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Home My WebLink AboutReport 1B.Ol'Tl<lNI A. c.-_.~" 6. CEILING GRID DETAILS@ ATTACHED & UNATTAcm:D ENI)~ 2. FRONT ELEVATION (EAST) 4.ELEVATION (NORTH) NOTES (D :;::;~::~t:~;l:K~l!kAllllM;'tl:l(lX4VUHlCAL P~K ® ~r:!r-&~t~'~ITt~ii~~i1FJ1~~1f~.11~r?i;!~1r0 ~ t~~ffJKt1~1~i~~1~:~~~fI~~~fi~~~E!~'.t~ © fl~rm~~!'N'UttJWJ'i~R%~~t:tJi·;m:.mt~~~ER 0) iil."itatW~~fc';~'.',,:TW;?,.i~;:u SU!'LA.'!-0R!IZ1'SA1'D @ xgi:Jl~ll..'<U1Sft:L"ltKA!10MWflllOW:SEKl'RIOR ro ('i) METAL,\Wl'L,G.S.1± l)1\,'lll-' Oi,. ~/I.Gt.'\-'-" @ rRE-MAAL'FACnPK1eDR001'TRUSSHY01>ilR5 ® 4'Cfl);CRITTFm ,\Brl1' i"CRl'SHF.llANll(.XlMPACTWGRA'fLM.Sf ('l\'\1,<l,. * ~-·· ,10.,t LATERALURACN:;,.1i-0·ocEACHWAY.MAl.~K(1'1'LKIO HIHJ('TL'l<E I\HJIN !IRACl1'G WITHIN n~l"OJ-l'l,JiJM~TlcK ~ ~JJ 1"HOMCROSS \1~MB0: 7. TYPICAL LATERAL BRACING FOR SUSPENDED CEILING C MY DENTAL I"'" I r---::~'.~ --------.:11,-, .,,1,.., '"'--,·~·,,,r~•,l,~""' <¥!~•• O'!X\IV O'!XS> ' 1¥JX,; ' (' 1 Ii II 1111~!1!1 .,' Lw e ~ ~' ir. ~h~ >-' ~ii ~ Jli Q e ,· I J;~/'-''.fl --~ ,, I \ 11,~,,l":'o.'P'fi;ir \:-IS,,.. "Of ....c t~....ud"AX PARCEL NO 4-"" -~ ,waf>Ol11',:Qlllrlf!I ... L LOT 8 C<M-~-7224000860 \ (''El/r ~"" c:.:P.'Jr.r"'__., ) /) ., - l ) • ~/",,• '~ \ ._l" ,::.,,." .,~ ~ \ .· I ~·'i'.'. ""' • ."" 1, ·"-"-' ,, ,,,l •' ,.. ,, ·;·, <,· ,::: . i~ti: ! I JL !Rr.;JAX PARCEL NO. 7224000855 ,,, -,,,·\or, -~·\,.--, ·,·. ,,..,.., ~ "J' '\. ~ C i=. '' '"'. ;~ ' . ' """,, -t ., ., ,. .... , ,~ :~,~~ ,, ,, ., .,,. ., \\ i . ' -~ ·-111 I I I' ,,,· ! ~ ' I #~, ~ L_ ,· .' • . ', ij . ,' ·. . . . ' LOT 6 7224000850 B· ,,L._ .. ~--0~-[ c:..?.'.J".:" I . . ""' . '•' PARC[L NO. f,:_. ;;, .. "',• ;;.,v-:• ,M ,. ,, ,, -,. --------------r-· tt-.i:;. .. :,, •.• ·~~-~ -~ ·:-=ii.f!III<,. ·~~ -··~,.£~ ·-.. LOf 5 ----- .,., .. ~ ~~~~ ,. ,, .,,'\111!!·--· .. ':: e .. J .. t..u \ 'i; I~·\ I ,-~ !, "-' , I 11, :i ~' 1 _I S:I •1 i I 'I I"' "i"' , '/ i I~ \It ........ . ;Li; ,· 1.·. --~~,~~:··HY I 1'6.0.21 L _______________________ _ ' ,1.3TJV ~---·-···· -------------· ----------,.------------ I _J 0 0 Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 Title: DECLARATION of LOT COMBINATION Project File#: LUA15-000729-LC Property Tax Parcel Number(s): 722400-0850 and 722400-0855 Address or Intersection: 521 & 525 Park Avenue North Section 8 Township 23 North Range 5 East, W.M., City of Renton, King County, Washington Grantor(s): Grantee(s): 1. PARK 009 LLC 1. City of Renton, a Municipal Corporation I (We), MAO YU hereby certify that I am (we are) the owner(s) of the property described in Exhibit 'A' on page _3__, 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 A:S..._ 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). IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this -3...{__day of_;/ . 20---q -----~-~ City of Renton Approval: The petition of the property owner(s) to combine the separate properties described in the aforementioned Exhibit 'A' into legal Jots 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. ~,J~'"'.~-0,:5i,k(;\;c::f 1,-10 ~ '2--0 \ 1-- isTanmng Direc r Date City of Renton Department of Community and Economic Development Page I of5 INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) 55 COUNTY OF KING ) ,, , , \'\\\I I \ I • 1 I certify that I know or have satisfactory evidence that y u.. )y'\ a__ C -<·,,:,SJRA J ;,11,1 . . . ,:::-~~-~--"\1.1,1,,1,' ,~ 'ft signed this instrument and ff ::...:\i,.~s'='-10N ~~\, ~k~wledged it to be his/her/their free and voluntary act for the uses and purposes ~ ,f ~0TA1, \\men*:ned in the instrument i t <J -• _,. ,z;% 9:' i ( - ; ".;,\ ~ilBc'" } t°\~ y l;-v_JZ, . \ -,,,,_ \,,~.19 _ ,ci,,,f,~!S'rv Public in a'i:ld_for the St_ate of lf-'..ash1ngton 111 <' o ''""""""-,Oflo1:ary (Print) 0 a.Y'An-5 _ l.>v'e-•< 111 I" ''VAS'r11'-' 111 111' ,,,,'llily appointment.(exp. ires: (2 1 '!-le 1 'i l\1\1\\' l Dated: \ >:.1 70( l Notary Seal must be within box Notary Seal must be within box REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that _______ _ ----------------signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and-------- of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: ____________ _ Dated: CORPORA TE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) On this ___ day of ____ ~ 20_, before me personally appeared _____________________ to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: ____________ _ Dated: Page 2 of5 PARCEL A EXHIBIT 'A' Original Legal Description LOT 6 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL B LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. EXHIBIT'B' Revised Legal Description LOT 6 AND LOT 7, ALL IN BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Page 3 of5 I 12' 1 WIDE o ALLEY I ':;: I, •2 "' "! "' ... ;... "! :3 28.6' "' :d MAP EXHIBIT Original Parcel Configuration LOTS 107.3 ' LOT7 PARCELS TAX LOT #722400-0855 5,363 sq.ft. 107.35' "' <O 52.8' PARCEL A 12.9' TAX LOT #722400-0850 4,827 sq. ft. LOT6 107.35' LOTS m Page 4 of5 30' R-O·W ;:,, "' .,; I ... z I ... ::, ~ ~ "' I a: ~ "' I "' :;t I I I I 1 WIDE 1 ALLEY I :~ ,'? "' MAP EXHIBIT Revised Parcel Configuration COMBINED LOT LUA15-000850-LC 10,190 sq. ft. 107.36' 107.35' LOTS (LOT 7) (LOT6) LOT LINE TOBE REMOVED 0 ... N LOTS m: 0 z Page 5 ofS 30' R-0-W February 9, 2017 Jeffrey Snair D and B Group 5100 SE Harney Dr #13 Portland OR, 97206 Community & Economic Development C. E. "Chip" Vincent, Administrator Subject: NOTICE OF LOT LINE COMBINATION APPROVAL 521 & 525 Park Ave N Lot Combination, LUA15-000729, LC Dear Mr. Snair: The City of Renton has finished reviewing your proposed lot line combination and is now ready to send the approved final version for recording. This decision to approve the proposed lot line combination is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, February 23, 2017. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information on the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. If you have further questions regarding this project, p_lease call me at (425) 430-7289. Sincerely, Clark H. Close Senior Planner cc: Dr. Yu Mao DDS & Park Ave LLC / Owner(s) Wes Williams/ Applicant Leah Thomason/ Party of Record 1055 South Grady Way, Renton, WA 98057, rentonwa.gov Ann Fowler ----~---Renton Plan Number: Site Address: LUAlS-000729 525 PARK AVE N Plan Review Routing Slip Name: My Dental Offices Description: The applicant is requesting Administrator Site Plan Review, a Lot Combination of two parcels to create one 10,212 sf site, and two Modifications for street improvements and driveways for the construction of a one -story building. The addresses of the two parcels are 521 and 525 Park Ave N within the Commercial Arterial (CA) zone. The proposed building would be 3,414 sf of commercial space for two dentist offices. The existing three buildings would be demolished. Access to the site would be gained through the public alley at the east and a curb cut from Park Ave Nat the west. Right-of-way dedication along Park Ave N and the alley is required as well as installation of street frontage improvements. A Modification from the City's street standards RMC 4-6-060F.2 is requested to leave the existing right-of-way improvements along Park Ave N. A Modification from the City's driveway standards RMC 4-4-0801.4 is requested to allow two driveway curb cuts along Park Ave N for properties under unified control. Other proposed site improvements include 13 parking stalls and landscaping. Three trees are to be removed. Documents submitted include geotechnical and drainage reports and parking and landscape analysis. 11/16/16 Applicant resubmitted the Lot Combination application for review and recording. Review Type: Date Assigned: Engineering Review-Version 2 12/13/2016 Date Due: 12/20/2016 Project Manager: Clark Close Environmental Impact Earth Animals Air Environmental Health Water Energy/Natura I Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/Glare Recreation Utilities Trans porta ti on Public Service Historic/Cultural Preservation Airport Envi ronmenta I 10,000 Feet 14,000 Feet Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and/or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed-· Comments -I have reviewed the project and and I have comments entered in Recommendations. Corr~on/Resu~---lt--l.QaVe reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added --· _ __; r. , i..rx ... Signature of Director or Authorized Represe tive Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 Title: DECLARATION of LOT COMBINATION Project File#: LUA15-000729-LC Property Tax Parcel Number(s): 7224000850 & 7224000855 Address or Intersection: 521 & 525 Park Avenue North Section _8 __ Township ~ North Range _5_ East, W.M., City of Renton, King County, Washington Grantor(s): Grantee(s): 1. Park 009 LLC 1. City of Renton, a Municipal Corporation I (We), Park 009 LLC hereby certify that I am (we are) the owner(s) of the property described in Exhibit 'A' on page .l.._. 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 _4_depicts the original and the hereby revised parcelS< is on Map Exhibit on page 5 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). IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this ---1.3::-__d ay of [}£ C 20 I.( ~~~ / 2---// ;?--/ ~/ 6' C (Date) (Date) Ci!ll: gf Bi:nton Allllll!l£iilli 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. Planning Director Date City of Renton Department of Community and Economic Development Page 1 of 5 Notary Seal must be within box - N tary Seal must be within box - N tary Seal must be within box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that ~,fo'l __ cJ_o __ 1 ,./~ll~-- ------------------signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument ~ Notary Public in and for the State of Washington Notary (Print) ,R.... J.<----'/' 1-/ 1--1-/ / My appointment expires; / /;,c/2.P-2-1 / J-/1)-/2.,0 /£ ' Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that--------- ------------------signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and-------- of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: ____________ _ Dated: CORPORA TE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) On this ___ day of _____ ~ 20~ before me personally appeared _______________________ to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: ____________ _ Dated: Page 2 of 5 EXHIBIT 'A' Original Legal Description PARCEL A: PARCEL# 7224000850, 521 PARK A VE. N LOT 6 IN BLOCK IO OF RENTON FARM PLAT AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON AND PARCEL 8: PARCEL# 7224000855, 525 PARK AVE. N LOT 7 AND THE SOUTH 35 FEET OF LOT 8, IN BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME IOOFPLATS.._tAGE97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF ruoNTON, COUNTY OF KING, STATE OF WASHINGTON. EXHIBIT'B' Revised Leg a I Description LOT 6 AND LOT 7 AND THE SOUTH 35 FEET OF LOT ~; ALL IN BLOCK I 0, RENTON FARM PLAT AS PER PLAT RECORDED IN v OLUME 10 OF PLATS PAGE 9J; RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Page 3 of 5 MAP EXHIBIT ORIGINAL MAP CONFIGURATION LOTS J i ,----==;--.,.....-~'~"'~.3~s _______ ,_ ...... '--\ 1,2·w,a,I r;imF] I 1----,---~ I I I. Ii I I I I I I I I I I I ,: 'I I: I I I PARCEL B 5,363 SF ~I ~I ; I • I I LOT7 PARCEL NO. I 7224000855 I 101.ss· I ------------------------~ I..OT5 Page 4 of 5 S2.8' PARCEL A, 4,827 SF LOT 6 PARCEL NO. 7224000850 I 1D I I .1 ~I ~I ----------j ®! I MAP EXHIBIT REVISED PARCEL CONFIGURATION ORIGINAL PARCEL A= PARCEL# 7224000850 ORIGINAL PARCEL B =PARCEL# 7224000855 I J :~1 LOT8 ~! I 7.3 ' ,- I 12' I I :WIDE I i I ALLEY I I I 1j I I ~I ~I ll;1 ~ ;1"' ~I I"! ~ ~Id\ NEW COMBINED <ii PARCEL, 10,190 SF "'1 f:ll is I I 1£ I :o I I I I I I Ii I I I I 'I I I I: I ,i I I I I 107.35' ! I ~----------~----------i I I I LOTS ~ I! ~u Pages of s 3{)' J ~- I i ii:! z a~ I "z ii U,J '-' ::i: >,< I a: <t 0. f i r r I;\ "'";"-"'"'' V February 13, 2017 Jeffr!!y Snair D and B Group 5100 SE Harney Dr #13 Portland OR, 97206 Community & Economic Development C. E. "Chip" Vincent, Administrator SUBJECT: NOTIFICATION OF FINAL LOT COMBINATION PLANS SENT FOR RECORDING 521 & 525 Park Ave N Lot Combination, LUA15-000729, LC Dear Mr. Snair: The City of Renton has approved the above referenced lot combination and has forwarded the final signed plans to King County for recording. If you have any further questions regarding this lot combination, please contact me at (425) 430-7289. Sincerely, 1/L<Ljl /-/ a.,_,.._ __ Clark H. Close Senior Planner cc; Dr. Yu Mao DDS & Park Ave LLC / Owner(s) Wes Williams/ Applicant Leah Thomason/ Party of Record 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov A .. ~. "'"'"'""'"" ~ November 29, 2016 Wes Williams D and B Group 5100 SE Harney Dr Portland OR, 97206 Community & Economic Development C. E. "Chip" Vincent, Administrator Subject: Revision Request Letter 521 & 525 Park Ave N Lot Combination, LUAlS-000729, LC Dear Mr. Williams: The City of Renton has completed the initial review of your proposed lot combination. The following changes will be necessary in order for the City to approve your proposal: 1. The application page "APPLICATION FOR LOT COMBINATION" will not be included in the recording set. 2. On Form Sheet 1 (i.e. Page 1), please fill out the project file number: LUA15- 000729-LC. 3. On Form Sheet 1, please fill out the address: 521 & 525 Park Avenue North. 4. Remove handwritten page numbers at the top of page. 5. Add typed page numbers below the border line: Page 1 of 5, Page 2 of 5, etc. 6. Update dates, signatures and all three exhibit page numbers on Form Sheet 1. 7. The highlighter used to mark up the "fill in the blank lines" needs to be removed. 8. Please provide original submittals to avoid any unwarranted scan lines. 9. Complete and submit the missing Form Sheet 2, notary page. 10. The hatching patterns on the Map Exhibit Sheets do not meet King County recording standards. If the hatching were removed, the exhibits would be sufficient for recording and would help clarify the original and final lots. 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov 11. On Map Exhibit Sheet "Revised Parcel Configuration," original parcel B is misspelled. 12. Deeds of Dedication: Please confirm that final submitted documents for recording have 1" margin all the way around the entire document to meet recording requirements. Type out all hand written information. Add project file number. Remove all scan lines. Add page numbers to all pages. 