:ACCESS: -. --. ... -. "! '' . .• .. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. The site has.three public street frontages; Kirkland Ave NE, NE 15th and NE 16th Streets. The applicant is proposing to access the proposed parking lot from NE 16th St through the adjacent property to the east (Houser Terrace) via a shared fire access road. An existing fire gate would be relocated just beyond the parking lot entrance. Staff recommends, as a condition of approval, the applicant record an access easement in order to establish the joint access drive for the benefit of the proposed site. The easement shall be approved by the Current Planning Project Manager, and recorded prior to building permit approval. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. The site development would include 18 parking stalls (2 ADA accessible, 12 standard and 4 parallel stalls) within the surface lot, which comply with the parking requirements for the proposed use. The applicant has proposed 90 degree head-in parking using a two way circulation pattern and has an aisle width of 24 feet which complies with the aisle width standards of the code. Internal pedestrian connections to the existing public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site. loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Not Applicable Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Per RMC 4-4-080F.ll the number of bicycle parking spaces shall Y, space for each unit. Based on the proposal for 18 residential units, 9 bicycle parking stalls are required to be provided. Bicycle facilities are also required to include a rack that is permanently affixed to the ground that that is centrally located. The applicant is not proposing any bicycle parking on site and as a result is requesting a Site Plan Report City of Renton Department of Community & ~ ..,nomic Development KIRKLAND AVENUE TOWNHOMH Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Report of August 19, 2013 Page 18 of 24 parking modification from RMC 4-4-0SOF.ll. Section 4-4-080.F.10.d allows the Administrator to grant modifications from the parking standards far individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9- 250.D.2): g. · Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and h. Will not be injurious to other property(ies) in the vicinity; and i. Conform to the intent and purpose of the Code; and j. Can be shown to be justified and required for the use and situation intended; and k. Will not create adverse impacts to other property(ies) in the vicinity. The applicant contends there is not an appropriate area on site for the bicycle shelter unless significant open space is removed and/or existing trees. Additionally because of site constraints the applicant contends the maneuverability of bicycles around a possible location would impede pedestrian traffic. In addition, the applicant contends that bicycles for the RHA residents are typically used for children and not commuters and they are concerned that the bicycle shelter would not be used as designed. Due to the physical constraints on site staff supports a modification to remove the requirement for the bicycle shelter. However, nothing would preclude the applicant from providing a bicycle rack for at least five bicycles. Staff recommends, as a condition of approval, the applicant revise the site plan to include bicycle parking, in the form of bicycle racks, for at least five bicycles. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Internal pedestrian connections to the existing public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site. h-OPEN.SPACE: incorporating ·open spaces .to serve as distinctive project focal points and to. provide adeq~'ate ateds'lof'passive dnd active recreation by the occupants/users ofthe site .. · · ), "" _,-,,, /~ ,,., ---_, -, ,,.,,~ ,"' ' ·,-. '''""' ~ The applicant is proposing a large community garden at the intersection of Kirkland Ave NE and NE lG'h St. The public areas would provide additional space for pedestrians and passive recreation use. The applicant is proposing the use of a metal bench, raised planter beds and brick pavers. Additionally, there is a large fully ac.cessible playground located within two blocks and would provide ample room for outdoor play for children and walking adults. i .. VIEWS AND 'PUBLIC ACCESS: When possible, providing View .corridors·to shorelines ancl Mt. Rainier, and incorkorating public access io.slioreliries. ' ' . . ' . . . . . •' ···.·""--.--,_, .. .,_..... -~' ,., ., The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is. not applicable as the site is not adjacent to a shoreline. j. NATURA(SYSTEMS: Arranging project elements to protect existing natutci/systems where applicable .. -'I ' ' ._ , :,t • ' --, ,, ' ' • -I , • , ,• ' There are no natural systems located on site with the exception of drainage flows. k: SERVICES' AND INFRASTRUCTURE: Making available public services and facilities to accommodate the . 0'' • C ' • ' • ., proposed use: ·· .. · .. . . . · · :· . · ·· · · · · . • , ' 1 ' ''-' \' , K a ' , , • Police and Fire: Fire and Police Department staff has indicated that existing facilities are adequate to accommodate the subject proposal. The proposal is considered relocation housing. Therefore, impacts fee would not be imposed for the project. Site Plan Report City of Renton Department of Community & ,. "'nomic Devefopment KIRKLAND AVENUE TOWNHOME~ Report of August 19, 2013 Administrative Site Plan Report & Decision WA13-000206, SA-A, VA-A, MOD Page 19 of 24 Parks and Recreation: The proposal is considered relocation housing and therefore, would not be required to pay parks impact fees. Drainage: A drainage plan and drainage report dated February 18, 2013 was provided by SvR Design Company with the site plan application. The report generally complies with the 2009 King County Surface Water Manual. The site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The project proposes to construct an onsite infiltration facility underneath a pervious pavement parking lot to capture the majority of the roof runoff from the new two story townhome buildings. The remaining runoff from the roof areas would be routed to stormwater bioswales to be located in the right of way within new 8 foot planting strips to be built by the developer in Kirkland Ave NE and NE 16th Street. The 2009 Surface Water Manual does not allow onsite runoff created by a new development to be routed, collected and treated to a facility in public right-of-way. The applicant submitted a request for an adjustment to locate privately owned and maintained drainage facilities in the City right-of-way. The City of Renton completed its review of the adjustment request submitted by the Renton Housing Authority for the Kirkland Avenue Townhomes development in accordance with City adopted 2009 King County Surface Water Design Manual {KCSWDM) and City Amendments to the 2009 KCSWDM. The applicant's engineer requested an adjustment from the 2009 King County Surface Water Design Manual to core requirement #3, Flow Control (Section 1.2.3), and core requirement #6, Maintenance and Operations to locate privately owned and maintained drainage facilities in City right-of-way. A review of the information provided by the applicant engineer on May 29, 2013, with conditions of approval (Exhibit 12). Staff recommends as a condition of approval the applicant be required to comply with all conditions of approval stated in the letter dated May 29, 2013. Transportation: All adjacent right-of-ways need to be fully improved in conformance to the current street standards. Existing right-of-way widths in NE 16th, NE 15th and Kirkland Ave NE is 60 feet. These streets have been identified as residential access streets. To meet the City's new complete street standards, street improvements along all frontages of the site will be as follows: Kirkland Ave NE -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking. NE 16th Street -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking NE 15th Street -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking LED street lighting is required on all frontages to meet the lighting requirements specified in RMC 4- 4-0601. A lighting plan will be required to be submitted with the civil drawing. Current traffic mitigation fees are $75 per new additional generated daily trip as determined by from the current addition of the ITE trip generation manual. A fee increase is expected in January 2013. Schools: The Renton School District has provided assurance that students living in the proposed residences can be accommodated at existing facilities. Students would attend Kennydale Elementary, McKnight Middle School and Hazen High Sch.ool. The proposal is considered relocation housing and therefore would not be required to pay school impact fees. Water and Sewer: Preliminary fire flow demand for the proposed development as determined by Renton Fire Marshal is 2,500 gpm with the use of an automatic fire sprinkler system and 3,500 gpm without the use of a fire sprinkler system. Installation of additional fire hydrant(s) as required by Renton Fire Dept. A hydrant is required within 50 feet of the fire department connection to the building fire sprinkler system. Separate side sewer stubs are required for each building. Site Plan Report City of Renton Department of Community 8---..,nomic Development KIRKLAND AVENUE TOWNHOME. Administrative Site Plan Report & Decision WA13-000206, SA-A, VA-A, MOD Report of August 19, 2013 Page 20 of 24 1:PHASING: Th!! applicant is'not requesting any a'dditional phasing reque~t . . ·. ' ' ,, . I G. CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 4. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the RM-F zoning classification. s. The scale, height and bulk of the proposed structures are appropriate for the site. 6. Safe and efficient access and circulation has been provided for all users. 7. There are adequate public services and facilities to accommodate the proposed use. 8. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area if all conditions of approval are complied with. 9. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 10. Landscaping has been provided in all areas not occupied by the building or paving. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. 11. The proposed front yard setback, for Building #3, meets the four criteria to be considered in making a decision on a variance request as specified in RMC 4-9-250B.5.a provided that conditions of approval are complied with. I H. DECISION: The proposed Site Plan, Administrative Variance, Parking (Bicycle), and Refuse and Recyclable Modifications for the Kirkland Avenue Townhomes, File No. LUAB-000206, SA-A, V-A, MOD, MOD are approved. The proposal is subject to the following conditions: 1. The applicant shall submit a landscape maintenance surety device for a period of no less than three years in sufficient amount as determined by the Current Planning Project Manager prior to temporary occupancy permit. 2. The applicant shall submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. 3. The applicant shall revise the site plan to include bicycle parking, in the form of bicycle racks, for at least five bicycles. The revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. Site Plan Report City of Renton Department of Community & r~<1nomic Development KIRKLAND AVENUE TOWNHOME: Report of August 19, 2013 Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Page 21 of 24 4. The applicant shall record an access easement in order to establish the joint acc~ss drive for the benefit of the proposed site. The easement shall be approved by the Current Planning Project Manager, and recorded prior to building permit approval. 5. The applicant shall be required to comply with all conditions of approval stated in the letter dated May 29, 2013. 0 £.\) I C.E. "Chip" Vincent, CED Administrator TRANSMITTED this 19'" day of August 2013 to the Contact/Applicant/Owner: Contact: Schemata Workshop Inc 172012th Ave #3 Seattle, WA 98122 Owner/Applicant: Renton Housing Authority 2900 NE 10th St Renton, WA 98056 TRANSMITTED this 19'h day of August 2013 to the Parties of Record: None TRANSMITTED this 19'" day of August 2013 to the Jo/lowing: Neil Watts, Development Services Director Kayren Kittrick, Development Services Jennifer Henning, Current Planning Fire Marshal Renton Reporter Land Use Action Appeals, Request for Reconsideration, & Expiration it t 2.0 t 2.0, '3 Date The Environmental Determination and the Administrative Site Development Plan Review decisions will become final if the decisions are not appealed within 14 days of the decision date. Administrative Site Development Plan Approval Appeal: Appeals of the administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on August 28, 2013. Administrative Variance Approval Appeal: Appeals of the Administrative Setback variance decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on August 28, 2013. Parking Modification Approval Appeal: Appeals of the parking (bicycle) modification decision must be filed in writing to the Hearing Examiner on or before S:00 p.m. on August 28, 2013. Refuse and Recyclable Modification Approval Appeal: Appeals of the refuse and recyclable modification decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on August 28, 2013. APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Appeals Site Plan Report City of Renton Deportment of Community & r:~,momic Development KIRKLAND AVENUE TOWNHOME. Report of August 19, 2013 Administrative Site Plan Report & Decision lUA13-000Z06, SA-A, VA-A, MOO Page 22 of 24 must be filed in writing together with the $250.00 application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: Within 14 days of the decision date, any party may request that a decision be reopened by the Administrator (Decision-maker). The Administrator (Decision-maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision-maker) finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must.file a formal appeal within the 14-day appeal timeframe. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information anly, they are nat subject ta the appeal process far the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits hauls hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. RMC section 4-4-130 provides protection measures in order to preserve and protect the two trees during utility and building construction. The trees shall be fenced around the drip line and a sign posted that the tree is to be preserved, and the location of the trees shall be indicated on all utility construction plan sheets. The fencing shall be in place prior to the issuance of any utility construction permits and shall remain until the final inspection. Water: 1. Preliminary fire flow demand for the proposed development as determined by Renton Fire Marshal is 2,500 gpm with the use of an automatic fire sprinkler system and 3,500 gpm without the use of a fire sprinkler system. 2. Installation of additional fire hydrant(s) as required by Renton Fire Dept. A hydrant is required within SO feet of the fire department connection to the building fire sprinkler system. 3. Water system development fees will be based on the size of the domestic waters, irrigation meters and fire services that will serve this proposed project. This is payable prior to issuance of the construction permit. See fee schedule attached. 4. A separate utility permit and separate plans will be required for the installation of all double detector check valve assembly for fire sprinkler system. DDCVA installations outside the building shall be in accordance with the City of Renton Standards. Fire service system development fees will be based on the size of the fire service Jine(s). See fee schedule attached. 5. If the buildings exceed 30 feet in height, a separate backflow device (DCVA) will need to be installed inline of each domestic water meter. 6. Separate water meter and backflow prevention assembly (DCVA) is required for the landscape irrigation system. 7. A separate domestic water meter is required for each building. The water meter(s) and service lines shall be sized per the Uniform Plumbing Code. Sewer: 1. Separate side sewer stubs are required for each building. 2. System development fees for sewer are based on the size of the new domestic water to serve each new building. Surface Water: Site Plan Report City of Renton Deportment of Community & i:r-rmomic Development KIRKLAND AVENUE TOWNHOME: Report of August 19, 2013 Administrative Site Pion Report & Decision LUA13-000206, SA-A, VA-A, MOD Page 23 of 24 1. A drainage plan and drainage report dated February 18, 2013 was provided by SvR Design Company with the site plan application. The report generally complies with the 2009 King County Surface Water Manual. The site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The project proposes to construct an onsite infiltration facility underneath a pervious· pavement parking lot to capture the majority of the roof runoff from the new two story townhome buildings. The remaining runoff from the roof areas would be routed to stormwater.bioswales to be located in the right of way within new 8 foot planting strips to be built by the developer in Kirkland Ave NE and NE 16th Street. The 2009 Surface Water Manual does not allow onsite runoff created by a new development to be routed, collected and treated to a facility in public right of way. The applicant submitted a request for an adjustment to locate privately owned and maintained drainage facilities in the City right-of-way. 2. The City of Renton completed its review of the adjustment request submitted by the Renton Housing Authority for the Kirkland Avenue Townhomes development in accordance with City adopted 2009 King County Surface Water Design Manual (KCSWDM) and City Amendments to the 2009 KCSWDM. The applicant's engineer requested an adjustment from the 2009 King County Surface Water Design Manual to core requirement #3, Flow Control (Section 1.2.3), and core requirement #6, Maintenance and Operations to locate privately owned and maintained drainage facilities in City right-of-way. A review of the information provided by the applicant engineer on May 29, 2013, provides the following findings: a. The Renton Housing Authority (RHA) is a governmental non-profit organization with the mission to provide quality, affordable housing in a safe environment to people with low incomes who make Renton their home. b. The project proposal is to construct an 18-unit multifamily development at Kirkland Avenue NE and NE 16th Street for low and moderate income families. c. The project proposes to construct drainage facilities needed to mitigate for onsite improvements (building runoff) as required by City code in public City right-of-way. The project will collect building runoff and route it into bioretention facilities (rain gardens) located within the right-of-way planter strip. The remaining project runoff will be mitigated through an infiltration facility located beneath the onsite parking lot. 3. Based on these understandings, findings, and Sections 1.2.3 and 1.2.6 of the 2009 Surface Water Design Manual as amended by the City, the adjustment to allow the privately owned and maintained drainage facilities to be located in City right-of-way was approved on June 13th, 2013 with the following conditions: 1. The bioretention facilities in the right-of-way shall be designed and constructed to provide a public benefit by providing surface water quality treatment for street right-of-way runoff, in addition to meeting the City's Surface Water Design standards required for the RHA Kirkland Avenue Townhomes project. The tributary half right-of-way width along project site (see attached figures) shall be directed into the proposed bioretention facilities in the right- of-way to provide water quality treatment for the City street and stormwater runoff from the RHA Kirkland Avenue Townhomes project. The bioretention facilities in City right-of-way will need to be sized to accommodate stormwater runoff from the RHA Kirkland Avenue Townhomes project site and the City right-of-way. 2. The project proposal shall be revised to include the implementation of porous concrete sidewalks in the City right- of-way. 3. The facility shall be designed and constructed to avoid utility conflicts. Adequate separation and clearances in accordance with applicable City standards shall be maintained. RHA will be responsible for coordinating with private franchise utilities for adequate separation and clearances between proposed drainage facilities and private utilities. The Renton Housing Authority will be responsible for the cost associated with relocation of existing utilities to accommodate the bioretention facilities in City right-of-way, if needed. RHA will be responsible for the cost of relocating bioretention facilities, or providing equivalent replacement in the event of future improvements in the City right-of-way, as part of a City project, requires them to be relocated (i.e., City street improvements, City utility improvement projects). 4. The Renton Housing Authority is responsible for maintaining the bloretention facilities and associated storm system conveyance pipes located in the City right-of-way to City maintenance standards to ensure that they function as designed and permitted. Following construction, the bioretention facilities in the right-of way and any onsite flow control and water quality treatment facilities, will be included in the annual private stormwater facility inspection, maintenance, and reporting program, as required by the Ecology National Pollutant Discharge Elimination System Phase II Municipal Stormwater Permit (Section SS.C.4.c.iii). 5. RHA will need to submit a Declaration of Covenant for inspection and maintenance of stormwater facilities and BMPs for the bioretention facilities in the right-of-way and the other drainage facilities located on the RHA property that are constructed as part of this project. The Declaration of Covenant can be found in Reference J of the City of Renton Amendments to the 2009 King County Surface Water Design Manual. A site plan showing the location of the stormwater facilities and BMPs must be included as Exhibit A with the declaration of covenant. 6. Proposed drainage facilities shall be sized in accordance with Sections 1.2.3 and 1.2.8 of the City Amendments to Site Plan Report City of Renton Department of Community & Franamic Development KIRKLAND AVENUE TOWNHOME! Report of August 19, 2013 Administrative Site Plan Report & Decision LUA13-000206, SA-A, VA-A, MOD Page 24 of 24 the 2009 KCSWDM using reference 11-A to determine existing site conditions applicable to the project. The drainage report shall include output files of the analysis performed including how discharges at the point of compliance will not result in an increase greater than O.lcfs from pre-developed and developed condition. The hydrograph for the pre-developed condition will be existing site conditions (as it exists today) for the entire site. · The developed condition will include allowable flow control BMP facility sizing credits as specified in the 2009 KCSWDM applied to all surfaces mitigated through flow control BMPs. 3. The final project Technical Information Report must be revised to include the use of the bioretention facilities in City right-of-way to mitigate for onsite runoff, offsite runoff and the street runoff as part of this adjustment approval. 4. The approval of this adjustment does not relieve the applicant from other city, state, or federal requirements. 5. This adjustment approval applies only to the RHA Kirkland Avenue Townhomes project. The use of City right-of-way by the RHA to mitigate for project stormwater impacts from future projects will require a separate review and adjustment request. 6. A geotechnical report dated July 25, 2012 was submitted by Soil and Environmental Engineers. Several test pits were performed at 24 inches in depth. Results of the soils tests indicate that infiltration is feasible at a recommended rate of 1.1 inch/hour. No ground water was encountered in any test pit. 7. Surface Water System Development fees of $0.448 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 8. Applicant will be required to submit separate structural plans for review and approval under a building permit for the stormwater vault. Special inspection from the building department is required. 9. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation: 1. All adjacent right-of-ways need to be fully improved in conformance to the current street standards. Existing right- of-way widths in NE 16th, NE 15th and Kirkland Ave NE is 60 feet. These streets have been. identified as residential access streets. To meet the City's new complete street standards, street improvements along all frontages of the site will be as follows: Kirkland Ave NE -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking. NE 16th Street -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking NE 15th Street -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and S-foot sidewalk with parking 2. LED street lighting is required on all frontages to meet the lighting requirements specified in RMC 4-4-0601. A lighting plan will be required to be submitted with the civil drawing 3. Current traffic mitigation fees are $75 per new additional generated daily trip as determined by from the current addition of the ITE trip generation manual. A fee increase is expected in July of 2013. 4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. General Comments: 1. A separate permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. Site Plan Report ~ LB-8 I l I ! !·I l ! I i -,'--:-..1-i R-8 : I 11 ! ! R-1 ---------·- z0NING MAP BOOK PW TECHNICAL SERVICES PRINTED ON 11/13/09 nm-.. -·~-•""' .,_ ... __ ...,._ .. ................................................. IWl,nop~ ........ ,,..~c11,"'"'"''°'"'""'· . •... ,.,,, .. ,.,_.., ,,;-5fs<·,~.:r~af'l -------,cr~-·-.J;:'151[\'f - ! R-8 CS -33 T24N RSE W 1/2 IEXIHIIBIT 2 "i--·· \ R-1 ... ;-,--.-,--,-,,--------i ;::. 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'':1 ~ ClR\~ · 111----'-·! .,. ... ·.,, ~, r-•~I 1,1 '---OOSllJIOREI tRJMo 11'.f"ll(ITD <\!;, t:i i• '~ A 1 ' I ~~ j'~ il•t. fiAAYAAOSETQO£(. •••• • • • /; -- i 11 ! ..••.• ,,;,;;-j.:H I, 1 1. ! , . . , .,, ... ,,. )!· ,·., ~:-.~1NE 1 15TH STREET;··~11 e~.i:isrrr,w, !EXHIBIT 4 ~MO~Et"tCU -~- ~r, (~ schemata workshop --Schemata Workshop, In:. ,no,..,.,-..n S-..W.1.91122 CONTAO' IJIIAClU,l,I.IO. •l2llilffi1Sll!I lr.ffllll$Jl01 ----RENTON HOUSING AlJTHOR!TY 29f011l1111>S111Efl REIIWN'lt/Almi6-0l1& (tll([Ac;I· I.IUD:!H;ff8\ ,IQ5IZ'l51'Silo22l KIRKLAND AVE . TOWN HOMES 1~ KIRl<LANOAVENUENE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON, WA $056 -ltlllE 111/14/ll ~-· II;,. OlTt DlSOll'll)N mo..'.CTl!&JlC,.,,TtS 8llSE1i1LI.IINi~~l0ll .m \REmtffDI b ;;::, 1..;,w I !.!~!~~ l'llnJEl;l·mo __ Jilll.KW -~ ~ City of Rent SITE/LANDSCAPING l1lAN E9 Planning Divisiqn 001 ' ~-.. --p:, [R{~~~~V/~!Q) I ........ . i :tH~n:n I --------· .>"111·.Q i IJJ r ~~ " ~ IJJ i~ "' ~ .,l1l-.J1 .t/111·! .:,/ltJ ;u1od .j i II) I-= l=I j m ~ i l=I Q ~ )( l w i 'ltfllZIUtUVl\/Z EXHIBIT 6 ~ schema t a workshop schemata workshop inc I 05114/2013 S3~0HNM0! 30N3,W ONVl)IUl)I VHU " .!: Q. ! ~ B "' E ., .&: " "' LUA13-000206 Kirkland Tohnhomes Notes None 143 0 1: 1,722 0 72 WGS_ 1984_Web_Mercator_Auxiliary_Sphere 143 Feet City of Renton f) Flnance & IT Division Legend City and County Boundary Other () City or Renton Addresses 0 Parcels Information Te chnology . GIS Renlon MapSupport @Rentonwa.gov 8/12/2013 EXHIBIT 7 This map Is a user generated staUc output from an lntamet mapping site and Is for reference only Data layers that appear on this map may or may not be accixate, current, or otnerwlse reliable THIS MAP IS NOT TO BE USED FOR NAVIGATION I I[] l(j t1 i1 1:1 ~ ~ o B d d ~ ij I DESIGN COMPANY RENTON ]H[OUSXNG AUT]H[OfilTY K[JRKJLAND AVJENUJE TOWN]H[OMJES City of 0 p rient0 fanning D . . n • IV1s1or,. JUL 1 6 2013 SURFACE WATER TECHNICAL INFORMATION REPORT February 15, 2013 Updated: July 11, 2013 Prepared for: Prepared by: Renton Housing Authority 2900 NE 10th Street Renton, WA 98056 SvR Design Company 1205 Second Avenue, Suite 200 Seattle, WA 9810 I Contact: Patty Buchanan, PE SvR Project No. 12024 EXIHIXBIT 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE MEMO APPLICATION NUMBER: APPLICANT: PROJECT NAME: LUA13-000206, SA-A, V-A, MOD, MOD City of Renton and Renton Housing Authority Kirkland Avenue Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Administrative Site Plan Review for the construction three multi-family structures containing a total of 18-townhome units each. Environmental review was conducted as part of the Sunset Area Planned Action EIS (LUAl0-052). The subject property is located on east side of Kirkland Ave NE between NE 18th and NE 16th St. The project site totals 0.78 acres in area and is zoned Residential Multi-Family (RMF). Surface parking, in the amount of 18 stalls, is being proposed on the eastern portion of the site. Access to the site is proposed via new curb cuts along NE 15th St that would extend north and connect to the property to the east (Houser Terrace). The proposed site is located within Zone 2 of the Aquifer Protection area. LOCATION OF PROPOSAL: 1508 Kirkland Ave NE LEAD AGENCY/RESPONSIBLE ENTITY: City of Renton Environmental Review Committee Department of Community & Economic Development Upon determination by the City's Environmental Review Committee that the proposal meets the criteria outlined in the Planned Action Ordinance (Ordinance #5610) and qualifies as a planned action, the proposal shall not require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to SEPA. The City's Environmental Review Committee designates the proposal as a "planned action", pursuant to RCQ 43.21C.030, as it meets all of the following conditions: ,/ The proposal is located within the Sunset Planned Action Area. ,/ The proposed uses and activities are consistent with those·described in the Planned Action EIS and Planned Action Qualifications. ,/ The proposal is within the Planned Action thresholds and other criteria of the Planned Action Qualifications. ,/ The proposal is consistent with the City of Renton Comprehensive Plan and applicable zoning regulations. ,/ The proposal's significant adverse environmental impacts have been identified in the Planned Action EIS. ,/ The proposal's impacts have been mitigated by application of the measures identified in Attachment B of Ordinance #5160, and ot regulations, together with any modifications or varian, that may be required. EXHIBIT 10 City of Renton Department of Commun, . Economic Development ,wironmental Review Committee Memo LUA13-000206, SA-A, V-A, MOD, MOD Page 2 of 2 Kirkland Ave Townhomes August 19, 2013 .,, The proposal complies with all applicable local, state and/or federal laws and regulations, and the Environmental Review Committee determines that these constitute adequate mitigation . .,, The proposal is not an essential public facility as defined by RCW.36.70A.200{1). SIGNATURES: 111 '-J L-v--.---- Terry Higashiyama, Administrator Community Services Department ~ Mark Peterson, Administr Fire & Emergency Services C.E. Vincent, A ministrator Department of Community & Economic Development Date .. -·1 "·-·· City Limits Planned Action Stud y A rea Subarea Central North South Sunset Mixed Use Potential Su nset -Te r race Redevel opment N A 0 500 I Feet ICF IIITHNATlotlAI EXHIBIT 11 Attachment A Planned Action Study Area Su nset Area Community Planned Act ion Final NEPA/SE PA EIS Denis Law Mayor June 13, 2013 Mr .. Mark Gropper, Executive Director Renton Housing Authority 2900 NE 10th Street P.c;>. Box 2316 Renton WA, 98059-0316 RE: KIRKLAND AVENUE TOWNHOMES PROJECT ADJUSTMENT 2013·02 Dear Mr. Gropper: The City of Renton ha.s completed review of the adjustment request submitted by the Renton Housing Authority for the Kirkland Avenue Townhomes d.evebpment in accordance with. City adopted 2009 King County Surface Water Design Manual (KCSWDM) and City Amend merits to the 2009 KCSY¥DM. We understand that the applicant's engineer is requesting an adjustment from the 2009 King County Surface Water Design Manual to core requirement 113, Flow Control · (Section 1.2.3), and core requirement 116, Maintenance and Operations to locate privately owned and maintained drainage facilities in City right-of-way. Our review of the Information provided by the applicant engineer on May 29, 2013, provides the following findings: l. The Renton Housing Authority (RHA) is a governmental non-profit organization with the mission to provide quality, affordable hc;,using in a safe environment to people with low incomes who make Renton their home. 2. The project proposal is to construct an 18-unit multifamily development at Kirkland Avenue NE and NE 15th Street for low and moderate income families. 3. The project proposes to construct drainage facilities needed to mitigate for onsite improvements (building runoff) as required by City code in public City right-of-way. The project will collect building runoff and route it into bioretention facilities (rain gardens) located within the right-of-way planter strip. The remaining project runoff will be mitigated through an infiltration facility located beneath the onsite parking lot. Based on these understandings, findings, and Sections 1.2.3 and 1.2.6 of the 2009 Surface Water Design Manual as amended by the City, the adjustment to allow the privately owned and maintained drainage facilities to be located in City right-of-way is approved with the following · conditions: IEXHIBIT 12 Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov l'.lr, Mark Gr.opper Page 2 of3 Jui)e 13, ?013 1. The bioretention f~ciJities In the right:of-way shaU, be d.~sigried arid constr~C!ed to pr<;>v\dE! a .public pE?nef)t by pre>vlding slirfac~ )Nater quality'treatinent for street right-cif- way runoff, in ;i°ddition to meeting the City's Surface Watei' Design standards required for th~ RH~ Kir~lahd Av~nue Townhq/iies p/ci)ect. Th~ tributa;y half right:of-way widt.h . ~ ' ' ' .., . . " . . . . ·-. -· ' .;, . -. ~ . . . .. . along project site (see attached figures) shall be directed into the proposed bioretention ,. · , . > ' ' J -, '· '1 -' ., • ' • •• , • • • ,·· -'-,. _ --• , ; : ,·t' . .' facili~i~s In_ t~e right-of-way to 'provide wat~rqii!II[~ t_rea_tment for ~he City street and stormwater runoff frorri the RHA Kirkland Avenue .Tciwnhomes project. The · ' • I ., ~ • -' '. ' ·•• • "' '. '.. ' : • ; , ~ .. • • \ ~ • . ' bioretentioh facilities in City right-of-way will need to be sized to accommodate stormwater runoff from the RHA'Kirkl_and Avenu~ ,To ... i/nhc;mies project site arid the City right-of-way. · · · · 2. T~e project proposal shall be revised to·include the implem~ntation of porous concrete sidewa_lks in City right-of-way. · 3. The faciiity shall'be designed and constructed to avoid utility conflicts. Adequate sepafation and clearances in accordance with applicable City stahdards shall Ii~ m'~lntaine~, RHA will be re~ponsible for.coordinating ·wit 0 h p(ivate:f(~nchise utilities for adeq~_ate separat[on and i:leararices be.tween prqpo~~~ drain~·g:e f~dl.ities a,r)d priv~te utilities., The Renton Housing Authority will be responsible for the cost associated with relocation of e~isting ~tilities to accommbd~te ·the pio(etei)tiori ta'c.iiities in. City· · right-df-way, if needed. RHA will be responslbie for the .cost of relocating bioretention faciijties, or providing ~quivalent repla~ement in the event ~f futur~ improveme~ts in the City light-of-way, as·part of a City project, requires them to be rel<icat~d (i.e., City street improv.ements, City utility improvement projects). 4. The Re_nton Housing Authority is responsible for maintaining the _bioreten_tion facilities and assoc[ated storm system conveyance pipes located in the City right-of-way to City maintenance standards to e.nsure that they function ·as designed and permitted. Following construction, the bioretention facilities in the righi0of way and any _o.nsite flow control and water quality treatment facilities, will be included in the an!'ual private stormwater facility inspection, maintenance, and reporting program, as required by the Ecology National Pollutant Discharge Elimination System Phase II Municipal Stormwater Permit (Section S5.C.4.~.iii). · · · · · · · 5. RHA will need to submit a Declaration of Covenant for inspection and maintenance of stormwater facilitil'?s and BMPs for the biorete_ntion facilities inth_e righ't-of-way and the other drainage facilities located on the RHA property that are constructed·as part of this prqject. T~.e'Declaration of Covenant can be found in RefE!rence J of the City of Renton Amendments to the 2009 King County Surface Water Design Manual. A site plan sho~ing the location of the stormwater facilities and BMPs must be included as Exhibit A with the declaration oi covenant. · 6. Proposed drain·age facilities shall be sized in accordance with Sections 1.2.3 and 1.2.8 of the City Amendments to the 2009 K~SWDM using .reference 11-A to determine existing site conditions applicable to the project. The drainage report shall inclucle oUtput files of the analysis performed including how discharges ai the pciiijt:ofco,:nplianc1i:0i1i}16t' ,• • . . -> /:..,-..... ,._ ... -·-r,i_\· i.r, H:\Fil~ -~ys\SWP -Surfa_ce W~Jer_ P~oject~\sWP-~7 -Si:'!!~-~e.W~t_e.rPf.OJ~f.(CIP)\J1~i29E~_ntp~;~i~r~i-a_)<..,te? ', }"l r-! ~ .. Manual\ADJUSTMENTS\2013\2013°2 Kirkland Town~ome.-:::·RG In ROW.doc\!JC~tp , 1 ~ ,. I : { · l : l ,-l , I ~ .. .'. ' . . . Mr: Mark Gropper Page 3 of 3 June 13, 2013 result in an increase greater than O:lcfs from pre-developed and developed condition. The hydrograph for the pre,d.eveloped condition will be ex!sting site conditions (as it exists today) for the entire site. The developed condition will include allowable flow control BMP facility si~lng credits as specifiecl in the 2009 KCSWDM. applied to all · surfaces mitigated through flow control BMPs. The final project Technical Information Report must be revised to. include the use of the bioretention facilities in qty right-of-way to mitigate for onsite r'unoff, offsite runoff and the strei!t runoff as 'part of this adjustment approval. 7. The approval of this adjustment does not relieve the applicant from other.city, state, or ' . . . . federal requireme·nts. 8. This adjustm!!nt approval applies only to the .RHA Kirkland Avenue Townhomes project. The use of City ~ight-of-way by the RHA to mitigate for project stormwater impacts from future projects will require ii' separate review and adjustment request. if you have any questions about this adju_st!!lent, please contact Ron Straka, Surface Water Utility Engineering Supervisor, at (425) 430-7248. Sincerely, ' ~,r 7 Jltr/'tfef~l'h Gregg A. Zimmerman, P.E. · Public Works Admi.nistrator Attachments C z. \)'-"", -->< I C.E. "Chip" Vincen.t Community and Economic Development Administrator cc: Doug Jacobson, Deputy Public Works Administrator ~ Transportation Lys Hornsby, P.E., Utility Systems Director Mike Stenhouse, Maintenance Services Director N.eil R. Watts, Development Services Director Kayren Kittrlck, Development Engineering Supervisor Ron Straka,.P .E;, Surface Water Utility Engineering Supervisor Rocale Tlmm~ns, Planner Jan Illian, Plan Reviewer Hebe Bernardo, Surface Water Uti/ity Engineer ! f<\ .-t iHo'." _,,, ' ... I \ ... A ' ~ • ,,. 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Schemata WorkshCJp; Inc .. ·: , ·· .1720 12th Avenue #3 · Seattle; WA98122 "Off Hold" Notice • •·: Depa/tmen_t of Comniunity and Economic Development · · · .· .. C.E."Chip''.Vincerit, Administrn'tor , • • • I . Kirkland Avenue Townh.orhes / LUALUAB-000206, SA~A, V-A, MOD • C • ' -• • • • • ' • ' • • • • . . . . . . . . . . ' . 6ear Ms. Kim: . Tha11l<you for subm.ittirig the additional materials requested in the.April 1, 2013,lett~rfroni the'.· City/ Your p'roject h_asbeen t.aken off hold 'and·the ,City '\NHI ccintinue review of the .Kirkland . Avenue Towohomes proj~ct .. · ·· · · · · · · lfyciu havear_iyquestions'. please contact rne at (425)430-7219:. Sincerely, :;¥+ .··_ Ro~ale timrnoris, Senio.r Planner · cO: . ·RentOn~oi.Jsirig Au~h·ority /Ownfr{s) · · . Renton City Hall • 1055 South Grady Way . • Renton, Washington 9805i;. rentonw~,gov • \~ \ Rocale Timmons From: Sent: To: Cc: Subject: Attachments: Roca le - .. Grace Kim <grace@schemataworkshop.com> Wednesday, May 15, 2013 1:18 PM Rocale Timmons 'Mark R. Gropper'; 'Joel Ing'; Jeff Busby; Mark Santos-Johnson RHA KAT -reinstatement of Site Plan Review 13_0513 Colored Perspective and Axon.pd!; Ken Scot entry -needs adjust.jpg Per our meeting yesterday, please reinstate our Site Plan Review application. While we initially though there might be some changes to construction method, we have elected to stay the course with modular construction, so there are no changes to massing and overall design. As discussed yesterday, there will be some minor siding changes as described in the attached renderings. The most significant change there is related to siding of the recessed building facades will have board/batten siding and all homes will have a flat panel below the windows on the front fa,ade. I have also attached a photo of project we completed in Portland a few years ago. / It is all cement board siding-both horizontal lap and flat panels, painted different colors. The reason we are not doing Vthis on KirRl~nd Ave is that the fa~ade length for each home is 14' and we think this will make the buildings too busy to apply a second color on each home. Please let me know if you need anything further from us in order to proceed with Site Plan Review. grace h. kim I schemata workshop inc. aia, principal architect 206.285.1589 www.schemataworkshop.com 1 RHA KIRKLAND AVENUE TOWN HOMES .. AHA KIRKLAND AVENUE TOWN HOME S ) ~ schemata workshop schemata workshop inc I ~14/2013 Denis.Law · Mayor_ Apr.ii 1, 2013 . Department of Community and Economic .Development Grace Kim . . •·. ·sGhemata Workshop, Inc. 1720 12th Avenue #3 Seattl_e, WA 98122 . SUBJECT: . "On Hold'' Notice · CE."Chip"Vincent,Administiator ... Kirkla~d Avenue Town homes/ LUA13-000206, SA-A, V-A, 11110 . . . . . . . . . ... Dear Ms. Kim: . The Planning Division of the City of Renton accepted the above master application for. review on March 7, 2013. During our review, the applicant requested that the project ··· be placed on hold as the elevations are likely to be r,evised ... · . The followingJnforrnation will need to be su!Jmitted before April 21, 2013 so that we may continue .the review of the.above subject application, . • A request' to reinstate th,e review along with ariy revised ·plans and associated documentation . . At this time, your project has been placed "on hold" pend.ing receipt of the requested information: Please'contact me at (425) 430-7219 if you have any questions. · · . . ' . . . . . \ . . Sincerely,. ~:§/~ . ·:~i~r Planner cc: · Renton Hou~ing AUth?rity / Owner(s) . R.enton City H~II--. 1055 .Sout.h Grad-~ Way • Rento~,.Washington .98057 ~ rentonwa:.gov PLAN ADDRESS: 1506 Kirkland Ne Ave Renton, WA 96056-3256 APPLICATION DATE: 02/19/2013 DESCRIPTION: The applicant is requesting Administrative Site Plan Review for the construction three multi-family structures containing a total of 18-townhome units each. Environmental review was conducted as part of the Sunset Area Planned Action EIS (LUA 10-052). The subject property consists of three parcels, which would be consolidated as part of the proposal. The subject property is located on east side of Kirkland Ave NE between NE 18th and NE 16th St. The project site totals 0.78 acres in area and is zoned Residential Multi-Family (RMF). Surface parking, in the amount of 18 stalls, is being proposed on the eastern portion of the site. Access to the site is proposed via new curb cuts along NE 15th St that would extend north and connect to the property to the east (Houser Terrace). The proposed site is located within Zone 2 of the Aquifer Protection area. Community Services Review Leslie Betlach Ph: 425-430-6619 email: LBetlach@rentonwa.gov Recommendations: Use only small-maturing tree species along Kirkland Avenue NE due to low overhead electric wires (mature tree height less than 30 feet in height). Space trees a minimum distance of 30 feet from street lights. Tf Fire Review • Construction Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire mitigation impact fees are waived due to city council action. Code Related Comments: 1. The preliminary fire flow is 2,000 gpm with an approved fire sprinkler system installed. A minimum of two hydrants are required for each building. One within 150-feet and one within 300-feet of the proposed buildings. An approved hydrant is required within 50-feet of all fire department sprinkler connections. Existing hydrants can be used to satisfy the requirements as long as they meet current code including 5-inch storz fittings. 2. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the onsite roadway. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. 3. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 4. An approved fire sprinkler system is required throughout all buildings due to low available fire flow in this area. Approved fire alarm systems are also required in all buildings. Fire alarm systems are required to be fully addressable and full detection is required. Direct outside access door is required to fire alarm and fire sprinkler system control areas. Technical Services Bob MacOnie Ph: 425-430-7369 email: bmaconie@rentonwa.gov Recommendations: Applicant should do a Lot Combination. Reviewer Comments Bob MacOnie Ph: 425-430-7369 email: bmaconie@rentonwa.gov Item Review Name: Technical Services Comments: NOTE:. 1 have questions: 1) Are 18 parking spots sufficient for 18 units? 2) Shouldn't there be a connection other than the private access road between the parking spaces on the road and the units? More generally, connected walkways backing the parking spaces. Police Review Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov Recommendations: Estimated CFS Annually: 15 CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain-link fencing. The fence wilt provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy-duty deadbolt locks with a minimum 1-%" throw and installed with 3" wood screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. March 18, 2013 Page 1 of 2 Sliding windows and glass patio dor placed into the top or bottom of the be adequate. '1ould have secondary locks installed to restrict verf JW frames to restrict vertical movement. Simply pla, 'lovement. These secondary locks need to be ..1-1 sturdy, fitted dowel in the window tracks may Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the stairs, or provide a place for a criminal to hide while waiting for someone to target. Balcony construction should also be of lattice or railing -no solid watts, · for the same reason. Security lighting should be installed along sidewalks, in stairways, foyers and pathways. Each residential unit should have individual unit numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. Unit numbers should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. I have concerns regarding the decision to place the parking lot in the back of this property, which will pull it away from any arterial streets or consistent pedestrian traffic. It's going to be especially important to place more-than-adequate lighting standards/fixtures in this area. This will contribute to the security of residents traversing from their vehicles to their residences, and will help reduce property crimes associated with unattended vehicles. Latch guards should be installed on any and all doors leading from the outside in. And any lever-handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. Where egress might be an issue, bar-releases can be installed to meet Fire Code requirements. This would include any storage or maintenance rooms, etc. Any separate resident storage units should have latch guards and deadbolts installed. Dumpster locations should be secured within their own housing and well lit. If possible, creating a dumpster location that can be secured for resident's use, but accessible for waste management is recommended. Landscaping should be installed with the objective of allowing visibllity: not too dense or too high. Too much landscaping will make residents feel isolated, and wilt provide criminals with concealment to commit crimes such as burglary and vandalism. March 18, 2013 Page 2 of 2 _..,,,,,j; · City of · l'\ ---"""-.ill{es.m1frcmi111 ~ NOTICIE Of APIPllCATION A Ma,ter Appll<atlon has been med and 1ccopt1d with th• Prp1rtmont al Community & Economic 01v1lapmont tCED)-l'l1nnl"' Olvl....., ol 1h1 aty of Renton. The h:dl-ln1 bnofly de.erll:tuth• 1pp\1<11tlan and th, necnAry PublkApptOVol,. DATE OF NOTICE OF APPLICATION: M1n:h 7, 2013 PROJECT NAME/'11UMIIER: Kirkland Asrnuo Townhomts / LUAB-000206, SA·A, V·A, MOD PROJECT DESCRIPTION: The lpplla,n\ ll, ~qurrtlnc AdmlnWr1tlve Sito Plan Rt'Yiew for the coout...,ctk>n threo multi-family structurH amtalnlng 1 10111 of l!