13. Please submit two (2) sets of the revised short, Real Estate Excise Tax Affidavit (REETA) Forms for right-of-way dedication. These comments will guide you in the preparation of the Lot Combination application for recording. In addition, I've provided an example of a lot combination application that has been approved for recording. Please use this as a reference to making the changes identified above. Once the changes, as noted in the attached memo, have been made; please submit three original lot combination applications to me at the sixth floor counter of City Hall. The revised plans will be routed for final review and you will be notified when it is appropriate to submit the final signed documents. If you have any questions regarding your application or the changes requested above, please contact me at {425) 430-7289. Sincerely, Clark H. Close Senior Planner Lot Combination Application Example of Completed Lot Combination Application Real Estate Excise Tax Affidavit (REETA) Form Deed of Dedication Application cc: Dr. Yu Mao DDS & Park Ave LLC / Owner(s) Leah Thomason/ Party of Record 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov ® LOT COMBINATION GENERAL INSTRUCTIONS AND APPLICATION The revised code of Washington (RCW) Section 58.17.040 (6) allows for adjusting the boundary (combining) line between contiguous properties provided that: • No additional parcels, sites, tracts, or lots are created; and • No parcels are established which have insufficient area or setbacks as required by zoning or other regulations. In order to insure that a Lot Combination meets these requirements, it must be reviewed by the Department of Community and Economic Development. Once approved, it must be recorded with the King County Recorder's Office. REQUIRED ELEMENTS OF A DECLARATION OF LOT COMBINATION (SEE SAMPLE COPY ATTACHED) ARE AS FOLLOWS: 1. The Declaration of Lot Combination document must contain the complete and accurate legal descriptions, including any recorded easements along with the parcel number(s) of the existing/original. When completed, the document must contain the notarized acknowledgements and signatures of ALL involved parties; 2. An accurate drawing of the existing/original and the revised/combined parcels, depicting the parcel number, the location of all roads, easements, structures, and other features. The drawing does not need to meet a particular scale, but it must be legible and clearly show property dimensions, distances from all structures to property lines, and an arrow pointing north. A clear one (1) inch margin shall be left on all four (4) sides of the drawing. Drawings should not exceed 8 W' x 14" in size. The existing/original lots must be labeled Parcel A, Parcel B, and so on; 3. Deeds, deeds of trust, or mortgage releases it ownership is being transferred; 4. "Declaration of Lot Combination" must be clearly filled in with dark ink printing or typing. The document must have exact State required margins as follows: 3" Top Margin, 1" on each Side and Bottom of the page (your return address can be within the 3" top margin). All other sheets must have 1" margins on both sides. Once drafted, the original proposed Lot Combination documents (including items 1 through 4 above) plus one (1) copy of each submittal item shall be submitted to Department of Community and Economic Development along with any applicable processing fee. In the application, be sure to attach the name, address, and phone number of the person who should be contacted when the Declaration of Lot Combination is ready to record or if a problem arises. When approved, the applicants are notified that their Declaration of Lot Combination Documents are ready for recording with King County, along with necessary supportive documents such as an excise tax affidavit deed(s), deed(s) of trust, or mortgage releases. One (1) copy of the recorded document shall be returned to Development Services, and one (1) copy to the King County Assessor's Office, to assure proper processing of the revised parcels. CAUTION: Applicants may wish to obtain a title report and have the Declaration reviewed by a licensed land surveyor and/or title officer to ensure that all deeds, legal descriptions, and maps are correct and accurate. The accuracy of the Declaration and the associated deeds is the responsibility of the applicant. The City of Renton assumes no liability for any errors or complications that arise therefrom. h:ced\data\forms-templates\self-help handouts\planning\lotcombination.doc 11-21-2011 City File Number-~-- APPLICATION FOR LOT COMBINATION City of Renton Department of Community and Economic Development NATURE OF REQUEST: Taxpayer/Owner --------------------Phone:(_) ____ _ Address City/State Applicant Address City/State Agent Address City/State Parcel Data: Site Address: ____________________ Phone: (_) ____ _ ____________________ Phone:(_) ____ _ --------------------Parcel#: ______ _ Location: Quarter Section __ Section __ Township __ Range __ Related Parcels: Existing Zoning: Shoreline Environment: __________ _ Legal Description: 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: DECLARATION of LOT COMBINATION Project File#: LUA_-__ ·LC Section Township North Range Grantor(s): 1. l(We), Property Tax Parcel Number(s): Address or Intersection: East, W.M., City of Renton, King County, Washington Grantee(s): 1. City of Renton, a Municipal Corporation hereby certify that I am (we are) the owner(s) of the property described in Exhibit 'A' on page___, 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___, 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). IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this ___ day of 20 -- Ci!J! of Renton A1111roval: 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. Planning Director Date City of Renton Department of Community and Economic Development •• INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this Instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that dgru:r.rl +hie ine+n,mon+1 nn n:::,+h stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: CORPORA TE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) 55 COUNTY OF KING ) On this ___ dayof 20___, before me personally appeared to me known to be of the corporation that executed the within instrument1 and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: EXHIBIT'A' Original Legal Description EXHIBIT'B' Revised Legal Description MAP EXHIBIT Original Parcel Configuration Revised Parcel Configuration Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 Title: DECLARATION of LOT COMBINATION Project File#: LUA16-000730-LC Property Tax Parcel Number(s): 7231501245, 7231501240, 7231501235 & 7231501230 Address or Intersection: 207 Main Avenue South Section 17 Township 23 North Range 5 Eas~ W.M., City of Renton, King County1 Washine.ton Grantor(s): Grantee(s): 1. Renton Heritage LLC by Aquarius 1. City of Renton, a Municipal Corporation Global LLC, Manager I (We), Renton Heritage LLC b~ Aguarius Global LLC, Manager 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 pages~ 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). IN WITNESS WHEREOF, said Granter has caused this instrument to be executed this ~day of NDnrl,e~ 20.J..!i.... /--'J~ James G.S. Hwang, Manager Cl~ of Renton A1111roval: 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. Planning Director Date City of Renton Department of Community and Economic Development Page 1 ofS Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box INDIVIDUAL FORM OF ACKNowt.EDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that-------- ________________ signed this Instrument and acknowledged It to be his/her/their free and voluntary act for the uses and purposes mentioned in the Instrument Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: ___________ _ Dated: llEPRESENTATlVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) 1 certify that I know or have satisfactory evidence that-------- ________________ signed this Instrument, on oath stated that he/she/they was/were. authorized to execute the Instrument and acknowledged It as the and-------- of to be the free and voluntary act of such party/parties for the uses and purp~ses mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires:, ___________ _ Dated: CORPORATE FORM OF ACKNOWI.EDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING I \\\\\\ On this~ day of N0t1m1itt::: , 20..l§_. before me personally appeared ,..,,,, 1111 - ._:,-'~E,.tlAl.a ,,,,, :is,N., 6-. <; \k1bS\ tomeknownto 2~<,,). :!<,,'''''""'•1,,1 ~~J..111 be {\\LlnYCec J of the corporation that ff .:r :~'!,\O: ~-t~11,,~ ~ executed the wit~in instrument, and acknowledge the said instrument to be the free ; ff~ .::,01 It;,. ii: ~ and voluntary act and deed of said corporation, for the uses and purposes therein § ~ 8 _ • -111 1 ~ mentioned, and each on oath stated that he/she was authorized to execute sald ~ ; .t.t ,c, g 6 ~ lnstrumi a~~d tha he seal affl~~d Is the corporate seal of said corporation. 1: ~\ (/8\.. ~ g J.::.. : J -/ ~ .., ,,,,,,> .. 09 .. '\,,$" 0 E IJn., 11, >~ •• ,1\\\\\\'-''' ~ .:::-----l· ,/ 14i"'a,;.~!!i<;'4-____________________ _j 111,11 OF wf>..$~ ,.,,,,-:-No~a,tv Pup:lit in and for the Statj! of Washington 1 "\\"""'''' Nqp.{ry (Prlnt),~-:'"..::)90-'....,_,._· --"~°'.__,_ti,--'*'-"'f1?1:.or .... 7,__ ______ _ My appointment expires:. _ _,_7_-_"1..._-.;.../ ...:.'1 ______ _ Dated: !!-Iii' -!6 Page 2 of 5 EXlSTtjQ LOTS ~ EXHIBIT'A' LOTS 19 AND 20, BLOCK 13, PlAT OF THE TOWN OF RENTON, ACCORDING TO THE PlAT RECORDED IN VOLUME 1 OF PlATS, PAGE 135, IN KING COUNlY, WASHINGTON. ~ LOT 18, BLOCK 13, PlAT OF THE TOWN OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 1 OF PlATS, PAGE rn;, IN KING COUNlY, WASHINGTON. ~ LOT 17, BLOCK 13, PLAT OF THE TOWN OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 1 OF PLATS, PAGE 135, IN KING COUNlY, WASHINGTON; EXCEPT THE WEST 5 FEET OF SAID LOT 17 DEEDED TO THE CITY OF RENTON BY QUIT CLAIM DEED RECORDED MAY 7, 1979 UNDER RECORDING N0.7905070628. f6B.CEl....1t LOT 16, BLOCK 13, PLAT OF THE TOWN OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 1 OF PlATS, PAGE 135, IN KING COUNlY, WASHINGTON; EXCEPT THE WEST 5 FEET OF SAID LOT 16 DEEDED TO THE CllY OF RENTON BY QUIT CLAIM DEED RECORDED MAY 7, 1979 UNDER RECORDING N0.7905D7D629. EXHIBIT'B' COIAlltED LOTS LOTS 16 THROUGH 20, BLOCK 13, PLAT OF THE TOWN OF RENTON, ACCORDING TO THE PLAT RECORDED IN VOLUME 1 OF PLATS, PAGE 135, IN KING COUNlY, WASHINGTON; EXCEPT THE WEST 5 Fm OF SAID LOT 16 DEEDED TO THE CllY OF RENTON BY QUIT CLAIM DEED RECORDED MAY 7, 1979 UNDER RECORDING N0.7905070629; AND EXCEPT THE WEST 5 FEET OF SAID LOT 17 DEEDED TO THE CITY OF RENTON BY QUIT CLAIM DEED RECORDED MAY 7, 1979 UNDER RECORDING NO. 7905070628. CONTAINING AN AREA OF 1.48 ACRES MORE OR LESS. Page 3 ofS MAP EXHIBIT 'A' Orlglnal Parcel Configuration =~~ou::~ STREET ----.~ ---~ -, l ---~---r;j I 15',15' U.G. POWER~ 30' I ESMT. AF f 6638567 \ PARCa'A' ~ c 723150-1135 J C 7231B0-1245 J gi-~ I 11-s' w10E u.c. POWER 1 1s; I I ESMT. AF# 6638567 I g -----i l 1 (~~:..:~.. I ~ I ,J ,~: i ! I c 7231!0-1145 J CliY OF RENTON ALLEY ROW 5' ~ '1 ( 7231B0-12<10 ) 5l]~ ~ • F I -----SB8"24'37"E 120.09' ..,,, I CliY OF REl'ITON 1 115.0i' _, AU.EY ROW 10' -PAIICEL 'C'· ( 7231i50-1150 ) ~ (LOT 17) J; C ffl1II0-1Zl5 ) ,~ I ~---~$~r.r~ I I PARCEL'D' L (LOT 16) 'tli.iJ ( 72M!0-1155 ) ( 723180-1230 ) 5lj~ I -----BLDG- 11R~-.. -,'N-;7r-""'!.il;:!!!.a....l.!;~--~ 1 z I , • SBB'24'36"E 110.10' ( 7 231!1()-1!80 ) 22\ LIAIN AVE S Of ·,··I, CELI LINE 1 STO)RY J,IASONR't' BUILDING COR I. LEGEND '. 7'3111G-1110 ) KING CO. TAX PARCL.E NUMBER NOTE: SEE ATTACHED SHEET FOR LEGAL DESCRIPTIONS. (LOT 15 0.2'N , o.o'E ( 723150-1225 ) OF PARCEL COR • O' 2.0' .40' I I I Page 4 ofS MAP EXHIBIT 'B' Revised Parcel Configuration --SOUTH 2N~ ;:;;;:-----L ~ -1 --------1 J 1:~:·~~~~::oJ;::~R 30' II ~ ESMT. AFR 663B567 ( 7231$>-1135) ~ C 7Z3150-12'15 ) I , ~ I (LOT 19) ~ ( 723150-1145 ) CllY OF RENTON ALLEY ROW S' CllY or RENTON ALLEY ROW 1 O' ( 7Z3150-1150 ) ( 7231!!0-115'5 ) I I S' WIDE U.G. POWER ESMT, AF# 6638567 I (LOT 18) ( 723150-1240 ) saa·24·31•E s.oo· (LOT 17) ( 723150-1235 ) j!:'---- f (LOT 16) ( 723150-1230 ) ~I ;1 I I I I I ----~1 J 1---,~"2.8'2~•~·,ou"Ew1i.1•.J;.10[.' __ _J 221 MAIN Al/£. S 1 STORY IMSONR'I" I BLDG COR 0.3'N OFPIAT UNE I. ( 723150-1160 ) LEGEND ( 72'1151>-1111l ) KING CO. TAX PARCLE NUMBER NOTE: SEE ATTACHED SHEET FOR LEGAL OESCRIPTONS. (LOT 15) c 123150-1225 J Page 5 of 5 BUILDING COR 0.2'N x O,O'E OF PARCEL COR • o· 20· ..o• I I I OtpJ.rtmeol ur ~ Revenue ,._,;: VVasiw:gton Staie REAL ESTATE EXCISE TAX AFFIDAVIT Ibis form is your receipt l'Ll.:ASE TYPE OR PRINT CHAPTER 82.45 RCW -CHAPTER458-6[A WAC when stamped by cashier. TJIIS AFFIDAVIT \'\.'ILi, :"/OT BE ACCEPTED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETED n Chc~I.: box if artiJ.l $.:al<! of nm~u • (Seebackoflastpageforinstrw:tioDS) Ifmultmle = List nercentrure of ownershiD next to name. U Nam11 ________________ • Name _______________ -t ~-----------------I ~ ~ Mailing Address ~ M.ailingA.ddress, _____________ -1 v.i~ City/SlllWZip l:tlt:i City/StatdZip _____________ -----i Ph= No. {including area code) Phone No. (including: area code) II Send all property tu com,spondenceto: 0Samti 1111 Buy~Grantee List a~~:i;;'~~o=o:i.=ount Listasse59edvalue(s) N-r, -------- MailingAddmls -------------__________ _,_,-,_. -------- City/State/Zip _____________ _ ----------~,.,~ -------- PhoneNo.(includingareacode) r, .II Stri:=11taddr11Hofproperty: _____________________________ _ This property is located in Select Location D Check box if any of the listed pan:els are being segregated from another parcel, are part ofa boundaty line adju,tmmt or paroeli being merged. Legal description of property (if more space is needed, you may anacb a separate sheet to each pa8e of the affidavit) Select Land Use Code(s); enter any additional codes; _________ _ (See back of last page for instructions) YES NO Wasthcsellcrrer.:eiviogaproperty•~a-defen'flluim" D chapmS-.+.36,84.'.H, or!o!4JSRCW (oomprofitorganization, senior citizm. or disabled peI30D. homeowner wi1h limited income)? D List all personal property (tangible and intangible} included in selling price. YES Isfuispropertydesigoat.edas:frn:stland.perchapll:r84.33RC\V? D Is 1h.is property c1assifiedascwrentuse (open space. f.mnand D agricultural,ortimber)lmnperchapter8434 RC\\i' NO If claiming an exemption, list WAC number and reason for exemption: D WAC No. (Section/Subsection) __________ _ D 1s1mspropertyreccivingspeci.a1-w1ua!:iona.,bistorica1propmy D D percbapter8416RCW? If any ao.w,es'll are yes. complete as instnmdbelow. (1) NOilCEOFCONTINU.ANCE {F01USI'IANDORCURRENTUSE) NEW OWNER(S): To continue the cwn:nt designation as forest land or classification as current use (open space, farm and agricultl.R, or timber) land, yoa lllllBt sign oo(J) below. The coumy IIS8eS80lIIIU3ttheodeten:nim:ifthe land transferred.continues to qualify and will indicate by signing below. If the land no longer qualifies or you do not wish to continue the designation or classification, it will be removed ll[ld the compensating or additional tax~ will be due and payable by the seller or transferor at the time of sale:. (ttC\V 84.33.140orRC\V R4.34.!01-i). Prior to signing (3) below, you may contact your local county assessor for more information. This land D does D does not qualify for continuance. DEPUTY ASSESSOR. (!) NOTICE OF COMPLIANCE (HISTORlC PROPERn') NEW OWNER(S): To continue special valuation as historic property, sign (3) below. If the cew owner(s) does not wish to continue, all additional tax calculated pursuant to chapter M.26 RC\V, shall be due and payable by the seller or transferor at the time of sale. P) OWNER(S) SIGNATURE PRINT NAME Rea.son for exemption ____________ _ Type of Document _____________ _ Date of Document _____________ _ Gross Selling Price $ _________ _ "'Personal Property (deduct) $ _________ _ Exemption Oaimed (deduct) $ _________ _ Taxable Selling Price s _________ o_.o_o Excise Tax: State $, ________ ~o=.O~O 0.0000 j Local $ ________ ~o=.o~o *Delinquent Interest: State$ _________ _ Local$, _________ _ "'Delinquent Penalty $ _________ _ Subtotal $. ________ ~o=.o~o •state Technology Fee $ _________ 5_.o_o "'Affidavit Processing Fee$ _________ _ Total Due $. _________ 10_.o_o A MINIMUM OF $10.00 IS DUE IN FEE(S) AND/OR TAX •SEE INSTRUCTIONS [ CERTIFY UNDER PENALTY OF PERJURY THAT TUE FOREGOING IS TRUE AND CORRECT. Signature of Signature of GrantororGraotor's Agent _________ _ Grantee or Grantee's Agent ___________ _ Name(print) _____________ _ Name(print) _______________ _ Date & city of signjng: Date & city of signing: Perjury: PerjllJ)' is a c!