·tcwnhomr unit, nch. Envlronmrnt1I rovlr,,, was · conducted H part cl the Sunset Arn Planned Action EIS llUAl0-052). The subject property con,lm cf three p1n:rl1, whklt would be a,nsolidatrd H part ol the PfOpoHI, Tht subjtel pro~rty U Iota ltd cm Hsi side of Klr'<land Ave NE bltwoen NE 18th 1nd NE ltith St. The project 111• tot1ls 0.78 ltf'H In 1ne1 •rid Is ton•d R•lkl•n\11! Multl-F1mlly (RMF). Surface ~rklng, In 1he ,mount ol 18 1\1111, 11 beln1 propost,d on 1he e11torn portion of the ,It•. Access to the stte I, propoffd .i. • new turb cut 1long "IE 15th 51 thlt would through tM proporty to the e11t (liouffr Terrate) to connect to the 111bjlld site. The proposed sJte 11 loclttd withlnZone l ol tlHI Aqulfu Protection .liru. PROJECT LOCATlON: 1S08 & 15ta Kirkland Avenu• "1£ 1ml 3017 Nf 16" Street PUBLIC APPROVALS: Administrative site Pl1n Dl!wlopm•t, Admlnl,tr;itlve Variance, MruHhc1tion APP1.ICAHT/PROJECT CONTACT PERSON: Grue Kim, Scl~m1t1 Workshop, Irie.; 1720 12"' AV<!lll>e #3; S.1ttle, WA S8122; Eml: 1race@l1chlm1t1work1hop.com PUBLIC HEMING: N/A to,,,ffl41nU on the 1b<>ve 1ppllt1tlon mu,t b1 111bmltted In wrltlnJ to Roail1 Tlmmon,, Senior Plannu, Dep1rtm1nt of to,,,munlty & £-mlt Or,1lopm1nt, 10SS South Grady Way, R1nton, WA 9I057, by 5:(1(1 p.m. on Mlrcli U, 2013. If you hh1qvutlon11bout this proposal, or wish lo be mode• J)llrty ol r,,c:ord and receive 1ddi1lon1I nollflc1tlo11 by m1R, contad the Project Mon•ser 11 (425] 430-7219. Anyone who 1ubmiu wr~on comm,nts will 1utom1tltllly becom1 a party of ,.cord 1nd will be notlflod of any decision on this p,ojed. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: February 19, 2013 If you would Ukt to be "'-dt I Pl'rtv of record 10 reulff lvnher Information on this p((lpoHd proje<:t. tomplote Ill~ form ind rotum to: City of Renton, CEO, Pl1nnln1 Olvlslon, 105S South Gmly Way, Renton, WA 98057. FIie NamR / No.: Klrkllnd Avenue Townhomet/ LUAB-000205, SA-A, V·f.. MOD NAME:----------------------------- MA!LittGAOOAESS: _____________ Clty/St1~e/Zlp: ________ _ TELEPHONE NO.:------------ CERTIFICATION I, {!o:;ag l /)? m ""21z, S:, hereby certify that -.5 copies of the above document were posted in _Lconspicuous places or nearby the described property on Date:_____.""""'~,,_/-+-7;-1-..~=IP<CJ-/--"'.2=----- STATE OF WASHINGTON ) COUNTY OF KING ) ) ss Signed: ~"'s.:::::::::c---- I certify that I know or have satisfactory evidence that Jso <a g" T ~ en m 00 $' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ii cd ~aa&o Notary Public in ;(d for the State of Washington Notary ( Print): __ ..LH.!...LA:::..-,__.._(..,..,._ow.a"'h"""'«'-------- My appointment expires: ___ ,<.~"""''f-J<'caas.i+_...,cx=..Cf,., 1 _~..:cc,:::...s.\ _J.__ __ _ CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 7th day of March, 2013, I deposited in the mails of the United States, a sealed.envelope containing Acceptance Letter and Notice of Application documents. This information was sent to: Name Representing Grace Kim Contact . Renton Housing Authority Owner/Applicant 300' Surrounding Property Owners See attached (Signature of Sender): ~ --;Ji1 ~ "''''""""'''' 7 ,$!>" ~ ,,,,,. ff' v-:~~ ,,,. = ~·:;.; \ STATE OF WASHINGTON ) SS ff f fJ ~01A~ t, \ COUNTY OF KING ) :;: f 1,1 • • ~~ ~ \ "J.\ ~~-'~ J I certify that I know or have satisfactory evidence that Stacy M. Tucker ~,. '9~-~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for t~l!Jli!'°§~lil~lli ~"es mentioned in the instrument. '"""""''''" Dated: 1lluMl, ? . ;;io t 1 J Notary ublic in and for the State of Washington Notary (Print) : __ __.!1-1:i.._LA.:...:· ''--G~c.!:CuJo"""-e.1!,!_ ____________ _ My appointment expires: Ave<-<&./-;:}. G / ao t3 Project'Name: : Kirkland Avenue Town homes ,Project ll!umbe't: I LUAB-000206, SA-A, V-A, MOD -- • SZULKOWSKI KINGA B 11729 SE 93RD ST NEWCASTLE, WA 98056 KCFINVESTMENTS PO BOX 37 MEDINA, WA 98039 STEWART MARY C 1519 KIRKLAND AVE NE RENTON, WA 98056 RENTON HOUSING AUTHORITY PO BOX 2316 RENTON, WA 98056 PETERSON JOHN S 1007 N 36TH RENTON, WA 98055 RODABOUGH SIDNEY S+TRUDY 376 TEMPLE MEADOW LN RICHLAND, WA 99352 ZIMMERMAN MARK E PO BOX 3031 RENTON, WA 98059 VANBUREN ERIC M+CAMILLE G 23121 262ND AVE SE MAPLE VALLEY, WA 98038 CUTTING LARRY D 16919 150TH AVE SE RENTON, WA 98058 LIU HAIYUNG PO BOX 2283 RENTON, WA 98056 HERNANDEZ ANTONIO M+YAMAMI 3102 NE 15TH PL RENTON, WA 98056 GELASHVILI TSIURI+GEORGE 1518 JEFFERSON AVE NE RENTON, WA 98056 BALDRIDGE H L 1526 JEFFERSON AVE NE RENTON, WA 98055 DO CHUONG A 1945 KIRKLAND PL NE RENTON, WA 98056 LOONEY WILLIAM A PO BOX 1435 . TACOMA, WA 98401 LOUIE FAMILY LLC C/0 SHEPARD COMM RE LLC 12835 BEL-RED RD SUITE 140 BELLEVUE, WA 98005 A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: March 7, 2013 PROJECT NAME/NUMBER: Kirkland Avenue Townhomes / LUAB-000206, SA-A, V-A, MOD PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review for the construction three multi-family structures containing a total of 18-townhome units each. Environmental review was · conducted as part of the Sunset Area Planned Action EIS (LUAl0-052). The subject property consists of three parcels, which would be consolidated as part of the proposal. The subject property is located on east side of Kirkland Ave NE between _NE 18th and NE 16th St. The project site totals 0.78 acres in area and is zoned Residential Multi-Family (RMF). Surface parking, in the amount of 18 stalls, is being proposed on the eastern portion of the site. Access to the site is proposed via a new curb cut along NE 15th St that would through the property to the east (HouSer Terrace) to connect to the subject site. The proposed site is located within Zone 2 of the Aquifer Protection Area. PROJECT LOCATION: 1508 & 1518 Kirkland Avenue NE and 3017 NE 16th Street PUBLIC APPROVALS: Administrative Site Plan Developmet, Administrative Variance, Modification APPLICANT/PROJECT CONTACT PERSON: Grace Kim, Schemata Workshop, Inc.; 1720 12th Avenue #3; Seattle, WA 98122; Eml: grace@schemataworkshop.com PUBLIC HEARING: N/A Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on March 21, 2013. 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. I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: February 19, 2013 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, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Kirkland Avenue Townhomes / LUAB-000206, SA-A, V-A, MOD NAME:------------------------------------ MAILING ADDRESS:----------------City/State/Zip: __________ _ TELEPHONE NO.: --------------- Denis Law . ~ayor ) . Department of Community and Economic Development. March 7;2013 · Grace Kim Schemata Workshop, Inc. 1720 12'h Avenue #3 ·seattle, WA 98i22_ . . . . C.E."Chip"Vincent, Administrator . Subject; N~tice of Complete Application · Kirkland Avenue Town homes, LUA13-0002D6; SA-A, V,A, MOD Dear.Ms, Kim:· The Planning Division of the City of R_enton has determined that the subjett application is complete according to submittal requirements and,therefore, is accepted for review. . . . ·, . . . You will be notified if any additlo~al information is required to continue processing your application. ·' . · · ·. P[ease contact pie at (425) 430-7219 if you have any questions. • Sincerely, · .---~---· .·.• .. _·_·.·· __ .··.· .• ~ · Timmons · . ,· · · .·_ · Pl~nner. ·· .. · · · . cc: . Reryton_Housing Auth_ority/ Owner!s) . Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law ·. ·. ·Mayor 'March 7, 20B Nancy Rawis · -Department of Transportation Ren_ton School District 42.0 Park Avenue'N- -Renton,_ WA 98055 · • D_epartinent or'community and Ecoriomic Development ---. C.E."Chip"Vincent; Administrator · Subject: Kirkland Av~nue iownhomes .LUAB:000206, SA;A, V-A, MOD ·. · The City 6fHenton's De 0 partnientof Community and,Economic D~velOpment (CED) has received _ an application for a 18 town home units located at· 1508 & 1518.Kirkland AvenGe 'arid 3017-NE· -16'.h Sfreet. __ Please see the enclosed Notice of Application fo'r further details. . . ' . ' . . . . - . In order to' process' this application,. CED 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 o~ the list below ~nd retumthi_s ietter to ~y attention, City of R~nto~, crn; · Plan~ing Division,' 1055 South Grady Way, ·Renton, Washington 98057 or fax to (425) 430-7300, by March 21, 2013. -. Elementary School: _______ ~----------,-.--------- Middle School:---,--~--~----~-------~--~-,---~-- -High School:---~--------~~---------------- -wf11 the schools you have indica_ted be able to handle the impact of the additional students estimated to come from the propo~ed dev~l~pmerit? Yes No -., . ' --- Any.Comments:--------------,-~----,-----~--~---~ Thank you for providing this important i~formation. If you ha_ve any quest[onsfegarding_this project, pl~ase contact me at (425) 4;:10,7219. . Sincer_e~ly> _______ -.• _ . _. -__ ,. ' . . . -~ Timmons -_--_ ---_ -_ Senior Planner · -_ _ . Enclosure · · Renton.City Hall ; 1055 South Grady Way ; Rento·n, Washingt~n· 98057 • rentonwa.9ov . . ' . . . Denis Law.· Mayor . April 28! 20i4 . ' ') ·. Grace Kim . · Schen,at~ Workshop Inc. 1720 12th Avenue #3 · · · Seattle, WA981.22 . Community&. Economic Development Department C.E."Ch ip"Vi ncent, Administrator . SUBJECT:".·•. ·. NOTIFICATION OF FINAL LOT COMBINATION PLANS SENT . ·. FOR RECORDING. KAT Townhomes / LUA13,000206; LLA · .· Dear Ms. Kirn:· . Th~ City of Renton has approved the above referenced lotcombination a~d has·. . . forwarded the final signed plansto King County for rec;rding. . . . Please note.the recor~ing of the lot combinatio~·dowmentation alone does not transfer · ownership of ptoperty;. lfnecess'ary, prepare arid record. a deed transferring ownerihip. of.the pcfrtion of.land depicted ip the lot line adjustme~t map, We recommend.that the·. legal description for this document be prepared by a surveyor; It is the applicant's· . responsibility to ensure this document is properly prepared arid recorded with !he . County. If you have ariy further questions.regarding this lot line adjustrnent, please cont~ct me . at (425) 430c7219. · · . .·. ··. ·. . . . · · . :sincerely, .··.'-({;~~ .. · ~o~le Tim~on~ ·. · .. · · ... · · ,Senior Planner -cc: : · Re~ton Housing ~uthorlty / Owner(s) Mary Delpay / Party oi.Record . · Joel I rig -Shelter Resources, Inc./ Applicant · Yellow file • · · · . . .·· . . . . . -. . . . . . ... Re~tori ~ity Hall. ; 1055 South Grady W~y • Renton, Washington 98057 • .rentonwa.gov . -. . . . ' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMOIRANDUM DATE: March 11, 2014 TO: Bob McOnie, Property Services FROM: Rocale Timmons, CED Planning, x7219 SUBJECT: KAT Town homes Lot Combination, File No. LUA13-000206, LC Attached is the most recent version of the above-referenced lot combination. If all Property Services concerns have been addressed and you are now able to recommend recording of the mylar, please initial this memo below and return to me as soon as possible. However, if you have outstanding concerns or require additional information in order to recommend recording, please let me know. Thank you. Property Services approval: Robert T. Mac Onie, Jr. PLS d,,(,1 Datb ""C, \ eKl·\ ·,~ J\JL' cc: Yellow File LC Approval Memo . , City File Number ___ _ APPLICATION FOR LOT COMBINATION City of Renton Department of Community and Economic Development NATURE OF REQUEST: Renton Housing Authority is applying to combine lots 1. 2 and 4 of Block 7 located at Kirkland Avenue between 15th and 16th Streets. Taxpayer/Owner Address City/State Applicant Address City/State Agent Address City/State Parcel Data: Site Address: 7227800200 Renton Housing Authority 2900 NE 1 o'" Street Phone: (425) 226-1850 Renton. WA 98056-0316 Renton Housing Authority Phone: same as above Same as above Joel Ing/Shelter Resources, Inc 2223112'" Ave NE, Suite 102 Phone: (425) 454-8205 x 234 Bellevue. WA 98004 1508 and 1518 Kirkland Avenue, 3017 NE 16th St. Parcel #:7227800185. 7227800190. Location: Quarter Section SW Section L Township R_ Range _5_ Related Parcels: --"'se"'e'-a"'b"'o'-'v"'e'---------------------------- Existing Zoning: ~R=M~-~F __ _ Shoreline Environment: -"'nic.sac_ ________ _ Legal Description: COLLECTIVELY: Lots 1, 2 and 4, Block 7, Corrected Plat of Renton Highlands No. 2, according to the plat Thereof, recorded in volume 57 of plats, pages 92 through 98, inclusive, in King County, Washington. INDIVIDUALLY: RENTON HIGHLANDS #2 CORRECT PLAT, PLAT BLOCK: 7, PLAT LOT 1 RENTON HIGHLANDS #2 CORRECT PLAT, PLAT BLOCK: 7, PLAT LOT 2 RENTON HIGHLANDS #2 CORRECT PLAT, PLAT BLOCK: 7, PLAT LOT 4 All dimensions must be shown, total square footage must be shown on revised lot drawing. Please list parcel numbers for the original lots. Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 Title: Property Tax Parcel Number(s): DECLARATION of LOT COMBINATION 7227800185, 7227800190, 7227800200 Project File#: Address or Intersection: LND-31-0004 1508 and 1518 Kirkland Avenue, 3017 NE 16th St Section _4_ Township ..1L North Range 5 SW, City of Renton, King County, Washington Grantor(s): Grantee(s): 1. Renton Housing Authority 1. City of Renton, a Municipal Corporation I (We),Renton Housing Authority c/o Mark Gropper hereby certify that I am (we are) the owner(s) of the property described in Exhibit 'A' on page _;1_, said property being in common ownership, do hereby petition the City of Renton to allow the separate parcels to be combined into single legal lot(s) of record as described in Exhibit 'B' on page ..L, as specifically allowed by the Revised Code of Washington, Section 58.17.040 (6). The Map Exhibit on page!/_ depicts the original and the hereby revised parcels. NOW THEREFORE, in consideration of the mutual benefits to accrue herefrom and by signing hereon, the parties do for themselves, their heirs and assigns, revise the boundary lines of the parcels described in the aforementioned Exhibit 'A' and establish and recognize the parcel legal description(s) in the aforementioned Exhibit 'B' as the new parcel legal description(s). aid Grantor has caused this instrument to be executed 2og-lol'I. City of Renton Approval: The petition of the property owner(s) to combine the separate properties described in the aforementioned Exhibit 'A' into legal lots of record as described in aforementioned Exhibit 'B'. This lot combination is binding upon recordation and the resulting parcel(s) may only be divided through the City of Renton's formal subdivision process. ,Jt~ )--f;_ ~-U,Q 4 fz_ i{'2..o I y Planning Director Date City of Renton Department of Community and Economic Development I of 4 • • CORPORA TE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) 55 COUN"TY OF ~G ) 1 On this __Lf.:.._ day of ,vbr~"-20~ before me personally appeared ____ ,,,,,,,\ --<:,\'{P., A. S1-f. ,,, ((10.r><-Gropf"f£. tome known to ~'i".•;;sioi.i"i:~·-~~·,, be -if, £,µ;J;vLjJ;,,c.f,r of the corporation that : -J ·~ ~-. -,,,,. I executed the within instrument, and acknowledge the said instrument to be the free I~ f~ ... \Q1ARY i\ 7 ~ and voluntary act and deed of said corporation, for the uses and purposes therein ~-:O""---(/) .. ,, ~ ...... ! o ·-: 1 mentioned, and each on oath stated that he/she was authorized to execute said 11 ". PUB'JG~· ., instrument and that the seal affixed is the corporate seal of said corporation. , •• I:)." ., ,, ~--.&,o1ric!:-·· .! / .. L · ,/ / \ "'ll'f;-........ : --f:'-~~···ze:::'9·"~""·c _..:~=· ;._:;z..~=::::·;_,;_,?"--"'----:::-:--:----:-:---------1 1,, OFW/>S ---Notary Pub Ii"' in and for the State of Washington ,,,,,, ... ,--''- Notary (Print) //,-,a.,£, ''j"I. ;s /..,.., b ;.,."- My a ppo i ntm ent expi res:__c;.""-'"<0--'"'c.c'.<./..,,c.z,.,o,,/'-'6"----------- Dated: 0.3-.,?S·/O/f, 2 of4 EXHIBIT 'A' Original Legal Description Parcel 7227800185 Lot 1 of Block 7, Corrected Plat of Renton Highlands No. 2, according to the plat thereof, recorded in Volume 57 of Plats, pages 92 through 98, inclusive, in King County, Washington. Parcel 7227800190 Lot 2 of Block 7, Corrected Plat of Renton Highlands No. 2, according to the plat thereof, recorded in Volume 57 of Plats, pages 92 through 98, inclusive, in King County, Washington. Parcel: 7227800200 Lot 4 of Block 7, Corrected Plat of Renton Highlands No. 2, according to the plat thereof, recorded in Volume 57 of Plats, pages 92 through 98, inclusive, in King County, Washington. EXHIBIT 'B' Revised Legal Description Lots 1, 2 and 4 of Block 7, Corrected Plat of Renton Highlands No. 2, recorded in Volume 57 of Plats, pages 92 through 98, records of King County, Washington; All situate in the Southwest quarter of Section 4, Township 23 North, Range 5 East, W.M. in the City of Renton, King County, Washington. 3 of 4 '" z '" > < 0 z j "' 0: ;, MAP EXHIBIT Original Parcel Configuration L/ / ~ ~" s .,.~ ,., 7227800185 LOT 1 7227800200 LOT .4 72278001£10 LOT 2 , NE 15TH ST ---------------- 1 '" z '" '< 0 z < -' "' 0: ;, MAPEXH1BIT NE 15TH ST I I I I i I· 4 O<" 4 • I I I ' L !lfi!L~ .tJtJ tJ / IJ Ltf-1 I b-OtJOl}.tJtp City of Renton lAND USE PERMrr MASTER APPLICATION PROPERTY OWNER(S) I I PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: Renton Housing Authority Kirkland Avenue Townhomes ADDRESS: 2900 NE 10th Street PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: Bldg 1 -1508 Kirkland Avenue NE, Renton, WA 98056 Bldg 2 -1518 Kirkland Avenue NE, Renton, WA 98056 CITY: Renton ZIP: 98056 Bldg 3 -3017 NE 16th Street, Renton, WA 98056 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: 425-226-1850 7227800185 APPLICANT (if other than owner) I 7227800190 7227800200 NAME: (property owner) EXISTING LAND USE(S): vacant PROPOSED LAND USE(S): COMPANY (if applicable): 18-unit multifamily housing EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: center village PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: t ZIP: (if applicable) NIA EXISTING ZONING: TELEPHONE NUMBER: RM-F CONTACT PERSON I PROPOSED ZONING (if applicable): NIA NAME: Grace Kim SITE AREA (in square feet): 33,665 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Schemata Workshop, Inc. DEDICATED: 1,203 sf SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 1720 12th Ave #3 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Seattle ZIP: 98122 ACRE (if applicable) 23 I acre TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTt>VtyPbflflenton 206-285-1589 NIA Plannina Division grace@schemataworkshop.com NUMBER OF NEW DWELLING UNITS (if applicable): 18 FEB J !I :u·, H:\CED\Data\Fonns-Templates\Self-Help Handouts\Planning\mastcrapp.doc -I -03/11 I • I . ,, PROJECT INFORMATION (continued) --~-----~----------- NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: N/A $ 2.5 million SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 15 868 sf IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDl~?t TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO BUILDl~?K (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDIN/iS TO REMAIN (if applicable): NA NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach leaal description on separate sheet with the followina information included) SITUATE IN THE SW QUARTER OF SECTION _4_, TOWNSHIP _lL, RANGE _5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP Mark Gropper I, (Print Name/s) , declare under penalty of perjury LIM<ler the laws of the State of Washington 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. a 2, /1.1,()/ 1 Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that ,d,--r-cS,--oifec signed this instrument and acknowledge it to be his/her/their free and v61untary act for the uses and purpose mentioned in the instrument. Dated NotaryPuhlicinndfor the State of Washington _ .... ,,,,,,, --~ A " ,, /,:,\'{ '.:'--.:.~:'f l,"i ;-<1.'t' .• ;;_,;,10N €~---~111 ,co:':!,.,~ ..,.~ .. ,,, Notary (Print): ~a.s/<1.s,-tl"- City of Renton .SL ri~araung Division /!I::/ QiARY i·-."J' ~ ~~ :o ~ -"': ~ l -o . ' My appointment exp,res. _0.:..:.Z=---.:.0 .:../~-,Z=0.:..16=------1=F.t.Ei:i.B-l1-9:i--;1~inci< ____ _ ~ '· PIJBUG ! : ,, -. ~: .: I ,n . .'·. l,...,,_.. , I .... ~ • I'-:-.• -H \CED\JJata\\~~°?'Qate. ' ~Handouts\Plannmg\masterapp doc ,,, w'w __ ,,,,, ........... ---2-03/11 I !REVISED: Kirkland Townhomes Parcel #722780-0190, 722780-0185 & 722780-0200 PRE 12-041 CITY OIF !RENTON Department of Community & Economic Development Planning'Division December 6, 2012 Contact Information: Planner: Roca le Timmons; 425.430.7219 · Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the. project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning ~irectoi;,,-- Development Services Director, Department of Community & Economic deUM«Slfrfil!rffton Administrator, Public Works Administrator and City Council). Planning Division FEB 1 !l 'Lui3 , • • FIRE & EMERGENCY SERVICES DEPARTMENT D), Cityof1 ~ . --=~~~·~$111~[01 ·t~ M E M O R A N D U M DATE: TO: FROM: SUBJECT: November 26, 2012 Rocale Timmons, Associate Planner Corey Thomas, Plans Review Inspector NE 15th and Kirkland Townhomes 1. The preliminary fire flow is 2,000 gpm with an approved fire sprinkler system installed. A minimum of two hydrants are required for each building. One within 150-feet and one within 300-feet of the proposed buildings. An approved hydrant is required within SO-feet of all fire department sprinkler connections. Existing hydrants can be used to satisfy the requirements as long as they meet current code including 5- inch storz fittings. 2. Fire mitigation impact fees are applicable at the rate of $388.00 per multi-family unit. This fee is paid at time of building permit issuance. 3. Fire department apparatus access roadways are required within 150- feet of all points on the building. Fire lane signage required for the onsite roadway. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. 4. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 5. An. approved lire sprinkler system is required throughout all buildings due to low available fire flow in this area. Approved fire alarm systems are also required in all buildings. Fire alarm systems are required to be fully addressable and full detection is required. Direct outside access door is required to fire alarm and fire sprinkler system control areas. DEPARTMENTOF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM; December 4, 2012 Roca le Timmons, Planner Jan Illian, Plan Review ~ 15"' and Kirkland Town homes NE Sunset Blvd and Harrington Ave NE PRE 12-041 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. 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. · I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. . Water 1. There is an existing 10-inch water main in Kirkland Ave NE, a 10-inch water main in NE 16th and an 8-inch water main in NE 15'" Street. Available maximum fire flow from this system is 2,500 gpm. The project is located in the 565 pressure zone. The static pressure at ground elevation 380 is about 80 psi. 2. Preliminary fire flow demand for the proposed development as determined by Renton Fire Ma.rshal is 2,500 gpm with the use of an automatic fire sprinkler system and 3,500 gpm without the use of a fire sprinkler system. 3. The maximum available capacity from the existing City's 10-inch main in Kirkland Ave NE is 2,500 gpm at 20 psi residual pressure. The existing 6-inch water main in NE 15'" St can deliver a maximum of 1,400 gpm. As such, the development will require the use of a fire sprinkler system since the available fire flow is limited to 2,500 gpm. 4. In order to provide domestic water service and water meters in front of the townhomes per City standards, and for the connection to the fire sprinkler system, an on-site extension of approximately 275 feet of 8-inch water main will be required. The 8-inch main shall be connected to the existing 6-inch main in NE 15'" St. 5. Installation of additional fire hydrant(s) as required by Renton Fire Dept. A hydrant is required within 50 feet of the fire department connection to the building fire sprinkler system. • NE 15th Street and Kirkland Ave Townhomes-PRE 12~.041 Page ~of 6 December 4, 2012 6. Water system development fees will be based on the size of the domestic waters, irrigation meters and fire services that will serve this proposed project. This is payable prior to issuance of the construction permit. See fee schedule attached. 5. A separate utility permit and separate plans will be required for the installation of all double detector check valve assembly for fire sprinkler system. DDCVA installations outside the building shall be in accordance with the City of Renton Standards. Fire service system development fees will be based on the size of the fire service line(s). See fee schedule attached. 6. If the buildings exceed 30 feet in height, a separate backflow device (DCVA) will need to be installed inline of each domestic water meter. 7. Separate water meter and backflow prevention assembly (DCVA) is required for the landscape irrigation system. 