~ C felony which is punishable by imprisomnmt in the state conectional institution for a maximum tenn of not more than five years., or by a fine inan amount fixed bytheoourtofnotmorethan fivethol.lS8Dddollars($S,OOO.OO), orby both imprisomnentand fine (RCW 9/\.20.020 l !C)). REY84000ta(OI/04/16) THIS SPACE-TREASURER'S USE ONLY COUNTY TREASURER Oepartmentoi ~ Revenue "-' Washmgton State REAL ESTATE EXCISE TAX AFFIDAVIT This form is your receipt PLEASE ITPE OR PRINT CHAPTER 82.45 RCW -CHAPTER 458-61A WAC when stamped by cashier. THIS AFFIDAVIT Wll..L NOT BE ACCEPTED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETED ncbeckbox.ifnllrtialsaleof- (Seeb1Wkoflastpageforinstructions) IfmultiDle owners list-•G<>e of ownershin next to name . .. N=•----------------11 N-------------------i ~I---~---~~--·----------+ w 0 City/SIBie/Zip sci~ City/Stale'Zip _____________ ------1 Phone No. (including area code) Phone No. (including area code) I Seudllllprop!ll'tytaxcorrmpolldmceto:0Sameaa8uyer/Gtantee Ll.tt~==~~ac:count N-----------------r, ----------------r, City/State/Zip _____________ _ n Phone No. (including 111a code) n II Streetaddreuofproporty: _____________________________ _ This propeny ia located in Select Location D Chi,ck bax if any of the limld paroels 11n1 being segmpted :limn IDlllthm pan:til, a:ni put ofa boundacy lino adjusti:nentorpamilt boing metged.. Legal description of property (if more spaca is needed, you may attach a separate sheet to each page of the affidavit) Select Land Use Code(s): lselec!LandUsaCodes enter any additional codes: _________ _ (See back of last pase for instructions) YES NO Waathesellerreceivingapropertymm:tlllpUOll.crdefeaa!under' 0 0 chaptm84.36,8437,or84.38RCW(noopmfl:t~Sl!lmll!' citizen, ardisabledpemm.rum!l!OWilf:rwiib. limitoo iocane)1 List all personal property (tangible and intangible) included in selling price. YES btm,prop,rty"'""""'1.,m,1hm<lp,r~S<l33RCW? D rstb:is~cJa,;sificdascimeottS(op:n~ tmmmi D -or-)hm<lpor~84.34? NO If claiming an exemption, list WAC number and reason for exemption; Tutm,prop,r1y_,poci,1_,._,._ D D p,r~8426RCW? If any amwen are yes. complete as imtructed below. (I) NOilCEOFCONI1NUANCE (FORESTLANDORCURRENTUSE) NEW OWNER(S): To OOllDDll8 the cummt dmignal:ion u forest land or classi:ficationascurrentUS11 (open.space, fannandagricultum.ortimber) land, you must sign on (3) below. The county assessorDlllSt then determine if the landtransfemdcontinuestoqualifyand will indicate by signing below. Ifthe land no laogerqualifies oryoudonotwishtocontinuetbedesigmtionor classification, it will be removed and the compensa:ting or additional taxes will bc:duc: andpa:yablc:bythc scllerortransferos atthetimeofsale. (JlCW 84.33.140 or RCW 84.34.108). Prior to signing(]) bcJow, you may contact yourlocalC01.D1tyllSSC3Sm"formorcinfunnaticm. Tbisland Odoes Odoesnot qualifyforcontinuancc. DEPUTY ASSESSOR DATE (2) NonCE OFCOMPIJANCE (HISI'ORICPROPERIY) NEW OWNER(S): To continue spei;:ial valuation as historic property, sign (3) below. Ifthc new owner(s) does not wish to continue, all addjtional tax calculated punuant to chapter 84.26 RCW, sball be due and payable by the seller or transferor at the time of sale. (3) OWNER(S) SIGNATURE PRINT NAME Type of Document _____________ _ Date of Document _____________ _ Gross Selling Price$ _________ _ •Personal Property (deduct) $ _________ _ Exemption Claimed (deduct) $ _________ _ Taxable Selling Price S _________ o_.oo_ Excise Tax; State $, ________ ~0~.00~ 0.0000 !Local s _________ o_.oo_ •oclinquc:ntlntc:rc:at; State$, _________ _ Local$ _________ _ •Delinquent Penalty $ _________ _ Subtotal $ _________ 0_.0_0 •stateTecbnology Fee $ _________ 5_.oo_ •Affidavit Processing Fee$ _________ _ Total Due $ _________ 10_.oo_ A MINIMUM OF $10.00 IS DUE IN FEE(S) AND/OR TAX •SEE INSTRUCTIONS I CERTIFY UNDER PENALTY OF PERJURY THAT THE FOREGOING IS TRUE AND CORRECT. Signature of Signature of GrantororGrautor'aAgent _________ _ Granteeo:rGrantee'1Agent ___________ _ Name(print) _____________ _ Namc(print) _______________ _ Date & city of signing; Date & city of signing: Perf11ry: Perjury is a chm C felony which ia punishable by imprisonment in the 9lale com:ctiona.l institution fora maximum term of not more than five yea,s, or by a fine in mt amount fixed by the court of not more than five tbousanddollam ($5,000.00), or by both imprisonment and fine (RCW 9A20.020 (lC)). REV 84 OOOla(Ol/04/16) TIIIS SPACE. TREASURER'S USE ONLY COUNfY ASSESSOR OepJ.rtment oi (fiiil Revenue "- Vloshngton Stare REAL ESTATE EXCISE TAX AFFIDAVIT lbis form is your receipt PLEASE TYPE OR PRINT CHAPTER 82.45 RCW -CHAP1ER 458-61A WAC when stamped by cashier. THIS AFFIDAVIT WILL NOT BE ACCEPTED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETED n Check box ifnartial sale of (SeebackoflllitpagiiforiDStructious) Ifmultinle ownem list nercenta e of ownershln next to name. U N=•----------------. N-----------------1 ;~ MailingAddresa ______________ g~ Mailing~IIB, _____________ ---j ....i~ City/State/Zip i:c.~ City/State/Zip _____________ -i Phone No. (includmg area code) Phone No, (including area code) II Sendallpropertytaxcorrespondenceto:OSame1111BuyeriGrante1:1 Luta:~=o~o1:'i=count Llstassessedvalue(a) N=, -------------------------~n_, -------- MllilingAddress -------------n City/State/Zip _____________ _ PhoncNo.(includingareacodo) n II Sb:eetaddn,saofproperty: _____________________________ _ This property is located in Select Location 0 Check box if any of the listed parcels ate being aegmgated from anothm-pan:el,. !l:nl part ofa boundaey line adjustment or parcels being merged. Legal description of property (if more space is needed, you may attach a separate sheet to each page of tbci affidavit) Select Land Use Code(s): enter any additional codes: _________ _ (See back of last page for instructions) YES NO Wasthesellerreceivingapropertytaxexe:mptianordefenal.under D chaptffl84.36,84.37,or84.38RCW(nooprofitOlg8lli2atian.!lfEior citimJ, or disabled. person, homoowne:rwi1h limited income)? D List all personal property (tangible and intangible) included in selling price. YES 1s11lispropcnydes:ignmooasftRst"laodp::rcbapa:r84.33RCW? D Is this propcrtyclmsifiedascum:ntuse (opcnspBCC, furmmd D agriculnmll.ortintia')landpercbaptc'84.347 NO If claiming an exemption, list WAC number and reason for exemption: D WAC No. (Section/Subsection) __________ _ D .. .., ____ ,.__ D D per chapur 8426 RC\V'l If any amwers are yes, complete as instructed below. (1) NOilCEOFCONTINUANCE (FOrum'LANDORCURRENTUSE) NEW OWNER.{S): To contiuue the cunent: designation as forest land or classification as cum:nt use (open space, form and agriculture, or timber) land, yournust1iga on (3) below. The county as.,essormustthendetermine ifthe land1nmsfemdcontinue5to qualify and will:irulicateby signingbelow. lfthe land no longer qualifies or you do not wish to continue the designation or classification, it will be~ IIIld the compensating or additional 1aAcs will be due and payable by the seller or transferor at the time of sale. (RCW 84.33.140orRCW 84.34.108). Prior to signing(]) below, you may contact your local county IIMCSSOT for mon: information. This land Oioes D does not qualify for continuance. DEPUfY ASSESSOR DATE (2) NOTICE OF COMPUANCE(BISTORIC PROPERIY) NEW OWNER(S): To continue special valuation as historic property, sign (3) below, Ifthc new owner(s) does not wish to cootinue, all additional tax calcuJated pursuant to chapter 84.26 RCW, shall be due and payable by the seller or transferor at the time of ~ale. (3) OWNER(S) SIGNATURE PRINT NAME Reason for exemption ____________ _ Type of Document _____________ _ Date of Document _____________ _ Gross Selling Price$ _________ _ "'Personlll Property (deduct) $ _________ _ Exemption Claimed (deduct} $ _________ _ Taxable Selling Price S _________ o_.o_o Excise Tax: State $--------~'~·'°~ 0.0000 I Local s ________ ~o~.oo~ -+Delinquent Interest: State$ _________ _ Local$ _________ _ •Delinquent Peoalty $ _________ _ Subtotal $ _________ o_.o_o *State Technology Fee $ _________ 5_.oo *Affidavit Processing Fee $ _________ _ Total Due $ _________ 10_.00_ A MINIMUM OF S10.00 IS DUE IN FEE(S) AND/OR TAX •SEE INSTRUCTIONS I CERTIFY UNDER PENALTY OF PERJURY THAT THE FOREGOING IS TRUE AND CORRECT. Signature of Signature of GrantororGrantor's Agent _________ _ Grantee or Grantee's Agent __________ _ Name(priot) _____________ _ Name(print) _______________ _ Date & city of signing: Date & city of signing: Perjury: Perjury is aclasll C felony which is pWU.shable by imprisonment in tbe state correctional institution for a rnaximwn tenn of not more than five years, or by a fine in an amount fixed by the court of not more than five thousand dollars ($5,001100), or by both imprisonment and fine (RCW 9A.20.020 (IC)). REV 84 oooia(OI/04/16) 11-IlS SPACE -TREASURER'S USE ONLY DEPT. OF REVENUE Departmentoi ~ Revenue '°'"' Washmgton State REAL ESTATE EXCISE TAX AFFIDAVIT Toi,fonn;,y,um<cipt PLEASE TYPE OR.PRlNT CHAPTER 82.45 RCW -CHAPTER 458-61A WAC when stamped by cashier. THIS AFFIDAVIT Wll..L NOT BJ: ACCEPTED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETED n Checkboxif-...,·'saleofnro (See:baclloflastpagcforimltructions) Ifmulti leowners list taooofo · ricxttonama. .. N~ ________________ III N~---------------~ !1 MmlingAdd,om, _______ ~~ Mailing.<dd,om, ______ --1 -'l~ City/SiBte/Zip IQ~ CityfSta1r.1Zjp _____________ --i Phone No. (including area code) Phone No, (including area codo) II Send all property tax rorrcspondence to: D Same as Buyer/Grantee List all real 111.d personal propmty tax pucel 11Ccount numbers-eheck box if penona.l propmty N=o ----------------__________ _.n_. -------- Mailing Address ____________ _ ----------~n..., -------- City/State/Zip------------------------~n..., -------- PbonoNo,(includingan:acodc) _________ _ ----------~n..., --------II Streetadd?cssofproporty: _____________________________ _ This pn:iperty is located in Select Location 0 Check box if any of thl! listed pan:elii an, bmng HlgMgated &um anotill!r paroe], an, part of a bound;qy line adju.,tmmt or parcels being merJcd. Legal description of property (if more space is needtid, you may attach a separate sheet to each page oftbe affidavit) Select Land Use Code(s}: enter any additional codes: _______ ~-- (See back of last page for instructions) YES NO Was the sellerm::eiving a prq,erty m. exemptim. ordefienal. UDder D -84-*, 8437,or8438RCW("""""5!......,....,"'"" citiu:n, or disabled person, homeownr:r with 1imitr.d. income)? D List all personal property (tangible and intangible) included in selling price. YES NO If claiming an exemption, list WAC number and reuon for exemption: btru,]>Opa!y_"_bmdl"'d,,p!,,-8433RCWI Is1his~clmficdascmmu,c(opc:n~:liu:mand ogrioultural,"'tmi,,-)bmdFdmpOa-84.34? D D D WAC No. (Section/Subsection) __________ _ Is this property receiving special valuatim as historical. popmy perchapta'8426RCW7 If any amwas are yes, ccmphlm as :instruded below. D D D Q) NOIICEOFCONTINUANCE (FORFSl'LANDORCURRENTUSE) NEWOWNER(S): Tocontinuefue cum:ntdesignationasforestlandor classification as cumot 118'1 (open space, fmn and agriculture, or timber) land, you must sign on (3) below. The oouoty 8Sll8S90l' must then determine if the land transferred continues to qualify and will indicate by signing below. If the land no longer qualifies oryoudonotwishtocontinuethedesignationor classification, it will be removed and the compemating or additional taxes will beducandpa.yablcby'lhc scllcrortransfcroratthc time of sale. {J{CW 84.33.140 or RCW 84.34.108). Prior to signing (3) below, you may C01Ilact yom local county assessor for more information. This land Odoes Odocs not qualify for continuance. DEPUTY ASSESSOR DATE (l) NOIICEOFCOMPIJANCE (IIISTORICPROl'Elm') NEW OWNER(S): To continue special valuation as bi.storic property, sign (3) below. lfthe new owner(s) does not wish lo continue, all additional tax calculated pursuant to chapter 84.26 RCW, shall be due and payable by the seller or trarulferor at the rime of sale. (3) OWNER(S) SIGNATURE PRINT NAME Reason for exemption ____________ _ Typc,ofDocumcnt _____________ _ Date of Document _____________ _ Gron Selling Price$, _________ _ •Pen:onal Property (deduct) $, _________ _ Exemption Claimed (deduct) S _________ _ Taxable Selling Price $, _________ o_.o_o Excise Tax.: State S _________ o_.o_o 0.0000 I Local s ________ ~o_.o_o •Delinquent Interest: State$ _________ _ Local$ _________ _ •Delinquent Penalty S _________ _ Subtotal $ _________ o_.o_o •state Technology Fee S ________ ~•~-00~ •Affidavit Processing Fee $ _________ _ Total Due $ _________ 10_.oo_ A MINIMUM OF S10.0I IS DUE IN FEE(S) AND/OR TAX "SEE INSTRUCTIONS I CERTIFY UNDER PENALTY OF PERJURY THAT THE FOREGOING IS TRUE AND CORRECT. Signature of Signature of GrantororGrantor'sAgent _________ _ Grantee or Grantee's Agent ___________ _ Name{print) _____________ _ Name(print) _______________ _ Date & city of signing: Date & city of signing: Perjury: Perjury is a class C felony which is pmnshable by imprisomnent in the stale correctional institution for a maximum tenn or not more than five years, or by a fine in an amo1D1t fixed by the oom1 ofnot more than five thousand dollar!i ($5,000.00), orby both irnprisomnentand fine (RCW 9A.20.020 (IC)). REV 84 0001a {01/04/16) THIS SPACE -TREASURER'S USE ONLY TAXPAYER INSTRUCTIONS Note: To report a transfer of a controlling interest in real property, please use the Real Estate Excise Tax Affidavit Controlling Interest Transfer Return, Revern<:! t'rnm No. ::;4-(]0() l B. This fonn is available online at http:r/tlor.\Vll.gov. Section 1: Enter the name(s) ofseller/grantor. This is the person(s) conveying interest in the property. Section 2: Enter the name(s) of buyer/grantee. This is the pemm(s) receiving interest in the property. Section 3: • Enter the name and address where you would like all future property tax information sent. • Enter the tax panel number and current assessed value for real and penonal property being conveyed. Check the bo:t to indlcate personal property. Section 4: • Enter the street address of the property. • Enter the county ifin unincorporated area. Enter city name if located within a municipality. • Enter the legal description of the property. Section 5: • Enter the appropriate hmd use code for the property. Please list all codes that apply on the lines provided in section 5. See WAC 45~·53~030 (5} for a complete list. • 09 • Lend with mobile bOII111 • 2l • Apparel and other finished • 33 • Primacy metal industries •71-Culturalactivities/natunicxhibitions • 10-Limdw:ithnewbuilding productsm.Bdeftomfabrics, • 34-Fabrlcatcdmetalproducts • 11 • Household, single family umts leather, and similar materials • 74-Recremionelactivities(golf courses.etc.) • 12-Mul~plef~yres!dem:o(2-4U~ts)" 24 ·t::!:e1product, • 13 • Multiple family rcs1dencc (5 + Umts) • 25 _ Furnitue and fixhl=I • 35-Professionalscientifi.candcontm\ling instrumcnts;photographicandoptical goods;Wlllchm/clockslIIIIIlllfactur • 39-Mface\lancouslIIIIIlllfilcturing • 75 -hsorts and group camps • 80-Waterormineralright : :: : ::::i::1m:0;::~=urts • 26. Paper and allied products • 27-Printingandpublishiag • 50-Condmninil.lIIl5-othert:ha:nreaidelrtial. • 83-Agriculturacurrent\18eRCW8-U4 • 53 • Rmil Trade· genmd merchandise • 86-Standing Timber (separate from • 81-Agriculture(notinrorrentuse) • 16 • Hotels/motels • 28-Chemical.s • 17-lllstitutionalLodging(convalescent homes,llllnlinghotnes,etc.) • 29-~e:l::miningandrulmd • 54 • Retail Tnm, -food land) • 58-Retailtradc-eat:ing&drinking • 88-ForestlanddesignatedRCWS4.;1 • 18-Allotherrcsidentialnotcoded • 30-R.ubberandmiscellaneous pluticproducu (:reatauraots, bars) • 91-Undeveloped Land (land only) • 19-Vacationandcabin • 59-Tenaot occupied, commercial properties • 94. Open space land RCW 84 J4 • 64-Repairservices • 95-Timberlamiclanified.RCW84.3.J • 65-~servicm(medii:al,dearal,l!IC.) • 96-Improvementsonleasedlaod • 21-Foodandkindredproducis •31-Leatherandleatherproducts • 22-Textilemillproducts • 32-Stone,clayendglassproducts Section 6: Indicate whether the property is designated as forest land percbapn:r 84.33 RCW, classified as current use (open space, farm. agricultural, or timber) per chapter 84,34 RCW, or receiving special valuation as historic property per chapter S4.26 RC\V. Section 7: List penonal property included in the selling price of the real property. For ex.ample, include tangible (furniture, equipment, etc) and intangible (goodwill, agreement not to compete, etc). Use Tu is due on personal property purchased without payment of the sales tax. Use Tax may be reported on your Combined Excise Tax Return or a Consumer Use Tax Return, both available athttp://dor.wa.gov. lfyou are claiming a tu exemption, cite the specific Washington Administrative Code (WAC) number, section and subsection and provide a brief explanation. Most tax exemptions require specific documentation. Refer to the appropriate WAC to detemrine documentation requirements. Chapter458~6IA \VAC is available online athttp:irdor.wa.g:ov. Enter the type of document (quit claim deed, statutory warranty deed, etc.), and date of document (MM/DD/YYYY) • Enter the selling price of the property, Selling price: For tax purposes, the selling price is the true and fair value of the property conveyed. When property is conveyed in an arm's length transaction between unrelated persons for valuable consideration, there is a presumption that the selling price is equal to the total consideration paid or contracted to be paid, including any indebtedness. Refer to RCW 82.45JJ30 for more information about selling price. Deduct the amount of personal property included in the selling price. Deduct the amount of tu: exemption claimed per chapter 458-61A WAC, Due Date, Interest and Penalties: Tax is due at the time of sale/transfer. If tax is not paid within one month of the date of sale/transfer, interest and penalties will apply. The interest rate is variable and determined perRCW 82.32.050. Delinquent penalties are 5% one month after the due date; 10% two months after the due date; and 20% three months after the due date. (RCW 82.45.100) State Tttbnology Fee: A $5.00 Electronic Technology Fee that is due on all transactions. (82.45.180) Affidarit Procening Fee: A minimum of$5.00 shall be collected in the form of tax and processing fee. A processing fee is due on all transactions where no tax is due and on all taxable transactions where the tax due is less than $5.00, (RCW 82.45, l 80) Section S: Both granter (seller) and grantee (buyer), or the agent of each, must sign this form, certifying that all the information provided is correct. Note: Original signatures required on the "County Treasurer'' copy. Signatures may be required on the "Assessors" copy. Check with your county. Audit: Information you provide on this form is rubject to audit by the Department of Revenue. Underpayments of tu will result in the issuance of a tax assessment with interest and penalties. Note: in the event of an audit, it is the taxpayers' responsibility to provide documentation to support the selling price or any exemption claimed. This documentation mu1t he maintained for a minimum of four yean from date of sale. (RCW S:2.45.100) Ruling requests: You may request a ruling on the taxability of the property transfer. Go to our website at dor.wa.gov/rulings or fax your request to (360) 705-6655, Where to send completed form1: Completed forms must be submitted to the County Treasurer's or Recorder's Office where the property is located. For tax aBSistancc., contact yolll' local C.Ounty Treasurer/Recorder or visit http://dor.wa.gov or call (360) .534-1.503. To request this docwnent in an alternate format, please call 1,1100-647-7706. Teletype (!TY) usersn111y use the WubingtonRelay Service by calling 711. REV S4 0001a inst (Ol/04/16) Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 DEED OF DEDICATION Project File#: I Property Tax Parcel Number: I Street Intersection: Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. 1. City of Renton, a Municipal Corporation LEGAL DESCRIPTION: (Abbreviated or full legal must go here. Additional legal on page ) The Granter, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated In the County of King, State of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. Approved and Accepted Bv: Grantor(s): Grantee(s): City of Renton Mayor City Clerk INDIVIDUAL FORM Of STATE OF WASHINGTON ) ss ACKNOWLEDGMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that Notary Seal must be within box signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: /DEED.DOC\ SMT Page 1 of4 FORM 04 0001/bh /DEED.DOC\ SMT Exhibit A Legal Description Page 2 of 4 Project: WO# PID GRANTOR: Street: FORM 04 0001/bh Map Exhibit /DEED.DOC\ SMT Page 3 of4 FORM 04 0001/bh IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENTATrVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNTY OF KING ) On this ___ dayof 19.__. before me personally appeared to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: /DEED.DOC\ SMT Page4of 4 FORM 04 0001/bh Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 Title: DECLARATION of LOT COMBINATION Project File #: LUA15-000729-LC Property Tax Parcel Number(s): 7224000850 & 7224000855 Address or Intersection: 521 & 525 Park Avenue North Section _a____ Township .n__ North Range _5 __ East, W.M., City of Renton, King County, Washington Grantor(s): Grantee(s): 1. Park 009 LLC 1. City of Renton, a Municipal Corporation I (We), Park 009 LLC hereby certify that I am (we are) the owner(s) of the property described in Exhibit 'A' on page 2-.,, 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 2-.,, as specifically allowed by the Revised Code of Washington, Section 58.17.040 (6). The Map Exhibit on page _4_depicts the original and the hereby revised parcel~ is on Map Exhibit on page 5 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). IN WITNESS WHEREOF, said Granter has caused this instrument to be executed this ~dayof f}e C 20 I-( ~~ / :v/c 2---/ 2-P' / t5 C (Date) (Date) Ci:tll gf B!rnton A1111roval: 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. Planning Director Date City of Renton Department of Community and Economic Development Page 1 of 5 Notary Seal must be within box - N tary Seal must be within box N tary Seal must be within box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that ~/'1 __ cJ_o __ 7 ,,_/~ll~- __________________ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument ' ,------; ,I ~-------, /7 / ~· Notary Public in and for the State of Washington Notary (Print) ,R,.i.-6-t' 1-1 1--1-// My appointment expires: / /zc/202-' Dated: / )-/ u-/z__t, I£ REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that--------- __________________ signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and-------- of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: ____________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) On this ___ day of _____ ~ 20~ before me personally appeared _______________________ to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: ____________ _ Dated: Page 2 of 5 EXHIBIT'A' Original Legal Description PARCEL A: PARCEL # 7224000850, 521 PARK A VE. N LOT 6 IN BLOCK 10 OF RENTON FARM PLAT AS PER PLAT RECORDED IN VOLUME JO OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON AND PARCEL B: PARCEL# 7224000855, 525 PARK AVE. N LOT 7 AND THE SOUTH 35 FEET OF LOT 8, IN BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLAT\ ... tAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF KtNTON, COUNTY OF KING, STATE OF WASHINGTON. EXHIBIT'B' Revised Legal Description LOT 6 AND LOT 7 AND THE SOUTH 35 FEET OF LOT ~; ALL IN BLOCK I 0, RENTONFARMPLAT ASPER PLATRECORDEDIN vOLUME IO OF PLATS PAGE 971 RECORDS OF KING COUNTY AUDITOR: SITU A TE IN THE CITY OF RENT01>l, COUNTY OF KING, STA TE OF WASHINGTON. Page 3 of 5 MAP EXHIBIT ORIGINAL MAP CONFIGURATION LOTS J ! ,----=...--....... -~1~07~,3~~--------J-1,__~ 112•w10,I rj;ffi"'J I 1------' I I I. It I PARCEL B 5,363 SF ~H ~I I I I i LOT 7 PARCEL NO. I 1224000855 I 107.35' I ------------------------~ 52.s· I ....... _____ .2f,!L __ ---II D LOT 6 PARCEL NO. 7224000850 I I . I ~I :11 I ~72'' I -...;:::~.=------------~ lOTS 00 Page 4 of 5 ;i w ::) z w ~ "" a: < a. I i 1 1 I i 1 i l I MAP EXHIBIT REVISED PARCEL CONFIGURATION ORIGINAL PARCEL A= PARCEL# 7224000850 ORIGINAL PARCEL B = PARCEL# 7224000855 I J ~~l LOTB ff9 ! I 12' I 1W1DE I : ALLEY : I I 11 I I :31 --j "'1 I t1 Ii ;:g; :Q 2:;j\ I~ "'1 1,. I l:5 I I"-' I 1: 'I NEW COMBINED PARCEL, 10,190 SF I ;:.,I :r "'I I :o I I I I I j I: I I I I I I I 107.35' ! ~-----------=----==------------i I LOTS ~ ti ~u i Page 5 of 5 30' J I r l r r l r February 13, 2017 Jeffrey Snair D and B Group 5100 SE Harney Dr #13 Portland OR, 97206 Community & Economic Development C. E. "Chip" Vincent, Administrator SUBJECT: NOTIFICATION OF FINAL LOT COMBINATION PLANS SENT FOR RECORDING 521 & 525 Park Ave N Lot Combination, LUA15-000729, LC Dear Mr. Snair: The City of Renton has approved the above referenced lot combination and has forwarded the final signed plans to King County for recording. If you have any further questions regarding this Jot combination, please contact me at (425) 430-7289. Sincerely, Clark H. Close Senior Planner cc: Dr. Yu Mao DDS & Park Ave LLC / Owner(s) Wes Williams/ Applicant Leah Thomason/ Party of Record 1055 South Grady Way, Renton, WA 98057. rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ___ __.Renton® DATE: TO: FROM: SUBJECT: M E M O R A N D U M February 8, 2017 Amanda Askren, Mapping Supervisor Clark H. Close, CED Planning, x7289 521 & 525 Park Ave N Lot Combination, LUAlS-000729, 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, 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 acceptance: (b~~ 1/C/j/7- Amanda Askren, PLS Date cc: Yellow File DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --~~Renton e DATE: TO: FROM: SUBJECT: M E M O R A N D U M February 8, 2017 Brianne Bannwarth, Development Engineering Manager Clark H. Close, CED Planning, x7289 521 & 525 Park Ave N Lot Combination, LUA15-000729, LC Atta1hed is the most recent version of the above-referenced! lot combination. If required improvements have been installed and/or deferred and any other Plan Review concerns have been addressed and you are able to recommend recording of this lot combination, 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 send a written summary at your earliest convenience. Thank you. Plan Review acceptance: cc; Yellow File City File Number ____ _ APPLICATION FOR LOT COMBINATION City of Renton Department of Community and Economic Development NATURE OF REQUEST: Combine two (2) existing tax lots into one (1) lot for the purpose of erecting a new building. Taxpayer/Owner ~P~A~R~K~0=9~L=LC~-------------Phone: <425) 351-0015 Address 1221 N. 26TH ST City/State RENTON WA 98056 Applicant ~D~A=N~D~B~G=R=O~U~P ____________ Phone: (S_o_3) 232-1974 Address 5100 SE HARNEY DR City/State PORTLAND OR 97206 Agent Address City/State Parcel Data: Site Address: ~S=A=M=E~A=S.,__A=B=O~V~E~ ___________ Phone: L_) ___ _ __,,5,.2.._l .,,&...,5"'2"'5_,_P..ccA,,_,R_,,K-"'A.,.V-=-E.,_,N,,._. ,_,_RE,,_,N.,__T,._,,O,.,_N,..._,W.,_,A"--""98,,.,0"-"5""5 __ Parcel #: 722400-0850 Location: Quarter Section SW Section _8_ Township 23N Range _2L Related Parcels: 722400-0855 Existing Zoning: Commercial Arterial Shoreline Environment: ~N~L~A~-------- Legal Description: PARCEL #7224000850, 521 PARK AVE N: LOT 6 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL #7224000855, 525 PARK AVE N: LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING STATE OF WASHINGTON. 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: DECLARATION of LOT COMBINATION Project File#: LUA15-000729-LC Property Tax Parcel Number(s): 722400-0850 and 722400-0855 Address or Intersection: 521 & 525 Park Avenue North Section 8 Township 23 North Range 5 East, W.M., City of Renton, King County, Washington Grantor(s): Grantee(s): 1. PARK 009 LLC 1. City of Renton, a Municipal Corporation I (We), MAO YU hereby certify that I am (we are) the owner(s) of the property described in Exhibit 'A' on page _3_. 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 -3......., as specifically allowed by the Revised Code of Washington, Section 58.17.040 (6). The Map Exhibit on page A::5.._ 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). IN WITNESS WHEREOF, said Granter has caused this instrument to be executed this -3...{__day of __ ~/ 20--q ------z~e)_,,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. , 4-{AA,l.~J-fv:t\ t{-e-t, v(, 1, -10 ~ '2.-.C \ '.:} "'iira'rming Direcl!Sr (f Date City of Renton Department of Community and Economic Development Page 1 of5 INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) 55 COUNTY Of KING ) ,s·, \ \ \ \, \ \ \ I certify that I know or have satisfactory evidence that _ _,y_"-_)_'\,_\_a._0 __ .......... , 111, .:::-'' ~QRA J, ~ ft, signed this instrument and ~ ~~ ........ --~~\~ 1 ~'111.,:~~9l'ledged it to be his/her/their free and voluntary act for the uses and purposes ff £~-:,:, ~ T 4 .s--+-.;,,1]1ent1~ed in the instrument ::; EO ~ lrJ. ~\ ~ ; (-' -·-"§ ~"~\ /l'r-(-42, ~ lf) ~ ..¢ (., ; -t 'i \ &sc' Jl~ag Public in and for the State of Washington 'I; ~-1 '1•~;?9-\~,,"'-.i.:::hn, (Print) S u;,,_&.n. iJ -u)c;,,-11 V Q \\\\\'''" ~eu~, 1 ---"~=---"--~--,------ /////Ir: WASI">' ,~ appointment expires: ia-,:r {), 1'1 11 "11 \"'''''Dated: 1 I ,, 1 I ,,111 Notary Seal must be within box Notary Seal must be within box REPRESENTATIVE RJRM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that _______ _ ________________ signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and ~cknowledged it as the and-------- of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: ____________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) On this ___ day of ____ ~ 20_, before me personally appeared _____________________ to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: ____________ _ Dated: Page 2 of5 PARCEL A EXHIBIT'A' Original Legal Description LOT 6 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL B LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. EXHIBIT'B' Revised Legal Description LOT 6 AND LOT 7, ALL IN BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Page 3 of5 I 12' 1 WIDE 1 ALLEY I I '3 I, ,9 '° a: "' .,; ... ;... "' .; ... 28.6' "' ::i MAP EXHIBIT Original Parcel Configuration LOTS 107.36' LOT7 PARCELB TAX LOT #722400-0855 5,363 sq. ft. 107.35' M '° 52.8' PARCEL A O'! "' .-< 12.9' TAX LOT #722400-0850 4,827 sq. ft. LOT6 107.35' LOTS (1) Page 4 of 5 30' R-0-W in "' ai I ... z 1 ~ z ~ <( "' I a: <( "- '° I "' 1 I I I 12' 1 WIDE 1 ALLEY I ':;: ,. ,9 ,"' ;., "! <f a, MAP EXHIBIT Revised Parcel Configuration LOTS 107.36' (LOT7) COMBINED LOT LOT LINE LUA15-000850-LC TOBE 10,190sq.ft. REMOVED (LDT6) 0 ...; N 107.35' ;, a, .; a, LOTS (!): 0 Page 5 of5 30' R-0-W I z I "' ::, ~ ;;; >< a: I <l'. CL I I I l City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 DEED OF DEDICATION I Property Tax Parcel Number(s): 7224000850 & 7224000855 Project File#: LUA 15-000729 I Street Intersection: 500 Block of Park Avenue North Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. PARK 09 LLC 1. City of Renton, a Municipal Corporation LEGAL DESCRIPTION: {Abbreviated or full legal must go here. Additional legal on page ) THE WEST 2' AND THE EAST 9.5' OF LOT 6 AND LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. AS SHOWN ON THE MAP EXHIBIT ON PAGE 3. The Granter, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate situated in the County of King, State of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. Approved and Accepted Bv: Grantor(s): Grantee(s): City of Renton ~~~x__ ' L ,,t,f. -'/-(.,7 7·--~ v Mayor City Clerk INDIVIDUAL FORM OF STATE OF WASHINGTON lss ACKNOWLEDGMENT COUNTY OF KING ) ,,.....,''''"'"' H1 11 I certify that l know or have satisfactory evidence that 'f u.. 11/\Ct o NotarySeal~.~-.lM."'1'%:''1 .. .::-e:,~ ''''"111t 1 ~ I signed this instrument and ff -£~S,s10,v ~;1,11 <f'ac~owledged it to be his/her/their free and voluntary act for the uses and 3 .f #' +,OT4~J. 1;\ pu(i.i9ses mentioned in the instrument. ~(0%0 ~~·-~1 L-~ ~ ~ \ &a~,c. j < ~-:-i,,AkL ,_ .W. !..'11'..vL... \ ~,,,,~; 19.1 \,,"'~ ,<_~ary Public in an.Uor the State of Washington I O i,,,\\\\\'\,, -5 ,..,-1,1 f:' WASrl'~ ,.