8. A separate domestic water meter is required for each townhome unit. The water meter(s) and service lines shall be sized per the Uniform Plumbing Code. Sanitary Sewer 1. There is an 8-inch sewer main in Harrington Ave NE, NE 10th Street and Strr1set Blvd. f',tl"~~ A.ve-l,.IE:'. 2. Sewer system development fees will be based on the size of the domestic water(s). This is payable prior to issuance of the construction permit. See fee schedule attached. Storm Drainage 1. There are storm drainage improvements in NE 16'• and Kirkland Ave NE . • 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The drainage report will need to follow the area specific flow. control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface Water System Development fees of $0.448 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. S. Applicant will be required to submit separate structural plans for review and approval under a building permit for stormwater vault. Special inspection from the building department is required. 6. .A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation/Street 1. All adjacent right-of-ways need to be fully improved in conformance to the current street standards. Existing right-of-way width in NE 16'", NE 15th and Kirkland Ave NE is 60 feet. These streets have been c:\users\rtimmons\appdata\local\microsoft\windows\temporary internet files\content.outlook\oc37g5gh\rha . 15th and kirkland townhomes 2012.doc ) NE 15th Street and Kirkland Ave Townhome-s-PRE 12-.041 Page3of6_ -· ... December 4, 2012 identified as residential access streets. To meet the City's new complete street standards, street improvements along all frontages of the site will be as follows: Kirkland Ave NE -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking. NE 16th Street -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking NE 15th Street -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking 2. LED street lighting is required on all frontages to meet the fighting requirements specified in RMC 4- 4-060!. 3. Current traffic mitigation fees are $75 per new additional generated daily trip as determined ~y from the current addition of the ITE trip generation manual. A fee increase is expected in July of 2013. General Comments 1. The multi-family project may qualify for a fee waiver. Fees which may be partially waived include: o Building permit and plan review fees • Public Works plan review and inspection fees o Water, surface water, and wastewater system development charges o Fire, transportation, and parks impact fees Fifty .percent (50%) of the above fees may be waived for eligible market-rate rental housing projects in accordance with Renton Municipal Code 4-1-210, Waived Fees. Request for rental housing incentive fee waivers must be made prior to or by the administrative site plan review period. Fee waivers are effective for building permits issued after August 13, 2001, and will sunset on December 31, 2012, unless extended by City Council action. 2. All construction utility permits for 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 Professional Engineer. 3. 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. c:\users\rtimmons\appdata\1oca1\microsoft\windows\temporary internet files\content.outlook\oc37g5gh\rha 15th and kirkland townhomes 20U.doc • NE 15"' Street and Kirkland Ave Townhomes-PRE 12-.041 !?age4of6 _____ -~----· _____ _ -·----------·------·--------- December 4, 2012 KIRKLAND TOWN HOMES-PRE APP QUESTIONS Discussion/Questions: Responses to questions 2, 3, 4, 5 and 6 are provided below by Plan Review 1. Modular construction -would like to discuss the concept and how permitting will work with City. Aside from the site work, what do they expect to see in the drawing set for the wood-framed residential modules? i.e., wall/floor assemblies? Exterior envelope details -windows, siding, roof? 2. Site plan review: Due to timing of our funding and our procurement requirements for bidding, we are requesting that we complete the site plan review while we are preparing the building permit submittal. The proposed approach would work with City staff starting in December to review our site plan and proposed improvements to obtain clear (and site specific) direction early so that we don't have to revisit/redesign aspects of the street/sitework after our permit submittal.. Can staff be available for bi-weekly meetings (through Jan) with our civil and landscape architectural design team to work through design issues early and confirm that our approach is valid as design progresses? This will meet the funding requirements and save reviewers time after permit submittal. RESPONSE-Will discuss at the meeting. 3. Street improvement: our design team looked at the requirements for Y, street improvements in the pre-submittal meeting notes and evaluated the existing conditions. We know that the actual requirements will be determined in the site plan review process, however, the cost for processing the design, permit a·nd construction of these improvements are costly to the project, and our funding timeline doesn't allow for us to wait for that review to be complete before proceeding with the design work, so we would like to discuss the possibilities for satisfying some, but not all of these requirements given what is already present in the existing condition. The italicized street requirements below are from meeting notes. The subsequent notes are from our civil engineer. The bold text is the question we need answered from the City staff (not sure if this is Public Works or Transportation Design group). NE 15th Street-Required 32 ft of paving, 8 ft planting and 5 ft sidewalk. The existing condition is 36 ft of paving, 6"curb, 4.9 ft walkway and 7.7 feet of planting at back of walk. (measured from electronic survey at one location) Lowest cost for design and construction would be to keep the roadway width, sidewalk and planter arrangement. Most expensive would be to demolish and move curb, install new planter and sidewalk. Dedication most likely not needed. Site plan will show existing conditions. Answer needed from City: Are we ok to proceed· with existing conditions and no street dedication? RESPONSE-Existing street improvements do not comply with current street standards. New 8 foot planting strip and 5 foot sidewalk is required. Pavement width from center line will be 16 feet to front of new curb. No dedication is required. c:\users\rtimmons\appdata\local\miaosoft\windows\temporary internet files\content.outlook\oc37g5gh\rha 15th and klrkland townhomes 2012.doc NE 151h Street and Kirkland Ave Town homes-PRE 12·.041 · ______ eage.5af6. . ___ -·--·-----______ ·---~ _ --· ________________________ _ December 4, 2012 NE 16th Street -Required 32 ft of paving, 8 ft planting and 5 ft sidewalk. The existing condition is 32 feet of paving, 6 ft sidewalk and 3 ft planting at back of walk. · Lowest cost for design and construction would be to keep the roadway width, sidewalk and planter arrangement. Dedication would be required to provide the minimum widths of planter and sidewalk. Highest cost would be to dedicate the property and provide new planter and sidewalk. Site plan will show existing conditions. Answer needed from City: Can we leave the existing conditions and provide no additional street dedication? RESPONSE-Existing street improvements do not comply with current street standards. New 8 foot planting strip and 5 foot sidewalk is required. Pavement width from center line will be 16 feet to front of new curb. No dedication is required. Kirkland Ave ·NE -Required 32 ft of paving, 8 ft planting and 5 feet of sidewalk. The existing condition is 36 ft of paving, 3.2 feet of asphalt, 3.8 ft concrete and 4.6 ft of planter at back of walk. The ADA ramps do not line up with crosswalks, drainage structure is in cross walk at 16th and Kirkland. Guy wire restricts width of walk below requirements. Lowest cost for design and construction would be to keep the roadway width, sidewalk and planter arrangement. Potential 1 ft dedication required or at least no protest signed. Site plan will show reconstructed sidewalk. Current scope and fee does not include separate submittal to public works for right of way plan submittal. Answer needed from City: Would the City be willing to consider something less than the_ full requirement? And would the city let us submit the street improvements in the building permit format rather than a separate submittal in 22" by 34" format? RESPONSE-Existing street improvements do not comply with current street standards. New 8 foot planting strip and 5 foot sidewalk is required. Pavement width will be 16 feet from centerline to front of new curb. No dedication is required. Civil plans need to be 22x34 in order to hang in our permanent record files. 4. Stormwater: There are two approaches for stormwater and one is significantly less costly. We J ' would like to discuss both and get direction on which approach would be amenable to the City.). We are currently proposing an open bottom detention vault preceded by a water quality facility such as a StormFilter to fulfill the stormwater requirements. Is this acceptable? RESPONSE-Open bottom detention vault is allowed if soils are suitable for infiltration (KCSWM 2009, Chapter 5.4). A soils report is required. Storm system needs to comply with 2009 KCSWM. c:\users\rtimmons\appdata\local\microsoft\windows\temporary internet files\content.outlook\oc37g5gh\rha 15th and kirkland townhomes 2012.doc NE 15th Street and Kirkland Ave Town homes-PRE 12-.041 __ l:age.6..of6 ---------------- December 4, 2012 5. Street lighting: The pre-submittal meeting calls for Street lighting levels to meet RMC 4-4-0601. There are street lights in the area, but not sure what kind they are. Can you provide us with the existing lighting levels so that we can determine what we need to provide? Or provide us with a model number for existing lighting that the city is using so we can contact manufacturer? RESPONSE-Current lighting level information is not available at this time. LED lighting is required. The City does have standard details for LED poles and lighting. 6. Overhead power lines: Does the City have any plans to underground power lines in this part of the City in the near future? Or for that matter, are there plans for ANY street improvements in the near future? RESPONSE -The City has no plans to underground the existing overhead lines. 7. Water Main Extension and Fire Service: We have a preliminary layout for the water main extension based on the pre-application notes. We would like to send the preliminary layout to the water and fire reviewers for early comments. Are there any requirements for fire truck turnaround and/or access to the site from the proposed parking lot? 8. Landscape: a. Confirm link for Landscape Development Standards, currently marked as draft, are now current/adopted. http://rentonwa.gov/ uploaded Files/Business/ED NSP /plan n i ng/D- 18%20Su pplementa 1%20Att%20A.pdf?n=4957) b. For the parking on the adjacent property, how will the removal of trees on this property affect" our tree retention worksheet calculations? Do any of the adjacent trees on the adjacent property count . toward tree retention? · c. Landscape Standards E.1.b.i gives required tree spacing. We assume this is for street tree spacing. Please confirm. d. Is there a required landscaped buffer for the parking lot, which is located on the interior of the site and will not be visible from the street? e. Landscape Standards E.5.2.b what defines 'landscape area'? If the pavement is pervious, is that included as landscaped area per Landscape Standards D.2. c:\users\rtimmons\appdata\1oca1\microsoft\windows\temporary internet files\content.outlook\oc37g5gh\rha 15th and kirkland townhomes 2012.doc ·--·---·---·-·-·----------·--·-------- DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM December 6, 2012 Pre-Application File No. 12-041 Roca le Timmons, Associate Planner REVISED: Kirkland Townhomes Parcel #'s: 722780-0190, 722780-0185 & 722780-0200 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on. development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, 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 $SO.DO plus tax, from the Finance Division on the first floor of City Hall oronline at www.rentonwa.gov Project Proposal: The subject property is located on east side of Kirkland Ave NE between NE 18'" and NE 161" St. The project site (three parcels) totals 0.78 acres (33,873 square feet) in area and is located within the Residential Multi-Family (RM-F) zone. The proposal is to develop to site with 18 townhome units, in two structures, as replacement housing for the Renton Housing Authority. The applicant is proposing a total of 16 surface parking stalls in a parking.lot to the east of the structures. Access to the site is proposed via new curb cuts along NE 15'" St that would extend north and connect to the property to the east (Houser Terrace). The proposed site is located within Zone 2 of the Aquifer Protection area. Current Use: The property is currently vacant. Zoning: The property is located within the Center Village (CV) land use designation and the Residential Multi-Family (RM-F) zoning classification. The project would be subject to RMC 4-2- llOA, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "RM-F standards" herein). Attached residential development is permitted within the RM-F designation, provided the proposal complies with the density range specified by the zone. The density range required in the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). i:\rtimmons\preapps\revised 12-Q41 (rm-f kirkland townhomes).doc REVISED Kirkland Townhomes Page 2:otG-------------- December 6, 2012 • The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. The pre-application packet did not indicate the total square footage of the right-of-way that would be required to be dedicated for the proposed private road; therefore the net density could not be confirmed. The gross density for the 18-unit proposal would be 23.08 du/acre, which does not fall within the permitted density range of the RM-F zone. However, the applicant is eligible for the Density Bonus Review per RMC 4-9-065. Up to maximum of 5 additional dwelling units per net acre are allowed. To qualify for the density bonus, the applicant shall first provide 1 affordable housing unit, either for sale or rental (per net acre). Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either: (i) Affordable housing units, either for sale or rental, or (ii) Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the Planning Director. Combinations of the above are allowed; provided, that at least 1 unit of affordable housing (per net acre) is provided. For example, 2 units of affo'rdable housing and 2 units built to Built Green 3 Star standards would achieve a density bonus of 4 units. Minimum Lot Size. Width and Depth There is no minimum lot size required for the RM-F zone. The minimum lot width required is 50 feet and the minimum lot depth required is 65 feet. Building Standards -The RM-F zone restricts building height to 35 feet and 3 stories. Lot coverage is limited to 35% and impervious surface coverage is limited to a-maximum of 75%. It appears the proposal complies with the building standards for RM-F zone- Setbacks Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the RM-F zone are 20 feet in the front, 15 feet in the rear, 20 feet for side yards along-a-street and 12 feet for an interior side yard setback. Additional interior side yard setbacks apply to structures greater than 2 stories: The entire structure shall be set back an additional 1 foot for each story in excess of 2 stories. The applicant has proposed an interior side yard setback of 12 feet at the closest point. The proposal appears to comply with the setback requirements of the zone. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling. Areas -Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). All new developments for multi-family residence's, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). Whenever there are practical difficulties involved in carrying out the provisions of this section, modifications may be granted for individual cases in accordance with the procedures and review criteria in RMC 4-9-2SOD. i:\rtimmons\preapps\revised 12-041 (rm-f kirkland townhomes).doc REVISED Kirkland Townhomes ------1Page-3-ot6 December 6, 2012 The. location and size of the refuse and recyclable area could not be verified with the pre- application materials, Landscaping -Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cov_er. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through -the site plan development review process. The applicant would be required to provide a 10-foot on-site landscape strip along both frontages of the site, Spacing requirements provided in the code are for street trees within the right of way. Additionally, surface parking lots with more than fourteen stalls shall include and additional 15 square feet of interior landscaping per parking. space. Perviaus pavement would not be considered as landscape area. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time af application for Site Plan Review. Parking -The following ratios would be applicable to the site: Use tt.Q[ Units Ratio Reguired Spaces Affordable Attached 18 units Min 1 space/ 4 units Min: 4.5 Residential Max: 1.75 spaces/ unit Max: 31.5 The applicant is proposing to provide a total of 16 parking spaces which falls within the allowable range. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of SY, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. 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. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-0BOF.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would need ta be revised in order to provide bicycle parking based · on 10 % of the required number of parking stalls, Access-Driveway widths are limited by the driveway standards, in RMC 4-40801. i:\rtimmons\preapps\revised 12-041 {rm-f kirkland townhomes).doc REVISED Kirkland Townhomes ·Page--4·or December 6, 2012 • Pedestrian Access -A pedestrian connection shall be provided from all public entrances to the street, in order to provide dir_ect, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Signage -Only one freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage, however pole signs are not permitted within the CA zone. Each sign shall not-exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the fa~ade, to which it is applied, are also permitted. Building Design Standards -Compliance with Urban Design Regulations, District 'B', is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. o A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. o Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. 0 The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. o All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). o Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. o On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor.facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). o Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.ISf): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. o Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas There appears to be no critical areas on site. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. i:\rtimmons\preapps\revised 12-041 (rm-f kirkland townhomes).doc REVISED Kirkland Townhomes Pag.-S-ot December 6, 2012 Environmental Review When a project is proposed as part of a planned action, environmental review consists of verifying that the proposal meets the requirements of the planned action ordinance. No • additional determination is required as the procedural aspects of SEPA have already been completed. Permit Requirements The proposal would require an Administrative Site Plan approval which would be reviewed in an estimated timeframe of 8 we·eks. Additionally, the applicant can opt to request a Lot Line Adjustment or a Lot Consolidation in order to combine the two lots. This can be reviewed concurrently with the Site Plan Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily fo'r the purpose of identification and management of sign elements-such as the number, size, brightness, lighting intensity, and location - to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and I. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. The Site Plan Review application fee is $1,000. There will also be a technology fee, of 3 %, based on the total land use application fees for the project. Detailed information regarding the land use application submittal is provided in the attached handouts. i:\rtimmons\preapps\revised 12-041 (rm-f kirkland townhomes).doc • REVISED Kirkland Townhomes ----Page·G·of-6---------------------------------------- December 6, 2012 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. Impact/Mitigation Fe.es: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. Impact fees. which would replace mitigation fees. may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. Currently fees are the following: o A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; and o A Parks Mitigation Fee based on $354.51 per new multi-family unit; and, o A School Mitigation Fee based on $1,274.00 per unit; and o A Fire Mitigation Fee based on $388.00 per multi-family unit. A request can be made to City Council by way of the planning division for relief from impact fees as the proposed units would replace existing units in the area. A handout listing all of the City's Development related fees in attached for your review. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. i:\rtimmons\preapps\revised 12-041 (rm-f kirkland townhomes).doc PLANNING DIVISIOl')I WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS· ::rn :U: l::::::~~~::vftl1~r~Tu~±~~~~HHH!m:U!:i !A~=~~!'!': :!:~~:~;'~~!'; . , ,, ,: ;'\; , ;': ¢!liMMeNi$; .·: · ·, ·,.,, .. Calculations 1 Density Worksheet 4 ciainage:contiir:1?1an2::!i: ::,::::;·,,·: : , :,·;·, ;:::/:::::]!;;::::: Drainage Report 2 Environmental Checklist 4 ~~\1r~::s*11~mim'!~I~Rt!!ijb9il~~~f:::}1:r)::::::::::;:::: Existing Easements (Recorded Copy) 4 Master Application Form, fylooUinEi.il)Caictli(oi.1¢ MFMM\J/iient)\ TT Neighborhood Detail Map 4 Pi@irng:m:»ttovwaga:/li!PaHctscaAiiiifA/iai~rii!l\!!:::;;; Plan Reductions (PMTs) 4 roseoriice. Agprovat · 1 .. _· ... · _· :·:. :· _· :· :· _· .. H. :· :· :· .. :· _·: : This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning PROJECT NAME: KiRICLG(JD /ovvtJft1H£S DATE / /3 /2013 H:\CEO\OatQ\Forms-Templatcs\Self-He!p Handouls\Planning\waiverofsubmittatreqs.xls 06/09 ~ · PLANNING DIVISION tfiia WAIVIER"9'0F SUBMITTAL REQUIRl:T17iEi\!1"S FOR LAND USE APPLICATIONS :,: ,:,::::::::::::~~~::~::u~:1::~::~!~::,:::,:,:::,:::,::: :,:,:~=~:::,: ::,~~:~:.~~::: ::::::,:::,:::,:,:::::,:,:::,:::~~~~~~&.#:~:::::,:,:,,,:,:,,,,:::::::,:,:: Plat Name Reservalion 4 P$ppi1tiiM@ii'Me~1iri~'§®@&.·'.':'n:':':,'·':',':'":'·':'·': .,,:':'::'"'"'''''·,,,.,.,: '''::':':'·':':':':':',':"'·':. , .. ,.,:''':"'.,.,.,.,.,.,·,:','':'·:·,,;,:':':':':"·'·'·'·':''::':'r·'!''·'·'r:'1' Public Work.s Approval Letter, B~fu~~ii~i!R~;F~r:~'•<::'::•::: :::•::;•::; :::•::: '; : : :• ::: :•:;:;:::::::;:: ;::: ::;:;:;:;: '::::':: :::: :::;:;:;: ::: :::: :::: ::: ::. ::':::::: ::::::::::::;:·:::::::::•: :::::: : ::::: ::::: ::::::: : :::::::: : : :::::::;: : Screening Detail 4 . ~ii~::~i~~:~;;,;;~~·''.': :: : ":::': :':•::,,.,,,, : ': :: ''..''.':'•:'.''''. ':'' '>'•' " '''.''.<'':'''': :'''.':'::':':'.''.'.''.'::: ,, '.'.''''.' ' :::' : : '''.' ''.''.:"'.> ' :::• '.:''.'~:' ''''.•'::::,::: "'':\''.'.''.''.:'.';':'. ''. Stream or Lake Study, Standard 4 ~ f,brJptiiat>ii*:~ii'~:::::::;:,::::::::::,:;:;:,:;:::::::::::,:::::::::::::::::::::::: :::::::::::;;;::;;::::::::::: :•::::::::::::::::;:::::::::::: ::::::::::::::':::::;';:;:;':::::::::::::':::::::'::::,,,:,::::'::'::::::,:,:,:::::: (() Traffic Study 2 LW ' Tfe~jCUfting/l:;ii:icrCleanng,PTan':;;-:r'.'.'rrr·:: n r' '.: }i( i.'.·. n r . Tf i:'r'n.·r' ; ''.'. T : ri:'rr rrr: 'rri:/.·:.nn·:r Urban Design Regulations Analysis 4 Wetlands Mitigation Plan, Final 4 0':b.--.. W~iahci~'Milf¢iion Pla'n]#fui\ihiHa&A''' '' , .... ,,.,.,., ' .,,,.,,, •. ·' '' '' ····• . ,,,.,' ,.,, ,.,.,., ', .• ,,, ,.,,,.·:,. , ...... ,.,.,,,.,.,.,,.,, ,.,.,., .. ,., .... ,., .,, ... ,., ,., ' Wetlands ReporVDelineation 4 L / Y-Y)(~IAf,~~;: ,:;·;·; :.:;.:.::::::: :::::::::.: .. :.::.: : :::: >.; .: : : :.:::.: :,,:-:::::.,::.: :.:.:.:;. ;. : ;:: : .:.:.: .,:::;_._. ::.:::.:.; ·::. :; :::::.:.:.: .. ::::::·:: :.: .. :.: .. ::::::: : ; : ; :: :.: .. ::,·::. :: .:.::: ::::: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 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 2. Public Works Plan Review 3. Building 4. Planning PROJECTNAME: /':IP~ 'llJvvr-/fri't'-feS DATE: 1 /'3 /U;/'] City of R~nton Planning Division FtB 1 9 Z01J H:\CEO\Dala\Forms-Tcmplates\Self-He!p Handouts\Plannlng\walvorofsubmittalreqs.xls 00/09 DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax:.425-430-7231 1. Gross area of property: 1. 