$otary (Print) ,c< ,,.,,tn:._ .J . we-,~· 11 11 ,~,\\\\\\,,,,,,, My appointment expires: lp / t '1 J 2,,.c1 Dated: I/ ?,tho\ l Page 1 of 3 IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: CORPORA TE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNTY OF KING ) On this ___ day of 19_~ before me personally appeared to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: Page2of 3 MAP EXHIBIT ROW DEDICATION LOTS : 107.36' : I ~; ,-I I 12' I : WIDE: I I ALLEY 1 1 " I :~ 19 a: ::~ · ·~ II " 11 ---M ......._ 2' ROW DEDICATION I LOT 7 PARCEL NO. 7224000855 • I :l:1 oi1 ""1 I I 9.5' ROW DEDICATION~ : ,-----: : ------------------------------:--~ :~ ,::i: LOT 6 PARCEL NO. 7224000850 "" i: I _, :_ 2' ROW DEDICATION 9.5' ROW DEDICATION~ " ............. I I 107.35' I IL------------------------------~--, LOTS Page 3 of 3 30' R-0-W RDepartment of ~ evenue ~ Washington State REAL ESTATE EXCISE TAX AFFIDAVIT This form is your receipt PLEASE TYPE OR PRINT CHAPTER 82.45 RCW -CHAPTER 458-61A WAC when stamped by cashier. THIS AFFIDAVIT WILL NOT BE ACCEPTED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETED {See back oflast page for instructions) Check box if artial sale of Name Park 09 I I C Mailing Address 525 Park Ave N City/State/Zip Benton WA 98057 Phone No. (including area code) (425) 793-1789 Send all property tax correspondence to: D Same as Buyer/Grantee Name-------------------- Mailing Address ----------------- City/State/Zip----------------- Phone No. (including area code),~(µ4-2-5~) ~7-93--~J~Z~B~S~------ • Street address of property: 525 Park Ave N, Renton WA 98057 This property is located in Renton If multi le owners list ercenta e of ownershi next to name. Name City of Renton ~ ~ Mailing Address Renton City Hall 1055 S. Grady Way "'~ City/State/Zip Renton WA 9857 Phone No. (including area code) (425) 430-6400 List all real and personal property tax parcel account numbers -check box if personal property 722400-0850 0 _7u2~2~4~0~0~-o~a~5~5~ _______ o ___________o ____________ ,D List assessed value(s) D Check box if any of the listed parcels are being segregated from another parcel, are part of a boundary line adjustment or parcels being merged. Legal description of property (if more space is needed, you may attach a separate sheet to each page of the affidavit) THE WEST 2' AND THE EAST 9.5' OF LOT 6 AND LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Select Land Use Code(s : List all personal property (tangible and intangible) included in selling 45. Highway and street right of way price. enter any additional codes: NIA (See back of last page for instructions) YES NO Was the seller receiving a property tax exemption or deferral under chapters 84.36, 84.37, or 84.38 RCW (nooprofitorganizmion, senior citizen, or disabled person, homeowner wilh limited income)? Is this property designated as forest hmd per chapter 84.33 RCW'/ Is this property classified as current use ( open space, fium and agricultural, or timber) land per chapter 84.34 RCW? Is this property receiving special valuation as historical property per chapter 84.26 RCW? If any answers an: yes, complete as instructed below. YES D D NO 0 (1) NOTICEOFCONTINUANCE (FORFSfLANDORCURRENfUSE) NEW OWNER(S): To continue the current designation as forest land or classification as current use (open space, farm and agriculture, or timber) land, you must sign on (3) below. The county assessor must then detennine if the land transferred continues to qualify and will indicate by signing below. If the land no longer qualifies or you do not wish to continue the designation or classification, it will be removed and the compensating or additional taxes will be due and payable by the seller or transferor at the time of sale. (RCW 84.33 .140 or RCW 84.34.108). Prior to signing (3) below, you may contact your local cowrty assessor for more information. This land does does not qualify for continuance. DEPUTY ASSESSOR DA TE (2) NOTICE OF COMPLIANCE (IIlSTOfilCPROPERTY) NEW OWNER(S): To continue special valuation as historic property, sign (3) below. If the new owner(s) does not wish to continue, all additional tax calculated pursuant to chapter 84.26 RCW, shall he due and payable by the seller or transferor at the time of sale. ~ ___.Ql.;9.~S) SIGNATURE ~~~N~AME"""'~-------- ? #-6,cc::> If claiming an exemption, list WAC number and reason for exemption: WAC No. (Section/Subsection) WAC 458-61A-205 Reason for exemption----------------- Property transfer for a public purpose. Type of Document Deed of Dedication Date of Document ...!.JLL.Ll<LJ.!L-_____________ _ Gross Selling Price $. ___________ o._o_o *Personal Property (deduct) $ ___________ 0._00_ Exemption Claimed (deduct) $. ___________ o._oo_ Taxable Selling Price $. ___________ o._o_o Excise Tax: State $. ___________ o._o_o 0.0050 I Local S __________ o_.o_o_ *Delinquent Interest: State $ ___________ 0._00_ Local $. ___________ o._oo_ *Delinquent Penalty $. ___________ o._oo_ Subtotal $. __________ ~0-~00~ •state Technology Fee $. __________ -'-s._oo_ *Affidavit Processing Fee $. ___________ 5._0_0 Total Due $, ___________ 1_0._00_ A MINIMUM OF $10.00 IS DUE IN FEE(S) AND/OR TAX 'SEE INSTRUCTIONS I CERTIFY UNDER PENALTY OF PERJURY THAT THE FOREGOING IS TRUE AND CORRECT. Signature of Grantee or Grantee's Agent ______________ _ Name (print) ___________________ _ Date & city of signing: Perjury: Perjury is a class C felony which is punishable by imprisonment in the state correctional institution for a maximum term of not more than five years, or by a fine in an amount fixed by lhe courtofnotmorethan fivelhousanddollars ($5,000.00), orbybothimprisonmentandfine (RCW 9A.20.020 (IC)). REV 84 0001a (01/04/16) TlilS SPACE -TREASURER'S USE ONLY COUNTY TREASURER INSTRUCTIONS Note: To report a transfer of a controlling interest in real property, please me the Real Estate Excise Tax Affidavit Controlling Interest Transfer Return, Revenue Fom1 No. 84-000 I 8. This form is available online at http://dor.wa.gov. Section 1: Enter the name(s) of seller/granter. This is the person(s) conveying interest in the property. Section 2: Enter the name(s) of buyer/grantee. This is the person(s) receiving interest in the property. Section 3: • Enter the name and address where you would like all future property tax information sent. • Enter the tax parcel number and current assessed value for real and personal property being conveyed. Check the box to indicate personal property. Section 4: • Enter the street address of the property. • Enter the county ifin unincorporated area. Enter city name if located within a municipality. • Enter the legal description of the property. Section 5: • Enter the appropriate land use code for the property. Please list all codes that apply on the lines provided in section 5. See WAC 458-53-030 (5) for a complete list. 09 -Land with mobile home 10 -Land with new building • 23 -Apparel and other finished products made from fabrics, leather, and similar materials 11 -Household, single family units 12 -Multiple family residence (2-4 Units) • 24 • t=:=: ::i:~ products 13 -Multiple family residence (5 +Units)• 25 -Furniture and fixtures 14 -Residential condominiums 15 -Mobile home parks or courts 16 -Hotels/motels 26 -Paper and allied products 27 -Printing and publishing • 28 -Chemicals 17 • :!::i:~~~~~o~;~~~;)lescent • 29 _ Petroleum refining and related industries 18 -All other residential not coded 19 -Vacation and cabin • 21 -Food and kindred products • 22 -Textile mill products Section 6: 30 -Rubber and miscellaneous plastic products 31 -Leather and leather products 32 -Stone, clay and glass products • 33 -Primary metal industries • 34 -Fabricated metal products 35 -Professional scientific and controlling instruments; photographic and optical goods: watches/clocks manufacturing 39 -Miscellaneous manufacturing 50 -Condominiums-other than residential 53 -Retail Trade -general merchandise 54 -Retail Trade -food 58 -Retail trade -eating & drinking (restaurants, bars) 59 -Tenant occupied, commercial properties 64 -Repair services 65 -Professioaal services(medical, dental,eu:.) 71 -Cultural activities/nature exluDition.s 74 -Recreational activities (golf courses, etc.) 75 -Resorts and group camps 80 -Water or mineral right 81 -Agriculture (not in current use) 83 -Agricu1ture current use RCW 84.34 86 -St.anding Timber (separate from land) 88 -Forest land designated RCW 84.33 91 -Undeveloped Land (land only) 94 -Open space land RCW 84.34 95 -Timberland classified RCW 84.34 96 -Improvements on leased land Indicate whether the property is designated as forest land per chapter 84.33 RCW, classified as current use (open space, farm, agricultural, or timber) per chapter 8434 RCW, or receiving special valuation as historic property per chapter 84.26 RCW. Section 7: List personal property included in the selling price of the real property. For example, include tangible (furniture, equipment, etc) and intangible (goodwill, agreement not to compete, etc). Use Tax is due on personal property purchased without payment of the sales tax. Use Tax may be reported on your Combined Excise Tax Return or a Consumer Use Tax Return, both available at http://dor.wa.gov. If you are claiming a tax exemption, cite the specific Washington Administrative Code (WAC) number, section and subsection and provide a brief explanation. Most tax exemptions require specific documentation. Refer to the appropriate WAC to determine documentation requirements. Chapter 458-6JA WAC is available online at http://dor.wa.gov. Enter the type of document (quit claim deed, statutory warranty deed, etc.), and date of document (MM/DDNYYY) Enter the selling price of the property. Selling price: For tax purposes, the selling price is the true and fair value of the property conveyed. When property is conveyed in an arm's length transaction between unrelated persons for valuable consideration, there is a presumption that the selling price is equal to the total consideration paid or contracted to he paid, including any indebtedness. Refer to RCW 82.45.030 for more information about selling price. Deduct the amount of personal property included in the selling price. Deduct the amount of tax exemption claimed per chapter 458-61 A WAC. Due Date, Interest and Penalties: Tax is due at the time of sale/transfer. If tax is not paid within one month of the date of sale/transfer, interest and penalties will apply. The interest rate is variable and determined per RCW 82.32.050. Delinquent penalties are 5% one month after the due date; 10% two months after the due date; and 20% three months after the due date. (RCW 82.45.100) State Technology Fee: A $5.00 Electronic Technology Fee that is due on all transactions. (82.45.180) Affidavit Processing Fee: A minimum of$5.00 shall be collected in the form of tax and processing fee. A processing fee is due on all transactions where no tax is due and on all taxable transactions where the tax due is less than $5.00. (RCW 82.45.180) Section 8: Both grantor (seller) and grantee (buyer), or the agent of each, must sign this fonn, certifying that all the information provided is correct. Note: Original signatures required on the "County Treasurer" copy. Signatures may be required on the "Assessors" copy. Check with your county. Audit: Infonnation you provide on this fonn is subject to audit by the Department of Revenue. Underpayments of tax will result in the issuance of a tax assessment with interest and penalties. Note: in the event of an audit, it is the taxpayers· responsibility to provide documentation to support the selling price or any exemption claimed. This documentation must be maintained for a minimum of four years from date of sale. (RCW 82.45.100) Ruling requests: You may request a ruling on the taxability of the property transfer. Go to our website at dor.wa.gov/rulings or fax your request to (360) 705-6655. Where to send completed forms: Completed forms must be submitted to the County Treasurer's or Recorder's Office where the property is located. For tax assistance, contact your local County Treasurer/Recorder or visit http://dor.wa.gov or call (360) 534-1503. To request this document in an alternate format, please call 1-800-647-7706. Teletype (ITY) users may use the Washington Relay Service by calling 711. REV 84 OOOla inst. (01/04/16) Denis Law Mayor ® Community & Economic Development C. E. "Chip" Vincent, Administrator January 24, 2017 Jeffrey Snair D and B Group 5100 SE Harney Dr Portland OR, 97206 Subject: Revision Request Letter (3) 521 & 525 Park Ave N Lot Combination, LUA15-000729, LC Dear Mr. Snair: The City of Renton has completed a third review of your proposed lot combination. The following changes identified in the enclosed documents will be necessary in order for the City to approve your proposal. These documents will guide you in the preparation of the Lot Combination application for recording. Once the changes have been made, please submit three (3) sets af original applications far the following: Declaration of Lot Combination, Real Estate Excise Tax Affidavit (REETA) Form and Deed of Dedication Form to me at the sixth floor counter of City Hall. The revised plans will be routed for final review and you will be notified when it is appropriate to submit the final signed documents. If you have any questions regarding your application or the changes requested above, please contact me at (425) 430-7289. Sincerely, Clark H. Close Senior Planner Enclosures Declaration of Lot Combination -Revised Real Estate Excise Tax Affidavit (REETA) Form -Revised Deed of Dedication Form -Revised cc: Dr. Yu Mao DDS & Park Ave LLC / Owner(s) Wes Williams/ Applicant Leah Thomason/ Party of Record 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov City File Number ___ _ APPLICATION FOR LOT COMBINATION City of Renton Department of Community and Economic Development NATURE OF REQUEST: Combine two (2) existing tax lots into one (1} lot for the purpose of erecting a new building. Taxpayer/Owner _..,_,P,,,A,.,R,.,,K..,,0.,,,9.,,_L,.LC"--------------Phone: (425) 351 -0015 Address 1221 N. 26TH ST City/State RENTON WA 98056 Applicant Address City/State Agent Address City/State Parcel Data: Site Address: ---=D"'"A-='N~Dc,,=B~G=R~O"-'U~P------------Phone: (503) 232-1974 5100 SE HARNEY DR PORTLAND OR 97206 ~S=A=llll=E~A~S=A~BO=V~E~ ___________ Phone:~---- _,,S,.2..,,1,,,,&...,,5,...2.,,,5..,,P..::A...,R,.,.K..::A.,,V..,.E""N"-• .!..lR..,EN..,_T,_,O..,N.,_. • ....,W.,,A=98,,,,0""5""5'---Parcel #:722400-0850 Location: Quarter Section SW Section _8_ Township 23N Range ..2L Related Parcels: ..,,7..,.2=24~0=0~-0=8=5""5~---------------------- Existing Zoning: Commercial Arterial Shoreline Environment: ~N~L~A~-------- Legal Description: PARCEL #7224000850, 521 PARK AVE N: LOT 6 IN BLOCK 10 OF RENTON FARI\/I PLAT, AS PER PLAT RECORDED IN VOLUIIIIE 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL #7224000855 525 PARK AVE N: LOT 7 IN BLOCK 10 OF RENTON FARI\/I PLAT, AS PER PLAT RECORDED IN VOLUIIIIE 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING STATE OF WASHINGTON. 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: DECLARATION of LOT COMBINATION Project File #: LUA15-000729-LC Section 8 Tnu,nchip 23 I\Jnrf-h g.,,ng<> Grantor(s): 1. PARK009 LLC Property Tax Parcel Number(s): 722400-0850 and 722400-0855 Address or Intersection: 521 & 525 Park Avenue North s c.,,c+ \Al.''tA., rt+./ nf a ...... ,.,..,, lflng roun+.; \Al~chi:,g+nn Grantee(s): 1. City of Renton, a Municipal Corporation l(We), MAO VU hereby certify that I am (we are) the owner(s) of the property described in Exhibit 'A' on page .....3....., 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 .....3....., as specifically allowed by the Revised Code of Washington, Section 58.17.040 (6). The Map Exhibit on page A::5._ 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). IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this ___ dayof 20 __ Ci!;Y: of Renton Aeeroval: 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. Planning Director Date City of Renton Department of Community and Economic Development Page 1 of5 INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENT A T1VE FORM Of ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the Instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: CORPORATE FORM OF ACKNOW1EDGMENT Notary Seal must be within box STATE OF WASHINGTON lss COUNTY OF KING ) On this ___ dayof 20_. before me personally appeared to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: Page 2 of5 PARCEL A EXHIBIT'A' Original Legal Description LOT 6 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL B LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. EXHIBIT'B' Revised Legal Description LOT 6 AND LOT 7, ALL IN BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Page 3 of5 I 12' 1 WIDE 1 ALLEY I 's: 1, ,<;> "' •"' "' I cri <t ;,, <D f.. ; MAP EXHIBIT Original Parcel Configuration LOT8 107.3 ' ;,, ~ LOT7 PARCELS TAX LOT #722400-0SS5 5,363sq.ft. 107.35' 52.8' PARCEL A "' .; TAX LOT #722400-0850 4,827 sq.ft. LOTS LOTS Page 4 of5 30' R-0-W "' "' cri I <t 12.9 z I "' ::, 15 ~ "' l "' <( "- "' I "' .; <t I I I 12' 1 WIDE i AllE'f I ';: I, ,9 a: '" ~ ... a, MAP EXHIBIT Revised Parcel Configuration LOTS 107.3 ' (LOT7) COMBINED LOT LOT LINE LUAlS-00085/HC TOBE 10,190 sq. ft. REMOVED (LOT6) C! 107.35' LOTS m Page 5 of5 3 ' R-0-W I I z r ;.. w "' :::, "if. z w ~ "" a: l ~ I I l 1 City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 DEED OF DEDICATION Project File#: LUA 15-000729 I Property Tax Parcel Number{s): 7224000850 & 7224000B55 I Street Intersection: 500 Block of Park Avenue North Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantar(s): Grantee(s): 1. PARK09LLC 1. City of Renton, a Municipal Corporation LEGAL DESCRIPTION: (Abbreviated or full legal must go here. Additional legal on page ) THE WEST 2' AND THE EAST 9.5' OF LOT 6 AND LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. AS SHOWN ON THE MAP EXHIBIT ON PAGE 3. The Granter, for and in consideration of mutual benefits conveys, quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate sit1.1ated in !fte County of King, State of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. Approved and Accepted Bv: Grantor(s): Grantee(s): City of Renton Mayor City Clerk INDIVIDUAL FORM OF STATE OF WASHINGTON lss ACKNOWLEDGMENT COUNTY OF KING ) I certify that I know or have satisfactory evidence that Notary Seal must be within box signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: Page 1 of3 IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below. INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNlY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNlY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the h"ee and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )55 COUNlY OF KING ) On this ___ dayof 19_~ before me personally appeared to me known to be of the corporation that executed the within Instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: Page 2013 MAP EXHIBIT ROW DEDICATION LOTS /[LOT 6 PARCEL NO.I 11 1224ooosso U "'' "', :I, I I ---+I :...._ 2, ROW DEDICATION 9.5' ROW DEDICATION~ : :: ~ : i. ______________ 107.35' ____________ .l __ ~ ©; LOTS Page3of 3 RDepartmentat@ evenue "-' Washington State REAL ESTATE EXCISE TAX AFFIDAVIT This form is your receipt PLEASE TYPE OR PRINT CHAPTER 82.45 RCW -CHAPTER 458-6IA WAC when stamped by cashier. TJIIS AFFIDAVIT WILL NOT BE ACCEPTED UNLESS All. AREAS ON ALL PAGES AREFULLYCOMPLETED (Seebackoflastpageforlll!ltructiom) Ch,:,;:kboJlifn<>rli:tlsafoof"'""nert' U Nam11 Pads 09 11 C ~ ~ Mailing Address 525 Pads Ave N v.i ~ City1Stllte/Zip Renton WA 98057 PhoneNo.