33,665 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* ...J1w2a.><0"-3 __ square feet ____ square feet ____ square feet square feet Total excluded area: 2. J 203 square feet 3. Subtract line 2 from line 1 for net area: 3. 32,462 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 0.745 acres 5. Number of dwelling units or lots planned: 5. 18 units/lots 6. Divide line 5 by line 4 for net density: 6. 24.16 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. City of Renton Planning Division ** Alleys (public or private) do not have to be excluded. R:\PW\DE VS ER V\Forms\Plan n i ng\dcnsit y .doc City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter1 on project site: 1. __ 3_8 ___ trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 ___,O'---__ trees Trees in proposed public streets 2 trees Trees in proposed private access easements/tracts O trees Trees in critical areas3 and buffers trees Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 3. __ ......_ ___ trees -~3~6~ __ trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 · 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. 4 trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4 : ·.·· 5. 11 trees ------- 6. Subtract line 5 from line 4 for trees to be replaced: 6. __ -_5 ____ trees (If line 6 is less than zero, stop here. No replacement trees are required}. 7. Multiply line 6 by 12" for number of required replacement inches: 7. ______ inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. inches ------- per tree 9. Divide line 7 by line 8.for number of replacement trees6 : (if remainder is .5 or greater, round up to lhe next whole number) 9. ______ trees 1. Measured at chest height. 2-Dead, diseased or dangerous trees must be certified as such by a forester. registered landscape architect, or certified arborist, and approved by the City. 3· Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (AMC). 4· Count only those trees to be retained outside of critical areas and buffers. City of Re1:1~0 n ·nn Oiv1s1on 5• The City may require modification of the tree retention plan to ensure retention of ij~lr'ffmn number of trees per AMC 4-4-130H7a · 6· Inches of street trees, inches of trees added to critical areas/buffers, and inches of treef.fiQi.in)dloaQ;lfe that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement.· H :\C ED\Data\Forms-Temp lates\Sel f. He Ip Handouts\P\anning\TreeRetenti on W orkshcet .doc 12/08 " Feb 15. 2013 project narrative to from subject Roca le Timmons City of Renton Planning Division 1055 South Grady Way Renton. WA 98057 Grace Kim Schemata Workshop, Inc. 1720 12th Ave. #3 Seattle. WA 98122 206.285.1589 Site Plan Review Project Narrative Kirkland Avenue Townhomes schemata workshop project name project size project location Lot size= 33,665sf. Proposed new construction = 15,868sf 1508 Kirkland Avenue NE. 1518 Kirkland Avenue NE & 3017 NE 16" Avenue required land use permits Administrative Site Plan Review zoning designation A-MF zoning, adjacent sites current use The lots which currently comprise the site are undeveloped City of Renton Planning Division FEB l 9 ZOlJ special site features IF« ~«;!~:rn~~ IQ) The site of the Kirkland Avenue Townhomes building is primarily flat, sloping from North to South across the site, except in tTm northern portion. where the site grade rises gradually eastward. There are a number of existing trees on the perimeter of the property. The lot is currently vacant. but signs of previous residences exist. such as concrete and asphalt drives and curb cuts. soil type & drainage The soils at the site include about 6 inches of thick topsoil underlain by a surficial layer which is in turn underlain by glacial till. The surficial layer is brown to light brown silty fine sand with gravel. The material is loose to medium dense and about 2.5 to 3.5 feet in thickness. The glacial till consists of slightly cemented silty sand with gravel. The material is dense to very dense. Per our geotechnical report; the falling head test bore an infiltration rate of 0.11 inches per minute or 6.7 inches per hour. proposed use The proposed use is 18 units of residential affordable replacement housing for the Renton Housing Authority divided amongst 3 buildings. (14) units will be 2 story. 2-bedroom units. divided between Buildings 1 and 2. In Building 3. on the north end of the lot. (413-bedroom units will be stacked vertically, two accessible units on the lower story. and two non-accessible units above. 1720 12th avenue #3, seattle wa 98122 www.schemataworkshop.com v 206.285.1589 f 206.285.2701 • schemata workshop The project will be built using factory assembled modular units per the 2009 IBC and other applicable codes. The units will be inspected by Washington State Labor and Industries for all applicable codes, craned onto a site built foundation and crawlspace. The roof and awnings of the project and will be built on site as will all siding and exterior trim work. Minimal amount of work will be needed after the modular units are set to tie utilities together and patch the finishes between module lines. We are proposing a parking lot, in the rear of the property to accommodate 18 parking spaces on the property. The parking lot extends onto the adjacent Houser Terrace property owned by the Renton Housing Authority. A trash and recycling enclosure will also be located on the adjacent Houser Terrace property. An easement will be recorded by RHA for the parking as well as for the trash enclosure. The site stormwater management requirements will be fulfilled through the use of bioretention facilities and pervious concrete site walkways and parking lot. The bioretention facilities will be located along the sidewalk in the planter strip and in conjunction with the pervious concrete facilities onsite have been designed to infiltration 100% of the required stormwater mitigation. access Currently, there is no formal vehicular access to the site, with the exception of 2 curb cuts on Kirkland Avenue and NE 16" Street. The proposed parking lot access will be from a shared Fire Access Drive to the East of the property, Houser Terrace. An existing fire access gate will be relocated just beyond the parking lot entrance. Trash and recycling pick up will also occur off the Fire Access Drive. An easement will be recorded by RHA for the use of Fire Access Drive for resident access to parking and waste management access to trash/recycling enclosure. street closure During the construction period, a crane will be employed to set the factory-built residential modules on the site-built foundations. There is a possibility that a street closure may be required for portions of the week that the module delivery and setting is to occur. Once the Contractor is selected, we will discuss the construction staging plans with the City. design modifications See attached request. proposed off-site improvements A 5 foot sidewalk, will be set beyond a landscape planting strip along both Kirkland Avenue, NE 15'" Street and NE 16'" Street to meet city landscaping and Urban Design Regulation requirements. Portions of the 8 foot planting strip will be used for stormwater bioretention ponds filled with native vegetation. Two new fire hydrants will be provided. one located off of Kirkland Avenue and another, to the north of the property by the intersection of Kirkland Avenue and NE 16th Street. Domestic water and electricity will be metered individually for each unit. A sewer connection into the existing sanitary sewer service line will be provided for each of the 3 buildings. estimated construction cost The construction cost for the proposed building addition, renovation and landscaping has been estimated by the project General Contractor to be approximately $2,580,000. estimated materials Preliminary estimates for the amount of on-site material to be excavated I cut) is approximately 1,21 O cubic yards. The amount of fill is anticipated is about 560 cubic yards. trees removed 18 existing trees will be removed on the property and 7 existing trees will be removed from the adjacent property. 17 existing trees to remain. dedicated land 1,203sf of land along NE 16'" Street and Kirkland Avenue will be dedicated to City to accommodate the new sidewalk. A street dedication will be filed with the City. .. .. proposed job shacks schemata workshop The project is being publicly bid, and upon selection of a general contractor any proposed job shacks and their location will be submitted for approval by the City of Renton. proposed modifications There are no proposed modifications within 100ft of a wetland or stream. distance from ordinary high water mark There is no ordinary high water mark near the property. description ofthe existing shoreline The project is not within, or near, any existing shoreline. obstructed view of residential units The proposed buildings are less than 35 feet above the average grade level of the site and should not obstruct any views of the density bonus Based on the calculations of the Density Worksheet submitted, the proposed project has a density of 24.16 dwelling units/acre, which does not fall within the permitted density range of the RM-F zone (which allows a maximum density of 20 dwelling units/acre). Given that all the units are affordable housing, we would like to utilize the Density Bonus afforded per RMC 4-9-065 and request the maximum 5 additional dwelling units/acre. Feb 15, 2013 schemata workshop construction mitigation plan to from project name Roca le Timmons City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 Grace Kim Schemata Workshop, Inc. 1720 12th Ave, #3 . Seattle, WA 98122 206.285. 1589 Kirkland Avenue Townhomes proposed construction dates Construction to commence no later than June 30. 2013 and be completed no later than February 25. 2014. However, it is likely given the modular construction residential units that all onsite construction activities may occur within a 4-5 month period. At this time, we anticipate the craning and setting of the modular construction will occur during a 1-2 week period at the end of August or early September. The construction schedule will be confirmed by General Contractor upon selection and award of contract in late March. hours of operation Construction will typically occur Monday through Friday between 7am-5pm. There is a possibility on days that modules are craned in place that construction may occur until as late as 8pm. Saturday construction may occur during this period as well. proposed routes We anticipate that the majority of construction materials, including the.modular construction, will arrive to the site via Interstate 405, SR 900 (NE Sunset Blvd) and Kirkland Avenue. construction mitigation measures The majority of the construction activities will.occur in an off-site factory which will minimize dust and noise as well as traffic related to construction material delivery. Similarly there will be fewer numbers of construction workers -thereby reducing traffic and demand for on-street parking. Our TESC plan will ensure that mud and water from the construction activity is. managed on-site. Closer to start of construction, our General Contractor will schedule a pre-construction meeting with the City of Renton. traffic control plan General Contractor will submit a traffic control plan at the pre-construction schedule. coordination with FAA City of Renton We have contacted the City's Airport Manager to discuss the use of a mobilifl1'tJ.Jlltffl1~t!illilil1ll!li<l modular construction elements. The Airport Engineer Ben Dahle (425.430.7471) informed us that we do not have to submit any paperwork to the FAA and that no further action is required from us. FEB l 9 lUlJ 17201~~~~~22 www.schemataworkshop.com v 206.285. 1589 f 206.285.2701 . - 15 February 2013 Rocale Timmons Associate Planner Department of Community & Economic Development Renton City Hall -6th Floor 1055 South Grady Way Renton WA 98057-3232 Dear Ms. Timmons: Modification Request #1 -refuse and recycling enclosure ~ schemata workshop We are requesting a modification to the refuse and recycling standards regarding the location and vertical clearance for the Kirkland Avenue Town homes project. Chapter 4-4-090 Refuse and Recyclables Standards states: Special Setbacks from Residential Properties: Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50 1 of a property zoned RC, R-1, R-4, R-8, R-10, R-14, or RM, except by approval by the Reviewing Official through the site plan review process, or via the modification process if exempt from site plan review. A) We are requesting a modification for location of the trash enclosure both in an easement of the adjacent property and within 50' of an adjacent building. This project aims to provide high dwelling unit density to satisfy the Evergreen Sustainable . Development Standard. The rest of the site area becomes critical for storm water infiltration needs. To satisfy both these needs, we are proposing that the enclosure be located on the east end of the site off a private access roadway. While this is in the easement of the adjacent property, that property is also owned and operated by Renton Housing Authority and'the trash enclosure will not impede functions of adjacent property. Also the location of the trash enclosure is 40' from the adjacent building. While this does not satisfy the 50' requirement, there is a significant grade change between the two and should not pose a hindrance to the adjacent building. Refer to A001 for location of proposed Trash Enclosure. Chapter 4-4-090 Refuse and Recyclables Standards states: Enclosures for outdoor refuse or recyclables deposit areas shall have gate openings at least 12 ft wide for haulers. In addition, the gate opening for any separate building or other roofed structure used primarily as a refuse or recyclables deposit area collection point shall have a vertical clearance of at least 15 ft. B) We are requesting a modification for the vertical clearance. The proposed enclosure will be a concrete structure with a roof that has clearance of 9'-0". The heights of the surrounding buildings are low and the grade is higher on the east end of the property than the west. If we were to satisfy the vertical clearance requirement for 15', then the trash enclosure would be more prominent than the adjacent buildings. We do n~j~v~1hilt thist was the intent of the Development Standards. Refer to A002 for the plans and ehM:ltlbrHk Hen On proposed Trash Enclosure. Planning Division FEB l 9 2013 11201~~.{g~~!i[@:z2 www.schemataworkshop.com v 206.285.1589 f 206.285.2701 ... Modification Request #2: ~ schemata workshop RMC 4-4-080.E.11 requires that we provide 0.5 bicycle parking spaces per one dwelling unit (9 spaces). Section further indicates: Bicycle parking facilities sha/1 include a rack that is permanently affixed to the ground and supports the bicycle at two (2) or more points, including at feast one point on the frame. The user sha/1 be able to lock the bicycle with a U-shaped lock or cable lock. Bicycle racks that only support a bicycle front or rear wheel are not permitted. Bicycle racks sha/1 be instaffed to provide adequate maneuvering space and ensure that the requisite number of bicycle parking spaces remain accessible; From our experience in designing bicycle shelters for the University of Washington and City of Seattle, we know that the ideal location for a bicycle shelter would be central to the site, near the parking area -out of view from the street. However, in order to provide required open space for each unit, a parking lot, and accessible routes around the site, in addition to preserving existing trees and replacing demolished trees; we simply do not have a location on the site in which we can provide a bike parking area that satisfies 11 band 11 c of this standard. The one possible location is located adjacent a pedestrian path and displace a proposed new tree; and would not provide any maneuvering space for the bicycles without impeding pedestrian traffic. In addition, the Housing Authority has indicated that the bicycles used in their communities are typically for children and not commuters. And the parents typically like these parked in their homes. The Housing Authority is worried that the shelter will not be used and request a design modification to provide no bicycle racks or shelters. If that is not an acceptable request, then the Housing Authority would like to request a design modification to simply provide the bike racks throughout the site. A centrally located shelter would be difficult to site given the constraints of the site. Locating it on the adjacent Houser Terrace property would be it too far away from residents so that it will not be used due to distance as well as due to perception of reduced security -it's too far away to easily view whether the person removing a bike is a resident or stranger. Refer to A001 to review Site Plan. Please do not hesitate to call me with any questions. Sincerely, ~ tl /,t_..:..___ Grace H. Kim, aia Principal Attachments: Sheet A001 Site Plan Sheet A002 Trash Enclosure and Elevations 2 of 2 ~ ~ ~ . M ~ ;; D C A Al ]~I:~~: / COMMUNITY GARDENS ;-AAffiE~ BEDS ,/ I EXISTING 1\ I UTILITY POLE I TELEPHONE ANO TV i , fl PEDESTAL~ ...... f'.i./1 MAILBOXES FOR . ..),, ...- BUILDINGS 2 ~!Y.3 ' // ~ ,, EXISTING / ~;"""-, ' , OVERHEAD ?~.,..,... ',,_~TILITYUNES ,, ..... i r i i I I Jj ! (E) BUS ST~P I !E) BUILDING ! I ~-0·,wm, l '"". I I I i I, (El BUILDING : l i j 11 I I,, ! I !i 111 /" I I 11 I :1 I MA1LB0XE'£ FOR BUIL~ING 1 LU z, LU :::, z, LU ~. ol Z, ::i I "" ' cc I "" ~I ~· i NEwcuRa AND GUTTER.ITYP ~ / / / .. / ... "" ' . { " ;1 , . ?:J~ ... / I / .,,._.,,_. I r • 1 \ • ' I .• , /,,..~-J I I _. PARKING t. , I) -~··,: {~f.w;,·'·/~".:.,'i.'·I1· .. 1· .... • [} " 0 t:>7 ., 7('21?, ~:;J ::::) -,, I ;;; /~;;•LY IS I ""-:.~::Y'· · · ar.r,1· I.::: r)~:-iPi?,;;Q:),, ''<·'},/'/ '-I / ., ' ..---,__..-/" ~ ~ :::cl2'-D" REO'O c-.,..-, ---v , / , _SIDE ~ET I ,) ,_ ' I _,...,,r-··-! ·;:1· BACK -L .;, i~ \\ //\ I I _,_____ J· !~~. .· ,-I' , \7; \ ~--,) / / f(; .. \. /'-I ,'-.}_;;/ ,//'···~t-;,,l ~~·_y :---.·~11J lE) BUILDING \. ___ EXISTING RETAINING WALL . 4 ; " j ,/ V I i/A . ACCES~BLE PAT NG SPICES I ., I I I I I :,· ;! I --------- ~ ~ .. r''c' RELOCATE EXISTING GATE '~,~ I GENERAl NOTES -SITE Pt.AN SEE FOUNDATION PLAN FOR BUILDING-SPECIFIC WORK POINTS STREET LIGHTING TO CONFORM WITH CITY OF RENTON MUNICIPAL CODE SEE LANDSCAPE DRAWINGS FOR PLANTING PlAN SITE Pl.AN LEGEND 0.... STREE'I LIGHT aIJ GABIONSITEWALLSWITH WOOD BENCH ,(~~il ~[fl'Y1. -~j _______ _ I IEI BUILDING I J I IEIUDING l 5-.. ~/S·-. I ·~. ·, I ---· · ·--· · I L---+-------~~:5I~S;~~E~· _____ :LffiWJ_j____ ~ EB D C B A ~ schemata workshop architect Schemata Workshop, Inc 1720121hAvenue#3 Seattle. WA 98122 CONTACT: GRACE KIM. AIA V 1206) 2851589 f 12ll6) 285 2701 www schemataworkshop.com owner RENTON HOUSING AUTHORITY 2!KJO NE. 10th STREET RENTON WA 98056-0316 CONT ACt MARK GROPPER v(425l22618S0 x223 KIRKLAND AVE. TOWN HOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON. WA 98056 PRINTOATE (12/14/13 REVISION SCHEDULE 6 DATE DESCRIPTION PROJECT ISSUE OATES BID SET/BUILDING PERMIT 15 FEBRUARY 2013 8001 \REGISTERED I b ARCHITECT ~ 'ti '/£..C.-_ \ GRACEH. KIM ! STATE OF WASHINGTON. '--"' PAOJECT:1110 Author: JAB. ~ Checker. GK SITE PLAN A001 Copyright Schemata WOO.shop. Inc ~ " ~ M § ;'; 0 A ii fl CMUWALL CHAINLINK GATES ~L ~ TRASH ENCL. -8 0. ROOF 4' 393'-B' Cl7 TRASH ENCL. -TO _WALL 4' 392'·8' \.P' TRASH ENCL • FINISH FLOOR $ ~~~%~~0~'0\0\0~~~~%%\0%~'>~~~0Y;%'y~Y,5~~~ 384'-B' ''-':»'>. ':-,,_ '>:'·'--, >. ·,'>,_ '>. '->.' '' ,, ' '< >: ·:-,,_ '>. '>--'' '--'-->Y>. '>. '>--' '--''--'·'-. >. ~~~' 1(-01'/~«<<~<000~-0.«<?' j(<:<_~'-('.(0, ((/~>«~7 (( ·'«·-~0?2<<!<~~< @TRASH ENCLOSURE -WEST ELEVATION J/8' = 1'-0' ~1 ~! H H ,I IBASH ENCL. -B.O. ROOF lf'\ 39H' a, TRASH ENCL.· T.O.W~Ll ll'I 392'-8' CP' TRASH ENCL FINISH FLOOR $ ~~%%~~~~~%%~>;~~)~%%~~\~~> 384'·8' '- Y/':,//;/);.'//~ y/y)yj;:y);../))/)\// ,'//;y);,//;/)~Y)>./)>.//, /'/ y,. :;,.;;:/}:;:)}> Bl ) IBASH ENCLOSURE· NORTK ELEVATION 3/8' = 1'-0' r® CJ 1'-0', A004 ·-·-~rf-i 12 ! ,:ir·-·-·-i i I ~1 ,~ ! ft . ~ i ,'-[ I : R J e~ i L.-.W L ]1~ i -' ' ~ ~ ' ::-:u·-·-::. _ _j TRASH ENCL. B.O. ROOF ir, 393'-B' '-" TRASH ENCi. -TO.WALL 4'\ 392'-8' '-P' I I I I I I I I I I I II IBASHENCL-FINISHFLOOR 4' '\/ "/ '-:/,;;/'<. "'' /~',. -,. '(/ '<..,/ '\_/~ /,· :,· /~· '\_/ '\_/ '/~/', ,· /~· / , 384'·8' \..17 '>0''/~~0}8> 'i/~/0,:-:~<10 </;>>i)-,:~ 1/<( ;:?///>·1> ">'.'-'A/A/'-, y Y'v.A 'A/A/ /, ,, Y,A/A ' A,/,,,' » ;, /,,< 'l· 0,/{(,,,<( /,< ~ :/· 'l','/-0''-{/:</ « 'l /,/0"\(/.:(,<~/ «/ ,,,'\.,,'\. /'\. /'\. / 1 '../''/ ,,,';,_ ,,'\. /'\. ,'\. / "-:,,.,,, '/"'/" 1'\. /',, / °",.'../., 0 T!lASH ENCLOSURE· SOUTH ELEVATION QJ/8'= 1'-ff i GUITTR DOWNSPOUT CMUWAU ~ T!lASH ENCL · 8 0 ROOF ~ 393·.a· CD T!lASH ENCL · T.O_WALL ~ 392'·8' '-.17 1111 I I I l I l ! I I I I l I I I I I I I I I I I j I TRASHENCL-FINISHR.OOA ,a, "/ '\/ ,;,/·.'<,/ -/ :< '\ -:./,':(/ '\,/ ",,:/;"-/ ,'/ '/~:_/ V'<'(/ '\/'."-< "/ ,·/ '/ '"/·;!·/ '\_/,':(-'. '\./ :/ ·< '\ 384'·8_. "--" >)>0Y(j'<(j~~~"0»~0:~'00.~>0'0''0'~~>~~0'0''0~'>;;'0\ 'y >-:>-,,.;, >.;;; /, / y >:>-/>-/)-. ·>-/ '--· '/ '-. ;:;.,N,>./j:/, y y '/ 0•y>. >.'/ Y, Y, '· <<' « ( /~"(/;(<,j) '/)·' « /. · ,{/'(/'{,<,<(/ '%/ ;:/., · ij, //00~0'~«,, « ·: /~'(/::,/ .... -0< <~ ,·"'-.,,'\..., .. , ,.,."\."\..,"\,,"\, ., '.'\.,"\.,"\..,"\., .,,., .,,.-"\.'\.. "'·'''"·' .,• .. "\."\ ®TRASH ENCLOSUAE. EAST ELEVATION 3/8'., r-o· e 81 DOWNSPOUT I 1 3'·0' 9'·111/4' ~ I 1--',t!_Of~N!NG J 4'-8' ,~ ;'0.-, ---I ----------------f. ~· : I --- ' ' ' ' ' I ' ~I L CONCRETE SLAB 2 / LIMITED TO 90 DEGREES LINE OF ROOF, ABOVE CMUWALL -: «>[ -z r---------, ~1 r-CHAINUNKGATES.SWING ~'--'---+-:: --; L CURB STOP, ANCHORED TO SLAB' eC3 SLOPE TO DRAIN ®FLOOA PLAN · TRASH ENCLOSURE 1/2':; 1'.(l' 9 ~ "' "' Al S~: u:ic::i L--------l!':;~ ~;.;;; ~~ # D -~ r------- _____ J A002 9 " t "' N c,e \ EXISTING SIDEWALK €l) 0 B A (=4 schemata workshop arcMect Schemata Workshop, Inc 172{) 12thAveoue#3 Seattle, WA 98112 CONTACT: GAACE KlM. AIA v(206)285.15B9 f (2061285 2701 www schematawOi'kshop com owner RENTON HOUSING AUTHORITY 2930 NE. Wth ST!lEET RENTON WA 98056-0316 CONTACT: MARK GROPPER v(425l226.1850 x223 KIRKLAND AVE. TOWN HOMES 1508 KIRKLAND AVENUE NE 1518 KIRKLAND AVENUE NE 3017 NE 16TH ST RENTON, WA 98056 PAINT DATE 02/14/13 REVISION SCHEDULE ~ om DESCRIPTION PROJECT ISSUE OATES BIO SET/BUILDING PERMIT 15 FEBRUAAY 2013 8001 REGISTERED I D ARCHITECT ~'ti.if.(_...;..___, \ GRACE H. KIM l STATE OF WASHINGTON. '--""" PROJECT: 1110 Author: JAB. W Checker: GK TRASH ENCLOSURE PLAN AND ELEVATIONS A002 Copyright Schemata WDfkshop. Inc PLANNING DIVISION City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: Ensure compliance with design review regulations located in the Renton Municipal Code in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; c. Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. INSTRUCTIONS FOR APPLICANTS: This design district checklist asks you to describe some basic information about your proposal. The City will use this checklist to determine whether the proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4-3-100). There are two categories that have been established: (a) "minimum standards" that must be met, and (b) "guidelines" that, while not mandatory, are considered by the Planning Director in determining if the proposed action meets the intent of the design guidelines if the standard cannot be met. Please describe how your proposal meets each standard. If you are not able to meet the standard, please describe how the proposal meets the intent and guidelines of the applicable section. If a question does not apply to your proposal, write "does not apply". Complete answers may avoid unnecessary delays in the processing of your review. SITE DESIGN AND BUILDING LOCATION Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity. Building Location and Orientation Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. ,,...;~.