(includingareacode) {425) 793-1789 lfmulffll\eownen listn=ta eofownersb:inllellttoname. • Name r.itv nf 0 --'-- w --------------------I ~s MailingAddres!I Renton f':i+u Hall 1055 S, nr,::,rl" w.,.., 1:t1 ~ City/State/Zip C.o. ... +.... .. w A aru~.7 PhooeNo. (including veiicode) , .. ,.., .. , L"ll"'I."' .. ,..,.., I Send all property tax COfi=POadmice 10: 0 Same u Buyev'Grantce List all real and penonal property tax plllCel accOUIJ.t Listasseascdvalue(s) N-----------------Mailingruidless ____________ _ City/Stm.1Zip _____________ _ Phom, No. (including area code) (425) 793-1789 II Streetaddrnsofproperty: 525ParkAveN RantonWA98057 Thi, propmty is located in Renton numbCl'!l-checkbaxif~pruperty ?22400-0650 1Z1 ?22400-0855 D ----------~n~ -------- ----------~n~ -------- 0 Check box if any oftha li!t&d parcc1a BM being segregated from anotherpen:el, arc part of a boundary mHI adjustmmitorparccb being merged. Legal description of property (if more spai;e is needed, you may attai;h a separate sheet to each pago of the affidavit) THE WEST 2' ANO THE EAST 9.5' OF LOT 6 AND LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PL.ATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNlY OF KING, STATE OF WASHINGTON. Was the seller receiving a property tu.cxc:n¢m tI defemll UDder chaptets84.36, 84.37,or84J8RCW(ncDJm.>fitorganizatioD, senitI citimi. or disabkd pc:sco. hcmcawncr wi1h limited income)? YES NO List all pmonal property (tangible and intangible) included in selling price. NIA YES NO If claiming an exemption, list WAC number and reason for exemption: Is 1his property desigoarmas forest land per chlptcl" 8433 RCW? 131hispropertycl.assifiedascumsttuse (open.space. fam:J.aod agriculwral.titimbm-) laDdpscl»qm 84.34 RCW? D D 12] WAC No. (Section/Subsection) ~W~A~C~458=·6~1~A~·2=05~----- Isthispropatyn:ceivingspccialvaluationaslmtmicalprq,erty pschapta"&4.26RCW7 Ifanyanswmmyes,.oompleteasinsttuco:dbdcw. (I) NOIJCEOFCONTINUANCE (FORESTL\NDORaJRRENTIJ5E) NEW OWNER(S): To continue the cwrent designation as forest land or classification as cummt use ( open space, farm and agricultum, or timber) land, )'OU must sign OD (3) below. The county a.,sessor musl thea cktcmrine if the land transferred continues to qualify and will indic=, by signing below. If the land no longer qualifies or you do not wish to contimic the designation or classification, it will be removed and the comp:nsatillg (I[" additional taus will be due and payable by the seller or transferor at the time of sale. (RCW 84.33.140 orRCW 84.34.108). Prior to signing (3) below,you may contact your local county assessor for mcm: information. This land does does not qualify for continuance. DEPUTY ASSESSOR DATE (Z} NOTICE OF COMPLIANCE (HISTORIC PROPERfY) ~~3~~w~~)~~:n:=~!~~::ii~ ~~::!::~:erty, additional tax calculated pursuant to chapter 84.26 RCW, shall be due and payable by the seller or transferor at the time of sale. (3) OWNER(S) SIGNATURE PRINT NAME Reason for exemption ____________ _ Property transfer tor a public purpose. Type of Document Deed of Dedication DateofDocument..J..LCJ..11L1'.... __________ _ Gross Selling Price $ _________ 0_.00_ •Peraonal Property (deduct) s ________ ~o~_oo~ Exemption Claimed (deduct) S _________ o_.oo_ Taxable Selling Price s _________ o_.oo_ Excise Tax; State $--------~·~-00~ 0.0050 I Local $ ________ ~0~.0~0 *Delinquent Interest: State $, ________ ...c•~-0~0 Local S, ________ ...cocc.O~O *Delinquent Penalty $--------~'~-00~ Subtotal S---------='·='o~ •state Technology Fee S ________ ~•~-•~o •Affidavit Processing Fee s _________ s_.o_o Total Due S ________ ,_o_.oo_ A MlNmUM OF $10.01 IS DUE IN FEE(S) AND/OR TAX *SEE INSTRUCTIONS I CERTIFY UNDER PENALTY O.F PERJURY THAT THE FOREGOING IS TRUE AND CORRECT. Signature of Signature of Grantoror Graator'sA&f:nt _________ _ GranteeorGrantee'sAa;ent __________ _ Name(print) _____________ _ Name(print) ______________ _ Date & city of signing: Date & city of signing: Perjury: Perjury is a class C felony which is pW115hable by imprisorunent in the state com:ctional inmtution for a maximwn tenn ofnot more than five years, or by a fine in an amount fixed by the court ofnot more than five thousand doli:mi ($5,000.00), or by both imprisonment and fine (RCW 91\.20.020 (IC)). REV 84 000\a (01104/16) TIIlS SPACE -TREASURER'S USE ONLY COUNTY TREASURER INSTRUCTIONS Note: To report a transfer of a controlling interest in real property, please use the Real Estate Excise Tax Affidavit Controlling Interest Transfer Return. Revenue Form No. 84-000IB. This form is available onlineathttp://dor:wagov. Section 1: Enter the name(s) of seller/grantor. This is the person(s) conveying interest in the property. Section 2: Enter the lllllilC(s) of buyer/grantee. This is the person{s) receiving interest in the propertY. Section 3: • Enter the name and adclres1 where you would like all future property tax infonnation senL • Enter the tu: pan:el number and current assetsed value for real and penonal property being conveyed. Check the box to indicate personal property. Secdon4: • Enterthe street address of the property. • Enter the county if in unincorporated area. Enter city name if located within a municipality. • Enter the legal description of the property. Sectloa5: • Enter the appropriate land use code for the property. Please Wit all code8 that apply on the lines provided in section 5. See WAC 458-53-030 (5) for II complete list. • 09 • Land with mobilci homa • 23 -Apparol and other finished • IO. Landwithni:'Wbuilding products made from fabrics, • 11-Household,!linglemnilyunib lealbel",andsimilcmaterials • 12 • Multiple family miidenee (2-4 Unit!)• 24 • ~umh~ ~=-prtiducts • 13-Multiplofamilymidmce(S+Units). 2S-F~mdfutui:m • 14-Residczrtwcondominiums • 26 .Papermdalliedproducts : !!:~==~=3parborcourts : !;:~mdpubli,lring • 17 • lmtitutimial Lodp.g (conval.e3Cent bomes,nuninghomes,etc.) • 18-Allothermidcntialnoceodcd • 19-Vacationaadcahln • 21-Foodaadkiodredproducts • 22-TIIXlil.emillpmducts Section 6: • 29 -Petroleum. mining IIDd ~latm in®'lrles • 30-Rtlbberandmiscellaneoua plamcproducts •31-Leathm:and.leathl!rproducta • 32-Stono.elayandglasspn:,ducts • 33-Primary:mmlindustri9 • 34-Fabricatcdmlltal.products • 35 -Profeasional.scieatificandoont1olliDg in3truments;photograpbicandoptical good,; watchm/c1ocb manufacturing • 39-Miscellancousmanufiu:turmg • 50 · Condommiums-otlm than :res:idmmal • 53-RetailTrade-generalmerchandise • 54-RetailTrade-fuod • 71-Cultllral.activities/natunlmiibitions • 74-Recrem:ionalactivities(golf CC1IUICll,cb:.) • 75 • Resom and group campt • 1!0-Wa:terorminen!J.right • l!l • Agriculture (not in current use) • 1!3 • Agricultura cumn1 use RCW 94.34 • 1!6-StandinsTimber(sepamtefrom -• 58-Retailtrade-catina&drinking • 88-Forcstlanddmignmd.RCWB4.33 (rntirurants, bm) • 91-UndGvelopodLand(landonly) • 59-Tenaatoccupied,OOimilmcialpniperties • 94-0pen&pKOlaadRCW84.34 • 64-Repairservicea • 95-TimberlandclassifiedRCW84.34 • U:i-nuf~~(IDl:m.lU,ummi,m;.) • 96-Improvanent,onleucdland Indicate whether the property ia designated as forest land pcrcli,apter 84.33 RCW, classified as current use (open space, farm, agricultural, or timber) per chapter 84.34 RCW, or receiving special valuation as historic property per chapter &4.26 RCW. Sectloa.7: List penonal property included in the selling price of the real property. For example, include tang1Dle (fumi~ equipment. etc) and intangible (goodwill, agreement not to compete, etc). Use Tu is due on personal property pmchased without payment of the sales tax. Use Tax ma.y be reported oa your Combined Excise Tax Return or a Consumer Use Tax Return, both available at http://dor.wa.gov. • If you are claiming a tu exemption, cite the specific Washington Administrative Code (WAC) number, section IIIld subsection and provide a brief explanation. Most tax exmnptions require specific documentation. Refer to the appropriate WAC to determine documentation requirements. Chapter458-61A WAC is available online at http://dor.wa.gov. Enter the type of document (quit claim deed. statutory wammty deed. etc.), and date of document (MM/DDIYYYY) Enter the seUlng price of the property. Selling price: For tax purposes, the selling price is the true and fair valne of the property conveyed. When property is conveyed in an arm's length transaction between unrelated persons for valuable consideration. there ia e presumption that the selling price VJ equal to the total consideration paid or contracted to be, paid, including any indebtedness. Refer to RCW 82.45.0JO for man, information about selling price. Deduct the amount ofpenonal property included in the selling price. Deduct the amount oftu e:s.emption claimed per chapter 458-6 lA WAC. Due Date. Iatereat and Penalties: Tax is due at the time of sale/transfer. If tax is not paid within one month of the date of sale/transfer, interest and penalties will apply. The interest rate is variable and determined per RCW 82.32.050. Delinquent penalties are 5% one month after the due date; 10% two months after the due date; and 200A, three months after the due date. (RCW 82.45. l 00} State Technology Fee: A $5.00 Electronic Technology Fee that is due on all transactions. (82.45.180) Affida"rit Proceaiog Fee: A minimum of$5.00 shall be collected in the form oftaxandprocessing fee. A processing fee is due on all trarisactions where no taxis due and on all taxable transactions where the tax.due is less than $5.00. (RCW 82.45.180} Section 8: Both grantor (seller) and grantee (buyer), or the agent of each, must sign this form, certifying that all the information provided is correct. Note: Original signatures required on the ''County TmlSUICI'' copy. Signatures may be required on the "Assessors" copy. Check with your county. Audit: Information you provide on this form is subject to audit by the Department of Revenue. Underpayment!! of tax will result in the issuance ofa tax assessment with interest and penalties. Note: in the event ofeo audit. it is the taxpayers' responsibility to provide documentation to support the selling price or any exemption claimed. This documentation must be maintained for a minimum of four yean from date of sale. (RCW 82..15.100) Rullngreq_uests: You may request a ruling on the taxability oftbe property transfer. Go to our website at dor.wa.gov/rulings or fax your request to (360} 705-6655. Where to send eompletl!d form1: Completed fo1IDS must be submitted to the County Treasurer's or Recorder's Office where the property is located. Fer tax assistance, contact your local County Tteasurer/Rceorder or visit http://dor.wa.gov or call (360) 534-1503. To rcqucs1 this documeut in an alternate fonnat, please call l-800-647-7106. Teletype (ITV) users may use the Washington Relay Service by ealJUlg 711. REV 84 0001a inst (01/04/16\ Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 Title: DECLARATION of LOT COMBINATION Project Fie#: LUAlS-000729-LC Property Tax Parcel Number(s): 722400-0850 and 722400-0855 Addresor lntersea:ion: 521 & 525 Park A""nue North Section 8 Town:ttio 23 Nolih R""'e 5 East, W.M .. City of Renton, Ki!l!! County. W'6hi12ton Grantor(s): Grantee(s): 1. PARK 009 LLC 1. City of Renton, a Municipal Corporation l(Wel, MAOYU hereby certify that am (we are) the owner(s) of the property described in Exhibit 'A' on page _L, 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 ..1_. 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). IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this ___ dayof 20 __ Q!;X of Benton Al!ll[ll!!'.81; The petition of the property owner(s) to combine the separate properties described m 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 ls) may only be diVided through the City of Ren ton's formal subdivision process. Planning Director Date City of Renton Department ofCommuni,y and Economic Development Page 1 of5 Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that -'/'_"1_o!:.....;o _ _.,..:f_ll"'-- ________________ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument ~~ / / -~·-=·~ Notary Public in and for the State of Washington Notary (Print) .R-> ;,<.,. t IY 1--1-/7 / My appointment expires: / fzo/z._c.2-1 Dated: /J.-/u-lz..o/£ REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) 55 COUNTY OFKING ) I certify that I know or have satisfactory evidence that-------- _______________ signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and------- of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) _____________ _ My appointment expires: ___________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE Of WASHINGTON ) SS COUNTY OF KING ) On this __ day of ____ ~ 20~ before me personally appeared ____________________ t,o me known to be ________________ of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: ___________ _ Dated: Page 2 of 5 PARCEL A EXHIBIT'A' Original Legal Description LOT 6 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE INTHE CITY OF RENTON, COUNTY OF KING, STATE Of WASHINGTON. PARCELS LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OFRENTON, COUNTY OF KING, STATE OF WASHINGTON. EXHIBIT 'B' Revised Legal Description LOT 6 AND LOT 7, ALL IN BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE INTHE CITY Of RENTON, COUNTY OF KING, STATE OF WASHINGTON. Page 3 of5 MAP EXHIBIT . - -----------t1 figuration . . I Parcel Con Ongma d PARCELS 5 TAX (OT h7Z24iJO-OSS 5.363 ••. ft. 101 . .lG• !OBS' 9 1013S' I.OTS LOTS lOT7 PARCELA so TAX LOT 11122400-08 4.