-_.Jt. n-.i . Guidelines: Developments shall enhance the mutual relationship of buildings with ej!liti'otheGas well as · h h d d d · · · h"I k. d £nmnff 1Y11J 0 n wit t e roa s, open space, an pe estnan amenities w I e wor mg to create a pe es nano 1en e FEB 1 !I 1015 environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Standard: The availability of natural light (both direct and reflected) and direct sun exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. All major living spaces have been oriented to provide as much natural daylight as possible. Each entry door to the units will have a lite to provide natural daylight as well. The massing of each unit has been modulated, so every unit has at least one bedroom with south facing glazing and cross ventilation. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. All buildings face the street and have individual walks to the units from public sidewalk. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. All unit entries are perpendicular to either Kirkland Avenue NE or NE 16'" Street with individual walks from proposed public sidewalk. See landscape plans: Ll.1-1.3. Stahdard: Buildings with residential uses located at the street level shall be set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building or Have the ground floor residential uses raised above street level for residents' privacy. Buildings have 20' -0" setbacks fro in street in which there will be substantial plantings of varying heights to provide residents with visual privacy. While we have endeavored to keep the entire site accessible, there are a few steps up to the front door facing the streets to provide additional privacy. The back doors facing the interior of the site are accessible and have no steps. See landscape plans: Ll.1-1.3. Building Entries Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features that make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human- scale elements. Each unit will have its own, individual entry, human scale elements will be provided through landscaping and individual entry canopy. See Site Plan AOOl, Landscape Plans Ll.1-1.3 and Canopy Detail Sheet ASOG Standard: A primary entrance of each building shall be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Each unit will have its own, individual entry, marked by a steel canopy and entry lighting. Entry doors will have half-lite windows and side-lites to highlight entry. Additionally each unit will be painted a different color than its neighbor. See: Elevs, Sheet ASOG Standard Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4- 1/2') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above ground level. Each unit will have its own, entry walk, landscape planting palate, lighting, a·nd be marked by a four and one half foot wide steel canopy. See Site Plan AOOl, Landscape Plans Ll.1-1.3 and Canopy Detail Sheet A506 Standard: Building entries from a parking lot shall be subordinate to those related to the street. The main entry to each unit will be from either Kirkland Avenue NE or NE 16tn Street. The unit entries accessible from the parking area are located at the rear of the building are not visible from the street. See AOOl and A102.1-A102.3 Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. All entries are oriented to either Kirkland Avenue NE or NE 161 h Street. See AOOl Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. While there are multiple buildings on the site, all buildings have street frontage. Individual walks to each unit have been incorporated into the landscape plan. See Ll.1-Ll.3. Standard: Ground floor residential units that are directly accessible from the street shall include entries from front yards to provide transition space from the street or entries from an open space such as a courtyard or garden that is accessible from the street. All units provide a front yard, which is buffered by a denser landscaped zone at the public/private edge of the sidewalk. Transition to Surrounding Development Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1) Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2) Building articulation to divide a larger architectural element into smaller increments; or 3) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. The buildings are of similar scale to the surrounding development. Buildings modulate at each unit and are painted a different color. Units are only 14' wide, so we did not further modulate the upper levels by setting them back. The materials on each building change at the upper levels. A covered porch provides visual interest as well as weather protection. Roof lines are d~signed to articulate each unit. ' Service Element Location and Design Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing that is made of quality materials. Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. The Electrical Meters are located within the private access path, or shielded from view by existing trees. The Refuse and Recycling facility is in the rear yard, which is not be visible from the street. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Garbage and Recycling Collection is enclosed on all sides per City standards. See Sheet: A002 Sprinkler riser rooms are located at the ends of each building and have roofs/siding that match the building. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). The trash/recyling enclosure will be constructed out of concrete masonry units. And the sprinkler riser rooms will match the architecture of the residential structures. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. The service area is not adjacent to any public street, or private pedestrian oriented area. New plantings will be provided at the adjacent parking lot bulb out. See sheet AOOl --. -. -. --.. .. . --~ --------PARKING AND VEHICUI.Alt ACC :Si: Intent: Yo provide safe, convonlrmt .::cess; incorporate various modes of transportation, including public transit, in order to reclun• tf:J':lc volumes and other impacts from vehicles; ensure sufficient parking is provided, while encm1 ril!lil ,g creativity in reducing the impacts of parking areas; allow an active pedestrian en11iro;1mont h\r m, lntalnin3 contiguous street frontages, without parking lot siting ~long siclewalks and buildlnr1 faca,;,,,.: mlnimi,e the visual Impact of parking lots; and use access streets and parkln!l to maintain an urban edge to the district. Surface Parking Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Standard: Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. All parking is located in center of the properties. • . Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Parking is located in the center of the properties, and is screened by both the building and a combination of proposed and existing landscaping. Structured Parking and Garages Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of struc:tured parl<tng; phystcally and visually integr;ite parking garages. with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) ofthe building frontage width. Does not apply-no structured parking provided. Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet {6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet {10') when abutting a primary arterial and/or minor arterial. Does not apply -no structured parking provided. Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Does not apply-no structured parking provided. Standard: The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Does not apply-no structured parking provided. Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combinat°ion of treatments. Does not apply-no structured parking provided. Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: 1) Ornamental grillwork (other than vertical bars); 2) Decorative artwork; 3) Display windows; 4) Brick, tile, or stone; 5) Pre-cast decorative panels; 6) Vine-covered trellis; 7) Raised landscaping beds with decorative materials; or 8) Other treatments that meet the intent of this standard. Does not apply-no structured parking provided. Vehicular Access Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized. Standard: Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. A central parking lot will be accessed via a private access drive of Houser Terrace. Standard: The number of driveways and curb cuts shall be minimized, so that.pedestrian circulation along the sidewalk is minimally impeded. No new curb cuts are being proposed. ----_,,.... ·- PEDESTRIAN ENVIRONIVlf.'NT Intent: ro enhance the urban character of clevelopment by creating pedestrian networl<s and by providing strong links from st:eots and drives to building entrances; make the pedestrian environment safe, convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. Pedestrian Amenities Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year- round activities, under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. All units will have a unique entry stair and landscaping to accompany it. Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. a. Site furniture shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. b. Site furniture and _amenities shall not impede or block pedestrian access to public spaces or building entrances. Wood bench seating will be worked into the gabion site walls in between buildings 1 and 2 and near building 3 which directly abuts the community garden. A community garden is provided between Buildings 2 and 3 at the intersection of NE 16'" Street and Kirkland Ave NE. See AOOl. RECREATION AREAS AND COMMON OPEN SPACE Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. Standard: All attached housing developments shall provide at least one hundred fifty ( 150) square feet of private usable space per unit. A large community garden is being provided at the intersection of Kirkland Avenue NE and NE 16'" street. Units 1-14 will have their own private patio {125-150sf). Units 15-18 will have direct access to the community garden. See Site Plan AOOl, Landscape Plans Ll.1-1.3. A large fully-accessible playground is located 2 blocks away and will provide ample room for outdoor play for children and walking for adults. Standard: At least one hundred (100) square feet of the private space shall abut each unit. Units 1-14 will have their own private patio (125-150sf). Units 15-16 are ADA units -raised planter beds in the community garden will make it easier for those residents to have access to meaningful, useable open space. Units 17-18 are not ground related units, however they will have direct access to a large community garden. See Site Plan AOOl, Landscape Plans Ll.1-1.3 We request a departure for the 2 second story units. Standard: Private space may include porches, balconies, yards, and decks. A private balcony (50sf exclusive of circulation) is provided for the second story units (units 17 & 18). See Floor Plan/ A103.3 Standard: At each corner of the intersections listed below, a public plaza shall be provided: 1) Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176'". 2) Bronson Area: Intersections with Bronson Way North at: a) Factory Avenue N./Houser Way S.; b) Garden Avenue N.; and c) Park Avenue N. and N. First Street. 3) Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street. 4) Northeast Fourth Area: Intersections with N.E. Fourth at: a) Duvall Avenue N.E.; b) Monroe Avenue N.E.; and • c) Union Avenue N.E. 5) Grady Area: Intersections with Grady Way at: a) Lind Avenue S.W.; b) Rainier Avenue S.; c) Shattuck Avenue S.; and d) Talbot Road S. 6) Puget Area: Intersection of S. Puget Drive and Benson Road S. 7) Rainier Avenue Area: Intersections with Rainier Avenue S. at: a) Airport Way/Renton Avenue S.; b) 5. Third Street/5.W. Sunset Boulevard; c) S. Fourth Street; and d) S. Seventh Street. 8) North Renton Area: Intersections with Park Avenue N. at: a) N. Fourth Street; and b) N. Fifth Street. 9) Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at: a) Duvall Avenue N.E.; and b) Union Avenue N.E. Does not apply Standard: The public plaza shall measure no less than one thousand (1,000) square feet with a minimum dimension of twenty feet (20') on one side abutting the sidewalk. Does not apply Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including at minimum. street trees, decorative paving, pedestrian-scaled lighting, and seating. ' Does not apply I B-lJILDING ARCHITECTURAL DE!ilGi~ -... ---.. . -. -. . -. -. I Intent: To encoura::e buildi,,g tksir,i, ·,hat Is unique and urban In character, comfortable on a human scale, and uses app,oprlate buiicliilll natorlals that are sultable for the Pacific Northwest climate and , to discourage franchl,e retail CJ;-d1itc:ture. Building Character and Massing Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as to ensure that all sides of a building which can be seen by the public are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). All buildings modulate at a minimum of 14' intervals. See Site Plan AOOl, A102.1-102.3 Standard: Modulations shall be a minimum of two feet (2') in depth and four feet (4') in width. All buildings modulate at a minimum of 14' intervals. Each modulation is 4'deep. See Site Plan AOOl, A102.1-102.3 Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Our buildings are less than 160' in length. Ground Level Details Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting (illustration below). Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Each unit will have a unique landscaping palate to coordinate with the unit color, entry canopy and entry lighting. See Sheet A506 Standard: On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). We are providing 44% glazing of the ground floor fa~ade at a minimum. We cannot provide additional glazing due to funding and structural constraints. We have reduced our shear capacity to the minimum allowed. ESDS Standards dictate a maximum glazing percentage on West facing facades of 25%, we are currently providing 24%. We request a departure from this standard. Standard: Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy.efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). All windows are clear. Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Does not apply. Standard: Where windows or storefronts occur, they must principally contain clear glazing. Does not apply. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited. All windows are clear. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. 1) A wall (including building facades and retaining walls) is considered a blank wall if: a) It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has a horizontal length greater than fifteen feet (15'), and does not include a window, door, building modulation or other architectural detailing; or b) Any portion of a ground floor wall has a surface area of four hundred (400) square feet or greater and does not include a window, door, building modulation or other architectural detailing. All walls, except that noted below, at ground level have windows or doors. Standard: If blank walls are required or unavoidable, they shall be treated. The treatment shall be proportional to the wall and use one or more of the following: 1) A planting bed at least five feet (5') in width containing trees, shrubs, evergreen ground cover, or vines abutting the blank wall; 2) Trellis or other vine supports with evergreen climbing vines; 3) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; 4) Artwork, such as bas-relief sculpture, mural, or similar; or 5) Seating area with special paving and seasonal planting. The portion of wall on Building 3 that is blank will be screened by existing tree coverage and with new plantings via Standard 1 above with additional seating/site walls in front of fa~ade. There are no other blank walls in the project. See Landscape Plans Ll.1-Ll.3. Building Materials Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. Materials and colors wrap the corners of all buildings. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Each unit shall be a different color and have textural changes -the lower level will have a different siding exposure than the upper level. See elevations Standard: Materials shall be durable, high quality, and consistent with more traditional urban development, such as brick, integrally colored concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. All exterior fin!shes will be cement board siding with steel details at the entry canopies. This is appropriate with the context of the surrounding residential buildings. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Does not apply. Standard: If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Concrete masonry units are proposed for the trash/recycling enclosure located at the back of the property. A simple flat block is being specified due to maintenance reasons-textured block is difficult to maintain if it requires painting due to vandalism. This structure will not be visible from the street. ~~ SOIL & ENVIRONMENTAL ENGINEERS, INC. 16625 Redmond Way, Suite M 124. Redmond, Washington 98052, /425) 868-5868 Mr. Mark Gropper (mrg@rentonhousing.org) Renton Housing Authority Renton, WA CC: Jeff Busby (jeff@schemataworkshop.com) Dear Mr. Gropper: July 25, 2012 Report of Geotechnical And Infiltration Studies Proposed 15th & Kirkland Townhomes Renton, Washington We are pleased to present herewith our Report ofGeotechnical and Infiltration Studies for the referenced project. Our services were authorized by you on July 3, 2012, and have been provided in accordance with our proposal dated June 25, 2012. We appreciate the opportunity to provide our services. Should you have any question regarding the contents of this report or require additional information, please call. Very truly yours, SOIL & ENVIRONMENTAL ENGINEERS, INC. President 2-012---J 1220rpt ii S&EE TABLE OF CONTENTS 1.0 INTRODUCTION .............................................................................................................................................. I 2.0 SCOPE OF SERVICES ..................................................................................................................................... I 3.1 SURFACE CONDITIONS ................................................................................................................................ 2 3.2 PUBLISHED GEOLOGIC INFORMATION ..................................................................................................... 2 3.3 TEST PIT FrNDINGS ....................................................................................................................................... 2 4.0 IN FILTRATION TEST ..................................................................................................................................... 3 5.0 LABO RA TORY TEST ...................................................................................................................................... 3 6.0 CONCLUSIONS AND RECOMMENDATIONS ............................................................................................. 4 6.1 GENERAL ................................................................................ : ...................................................................... 4 6.2 ONSITE [NFIL TRA TION ................................................................................................................................ 4 6.3 FOUNDATION SUPPORT ............................................................................................................................... 5 6.4 LATERAL EARTH PRESSURES ON PERMANENT RETAINING WALLS .................................................... 6 6.5 SITE PREPARATION, STRUCTURAL FILL AND DRAlNAGE ........................................................... , ......... 8 6.6 SLAB SUPPORT .............................................................................................................................................. 9 6. 7 FLEXIBLE PAVEMENT ............................................................................................................................... I 0 6.8 TEMPORARY AND PERMANENT EXCAVATIONS ................................................................................... IO 6.10 ADD.ITIONAL SERVICES .......................................................................................................................... 11 7.0 CLOSURE ......................................................................................................................................................... 14 FIGURE I: SITE LOCATION MAP FIGURE 2: SITE PLAN FIGURE 3: SITE AND EXPLORATION PLAN FIGURE 4: ESTIMATE OF LONG-TERM INFILTRATION RATE USlNG 0 10 SIZE OF SOIL FIGURE 5: SURCHARGED INDUCED LATERAL LOADS FIGURE 6: ACTIVE FAUL TS NEAR SITE APPENDIX A: FIELD EXPLORATION LOGS AND KEY APPENDIX B: LABO RA TORY TEST RES UL TS I 220rpt iii S&EE · REPORT OF GEOTECHNICAL AND INFILTRATION STUDIES PROPOSED 15m & KIRKLAND TOWNHOMES RENTON, WASHINGTON For Renton Housing Authority 1.0 INTRODUCTION We present in this report the results of our geotechnical and infiltration studies for the proposed project. The site is located at the northeast corner of NE 15th Street and Kirkland Avenue NE, in Renton. A site location map is shown in Figure I which is included at the end of this report. As shown in Figure 2, the project involves two buildings that house 16 units of 2-story townhomes. A surface parking and open space are proposed in the eastern portion of the lot. We understand that penneable surface in lieu of asphalt is proposed for the parking area. Grading will be minimal. For the purpose of our study, we estimate that the maximum column and wall loads will be on the order of 50 kips and 5 kips/ft, respectively. 2.0 SCOPE OF SERVICES The purpose of our study is to develop geotechnical recommendations regarding site development and foundation support. Specifically, our services included: I. Exploration of soil and groundwater conditions in the proposed building location by the excavation of 5 test pits. 2. Performance of one onsite infiltration test; Engineering evaluation and recommendations of the infiltration rate. 3. Recommendations regarding type of foundation support. 4. Recommendations regarding active and at-rest earth pressures to be used for the design of any retaining structures. Also soil resistance and coefficient of friction for the resistance of lateral loads. 5. Recommendations regarding temporary and permanent slopes. 6. Recommendations regarding support for slab-on-grade. 7. Recommendations regarding paving design. 8. Recommendations regarding type of soil for seismic design. 9. Recommendations regarding site preparation, including removal of unsuitable soils, suitability of onsite soils for use as fill, fill placement techniques, and compaction criteria. I 0. Preparation of this written geotechnical report. 1·220rpt S&EE 3.0 SITE CONDITIONS 3.1 SURFACE CONDITIONS The project site is located in a residential area. At the time of our report, the site is vacant and the site surface is covered with grass lawn and sparse trees. Signs of previous onsite residences, including concrete and asphalt drives, are present near the street fronts. The majority of the site is flat, except in the northern portion where site grade rises 1,>radually eastward. Total elevation relief across the site is about 8 feet. 3.2 PUBLISHED GEOLOGIC INFORMATION Published geologic information (Generalized Geologic Map of Northwestern King County, Washington State Department of Natural Resources) indicates that the site area is underlain by glacial till (Qvt). Glacial till is also known as hardpan and the material is a consolidated mixture of sand, gravel, silt and clay. 3.3 TEST PIT FINDINGS The soil conditions underlying the site were explored by the excavation of 5 test pit; TP-1 through TP-5 on July 10, 2012. The approximate locations of these test pits are shown on Figure 3. Details of the field exploration program and the test pit log are included in Appendix A. The test pits encountered consistent subsurface conditions. These include about 6 inches thick of topsoil underlain by a surficial layer which in turn underlain by glacial till. The surficial layer is a brown to light brown silty fine sand with gravel. The material is loose to medium dense and about 2.5 to 3.5 feet in thickness. At TP-2 and TP-3 locations, the upper portion of the surficial soil is mixed with debris including glass, brick, metal, plastic, ash, etc.. This fill appears to be the results of the demolition of previous residences. The glacial till consists of slightly cemented silty sand with gravel. The material is dense to very dense. All our test pits were terminated in till at a depth of 10 feet. No groundwater was encountered in any test pit. The till soil does not contain any sign of groundwater movement within the formation. l 220rpt 2 S&EE 4.0 INFILTRATION TEST We performed one onsite infiltration test at infiltration pit, IP-I, on July 11, 2012. The approximate test location is shown on Figure 3. The infiltration pit was 24 inches in depth, 2 feet by 4 feet in plan dimensions, and was located about 15 feet from test pit, TP-5. The infiltration test was performed generally according to procedures presented in "Stormwater Management in Western Washington, Volume Ill, Hydrologic Analysis and Flow Control Design!BMPs, Washington State Department of Ecology, February 2005". In summary, the pit was filled with water for about 24 hours. After this saturation period, the time for each inch of infiltration was recorded. This falling head test was performed twice and the averaged infiltration rate was 0.11 inches per minute or 6.7 inches per hour. 5.0 LABORATORY TEST One 30-pound soil sample was retrieved from the bottom of the infiltration pit. The sample was transported to our soil laboratory and tested for gradation. The test result is included in Appendix B of this report. The test shows that the soil is a silty sand with gravel. I 220rpt 3 S&EE 6.0 CONCLUSIONS AND RECOMMENDATIONS 6.1 GENERAL 1. It is our opinion that the proposed development is feasible from a geotechnical standpoint. We further believe that conventional spread footings can be used for foundation support. 2. The surficial soils are mostly silty in nature. These materials are moisture-sensitive. As such, earthwork in wet weather will be difficult. 3. Onsite debris fill were encountered by test pits, TP-2 and TP-3. This material was likely left in placed from demolitions of previous onsite buildings/houses, and the fill appears to be covered by soil that has the appearance of native soils. The fill, if left in place, would incur excessive settlement of foundation or subgrades (slab, parking, or other load-bearing areas). It is therefore critical that all load-bearing subgrades be inspected by an engineer from our office during construction. Details of our recommendations are presented in the following sections. 6.2 ONSITE INFILTRATION, Infiltration Rate Obtained from Onsite Test: The test result shows an infiltration rate of 6.7 inches per hour. Based on our experience and King County Surface Water Manual, we believe that this value should be scaled down by the following factors: F,esting = 0.5 Fgeometry = 0.5 F plugging = 0, 7 Hence, Scaled Infiltration Rate = Measured Infiltration Rate* F,esting * Fb>eometry * Fplugging 6.7*0.5*0.5*0.7 1.2 inch/hour Infiltration Rate Obtained from Gradation Test: A recent study by Massmann, et al. (2003) indicates that the long-term infiltration rate for a silty soil can be estimated using the Drn size of the soil (see Figure 4 at the end 1220rpl 4 S&EE • of the report). Using Massmann's method and gradation test results, the infiltration rate for the soil is one inch per hour. Recommended Infiltration Rate: Based on our field observation of the materials, we recommend an averaged value between the onsite test and that from the gradation test, thus Recommended Infiltration Rate =Ave(!, 1.2) = I.I inch/hour. Setback from Structures: Infiltration facilities can cause local mounting of groundwater table. This mounting may result in seepage at ground surface in the neighboring properties or facilities. To mitigate such risk, we recommend that the infiltration facilities be located at least 20 feet from any structures. 6.3 FOUNDATION SUPPORT We recommend that the proposed buildings be supported by conventional spread footings. All footings should penetrate topsoil and fill soil, and be founded on native soils that are at least medium dense. Recommendations for footing design and construction are presented below. Allowable Bearing Loads: Footings may be designed using an allowable bearing load of 2,000 psf (pounds per square feet). This value includes a safety factor of at lea.st 3, and can be increased by one-third for wind and seismic loads. Settlement: Interior column footings designed in accordance with the above recommendations are expected to experience approximately 1/2 inch of total settlement. Continuous wall footings should experience settlement of about 1/4 to 1/2 inch. Differential settlement between adjacent footings is expected to be about 1/4 inch. The settlement will occur rapidly, essentially as the loads are applied. Lateral Resistance: Lateral resistance can be obtained from the passive earth pressure against the footing sides and the friction at the contact of the footing bottom and bearing materials. The former can be obtained using an equivalent fluid density of 250 pounds per cubic foot (pcf), and the latter using a coefficient of friction of 0.5. These values include a safety factor of 1.5. I 220rpt 5 S&EE Footing Construction: I) Footing subgrade will likely be disturbed by excavation. As such, we recommend that the subgrade be re-compacted to a firm and non-yielding conditions using a mechanical compactor. The compaction should be observed by an engineer from our office. Our engineer will confirm the bearing capacity of the subgrade material and provided recommendation for subgrade preparation, if necessary. 2) As mentioned previously, debris fill may be buried by soils that appear to be native soils. As such, it is critical that all load-bearing subgrades be inspected by an engineer from our office during construction. 3) If our test pits coincide with the future footing locations, the upper 4 feet of the backfill in the test pits should be removed and the pits backfilled with structural fill. 4) All exterior footings should be founded at least 12 inches below the adjacent finished grade to provide protection against frost action, and should be at least 18 inches in width to facilitate construction. 6.4 LATERAL EARTH PRESSURES ON PERMANENT RETAINING WALLS Lateral earth pressures on permanent retaining walls, underground vaults or utility trenches/pits, and resistance to lateral loads may be estimated using the recommended soil parameters presented in the following table. Coefficient Equivale'nt Fluid Unit Weight (PCF) of Friction at Base Active At-rest Passive Structural fill and 40 50 250 0.5 native soils Note: Hydrostatic pressures are not included in the above lateral earth pressures. The at-rest case applies to unyielding walls, and would be appropriate for walls that are structurally restrained from lateral deflection such as basement walls, utility trenches or pits. The passive earth pressure and coefficient of friction include a safety factor of 1.5. The active case applies to walls that are permitted to rotate I 220rpt 6 S&EE or translate away from the retained soil by approximately 0.002H to 0.004H, where His the height of the wall. SURCHARGE INDUCED LATERAL LOADS Additional lateral earth pressures will result from surcharge loads from floor slabs or pavements for parking that are located immediately adjacent to the walls. The surcharge-induced lateral earth pressures are uniform over the depth of the wall. Surcharge-induced lateral pressures for the "active" case may be calculated by multiplying the applied vertical pressure (in psf) by the active earth pressure coefficient (Ka). The value of Ka may be taken as 0.3. The surcharge-induced lateral pressures for the "at-rest" case are similarly calculated using an at-rest earth pressure coefficient (Ko) of0.5. For surcharge loads that are not adjacent to the wall, the induced lateral earth pressure will depend on the magnitude of the surcharge and the distance from the wall. Such induced lateral load can be estimated using the equations shown on Figure 5. The slope-induced lateral earth pressure can be accounted for by increasing the effective height of the wall by one-half the slope height. The traffic-induced lateral earth pressure can be accounted for by increasing the effective wall height by 2 feet. SEISMIC INDUCED LATERAL LOADS For imbalanced, seismic induced lateral loads, the dynamic force can be assumed to act at 0.6 H above the wall base and the magnitude can be calculated using the following equation. Pe Where Pe H =!OH uniform pressure in psf wall height in feet BACKFILL IN FRONT OF RETAINING WALLS Backfill in front of the wall should be structural fill. The material and compaction requirements are presented in Section 6.5 of this report. The density of the structural fill can be assumed to be 130 pounds per cubic feet. l 220rpt 7 S&EE BACKFILL BEHIND RETAINING WALLS Backfill behind the wall should be free-draining materials which are typically granular soils containing less than 5 percent fines (silt and clay particles) and no particles greater than 4 inches in diameter. The backfill material should be placed in 6 to 8-inch thick horizontal lifts and compacted to at least 90 percent of the maximum density in accordance with ASTM D-1557 test procedures. In the areas where the fill will ·support pavement, sidewalk or slabs, the top four (4) feet of the backfill should be compacted to at least 95 percent of the maximum density. Care must be taken when compacting backfill adjacent to retaining walls, to avoid creating excessive pressure on the wall. DRAINAGE BEHIND RETAINING WALLS Rigid, perforated drainpipes should be installed behind retaining walls. Drainpipes should be at least 4 inches in diameter, covered by a layer of uniform size drain gravel of at least 12 inches in thickness, and be connected to a suitable discharge location. An adequate number of cleanouts should be installed along the drain line for future maintenance. 6.5 SITE PREPARATION, STRUCTURAL FILL AND DRAfNAGE Site preparation for structural areas including buildings, slabs, driveways, walkways, and pavements should begin with stripping of topsoil, vegetation, concrete, asphalt, underground utilities and debris fill. The excavated subgrade should then be proof-rolled with heavy construction equipment. Areas which are found to be loose or soft, or which contain organic soils should be over-excavated. An engineer from our office should observe the stripping and proof-rolling to provide subgrade evaluation and over-excavation requirement, if needed. After stripping, over-excavation and excavation to the design grade, the top 12 inches of exposed sub grade soils should be re-compacted to at least 92% of their maximum dry density as determined using ASTM D-1557 test procedures (Modified Proctor test). Structural fill can then be placed in the over-excavation and fill areas. The structural fill materials should meet both the material and compaction requirements presented below. 1120rpt Material Requirements: Structural fill should be free of organic and frozen material and should consist of hard durable particles, such as sand, gravel, or quarry-processed stone. The on-site soils are 8 S&EE suitable for structural fill. Due to their silty nature, these soils are moisture-sensitive and should be moisture-conditioned to+/-2% from their optimum moisture contents prior to use. Due to the need of moisture-conditioning, the use of this material in wet seasons may be difficult. Suitable imported structural fill materials include silty sand, sand, mixture of sand and gravel (pitrun), and crushed rock. All structural fill material should be approved by our engineer prior to use. Placement and Compaction Requirements: Structural fill should be placed in loose horizontal lifts not exceeding a thickness of 6 to 12 inches, depending on the material type, compaction equipment, and number of passes made by the equipment. Structural fill should be compacted to at least 95% of the maximum dry density as determined using the ASTM D-1557 test procedures. SITE DRAINAGE The site surface should be graded so that surface water is directed away from the structural areas. Standing water should not be allowed. Final site grades should be sloped away from the building unless the area is paved, or yard drains installed to collect surface runoff. 6.6 SLAB SUPPORT Assuming that the site is prepared per recommendations presented above, the slab can be soil-supported. A sub grade reaction modulus of 200 pci (pounds per cubic inches) can be used for slab-on-grade design. We envision that the slab subgrade will be disturbed and loosened by construction activities at the time of slab construction. We therefore recommend that the slab sub1,,rade be proof-rolled. Any wet and loose areas should be over-excavated and backfilled with structural fill. In order to promote uniform support and provide a capillary break, we recommend that building slabs be underlain by a 6 mil. vapor barrier over a 4-inch thick layer of free draining gravel. 1220rpt 9 S&EE 6.7 FLEXIBLE PAVEMENT We recommend that the subgrade for flexible pavement be prepared in accordance with the recommendations presented in SITE PREPARATION AND STRUCTURAL FILL. Based on the subsoil conditions, we believe that the prepared subgrade will have a California Bearing Ratio (CBR) of at least 15. We therefore recommend the following flexible pavement sections for light and medium traffic conditions: Light traffic (Daily EAL = 5 or less): 2 inches asphaltic concrete over 4 inches base course Medium traffic (Daily EAL.= 20 to 80): 3 inches asphaltic concrete over 6 inches base course The base course should be compacted to at least ?5 percent of the maximum dry density as determined by ASTM D-1557 test method. The material should meet WSDOT aggregate specification 9-03.9(3) and have the following gradation: Sieve Size Percent Pas§ing I \<.-inch 100 5/8-inch 50-80 1/4-inch 30-50 US No. 40 3-18 US No. 200 7.5 max. % Fracture 75 min. 6.8 TEMPORARY AND PERMANENT EXCAVATIONS When temporary excavations are required during construction, the contractor should follow the published safety regulations and be responsible for the safety of their personnel and equipment. The followings cut angles are provided as a general reference. The contractor shall flatten the cut slopes or install shoring if found necessary. For temporary excavations less than 3 feet in depth, the cut bank may be excavated vertically. Cuts in dense glacial till and less than IO feet in depth may be I/2H: IV. All permanent slopes should be no steeper than 2H:IV. Water should not be allowed to flow uncontrolled over the top of any slope. Also, all permanent slopes should be seeded with the appropriate species of vegetation to reduce erosion and maintain the slope stal:/ility. 1220rpt 10 S&EE •• 6.9 SEISMIC CONSIDERATIONS Figure 6 shows that the known fault closest to the site is Seattle fault zone to the north. (GEOLOGIC MAP OF THE FALL CrTY 7 5-MINUTE QUADRANGLE. KING COUNT!'. WASHINGTON, by Joe Li Dragovich, Megan L. Anderson, Timolhy J Walsh. Brendon L. Johnson. and Tamara L. Adams, November 2007). The map shows that the site is located within one mile from the southern border of Seattle fault strands. The fault is a coll.;,,tive term for a series of four or more east-west-trending, south-dipping fault strands underlying the Seattle area. This thrust fault zone is approximately 2 to 4 miles wide (north-south) and extends from the Kitsap Peninsula near Bremerton on the west to the Sammamish Plateau east of Lake Sammamish on the east. The four fault strands have been interpolated from over-water geophysical surveys (Johnson, et al., 1999) and, consequently, the exact locations on land have yet to be determined or verified. Recent geologic evidence suggests that movement on this fault zone occurred about, 1,100 years ago, and the earthquake it produced was on the order of a magnitude 7.5. Based on this map, we believe that the site has a moderate risk of 1,>round rupture through the site. A site- specific seismic study for the project is beyond the scope of this geotechnical investigation. However, based on the dense glacial soil onsite, we recommend that Site Class C as defined in the 2009 IBC be considered for the seismic desii,'Il. Furthermore, as the site is underlain by dense soils, the liquefaction potential is negligible .. 6.10 ADDITIONAL SERVICES Additional services may be required during the construction of the project. We envision that these additional services may include the following: I. Monitor site preparation. We will monitor the stripping of topsoil, vegetation, concrete, asphalt, underground utilities and debris fill. We will observe proof-rolling and re-compaction of subgrade soils. Our engineer will provide recommendations regarding any over-excavation and removal of debris fill. 2. Monitor foundation subgrade preparation. We will confirm the bearing capacity of the subgrade soils, and will assist the contractor in evaluating the protection and over-excavation requirements, if necessary. 3. Monitor the placement and compaction of structural fill. We will confirm the suitability of the fill materials, perform field density tests, and assist the contractor in meeting the compaction requirements. l 220rpt I I S&EE 4. Monitor the installation of subsurface drains. We will confinn that the drains are installed m accordance with our recommendations. 5. Monitor site drainage and erosion control. 6. Other geotechnical issues deemed necessary. 7.0 CLOSURE The recommendations presented in this report are provided for design purposes and are based on soil conditions disclosed by field observations and subsurface explorations. Subsurface information presented herein does not constitute a direct or implied warranty that the soil conditions between exploration locations can be directly interpolated or extrapolated or that subsurface conditions and soil variations different from those disclosed by the explorations will not be revealed. The recommendations outlined in this report are based on the assumption that the development plan is consistent with the description provided in this report. If the development plan is changed or subsurface conditions different from those disclosed 'by the exploration are observed during construction, we should be advised at once so that we can review these conditions, and if necessary, reconsider our design recommendations. l 220rpt 12 S&EE Kirkland Ave NE & NE 15th St~ogle Maps • 1 .ii Address Kirkland Ave NE & NE 15th St Renton, WA 98056 Page I of I FIGURE 1 SITE LOCATION MAP https-//maps google,comlmaps ?f=q&source=s_q&hlen&geocode&qKirkland+Ave+N ... 7/21/2012 "'~ .... 0 "' -;;; ~ t ~ E-g ! ·i l 1~!1 Q) ~ -' "S ~f:1 § ... .c ~l,11 tJ ,, ~~ £~.,! • :l"' 1h11 ;~ ·~~-.,-U!fdS ' I r-:: ' r 'r I I I -.. ! L - ,, t l . ' ' ".!; •'-•••• ""CJ C "' en 32 a, ~ E S2 0 o6 .c: C = ;:: Lt) 0 ~1- I ! .~ ;; au anua,e pue1~,!~ \. l HJ ' N i I C) ! z '.'i C) • a. w <( j la ' I ~ "°Dle\iUI= ,...,.:V<l!IID.._OLlf~J -~ w ~ " 0 • ' w z • ' ' ~ C 0 z 0 ~ 2 ------- ... iii - ~i ~ Q :1 I ;! ! ;! I ~ i !l j ! :1 I 'I . I· , i. I i ~ ii ~ i ·lj ·I ! '• I w I· I , ,, I! ; ~ ~' ·I~ 11 • ~ ; I Di i ] > ~g " •• I I !I I :a I t . " IBi:~1' 0 ~~ ~ ~ -U) ~j ~ I! 11 ! ,. ~-,~ •lj Ii'! u X '• r t; I h ~ -~ " ~ ii ii" ·II' . I. < ~! ~ iii II! 0 " !1, I !1· I . 81 ~Ii! 9h 9 h "' o, I • I /! 0• ., ;J -····H----: I ,. Oo " < •• 1 I i,I 0 ~~ z a:-0 § . ' . '!1 0 ! .. {D ····· :!''""" . I'. " ! I ' ~ 8 t n j 1 I ~ 9i ~· di I ,: "I > l ~ . <o 1 ,, . -I ~: 6 <' ! ,i ,. I ·-" !I o· ~ 'I I 1~ .. / ,ii . I !i~ ~ I I / \; / : '7--)<\ I /'-... // '\ ; ,mm !Ii I . .. I ' I • , ! ! I ' ! ·"' ·"' I I I ' i I $ ! I !I •I sl I ~ . ' .. ... i = ...... ._ .. -------·----...... --. __ ,.., 100 '"i:' 1.0 -= ...., ·= ~ .. -.. ... = .Si 0.5 -.. ... -i2 .s 0.1 0.01 However, additional data based on recent research (Massmann, et al. 2003) for these finer soils are now available and are shown in Figure 3.28. ~ ~ Upperbound: good influent control : and long-terlll maintenance, nnderate depth to ground water , / • '-D -,_., . , ~ • I . n7 Lowerbound: poor influent control and long-term maintenance, fine layering, shallow depth to ground water I I II I I II I I I I I I I -:-Recommended Characteristic Rates &om Stormwater Management Manual fur Western WA. 2001 o Measured from infiltrometer tests at beginning of study, taken 1 ft below pond bottom (short-tenn) • Measured long-term infiltration rates a Measured long..f.erm infiltration rates (fine layering. surface clogging) 0.00 I 0.01 0.1 3-78 D10 (mm) Figure 3.28 Dlnfiltration Rate as a Function of the D10 Size of the Soil for Ponds in Western Washington (the mean values represent low gradient conditions and relatively shallow ponds) Volume Ill -Hydrologic Analysis and Flow Control BMPs February 2005 0 ~ -0-m!o.1 · -...... --. ·, ·· ...... ~ :---...., ' -...... --.., \ ' m , o.5--zj..,,\ / 0.2 m •0.1----L,>, w, ~ ~ m •0.3- J: ~ " C: is 0.6 w 3 ~ 0.8 ;.:; /.~ ,• # ~I ) / I f _!_ I I j ~ / .2 .4 .6 VALUE Of crH ( (> LINE LOAD QL X•mH FOR m S, 0.4, crH ( H )· 0.20n ~ • (0.16•n2 )2 pH, O.ilSQL FORm>o.4, "' < H )· 1.2em 2 n R H '0°C • (m2 t-n2)2 _ / I · o.64 0 1 .,,,,,"""'r,r:::!_jRESULTANT PH' (mZ+I) PRESSURES FROM LINE LOAD QL .8 ( BOUSSINESQ· EQUATION MODIFIED BY EXPERIMENT) Reference: Foundations and Earth Structures, Design Manual 7.2, Department of the Navy, May 1982 m R 0.1 .GOH 0.3 .GOH 0.5 .56H 0.7 .48H 1.0 0 02 0.8 ~~ '\ ~ --,~ \ ---- J "'" '· r-m •0.6 -, \ ' ' I V I I/ ;J I .5 VAWE POINT LOAD Op X•mH Op -.... . " )\ m,o.c, [/,'i ;, / f2m,o.4 m ~ R 0.2 .78 .59H 0.4 .78 .59H 0.6 .45 .48H ' l i-=.:;:~~A Pf,, H FOR m~ 0.4, H2 0.2Bn2 crH ('Op 1' (Q16;-n2)3 FOR m >0.4, cr ( H2 ), 1.11m2n2 H Op (m2+n2)3 "H'' "H COS 2 ( 1.18) r-r.,-1! • SECTION A-A PRESSURES FROM POINT LOAD Op (BOUSSINESO EQUATION MODIFIED BY EXPERIMENT) Calculation of Surcharge Loads on Subsurface Walls .. /--·· SNOHOMISH f ' .. Figure 6. Map of the Seattle area showing prominent active fault systems. Red boxes are recently mapped 7 .5-minute quadrangles-Fall City (2007), North Bend (2009), Snoqualmie ( coming 2009), and Carnation ( coming 20 l 0). APPENDIX A FIELD EXPLORATION AND LOGS The soil conditions underlying the project site were explored by the excavation of 5 test pits and one infiltration pit on July IO, 2012. The approximated exploration locations are shown on Figure 3 which is included at the end of this report. The pits were excavated with a Kubota KX80 trackhoe. A representative from S&EE was present throughout the exploration to excavate the pits and log the subsurface soil conditions. Test pit logs are presented in this appendix. A chart showing the Unified Soil Classification System is included at the end of this appendix. All test pits and the infiltration pit were backfilled with the excavated soils, which were placed in one-foot thick lifts and compacted with the trackhoe bucket. 2.5• ' ' ' ' ' ' ' ' ' 5 : 1.s: ' ' ' ' '· ' ' ' ' ' ' ' ' ' ' ' ' ' ' TEST PIT TP-1 Soil Description 111 SM Brown and dark brown silty sand with grass roots (topsoil) 111 SM 111 111 111 111 111 111 <I I 111 SM Brown silty fine sand, trace fine to medium gravel (moist)(loose to medium dense) -light brown below 2 feet Gray, silty fine sand, trace fine to medium gravel · (mois.t)(dense to very dense)(slightly cemented)(glacial till) ' ' I I > : 111 111 111 111 111 111 111 111 111 111 111 10: _ -_'._ -_: ~ -_:_ --w.1-l-lU.._, Excavation terminated at a depth of 1 O feet. Client Exploration Method: Exploration Date: Ground Elevation: S&EE JobNo.1220 No caving occured, no groundwater encountered during ex.cavation. Renton Housing Authority KX080 Excavator July 10, 2012 379 feet · Figure A-1 Proposed 15th & Kirkland Townhomes ~ ,g?_ 1 Soil Description TEST PIT TP-2 0 ~----~==r-=,--------.,,---..,,,...