$Vsq.jt. LOT6 Page -1 of5 I 1l2'W1DE 1 ALLEY I ' ::r ,Q ,"' I I MAP EXHIBIT Revised Parcel Configuration COMBINED LOT WAlS-000$SO·tC lQ,190 "'· fr, 107,36' 107.35' LOTS toTS (lOT 71 ' [LOH) Page 5 of5 Urll.11111:tv• - 30' 11-0.W z ;: :, :. "' ~ "' 0: "' .. Re/urn Address: City Clerk's Office City of Renton 1055 S0U1lt Grady Way Renton, WA 98055 DEED OF DEDICATION Project File#: Property Tax Parcel Number: 7224000855 Stroctlntmection: 500 BLOCK PARK AVE. NORTH Rdtrencc Ntt-mbtr(s) t'lfDotument.s assigned or ,eleased: Additional. referc:ncenumhers are on page __ . Grantor(s): 09 LLC Grantee{s): Ci of Renton, a Munici al Co oration LEGAL DESCRJPTION: l.,4bbrevia,ed or fill/ legal must go here, Additional legal on page ) THE WEST 2' AND THE EAST 95' OF LOT 7 IN BLOCK lO OF RENTON FARM Pli\ T. AS PER PLAT RECORDED IN VOLUME to OF PLATS. PAGE 97. RECORDS OF KING COUNTY AUDITOR: SITUATE lN THE CITY OF RENTON. COUNTY OF KING, STA TE OF WASHINGTON AND AS SHOWN ON MAP EXHIBIT, P. 3. The Grantor, for and in consideration of mutual benefits conveys. quit claims, dedicates and donates to the Grantee(s) as named above, the above described real estate: situated in the County of King, State of Washington. IN W[TNESS WHEREOF, r have hereunto set my hand and seal the day and year as written below Aooroved and Accepted Bv: Grantor(s): /NJ)fVIDUdl FOR,W OF ACKNOIVLEDGMENT Notary Seal must be within box Grantee(s): City of Renton Mayor STATEOFWASHTNGTON lss COUNTY OF KING ) 1 certify tbat l know or have satisfactory evidence that ___ _ ihis instrument and ect for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: _____ _ Dated: Page I IN WITNESS WHEREOF, I have hereunto set my hand the day and year as written below. Notary-Seal must be within box Notary Seal must be within box Notary Seal must be within box INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KJNG ) I certify that I know or have satisfactory evidence that ________ _ ~-~~~-~---~--~~--signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires:. ___________ _ Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) 1 certify that I know or have satisfactory evidence that ___ ---. __ _ _________________ signed this instrument, on oath stato<l that he/she/they was/were authorized to execute the iostn:ment and acknowledged it as the .. ,-----·····-·---and·----·-:-~--- of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) ______________ _ My appointment expires: ___________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) On this ___ day of , 19 ~ before me personally appeared _____________________ to me known to be of the corporation that executed the: within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary(Print) ______________ _ My appointment expires: ____________ _ Dated: Page 2 MAP EXHIBIT ROW DEDICATION I I I LOT8 I I 107.36' I ~-------------------------,-~ I I I f-1 --==.;,.,.~- _I 1-2' ROW DEDICATION 9.5' ROW DEDICATION~ I 30' R-0-W I 12' I I 1-4--1 lw1oel1 1 1 IALLEYII ~ I ~ I I I LOT7 PARCEL NO. (] [J I a'I I «>I I 7224000855 I "'1 I ~II I I I stl I I I I I I I I I I I I I I I I I I I U-----------WL~~----------~-~ I I I LOT6 I I I I, I I z UJ ::> z UJ ~ :..:: a:: <t c.. I I f f r r REAL ESTATE EXCISE TAX AFFIDAVIT This form is your receipt Pl I ,\~I. TYPE OR PRl'iT CHAPTER 82.45 RCW -CHAPTER458-6L\ WAC when stamped by cashier. THI~ -\FFID.\.VIT WILL ~OT BE ACCEYfED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETED n Ch..:dOOxil=,.,,.Jwkofn,o,,cu {Seebackoflastpageforinstructi011s) Ifmu!ti leowners list en;mtll<!eofownel'llhi11nexttoD.11me. Ill Name Park0911C B N-Ql\,J>l.Bfilllon__ _______ _[ "~ -----------------~ __________________ , ~ ; Mailing AddreSII 525 Park Ave N ~ ~ Mailing Address Renton Citv Hall 1055 S. ~radv Wav Bl.~ City/State/Zip Benton WA 98057 >!:l f§ City/StaWZip Renton WA 9857 Phone No. (indudingareacode){425) 793-1789 Phone No. (induding111e&code)1.,"r::1 .t~n_.,..,nn I Send all property tax corn,sponde.nce to: [!]same as Buyer/Grantee N=• ---------------- MailingAddress ------------- City/State/Zip _____________ _ Phone No. {including an:,acode)~(4=2-5~) 7~9=3~-J~Z-RS~----- II Street add.res, of property: 525 Park Ave N Renton WA 98057 This property is located iII Renton List all real and personal property tax parcel account lllUllbcrs-checkboxifpersonalproperty 722400-0850 RJ 722400-0855 0 ----------~r,~ -------- ----------~n~ -------- 0 Check box ifaoy of the listed parcel, are being segregated from another parcel, are part ofa boundary line adjustment orpan:eb being merged. Leg&! description of property {if more space is needed, you may anach a separate sheet lo each page of the affidavit) THE WEST 2' AND THE EAST 9.5' OF LOT? IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOWME 10 PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON ANO AS SHOWN ON MAP EXHIBIT, P.3 J1\~i 1 3 2r:17 Select Land Use Code s): 10 L(lN!witrNwbdldi'IQ enter any additional codes: _________ _ (See back of last page for instructions) YES NO Wasthesellerreceivingapropertylaxexanptim.Cl"defemtlutm D 0 cl1aprers l-4.36, 84.37, a-84.38 R(W (nooprofit organi23licm, seriot' citizen, or disabled. person, homwwnErwith limitoo income)? List all per9onal property (tangible and intangible) included in selling price. NIA YES NO If claiming an exemption, list WAC number and reason for exemption: Is 1hisJl[qlaty desigmmlas fm:stland per chapter 84 .. H RC\\'? Is this property clmfied as curn:utuse ( open space, fimn ml agricultural,a-timber)landperchepter8434RC\\-"? Isthisprope,tyreceiviogspecial.valuafum.ashistorical.piq,erty perchapter8426RCW? Ifanyamwmaicycs,am:ipletcasinstructedbelow. D D D 0 0 0 (1) NOllCEOFOONrINUANCE (FORISl'LANDORCURRENTIJSE) NEW OWNER(S): To continue the cummt designation as forest land or classification as current use (open space, fann and agriculture. or timber) land, you must sign on (3) below. The county assessor must then detemline iftbe land transferred continues to qualify and will indicate by signing below. If the land no longer qualifies or you do not wish to continue the designation or classification, it will be removed and the compensating or additional taxes will be due and payable by the seller or transferor at the time of sale. (RCW 84 13 !40 or RCW ~-t ~4 l08). Prior to signing (3) below, you may contact your local county assessor for rnon: information. This land D does IZ] d~ not qualify for continuance. DEPUlY ASSESSOR DATE (2) NOTICE OFCOMPLIANCE(HISTORIC PR.OPER'IY) NEW OWNER(S): To continue special valuation as historic property, sign (3) below. If the new ownet(s) does not wish to continue, all additional tax calculated pursuant to chapter :-S4.2(, Rf.W, shall be due and payable by the seller or transferor at the time of sale. (3) OWNER(S) SIGNATURE PRINT NAME WAC No. (Section/Subsection) WAC 4S8-61A-205 Reason forexemptinn~------------ Property transfer for a public purpose. Type of Document Deed of Dedication DateofDocument~1~1=1 ~----------- Gross Selling Price $ _________ 0_.00_ *Personal Property (deduct) S ________ ~0=.00~ Exemption Claimed (deduct) s _________ o_.o_o Taxable Selling Price $ _________ 0_.00_ Excise Tax: State S ________ ~o=.D~O 0.0050 I Local $, ________ ~O=.O~O •Delinquent Interest: State S ________ ~O=.O~O Local $, ________ ~o=.O~O *Delinquent Penalty $, ________ ~O=.O~O Subtotal $ ________ ~0=.00~ •state Technology Fee $ ________ ~5=.0~0 *Affidavit Processing Fee $ _________ s_.o_o Total Due $ _________ 10_.o_o A MINIMUM OF $10.00 IS DUE IN FEE(S) AND/OR TAX •SEE INSTRUCTIONS ( CERTIFY UNDER PENALTY OF PERJURY TllAT THE FOREGOING IS TRUE AND CORRECT. Signature of Signature of Grantor or Grantor's Agent _________ _ Grantee or Grantee's Agent ___________ _ Name(print} _____________ _ Name(p.-int) _______________ _ Date & city of signing: Date & city of signing: Perjury: Perjury is a class C felony which is punishable by imprisonment in lhe state correctional institution for a maximwn tenn of not more than five years, or by a fine in an amowit fixed by the court ofnnt more lhan five thousand dollars ($5,000.00), or by both imprisonment and fme (RC\\' 9,\.l{J.02(! ( !C)). REV 84 OOOla(Oi/04/16) THIS SPACE -TREASURER'S USE ONLY COUNTY TREASURER Dep.11tment ci ~ Revenue \.= 'vVash;n,r,:o:, State REAL ESTATE EXCISE TAX AFFIDAVIT fhis form is your receipt PLEASE ITPE OR PRINT CHAPTER 82.45 RCW -CHAPTER 458-6 IA WAC when stamped by cashier. THIS AFFIDAVIT WILL NOT BE ACCEPTED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETED (SeebackofJ115tpagefotlll!ltruct1ons) 'alsaleof Ifmulu leowneni List centa cofownershi nex1ton.ame. Send all property tax correspondence to:'2] Same as Buyer/Grantee N----------------- Maili.ngA.ddres!i -------------722400-0855 City/State/Zip _____________ _ PbooeNo. (including ~code)_./4~2~5._\ u79~3~-luZ~es~----- II Street address of property: 525 Park Ave N Benton WA 98057 This property is located in Renton [ZI Ch~k box if any of the listed parceb are being segregated :from anodier parcel, are part of a boundary line adjustment or parcels being merged. Legal description of property (if more space is needed, you may attach a separate sheet to ea.ch page of the affidavit) THE WEST2' AND THE EAST 9.5' OF LOT 7 IN BLOCK 10 OF RENTON FARM Pl.AT, AS PER PLAT RECORDED IN VOLUME 10 PLATS, PAGE 97, RECORDS OF KING COUNlY AUDITOR: SITUATE IN THE CllYOF RENTON, COUNlYOF KING, STATE OF WASHINGTON AND AS SHOWN ON MAP EXHIBIT, P.3 Select Land Use Code(s): enter any additional codes: _________ _ (See back of last page for instructions) YES NO Wasthesellerreceivingapropertytaeu:mptimCl'defim!.IUDder D IZ] chaptcra 84.36, 84.37, or 84.38 RCW (nmprofit organizatioo, se:nia- citiml, or disabled pm1011, hrn:ieowaer with limited :income)? List all pi=niona1 property (tangible and intangible) included in selling price. NIA YES NO If claiming an exemption, list WAC number and reason for exemption: .Is this property designmlas f'orestlandIJ'I' ciq,ta' 84.33 R.CW? Isthispropertyclassifiedascurrentuse(openspace, fimnaod agricultural,ortintier)landperchapter84.34? Isthis~receivingiipecial.valualionasbi&oricalproperty pcl'cbaptcr8426RCW? If any amwmareyes, C0111]leteasinstructed below. D D D 0 0 0 (1) N<JllCEOFCONilNUANCE (FORESTL\NDORCURRENTUSE) NEW OWNER(S): To continue the cum:nt dmi.gnation as forest land or classification as current use (open space, farm aIHl agriculture, or timber) land, you must sign on (3) below. The county ~must then determine if the land transferred continues to qualify aIHl will inwcate by signing below. Iftbe land no longer qualities or you do not wish to continue the designation or classification, it will be removed and the compensating or additional taxes will be due and payable by the seller or transferor at the time of sale. (RCW 84.33.l40or RCW 84.34.108). Prior to !.igning (3) below, you may contact your local county assessor for more infonnation. This land Odoc:s 0 doc:s not qualify for continuance. DEPUTY ASSESSOR DATE (2) NCJflCE OF OOMPUANCE(HISTORIC PR.OPERTI') NEW OWNER(S): To continue special valuation as historic property, sign (3) below. If the new owm:t(s) does not wish to continue, all additional tax calculated pumwit to chapter 84.26 RCW, shall be due and payable by the seller or transferor at the time of sale. (3) OWNER(S)SIGNATURE PRINT NAME WAC No. (Section/Subsection) ~w~AC=45~8-6=1Au-2~05~----- Reason for exemption------------- Property transfer lor a public purpose. Type of Document ~D~eed=ol~D~ed=;""='~ion~-------- Date of Document ~'~"~'01~•~•------------ Gross Selling Price $, _________ o_.o_o •Personal Property (deduct) $, ________ ~o~.00~ Exemption Claimed (deduct) S, _________ o_.oo_ Taxable Selling Price $, _________ o_.oo_ Excise Tax: State $, ________ ~0~.00~ 0.0050 jLocal s _________ o_.oo_ •Delinquent Interest: State $, ________ ~o~.00~ Local $. _________ o_.oo_ •Delinquent Penalty $ _________ 0_.00_ Subtotal $, ________ ~O~.O~O •state Technology Fee $, _________ s_.o_o •Affidavit Processing Fee $, _________ s_.o_o Total Due $, _________ t0_.00_ A MINIMUM OF $10.01 IS DUE IN FEE(S) AND/OR TAX •SEE INSTRUCTIONS I CERTIFY UNDER PENALTY OF PERJURY THAT THE FOREGOING IS TRUE AND CORRECT. Signature of Signature of Grantoror Grantor's Agent _________ _ Grantee or Grantee's Agent ___________ _ Name(print) _____________ _ Name(print) _______________ _ Date & city of signing: Date & city of signing: Perjury: Perjwy is a class C felony which is pwlishable by imprisonment in the state conecti.onal institution for a maximum term of not more than five yeara, or by a fine in an amount fixed by the court ofnot more than five thousand dollars ($5,000.00), or by both imprisonment and fine (RCW 9A.20.020 (19)- REY84 OOOia(Ol/04/16) THIS SPACE-TREASURER'S USE ONLY COUNTY ASSESSOR Depar1mento1 ~ Revenue \,..: Wash:,.,gto·1 5wte REAL ESTATE EXCISE TAX AFFIDAVIT This form is your receipt PLEASE TYPE OR PRINT CHAPTER 82.45 RCW -CHAPTER 458-6 lA WAC when stamped by cashier. TIDSAFFIDAVIT WILL NOT BE ACCEPTED UNLESS ALL AREAS ON ALL PAGES ARE FULLY COMPLETED n Checkboxifnartialsalcofnron= (SeebackofJa5tpagt:for1ru:1truct1.ons) .. N= Park 09 LLC ~ § Mailing Address 525 Park Ave N ~ ~ city1s1ate1zip Renton WA 98057 PhD!le No. (including area code) ( 425) 793-1789 I Send aU property tax correaponderu:e to: IZ]same as BuyetlGrantee N""' ---------------- Mailing Address ____________ _ City/State/Zip _____________ _ PhooeNo.(includingareacode),~C42=5}~793=-1~78=9 _____ _ II Street address of property: 525 Park Ay9 N Bentoo WA 9BDS7 This propeny is located in Renton Ifmultl leo·-~ hstoon:enta1roofownenb.inne,r;1toname. • Name Citv of Renton ~ ~ Maillilg Addmis Renton City Hall 1055 S. Grady Way a$~ City/State/Zip~R~eo~to~n~W~A~9~85~7---------~ Phone No. (including area code) (4251 430-6400 Listallrealandpen,onalproperty~parcelaccount number, -check box ifpell!Onal property 722400-0850 722400-0855 Pl Pl n n 0 Check box if any of the listed pan:eb are being segregated from another pmcel, are part ofa boundary line adjustment or parcels being merged Legal description of property (if more space is needed, you may attac::h a separate sheet to each page of the affidavit) THE WEST 2' ANO THE EAST 9.S OF LOT 7 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON AND AS SHOWN ON MAP EXHIBIT, P.3 Select Land Use Code(s): !10 · Lan(l .vi'.hn~w ::iu1klirog enter any additional codes: _________ _ (See back of last page for instructions) YES NO Wastheselkz-R:Ceivinga~m.exmiptiooa-defenalucder D 0 chapte[s 84.36, 8437, or 84.38 Rew (na:ipmfi:t orgaoi2llt:i<m. saner citiml, or disabled pmon. homeowner wi1h limm,d incane)? List all personal property (tangible and intangible) included in selling price. NIA YES 1,t1,,.......,,do,;g,.,,d.,rm.tbmdp«"-84.33RCW? D 131hisJXqicrtycl.assifiedascum:ntuse(openspace,funnmi D """"'1turaJo,mooe,-)bmdJ>'C"-84347 NO If claiming an exemption, list WAC number and reason for exemption: 0 WAC No. (Section/Subsection) ~W~A~C~4=58-~6~1A~-2~05~----- [2] Reason for exemption===~--------~ Property transfer for a public purpose. i,t1,,. ____ ,.__ D Pl pe:rchapter8426RCW? Ifanyanswffllareyes,~leteasimtructedbelow. (l) N<JIICEOFCONllNUANCE (FORESTLANDORCURRENTUSE) NEWOWNER(S): To continuetbecurrent designation as forestland or classification ascurrentuse(openspacc., fmmand agricu)ture. or timber) land, you mmt lign on (3) below. The county assessor must then detennine if the land transfen'ed continues to qualify acd will indicate by signing below. If the land no longer qualities or you do not wish to continue the designation or classification, it will be removed and the compensating or additional taxes will be due and payable by the seller or transferor at the time of sale. (RCW 84.33.140or RCW 84.34.108). Priortosigning(3) below, you may contact your loc:al county as5CSSOI' for more informatiOJL This land Oioes 0 does not qualify for continuance. DEPUTY ASSESSOR DATE (2) NOTICEOFOOMPLIANCE (lllSTORIC PROPERTY) NEW OWNER(S): To continue special valuation as historic property, sign (3) below. If the new owner(s) does not wish to continue, all additional tax calculated pursuant to chapter 84.26 RCW, shall be due and payable by the seller or transferor at the time of sale. (3) OWNER(S) SIGNATURE PRINT NAME Type ofDocument _D_-,_o_fD_ed_lcat_lo_n ________ _ Date ofDocument_1~1/~1Dl=1='------------ Gross Selling Price $, _________ o_,oo_ •Personal Property (deduct) $, _________ o_.00_ Exemption Claimed (deduct) $, _________ o_.oo_ Taxable Selling Price $. _________ o_.oo_ Excise Tax: State S _________ o_.00_ 0 0050 j Local S, _________ 0~.00~ •Delinquent Interest: State $ _________ 0_.00_ Local $, _________ o_.oo_ "'Delinquent Penalty S _________ o_.oo_ Subtotal s _________ o_.o_o *State Techoology Fee $ _________ 5_.00 *Affidavit Processing Fee S _________ s_.oo_ Total Due $ _________ 10_.00_ A MINIMUM OF SI0.00 IS DUE IN FEE(S) AND/OR TAX •SEE INSTRUCTIONS [ CERTIFY UNDER PENALTY OF PERJURY THAT THE FOREGOrNG IS TRUE AND CORRECT. Signature of Signature of Grantoror Grantor'1 Azent _________ _ Grantee or Grantee's Agent ___________ _ Name(print) _____________ _ Name(pnot) _______________ _ Date & city of signing: Date & city ofsigning: Perjury: Perjury is a class C felony which is punishable by imprisonment in the S'late correctional institution for a maximum term of not more than five years, or by a fine in an amount fixed by the court ofnot more than five thousand.dollars ($5,000JXI), or by both imprisonment and fine (RCW 9A20.020 (lC)). REV 84 0001a (01/04/16) THIS SPACE -1REASURER'S USE ONLY DEPT. OF REVENUE Oep2111~ntoi ~ Revenue~ Wcsh'rigtvr. State REAL ESTATE EXCISE TAX AFFIDAVIT This form is your receipt PLEASE TYPE OR PRINT CHAPTER 82.45 RCW -CHAPTER 458-6 lA WAC when stamped by cashier. THIS AFFIDAVIT WILL NOT BE ACCEPTED UNLESS ALL.AREAS ON ALL PAGES ARf.FULLY COMPLETED D Checkboxifnilrtial5ah:of~--.. (Seeback-0flastpagefor1I1Stroctiorui) Ifmultre!e owners list ............. tae:e of ownenhin next to name. .. N•= Park 09 LLC .. Name Citv of Renton ~g -----------------~ ----------------------, :j ~ Mailing Addre!i!i 525 Park Ave N ~ ~ Mailing Address Renton City Hall 1055 S. Grady Way ~ ~ City/State/Zip Renton. WA 98057 ~ ~ City/State/Zip Benton WA 9857 PhoneNo.