----,~-....,,,---------: 111 SM Brown and dark brown silty sand with grass roots (topsoil) ' / 111 111 111 SM Brown silty fine sand, trace fine to medium gravel. trace debris (rubble, glass, metal, plastic)(moist)(loose to medium dense)(fill) 111 111 SM Light brown, silty fine sand, trace fine to medium gravel (moist)(medium dense) 2.5 5 : ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' 1.s: 111 111 111 111 111 111 111 111 : 111 ' : 111 ' : : 111 ' ' ' : : 111 ' ' ' : : 111 SM Gray, silty fine sand, trace fine to medium gravel (moist)(dense to very dense)(slightly cemented)(glacial till) : ' : : : 111 10 ___ : ___ : __ -~-_ UI..LI.W.. I__, Client: Exploration Method: Exploration Date: Ground Elevation: Excavation terminated at a depth of 10 feet. No caving occured, no groundwater encountered during excavation. Renton Housing Authority KXOSO Excavator July 10, 2012 379 feet Figure A-2 S&EE Job No. 1220 Proposed 15th & Kirkland Townhomes ' ' 5 : ' ' ' ' ' ' 7.51 ' ' ' ' 111 111 111 111 111 111 ' TEST PIT TP-3 Soil Description SM Brown and dark brown silty sand with grass roots (topsoil) SM Brown silty fine sand, trace fine to medium gravel, trace debris (glass, metal, plastic, ash (moist)(loose to medium dense)(fill) SM Light brown, silty fine sand, trace fine to medium gravel (moist)(medium dense) SM Gray, silty fine sand, trace fine to medium gravel (moist)(dense to very dense)(slightly cemented)(glacial till) : I : : 111 111 111 111 111 111 111 111 111 111 111 111 111 111 : : : : 111 10, -. --__ 1 ------~~~ Client: Exploration Method: Exploration Date: Ground Elevation: Excavation terrmnated at a depth of 1 O feet. No caving occured, no groun·dWater encountered during excavation. Renton Housing Authority KXOBO Excavator July 10, 2012 381.5 feet FigureA-3 S&EE Job No. 1220 Proposed 15th & Kirkland Townhomes 2.5 ' 5 ' 7.5 : ' ' ' TEST PIT TP-4 Soll Description 11 1 SM Brown and dark brown silty sand with grass roots (topsoil) 11 111 111 111 111 111 11 SM II SM 111 111 111 111 111 111 111 111 111 111 111 111 Brown silty fine sand, trace fine to medium gravel (moist)(medium dense) -light brown below 1.5 feet Gray, silty fine sand, trace fine to medium gravel (moist)(dense to very dense)(slightly cemented)(glacial till) . ' 1 : : i 111 10, __ --__ 1 __ --_. =~~ Client: Exploration Method: Exploration Date: Ground Elevation: S&EE Job No. 1220 Excavation terminated at a depth of 10 feet. No caving occured," no groundwater encountered during excavation. Renton Housing Authority KX080 Excavator July 10, 2012 382.5 feet FigureA-4 Proposed 15th & Kirkland Townhomes 2.5, ' 5 : 7.5, ' ' ' 111 111 111 111 111 111 111 111 I II 111 111 111 111 111 111 111 111 111 111 111 111 TEST PIT TP-5 Soil Description SM Brown and dark brown silty sand with grass roots (topsoil) SM Brown silty fine sand, trace fine to medium gravel (moist)(medium dense) SM -light brown below 1.5 feet Gray, silty fine sand, trace fine to medium gravel (moist)(dense to very dense)(slightly cemented)(glacial till) 10: ___ :_ __ 111 ------=~~ Excavation terminated at a depth of 10 feet. Client: Exploration Method: Exploration Date: Ground Elevation: S&EE JobNo.1220 No caving occured, no groundwater encountered during excavation. Renton Housing Authority KX080 Excavator July 10, 2012 380 feet FigureA-5 Proposed 15th & Kirkland Townhomes -------------.....:,. \-, --------------d UNIFIED SOIL CLASSIFICATION SYSTEM DESCRIPTION MAJOR DIVISIONS 'ii"' WELL-GRADED GRAVELS OR GRAVEL-SAND MIXTURES, CLEAN ','•,i . .$1! GW LITTLE OR NO FINES "' v_ GRAVELS ls,;•. ~ .~,,,if GP POORLY-GRADED GRAVELS OR GRAVEL-SAND MIXTURES, (UTILE OR '.:'.3 ~g !1 w ~ ~ · ·O• LITTLE OR NO FINES , NOFINES) W ~"~I)! ::,~ h··c,c',c,·· "+---l--:s'""1L°"TY~G=RA,.,V"'Eo-cLS'"", =GR=A:-cv=EL,--SccA'""N=D-"""S""ILT=---------1--G-R-A-V-EL-S--I ~ i if j!: ~ mi GM MIXTURES ~ j!: ~ ffi • • (,/, GC CLAYEYGRAVELS,GRAVEL-SANO-CLAY ~!~a::l~;S (.') ~8~~ i~ I/ • MIXTURES AMOUNTOFFINES) '"':.j: ~s-w-+~WE~L~L--G~R~A-=o~E=D-=s~A~No=--=o=R-=G~RA~VE~L~L~Y=s~AN~O~s'"",-------+--C-L_E_A_N---'-+----~~ LITTLE OR NO FINES ~"' • ~ ~ SANDS o:z · a:~ r, :·., SP POORLY-GRAOEDSANOSORGRAVELLYSANDS, (UTTLEOR ~o2 iii> 1c''+J+"'-11---+-L_ITTL_E_o_R_N_o_F_IN..:E..:s ______________ J-_"_o_Fr_NE_Sl_--..j 8 ~ ~ ~ ! d ~ SM ~SC SIL TY SANOS, SAND-SILT MIXTURES SANDS ~CJ) ~ i; ~ ~ ~ WITH FINES a< 'IX "8 ~~ CLAYEY SANDS, SANO-CLAY MIXTURES (APPRECJABLE ii! ML ~ CL JlioL ~ MH CH INORGANIC SILTS, VERY FINE SANOS, ROCK FLOUR, SIL TY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS ORGANIC SILTS AND ORGANIC $!LT-CLAYS OF LOW PLASTICITY INORGANIC SILTS, MICACEOUS OR OIATOMACEOUS FINE SANDY OR SILTY SOILS, ELASTIC SILTS INORGANIC CLAYS OF HIGH PLASTICITY, FAT CLAYS -ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, = OH ORGANIC SILTS AMOUNT OF FINES) SILTS & CLAYS LIQUID LIMIT LESS THAN 50 SIL TS & CLAYS UQUIO UMIT GREATER THAN 50 --+-------------------l-----------'-----1 PT PEAT AND OTHER HIGHLY ORGANIC SOILS DEPTH OF STANDARD PENETRATION TEST D DEPTH OF UNDISTURBED SHELBY TUBE SAMPLE DEPTH OF GROUNDWATER DURING EXPLORATION S&EE HIGHLY ORGANIC SOILS SOIL CLASSIFICATION CHART AND KEY TO EXPLORATION LOG a:'. w z u:: f--z w 12 w a. ~ ·,,, IPallicicle Size Dosirorouioon Report • Ji • ' •• • ~ • ! ! ~ " " ~ ~ ~ ; ~ ~ a : § 100 't I; Ii .:, ,: ,: 90 1'-l' u ' : \ \ : 80 ' r-,.., : d Ii ~ 70 ' 1· Ii -- : ' 60 1: 50 11 : i' : ; 40 : Ii \ 1 ; 1: ' ' 30 l \) 1: \ ; : : :, 20 '! ' 1· ·1 : 10 I t : :. Ii ll ii :, 0 : 500 100 10 1 0.1 0.01 0.001 GRAIN SIZE -mm %COBBLES %GRAVEL %SANO % FINES CRS. FINE CRS. MEDIUM I FINE SILT I CLAY 0.0 11.4 7.6 6.0 I 20.0 I 42.6 12.4 SIEVE PERCENT SPEC.' PASS? Material Descrletlon SIZE FINER PERCENT (X=NO) ' Golden Bm, Silty Sand w/Gravel 2 in. 100.0 1 in. 91.0 3/8 in. 85.0 #4 81.0 Atterberg Limits #10 75.0 PL= LL= Pl= #16 72.0 #30 63.0 Coefficients #40 55.0 Da5= 9.52 0 60 = o.s12 D50= 0.372 #50 41.0 #100 22.0 D30= 0.215 D15= 0.0932 D10= #200 12.4 Cu= Cc= Classification uses= AASHTO= Remarks Tested/Calculated/Reviewed by: M. Blackwell Sampled-7/l Oil 2, Received-7/12112, Tested-7/16/12 Equipment: #53,58.111, 141 ... (no specification provided) Sample No.: 01 Source of Sample: Renton # 1221 Date: 7/10/12 Location: Elev./Depth: A.A.R. Client: S&EE Testing Project: Misc. Testing LalboD'atorv. Inc. Proiect No: 12-343 Plate 233 ., ' ..... a, en "' Q C> C> "' AFTER RECORDING MAIL TO Name ~ U'\T"on fuu..;:>10j ~ .. (\t\Of\'" Address Z, Goo f\ t:-\O ~ FQ Ht OF NZ 8 Statutory Warranty Deed THE GRANTOR Ervm G Luke, u lns separate eatate for and m co~u:leratwn of Ten Dollars and other valuable cons1deratiQil in band patd., convey~ and :warrants to Renton Hounng Authonty tho folloWUlg dcscnbcd real estate, S1tnated m the Cc,unty ofKUlg, State ofWasbma:ton Lot(s) l, Block 7, Corrected Plat of Renton H1ghlands No 2, accordlng to the plat thereof recorded m VollJlJle 57 of Plai:s, page(s) 92 through 98, m K!JJ8 Counfy, Washmgton, TOGETHER. WITH an ea&cment for dnveway purposes as cstabhshed by mstrument recorded under Recording Number 9204070551 SUBJECT TO Easements, Covenants, Conditions, Restnction.s, Re5ervaUons, Agreements, ofrc<.ord, rfany Lt 1, Blk 7, CorrectedPlatofRentcm Highlands #2, Vol S7/92 Assessor's Property Tax Parcel Accowit Number(s) Dated lblS ~ day ofSq)teimber, 2001 STATE OF W¥}.ftt?'f.9.._N COUNTYOF ~ 722780-0185-02 BmnO Luke I certify that l know or have satisfactory evidenct: that Ervm G Luke u the pcmn who appeared before me, and said person acl:nowleclged that hcls.bohbey 111gned thu mstroment and acknowledged it to be lus/hct/thett fr<:e Ti vohmtary act for the uses and plll))01CS mentioned m 1hJJ inscnunent Dol<d ~--It hi,, I -Vt),, .:' ........ l,i,;'•, , i,f..···· co~ .. o,.,, : fr /t:, "t,. '(ii\ ,, : ~ :~ ~ ! ~ ~: .,.1 · t\o ~ t ~: I \··? 0 -< /;.' sfl '·.~-... ~~t~~ ,,,,,,,,, ....... --- Public Record LPB,10 City of Renton Planning Division FEB l 9 2013 oraer. Non-order seart11 ooc. Kt.2001 20010914001991 Paget 01 r creaceu sy. 010eoe1 Printed. //20/2011 2.16.09 PM PSI .CH,AGO TITLE COMPANY ~ 701 HFillAVENUE,#2300, SFATl'LE, WA 98104 A.L.T.A. COMMITMENT SCHEDULE A Title Unit: U-06 Phone: Customer Number: KIRKLAND AND 16TH Fax: Officer: (206)628-5610 (206)628-9717 Buyer(s): TBD SA VIDIS/CAMPBELL/EISENBREY /HARRIS Commitment Effective Date: JULY 15, 2011 1 . Policy or Policies to be issued: at 8:00A.M. Order No.: ALTA Owner's Policy STANDARD POLICY (6/17/2006) Amount: $0. oo Premium: Proposed Insured: Policy or Policies to be issued: ALT A Loan Policy _Proposed Insured: Policy or Policies to be issued: AL TA Loan Policy Proposed Insured: Tax: Amount: $0. oo Premium: Tax: Amount: · $0. oo Premium: Tax: 2 . The estate or interest in the land which is covered by this Commitment is:_ FEE SIMPLE 3 . Title to the estate or interest in the land is at the effective date hereof vested in: RENTON HOUSING AUTHORITY, A MUNICIPAL CORPORATION 4 . The land referred to in this Commitment is described as follows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT 1326164 COMMA80S/KLC/11.l 05 ·cl CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULE A (Continued) Order No.: 1326164 Your No.: KIRKLAND AND 16TH LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) LOTS 1, 2 AND 4, BLOCK 7, CORRECTED PLAT, RENTON HIGHLANDS NO. 2, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, INCLUSIVE, IN KING COUNTY, WASHINGTON. CLTACMA6/RDA/O<M CHICAGO TITLE COMPANY A.L.TA. COMMITMENT SCHEDULEB Order No.: 1326164 Your No.: KIRKLAND AND 16TH Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land smvey of the Land. C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any Hen for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto; reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including casements or equitable servitudes. H. Water rights, claims or title to water. I. 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 mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS FOLLOW WLTACOMB bk ~/17/07 CHICAGO TITLE COMPANY A.L.T A. COMMITMENT SCHEDULEB (Continued) Order No.: 001326164 Your No.: KIRKLAND AND 16TH SPECIAL EXCEPTIONS A l. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: JOINT USE DRIVEWAY NORTHWESTERLY PORTION OF LOTS 1 AND 2 APRIL 7, 1992 9204070551 • 2. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON SAID PLAT. c 3. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CITY OF RENTON. PRESENT RATE IS 1.78%. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE TAX AFFIDAVIT. THE APPLICABLE EXCISE TAX MUST BE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING OF THE CONVEYANCE DOCUMENTS. (NOTE: A DEED EXEMPT FROM EXCISE TAX IS STILL SUBJECT TO THE $5.00 TECHNOLOGY FEE AND AN ADDITIONAL $5.00 AFFIDAVIT PROCESSING FEE). n 4. THE PROPERTY HEREIN DESCRIBED IS CARRIED ON THE TAX ROLLS AS EXEMPT. HOWEVER, IT WILL BECOME TAXABLE ON THE DATE OF THE EXECUTION OF A CONVEYANCE TO A TAXABLE ENTITY AND SUBJECT TO THE LIEN OF REAL PROPERTY TAXES FOR THE BALANCE OF THE YEAR FROM THAT DATE. TAX ACCOUNT NUMBERS: LEVY CODE: ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENT: 722780-0185-02, 722780-0190-05 AND 722780-0200-03 2100 $ NOT DISCLOSED $ NOT DISCLOSED B 5. SPECIAL TAXES FOR SURFACE WATER MANAGEMENT AND/OR OTHER SPECIAL CHARGES: 1ST HALF DELINQUENT MAY 1ST, 2ND HALF DELINQUENT NOVEMBER 1ST: YEAR: 2011 CLTACMBl/RDA/0999 CHICAGO TITLE COMPANY A.L.T .A. COMMITMENT SCHEDULEB (Continued) Order No.; 1326164 Your No.; KIRKLAND AND 16TH AMOUNT BILLED: AMOUNT PAID: AMOUNT DUE: TAX ACCOUNT NUMBER: LEVY CODE: r AFFECTS: LOT 1 SPECIAL EXCEPTIONS $ 12. 08 $ 12. 08 $ 0.00 722780-0185-02 2100 o 6. SPECIAL TAXES FOR SURFACE WATER MANAGEMENT AND/OR OTHER SPECIAL CHARGES: 1ST HALF DELINQUENT MAY 1ST, 2ND HALF DELINQUENT NOVEMBER 1ST: YEAR: AMOUNT BILLED: AMOUNT PAID: AMOUNT DUE: Tl\X ACCOUNT NUMBER: LEVY CODE: B AFFECTS: LOT 2 2011 $ 12. 08 $ 12. 08 $ 0.00 722780-0190-05 2100 z 7. SPECIAL TAXES FOR SURFACE WATER MANAGEMENT AND/OR OTHER SPECIAL CHARGES: 1ST HALF DELINQUENT MAY 1ST, 2ND HALF DELINQUENT NOVEMBER 1ST: YEAR: ,AMOUNT BILLED: AMOUNT PAID: AMOUNT DUE: Tl\X ACCOUNT NUMBER: LEVY CODE: J AFFECTS: LOT 4 2011 $ 12. 08 $ 12. 08 $ 0.00 722780-0200-03 2100 8. ANY INSTRUMENT TO BE EXECUTED BY RENTON HOUSING AUTHORITY, A MUNICIPAL CORPORATION, MUST BE IN ACCORDANCE WITH STATUTE. SATISFACTORY CLTACMB2/RDA/0999 CHICAGO TITLE COMPANY A.L.T .A. COMMITMENT SCHEDULEB (Continued) Order No.: 1326164 • Your No.: KIRKLAND AND 16TH SPECIAL EXCEPTIONS EVIDENCE OF AUTHORITY MUST BE SUBMITTED. L 9. TITLE IS TO BE VESTED IN PERSONS NOT YET REVEALED AND WHEN SO VESTED WILL BE SUBJECT TO MATTERS DISCLOSED BY A SEARCH OF THE RECORDS AGAINST THEIR NAMES. H 10. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASBD ON INFORMATION PROVIDBD WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEPINBD IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IP THE DESCRIPTION DOBB NOT CONFORM TO THEIR EXPECTATIONS. N NOTE 1: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FOR DETAILS OF THESE STATEWIDE REQUIREMENTS PLEASE VISIT THE KING COUNTY RECORDER'S OFFICE WEBSITE AT WWW.KINGCOUNTY.GOV/BUSINBSS/RECORDERS.ASPX AND SELECT ONLINE FORMS AND DOCUMENT STANDARDS. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOTS 1, 2 & 4, BLOCK 7, VOLUME 57 OF PLATS, PAGE 92. END OP SCHEDULE B Cl.TACMB2/RDA/r1:m @ -CHICAGO TITLE COMP ANY 701 FIFTH AVENUE, #2300, SEAlTLE, WA 98104 ' PHONE: FAX: ' (206)628-5610 (206)628-9717 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference lo streets and other land. No liability is assumed by reason of reliance hereon. ~r,6 sr ' " ,, 0 . Tf;.ACT '8.'" 0 ;~ "-~ 1931 l Sf'.._, 14110 sr l )520 Sf ...•• ___ 2_1_a_._o _____ • 1)~_89 18 19383 sr rJ 89-22·48 E l}l. 46 ___ 105 _______ _ ,,.,,,. ... , .. 0 ~ 7088 S 14Sl " 3 N 88-52-14 E ' I ·' w· ·I Z, ·I W, :;,, oi z, :'i! ,,, a'., SZI::: 'o ,. .• ,- ' I I•• ,• IC i~ >-'I ~i ,, ' I I r "' ., ';j !! zl '· ~ .. ~ . B5011 . 0 8499 " N88-S2·H'fl -.7. 40 4, 12115 sr ,, .,,o' ,,,ri' , ·, .$"/ 5'"' ~ l~Jgj Sf 7~. 0 g NE. 15 TH. ST. -S 88·5~-H C - 13TH PLN. g 7~ O:> 9)p ::;r . 0 z A MAl'/ROA 0999 C, = - "' C, AFTER RECORDING MAIL TO • ~ Name ~1::r"\i-on tb~,°') Pt:..(\t\Of\'' Address z.qoo (\ t:.. \o'""""' <I Crty, s1a1e, z~ ~..,,....,..., PG NI OF ot2 $- Statutory Warranty Deed THE GRANTOR Brvtu G Lute, u lus separate eatate for and w considemuon of Ten DoUm and other valuable cons,dcr1t1on tn band patd, conveys and warrant.s to Renton liouung Authonty the fol10W1Dg dcscnbcd real estate, 11tuated m the County of Kmg, State of Wuhmaton Lot(s) I, Block 7, Conected Plat of Renton Highlands No 2, accordmg to tho plat thereof recorded m Volume 57 o!Plalll, page(s) 92 through 98, Ill Kmg COUJJI}', Wasbmgton. TOGETIIBR wrnJ an ~t for dnveway pUl])OIOS u cstabltmcd by mstrument recorded under Rccorduls Number 92040705$ I SUBJECT TO Euc:ments, Covenants, Conditions, Rcttncfl:om, Reservations, Agrcemcntlll, of ('C(:ord. 1fany Lt I, Blk 7, Corrected Plat of Renton Highland• #2, Vol S7/92 Aascsaor'a PropcrtyTu. P~l Account Numbcr(s) Daied Uus ~ day of September, 2001 STATE OFW¥f;Thj?W,.N COUNTYOF ~ } " 722780-0185-02 Brvtn O Luke LPB-10 Public Record oraer. Non-oroer searcn Doc. KC.2001 2001091400199; Pager or r ueatea By. 01oeae1 PHntea. 7/2072011 2.16.09 PM PSI 20040220000832.001 WHEN RECORDFDJUTI'URNTO REITTON HOUSINOAUlliORl I'Y 3011 NORTiiBASf 161H STRBlrr RENTON, WASHINOTON960S6 1.,,,, ~ii? Wff, 1111 ., " nae=Y. w:• E2019227 lf~6=,~1J3 .. ~ ,,11:Ul II PAGliNt o, 111 @)-C_H_IC_A_G_O_TI_T_L_E_IN_S_U_RAN __ c_E_c_o_M_P_AN_Y_cf'.~--1128834 __ _ STATUTORY WARRANTY DEED (J) \ D.i.ted FEBRUARY 19, 2004 THEGRANTOR MYRON B WOODAND MARILYN J WOOD, TRUSTBE!SAND TI-IEIRSUCCESSOR TRUffEl!S OPTI:!E l\,f'r RO"I B WOOD AND MARILYN J WOOD RBVOCABLB J,IVINO TRUST, DATED AUOUST24, 1998 for and m cons1dcrat1on of 1'BN OOUARS AND onJER 0000 AND V/1.LUABLE CONSIDERA.TION m band paid, conveys and warrants to Rl:NI'ON HOUSINO At.rll{ORin' A MUNICIPAL CORPCRATION the followmg descnbed real c.state Situated m the Co"Unty of KING Tru Account Numbcr(s) 722780-0190·0! State of Washmgton !..OT 2, BLOCK 7, CORRECTED PLAT OF RENTON HIGHLAND NO 2, ACCORDING TO THE PLAT THEREOF, R8COR08D IN VOLUMB 57 OF PLATS, PAGB{S) 92 THROUGH 98, INCLUSIVE, IN KING COUNTY, WASHINGTON SUBJBCT TO EXCEPTIONS SET PORTH ON ATTACHED EXHIBIT •A• ANO BY THIS REFERENCE MADE A PART HEREOP AS IP FOLLY INCORPORATED HEREIN MYRON E WOOD ANO MAFll VN J WOOD REVQC.ABLE LMNO TRUST OATED8pl/98 111~0~2:r~ Public Record Order. No11-oroer searcn ooc. KC.2004 2004022ooooaJ2 page I 01 3 created ey. 010eae1 Pnntea. //20/2011 2:16:35 PM PS I I ~ ~ 20040220000832.002 STATE OF WASHINGTON COUNTY OF KING .. I CERTIFY THAT I KNOW OR HAVE SATISFAc.-roRY EVIDENCE THAT MYRON B. WOOD ANO MARILYN J NOOD ARB THE PERSONS WHO APPEARED BEFORE ME, ANO SAID PERSON ACKNOWuBDGBD THAT TIIBY SIGNED THIS INSTRUMENT, ON OATH STATED THAT THEY WERE AVl'HORIZED TO BXBCOTE THE INSTRUMENT ANO ACKNOWLEDGED IT AS TRUSTli:BS OP THE MYRON E WOOD AND MARILYN J WOOD RBVOCABLB LIVING TROST DATED AUGUST 24, 1998 TO BB THE FREE ANO VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THB INSTRUMENT. PRitn'EO NAME PAULA K ADAMS NOTARY PUBLIC IN AND FOR THE STATE OP RESIDING AT KIRKLAND. MY APPOINTMENT EXPIRES 12-29·04. oraer. i'i011-oruer seattr1 ooc. KC.2004 2W4022oooos32 """' ,. Public Record Page 2 or 3 created By. 010eae1 Printed. //2U/2011 2.16.35 PM PSI I CHICAGO TITLE INSURANCE COMPANY EXHIBIT A EscrowNo 1128934 BASEMENT AND THE TBRMS AND CONDITIONS THERBOF. PURPOSE• AREA APFECTED: RECORDED RECORDING NUMBER JOINT USE DRIVEWAY NORTHWESTBRLY PORTION APRIL '?, 1992 9204070551 COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SS'rBACKS, IF ANY, SET FORTH IN OR DBLINEATIID ON SAID PLAT Public Record uaer. 1qon-oraer Seat di ooc. KC.2004 2owu22ooooa32 Page 3 or 3 I 20040220000832.003 treated BY. blOeClei Printed. //20/2011 2:16:36 PM PSI I • .. WHEN RECORDED JUmJRNTO IWNTON IIOUS1NO AU'IliORlTY 2900 NORlliEASf !Olli STREET RENTON, WNiHlNGTON980S6 I . . 1:1g37(i)(l)6 11'!'1mv!·i,R' Jfl 1111:18!·88 20030131003&64.001 PACJB 001 0, Oil Q _c_H_I_CA_G_O_TITLE __ I_N_su_RAN __ c_E_co_M_PAN_Y_,._().<J,T/C...:....~- ~ 1074120 -/ STATUTORY WARRANTY DEED '/Jzoltfl/:::', Dated JANUARY'Z'J,2003 ,--~ THEGRANTOR 1".0RSTAR, LLC, A WASHINGTON UMITED UABILITV COMPANY for and tn consideration of TEN DOLLARS AND OTHER aooo AND VALUABLECONSIDBRATION in hand p11.1d, conveys and warrants to REl'(fQN HOUSINO ,\1.!THORl'IY the followmg dcsmbcd real eslatc 11tuatcd 1n the County of KING Tax AccOWll Number(s) TZZJS0-0200-03 State ofWaahmgton LOT 4, BLOCK 7, CORREC"TSD PLAT, RENTON HIGHLANDS NO 2, ACCORDING TO THE PLAT THER&OF, RECORDED IN VOLUME 57 OP PI.JI.TS, PAGES 92 '11-IROUGH 98, INCLUSIVE, IN KING COUNTY, WASHINGTON SUBJECT TO RIGHT OF THE PUBLIC TO MAKE NECESSARY SLOPES POR CUTS OR PILLS UPON SAID PREMISES IN THE REASONABLE ORIGINAL GRADING OP STREBTS, AVENUES, ALLEYS AND ROADS AS DEDICATED IN THE PLAT NORSTAR, LLC ., H PETER BRANDT, MANAGER/MEMBER oraer. Non-orner searcn 00c. Kt.2003 2003ou1003so4 Public Record Page I of 2 ueatea ey. 010eae1 ~ ~ Pflhted. 1{20]2011 2.16.12 PM PSI I • 20030131003564.002 . . STATE OF WASHINGTON se C'OUblTY OP KING I CERTIPY THAT I !<NOW OR HAVE SATISFACTORY EVIDENCE THAT H PETER BRANDT AND SALLY L MURPHY ARE THE PERSONS WHO APPEARED BEFORE ME, AND SAID PERSONS ACKNOWLEDGED THAT THYE SIGNED THIS INSTRUMENT, ON OATH STATED THAT THEY ARE AUTHORIZED TO EXECI.JTE THE INSTRUMENT AND ACKNOWLEOOED IT AS MANAGER/MEMBERS OP NORSTAR, LLC TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE: PRINTED NAME PATTI DE'J7L1NG WASHINGTON RESIDING AT SE!ATTLE MY APPOINTMENT EXPIRES 2-l-06 Public Record oraer. Non-oraer search ooc. KC.2003 20030131003564 Page 2 01 2 created ev. 010eae1 Printed. //20/2011 2.lb.!3 PM PSI .. . t1LtD FOR RECORD AT REQUl~, •• OfflCE OF THE CITY CLERK R[NTON MUNICIPAL BlDG. 200 Mill AVE. SO. RENTON, WA 98055 • JOJHT UBB PRlVENAJ BABEHBRT WHEREAS, Myron E, Wood ie the owner of the property located et 3017 N,B, 16th Street, Renton, Washington; and ffllBREAS, .eE .. rv,c·i.,nc.,eLu.,i..,.· '------------is the owner of the property located at 1518 Kirk.land Avenue N. E., Renton, Washington; and lfBEREAS, the City of Renton, as a condition for developing certain nearby property, waa required to install curbs, gutters, sidewalks and other street improvementa; and WHEREAS, the parties to this agreement must now share a curb cut for driveway purposes; and 1:JBEREAS, this joint use driveway requires each party to have access to a small portion of the other party's property in order to fully access thie joint uee driveway. HOH, TB!RBVORB, THE PARTIES HERE'ro DO COVENANT ANO AGREE AS FOLLOWS: I. Hyron E, Wood ETvln Luke hereby grants to a driveway easement over and along its property for driveway purposes in tho area legally described as follows: See Exhibit A attached hereto and incorporated herein as if fully set forth, 2. Ervin Luke Myron E. Wood PACE l of 5 hereby grants to a driveway easement over ct A • 25.x n @ ·-· l JOINT us~ DRIVEWAY EASEMENT Page 2 l{) IJ"l R 0 ~ (]' and along its property for driveway purposes in the area legally described as follows: See Exhibit B atteched hereto and incorporated herein as if fully sot forth. 3. The parti&s hereto agree that this covenant shall be binding on their heirs, assigns and succes~ors in interest and shall be a covenant running with the land, DATED THIS __ day of "'~:J.'/·°'1 ~,J..:....._:.~~··j_~~~~~' 1992 (M. Wood) ,:18;.i.. day of _.,,M=""::."='-~h..;.._ ____ ,, 1992 (E. l.ulleJ }'llrrl\ STATE OF WASHINGTON COUNTY OF KlNG •• Ervin Luke . I certify that I know or have satisfactory evidence that -· · /]t;1v~ n r: \<Joor;(. · -·-.... signed this instrument and acKnowle 98d it to be his/her free and voluntary act for the uses and purposes mentioned in the instrument. , 199~ Notar. Public in an for the State of Washington, residing at Kctnt Hy appointment expires: v,-/C/ ·'IS PACE 2 of ) - • ~ Lt) -Lt) :.;· f2 ~ 0 = .... .... 0 =:--:'4 C\J ~~ (J', ·-· JOINT USE DR!VEW~Y EASEMENT Page 3 STATE OF WASll!NGTON COUNTY OF KING ea l certify that I E""""'"' L. .... \<i know or have satisfactory evidence that signed this instrument ond his/her £roe end voluntary act for the uses in the instrument. acknowledger! it to be and purposes mentioned DATED: _,,a.._.l:i.,..r,_l 9 .. 4-=----• 199X, ~•~-:t:;;d~stote of Washington, residing at 'Js:':se*'2,._ Hy appointment expires: 11/-'-2 /9 ~- CITY9:l3:as. PAGE 3 of S • ..,. ~ ... 0 2 ' •• ~ "' :::! .. ~ c::I~. ~~- .,,8 -w ~i: !i,; :t::· -M "'-' -s "'" --11 ;:,\ => ... .., ' S~i "'., M C:"' ' _,... . -:.;·· ~ s "' . ' ;~ ll)· lf) 0 ,._ 0 .,. 0 C\J a-, • EXHIBIT"A" An c:L5CfflCnt for the purpose or drivcw:iy acce,, situated ln a porUoP or Lot 2, Block 7, Rcn1on Highlands Com:e1lve Pla1 #2, as recorded In Volume 57 of PlalS, pages 92· 98, reconl> of King Counl)I, Slale of W:ishlng1on, said PL11 sl!Wlled In , ponlon of lhe Southwat qU2rtcr of Section 4, Township 24 North, Range , El.'.st, W.M., King Cc,unty, W~hington, said cucmcnt being more partJcul:uly described u follow,: Beginning at the Northwc,t comer of saJd lot 2, said comer sitwtcd on the southerly right-of-wa.y margin of NE 16th Street; thence North 62• 42' 49• Ea!t along uid southerly margin 15 feet; thence South 35• 42' 43• Ea.st S feet: thence South 62• 42' ,ta• We,t 15 feet more or lcs., to a.n lnttncctJon wilh the west Unc of said Lot 2: thence North 3s• 48' 16• WC$t :along said west line to the Point of 8cglnnJng, 'nlllZ.OOC.,-tD01bh · ~ .. -' I i • JOINT US! DRIV£WAT EASEMENT ?,1go 4 of 5 l • I 25>< ~ D =· r ... 0 2 . ,. ;; ... "' ;;! ... :i d~ "~ 31!: "" -w .,j: ~l:; ~i!: -~ ~~ II) II) g ' 0 -~ :.i' (\J ::! '1' ;; . ... • ~-~] -, An c:isemenl for lhe purpose ol driveway acces, 1itu2led In • portlon ol Lot I, Block 7, Renton Highlands Corrc,tJvc Plat #2, as rtc:ordcd ln Volume 57 o( Pl.au, p:agcs 92· 98, records of King County, St:alc of W:uhington, said Pbt situated In :a portJon of the Southwc5t qu:incr of ScctJon 4, Townshlp 24 !'lonh, Jbngc 5 East, W.M., King County, W.uhlngton, s:ild n:1cmcnt being more p:inlcularly described a., foUows: Beginning at che Nonhc::ut comer of s:ald lot 1, s:iid comer situ:ued on the southerly light-of•w:iy m:i.rglll of NE 16th Stn:ct: thence South 62• 42' •18· Wen alons said ,;outhcriy margin 15 feet; thence South 38' 42' 49• East 5 feet: thence Nonh 62• 42' ·18· Wen IS feet more or !en to an inrcnccuon with the~, llnc of :s:1td Lac 1; thence ~onh 3e• ·18' 16• West.along s:aid me line to the Point of Beginning. ..... • ' '-· ·I 'i :1 1-,-- iir .. lK~ID r:· i ·J;,,.,e '[r\'~; ~~ ·I . ,I I : .~ I ' l • I,', . ! I : , ' ' : . -' ~- JOINT USE DRIVEWAY EASEMENT td ,z. ~1 ~!J(&IJ 111'11~ ~-Z- '1'i,.1,.";'&0·<:,1"0 l"y~f.(lt<li, 10n ,e 1,,,., ,r- (1t\lll'~,u,~ ~~·~ .. ··--~ J • 0 i J . ' " i ' . ' I I • ·I . , " rv· ;~ Ii'{ I I .,.'J I .s .. j, • ,. ¥ "l,,tH,fJ"·.N:: p';•~,V :' ~ ,,,,,, t, • •• r ! ''''·:'.;£'.,,:.:· .~ ,,·E) .... :j • .; ,, •'. •' ·- ,,• • • @ " : ' .i .. ,_ .. .\"i -• • fe,8 ·~ • ~ ' ~•·•w ft(! _) .-~ • ., . .• ,_ !\. ~ . ~ ' .. ,• ... / / ~ ~ t I ' .,.,.,, " . ' • : ~ ,• .. ' " ~ ·-; !'S ~ t ~ ~1 ¥""J-... .. ·-. .'i I ~/ -; .. / .. ' ' • ' ® ·, ' ' i ' 1 , •. ;T i? ',,,,,,,,',·.··1··· .. ·~: I ' . ,,,.,,~., '.1> :, . ~·~ ..... .:-;,.!!" ;~~~ ] . -i. ®j ' ' "', I, ..... I i ' ~ •: I : I I@ ' --------~ --.~'/-'..';· .: j-/1'!,•.'_; . ...LE.,_H '"ti -: '• ® :' ;., ...: ~ : ...._'t. - ~ : ~ ,,.,,, ~ \--- .~ '°I IU 8~ , , _, " .. u" "' i5 ,- , 5 ,. " @f'····ti ! .o -".·. ",,,. 1/J ···: .• . -,. ::ti: !."'----! ~ ,, • RECEIPT EG00004588 BILLING CONTACT Renton Housing Authority Po Box 2316 Renton, WA 98056 REFERENCE NUMBER FEE NAME LUA 13-000206 PLAN -Modification PLAN -Site Plan Review -Admin Technology Fee Printed On: March 07, 2013 Prepared By: Rocale Timmons TRANSACTION TYPE Fee Payment Fee Payment Fee Payment PAYMENT METHOD Check #002564 Check #002564 Check #002564 SUBTOTAL TOTAL AMOUNT PAID $100.00 $1,000.00 $33.00 $1,133.00 $1,133.00 Page 1 of 1 RECEIPT EG00005375 BILLING CONTACT Renton Housing Authority Po Box 2316 Renton, WA 98056 REFERENCE NUMBER FEE NAME LUA 13-000206 PLAN • Variance Technology Fee Printed On: March 07, 2013 Prepared By: Rocale Timmons TRANSACTION TYPE Fee Payment Fee Payment PAYMENT METHOD Check #002604 Check #002604 SUBTOTAL TOTAL AMOUNT PAID $1,200.00 $36.00 $1,236.00 $1,236.00 Page1 of1