{mclu.dingareacodeJ {4?5) 793-1789 PhoneNo.(includingareai::ode) (425) 430-6400 I Sendallpropertytaxcorrespondeneeto:0SameuBuy«/Grantee List all reel and personal propeny tax parcel acoolllll numbers -checlr. box if penonal property List1158eSSOOvalue(s) N=, ---------------- Mailing Address ____________ ~ City/Slale/Zip _____________ _ PboneNo.(includingareacode) (425) 793-1789 II Street addrets of property: 525 Park Ave N, Renton WA 98057 This property is located in Renton 722400-0850 0 722400-0855 0 ----------~n~ -------- n [Z] Cbeclr: box if any of the Listed pllJCels are being segregated from another parcel, are part of a boundary line adjwtment or parcels being merged. Legal description of property (if more space ill needed. you may attach a separate sheet to each page of the affidavit) THE WEST2' ANO THE EAST9.5' OF LOT 7 IN BLOCK 10 OF RENTON FARM PlAT, AS PER PLAT RECORDED IN VOLUME 10 PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CllY OF RENTON, COUNlYOF KING, STATE OF WASHINGTON AND AS SHOWN ON MAP EXHIBIT, P.3 Select Land Use Code(s): l·o-Landmt1,rwwbu1ld1r,g enter any additional codes: _________ _ (See back oflast page for instructions) YES NO Wuthesellfrreceivingapropertytaxexanptiona-defemdund:=r D chaplets 84.36, 84.37, or8438 RCW (no:iprofit organimlion, senior citizm, r:Jl disabled person, homeowner wilh limm,d inoome)? 0 List all personal property (tangible and intangible) included in selling price. NIA YES 1sihispropertydesigna:b:d11Sfmstlandpc:rclmpla-84.J3FJ:W? D Isihispropertyclassifiedascurremuse(q,e:nspace.filrmand D agricu1b..Iral,ortimber)landperchapter84.34? NO If claiming an exemption, list WAC number and reason for exemption: [Z] WAC No. (Section/Subsection) ~W~A~C~4~5~8-~61~A~-2~05~----- 0 i,.., ____ ,, __ D 0 p:rcbaptl:1"8426RCW? 1fanyaDS'NffSareyes.~lell:11Simlructedbelfflv. (1) NOOCEOFaJNllNUANCE (FORESTI.ANDORCURRENTUSE) NEW OWNER(S): To continue tbe current designation as forest land or classification as current use (open space, farm and agriculture, or timber) land, you must sign on(3) below. The county assessormu.,tthendetennine ifthe land transferred continues to qualify and will indicate by signing below. If the laodno longerqualifiesoryoudonotwishto continue the designation or chwification, it will be removed and the compensating or additional taxes will be due and payable by the seller or transferor at the time of sale. (RCW 84.33.140orRCW 84.34.108). Prior to signing(J)bclow, you may contact your local county 8SSCi90I" for more infonnation. This land Odoes 12] does not qualify for continuance. DEPUTY ASSESSOR DATE (2) NOTICE OF COMPLlANCE(IDSIORIC PROPEIITT') NEW OWNER(S): To continue special valuation as hisloric property, sign (3) below. If the new owner(s) does not wish to continue, all additional tax calculated pursuant to chapter 84.26 RCW, shall be due and payable by the seller or transferor at the time of sale. (3) OWNER(S) SIGNATURE PRINTNAME Reason for exemption ____________ _ Property transfer for a public purpose. Type of Document Deed of Dedication Date of Document ~1~11~10~/~16~----------- Gross Selling Price $ _________ 0_.00_ •Personal Property (deduct) $ _________ o_.o_o Exemption Claimed (deduct) $ _________ o_.o_o Taxable Selling Price S _________ o_.o_o Excise Tax: State S _________ o_.O_O 0.0050 ! Local $ _________ o_.o_o •Delinquent Interest: State $ _________ o_.o_o Local s _________ o_.o_o 'Delinquent Penalty $ _________ o_.o_o Subtotal $ _________ 0_.00_ •state Technology Fee $ _________ s_.o_o •Affidavit Processing Fee s _________ s_.o_o Total Due $ _ .. _____ ~--~--'o_.o_o A MINIMUM OF $10.00 (S DUE IN FEE(S) ANO/ORT AX •SEE INSTRUCTIONS [ CERTIFY UNDER PENALTY OF PERJURY THAT THE FOREGOING IS TRUE AND CORRECT. Signature of Signature of Grantoror Grantor'1 Agent _________ _ Grantee or Grantee's Agent ___________ _ Name(print) _____________ _ Name(print) _______________ _ Oate&cityofsigning: ___________ _ Date & city of signing: Perjury: Perjmy is a class C felony which is punishable by imprisonment in the state correctional institution fora maximum tenn of not more than five years, orby a fine in an amowit fixed by the court ofnot more than five thousand dollars ($5,000.00), or by both imprisonment and fine (RCW 9A.20.020 (IC)). REV84000ta(Ot104116) TlilS SPACE~TREASURER'S USE ONLY TAXPAYER INSTRUCTIONS Note: To report a transfer of a controlling inten:st in real property, please use the Real Estate Excise Tax Affidavit Controlling Interest Transfer Return. Reve;1ut; hxm ~u vi.1100 l B. This form is available online at http:::Jot TI-11 gov Section 1: Enter the name(s) ofseller/grantor. 'Ibis is the person(s) conveying interest in the property. Section 2: Enter the name(s) ofbuyer/grantee. This is the person(s) receiving interest in the property. Section 3: • Enter the name and address where you would like all future property tax information sent. • Enter the tax pareel number and current asseHed value for real and personal property being conveyed. Check the box to indicate personal property. Section 4: • Enter the street address of the property. • Enter the county ifin unincorporated area. Enter city name if located within a municipality. • Enter the legal description of the property. Sections: • Enter the appropriate land me code for the property. Please list all codes that apply on the lines provided in section S. See WAC 458-53-0JO (S) fora complete list. • 09 -Land with mobile borne • 23 -Appare1 illld other fumhed •33-Primarymetal.industries • 71-Culturalactivities/natun:exhibitiom • 10-Landwithewbuilding products~~mfabri~ • I l _ Household, !ingle fmni.ly unil:I leather, and similar materials • 34-Fabricatedme:talproducts • 74-Rea-eationalactivities(golf courses,.etc.) • 12-MultiplefamilyMl!idence(2-4Uilll/1) 0 24 -t:=:!::'products • 13-Multiplefamilyre:sidence(5+Unilll)0 Z:5-Fumitureandfuaure:s • 3.5-Professionalscientificaodconttolling instnunents;photographicandoptical goods;watches/clockslllllllufacturing • 75-Resortsandgroupcalilp! • 80-Walerormineral.righl • 14-Res~oondominiums • 26-Paperandalliedproducts • l:5-Mobilehomeparksoroourts • 27 _Printingandpublishing • 81-Agriculture(notincurrentuse) • 83-AgriculturewnentuseRCW~4.J4 • 39-Mlscellaneousmanufacturing • 50-Condominiums-otherthanMl!idential • 16-Hoteb/moteb • 28 _Chemica1s • 53 -Retail Trade -general merclumdise • 54-RetailT:rade-food • 86 -Standing Timber (separate from land) • 17 -ID!Jtitutional Lodging (c1H1Valescent • 29-Petroleumrefiningandrelated • 58-Retailtrade-eating&drinking • &8-Forestland~gnated.RCWg4_;1 homes, nuning homn., etc.) indwtries (restaurants, bars) • 91 -Undeveloped Land (land only) • 18 -All other re!idential nol ooded • 30-Rubberandmiscellaneous • 59-Tenantoccupied,commercialproperties • 94-0penspacelandRCWK-U4 • 19-Vacationandcab:in ple.sticpmduci!I • 64-Repairservices • 95-TimberlanddanifiedRCW&4.34 • 21-Foodandkindredproducts : !~:~:::.::d::~:: • 65-~~(mrdical,dmbtl,m:.) • 96-lmprovemenb!onleuedland • 22-TIIXlilemillproducts Section 6: Indicate whether the property is designated as forest land per chapter 84.3J RCW, classified as current use (open space, farm. agricultural, or timber) per chapter 84. i4 RCW, or receiving special valuation as historic property per chapter 84.26 RCW. Section. 7: List penonal property included in the s~lling price of the real property. For example, include tangible (furniture, equipment, etc) and intangible (goodwill, agreement not to compete, etc). Use Tu: is due on personal property purchased without payment of the sales tax. Use Tax may be reported on your Combined Excise Tax Return or a Consumer Use Tax Return, both available athttp://dor.wa..gov. If you are claiming a tu: exemption, cite the specific Washington Administrative Code (WAC) number, section and subsection and provide a brief explanation. Most tax. exemptions require specific documentation. Refer to the appropriate WAC to determine documentation requirements. Chapter 458-6 l A WAC is available online at hltp:i/dor.wa.gov. Enter the type of document (quit claim deed. statutory wammty deed. etc.), and date of document (MM/DDNYYY) Enter the selling price of the property. Selliog price: For tax purposes, the selling price is the true and fair value of the property conveyed. When property is conveyed in an arm's length transaction between unrelated penons for valuable consideration, there is a presumption that the selling price is equal to the total consideration paid or contracted to be paid. including any indebtedness. Refer to RCW 82.45.0JO for more information about selling price. Deduct the amount ofpenonal property included in the selling price. Deduct the amount oftu e.zemption claimed per chapter 458-t>lA WAC. One Date, Interest and Penalties: Tax is due at the time of sale/transfer. If tax is not paid within one month of the date of sale/transfer, interest and penalties will apply. The interest.rate is variable and determined per RCW 8232.050. Delinquent penalties are 5% one month after the due date; 10% two months after the due date; and 20% three months after the due date. (RCW 8'.!.45.1 00) State Technology Fee: A $5.00 Electronic Technology Fee that is due on all transactions. (82.45.180) Affidavit Processing Fee: A minimum of$5.00 shall be collected in the fonn of tax and processing fee. A processing fee is due on all transactions where no tax is due and on all taxable transactions where the tax. due is less than $5.00. (RCW 82.45,180) Section 8: Both grantor (seller) and grantee (buyer), or the agent of each, must sign this form, certifying that all the information provided is correcL Note: Original signatures required on the "County Treasurer'' copy. Signatures may be required on the "AssesS<m" copy. Check with your county. Audit: Information you provide: on this fonn is subject to audit by the Department of Revenue. Underpayments of tax will result in the issuance of a tax assessment with interest and penalties. Note: in the event of an audit, it is the taxpayers' responsibility to provide docwnentation to support the selling price or any exemption claimed. This documentation must be maintained for a minim.um of four yean from date of sale. (H.CW 82.45.100} Ruling requests: You may request a ruling on the taxability of the property transfer. Go to our website at dor.wa.gov/rulings or fax your request to (360) 705-6655. Where to send completed forms: Completed fonns must be submitted to the County Treasurer's or Recorder's Office where the property is located. For tax as.sistance., contact your local County Treasww/Recordernr visit http://dor.wa.gov or call (360) H4-l S03. To reql.leSt this document in an alt.ernate format, please call L-800-647-7706. Teletype (TIY) users lllllY UBe the W1111b:mgton Relay Service by calling 71 l. REV 84 0001a inst. (01104/16) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------,..Kenton 0 ADMINISTRATIVE SITE PLAN & MODIFICATIONS REPORT AND DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: December 3, 2015 Project Name: My Dental Office Building Owner: Dr. Yu Mao DDS & Park 09 LLC, 507 Williams Ave S, Renton WA, 98057 Applicant/Contact: Don Snair, D+B Group, 5100 SE Harney Drive #13, Portland OR, 97206 File Number: LUA15-000729, SA-A, MOD, MOD, LC Project Manager: Kris Sorensen, Associate Planner Project Summary: The applicant is requesting Administrator Site Plan Review, a Lot Combination of two parcels, and two Modification requests for the construction of a one-story dental office building. The addresses of the two parcels are 521 and 525 Park Ave N within the Commercial Arterial (CA) zone. The combination of the two parcels would create a 10,212 square foot (0.23 acres) site. The proposed building would be 3,414 sf and contain two dental offices. The existing residential homes and accessory structures would be demolished. Access to the site would be gained through a driveway from Park Ave Nat the east and an alley at the west. The applicant proposes dedication of right-of- way along Park Ave N and the alley. A Modification from the City's street standards RMC 4-6-060F.2 is requested to leave the existing right-of-way improvements along Park Ave N. Also, a Modification from the City's driveway standards RMC 4-4-0801.4 is requested to allow two driveway curb cuts along Park Ave N for properties under common ownership. Three trees are to be removed. Other proposed site improvements include 13 surface parking stalls, a driveway, and landscaping. Documents submitted include geotechnical and drainage reports. Project Location: 521 & 525 Park Ave N Site Area: 10,212 square feet (sf) Project Location Map Administrative Report_My Dental Offices_lS-000729 City of Renton Deportment of Com MY DENTAL OFFICE BUILDING 'ty & Economic Development Ad ,trotive Short Plat Report & Decision .UA15-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 2 of 40 I 8. EXHIBITS: IC. ID. Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 Site Plan Report Project Narrative Zoning and Neighborhood Map Lot Combination Application Site Plan, Cover Sheet, Sheet Al.O, D+B Group, dated 8/31/15 and Staff Measurements Landscape Plan, Sheet Al.O, D+B Group, dated 10/2/15 Topography Plan, Sheet A.0.2, D+B Group, dated 9/25/15 Floor Plans, Sheet A3.0, D+B Group, dated 8/31/15 Elevations, Sheet A5.0, D+B Group, dated 8/31/15 and Staff Measurements Modification Request, Curb Cut & Driveway from Park Ave N Modification Request, Street Improvements for Park Ave N Landscape, Lot Coverage, and Parking Analysis Geotechnical Report, Merit Engineering, dated 7/9/14 Technical Information Report, WR & Associates, dated 9/21/2015 Construction Mitigation Plan and Cut and Fill Estimate Water/Sewer Service Plan, Sheet C-3, WR & Associates, dated 9/21/2015 Storm Drainage Plan, WR & Associates, dated 9/21/2015 Streetview Google Photo of Subject Site from Park Ave N Advisory and Review Notes & Transportation Mitigation Fee King County Parcel Information for 525 and 521 Park Ave N GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: s. Neighborhood Characteristics: a. North: b. East: c. South: d. West: 6. Proposed Orientation: 7. Access: 8. Site Area: HISTORICAL/BACKGROUND: Action Land Use File No. Dr. Yu Mao DDS & Park 09 LLC 507 Williams Ave S Renton, WA 98057 Commercial Arterial (CA) Commercial Mixed Use (CMU) Two single family residences Single story restaurant (CA zone) Boeing offices (UC zone) Automotive repair and vehicle storage (CA zone) Single Family Residences (R-8 zone) East facing towards Park Ave N Primary access from Park Ave N with secondary access from the public alley 10,212 sf (0.23 acres) Ordinance No. Administrative Report_My Dental Offices_15-000729 City of Renton Department of Con MY DENTAL OFFICE BUILDING ity & Economic Development A< strative Short Plat Report & Decision _LJA15-000729, SA-A, MOD, MOD, LC December 3, 2015 Site Plan & Modifications Decision: Mixed-Use Building Comprehensive Plan Zoning Annexation "09" I E. PUBLIC SERVICES: 1. Existing Utilities LUA14-001148 N/A N/A N/A N/A 5758 5758 156 a. Water: Water service is provided to the site by the City of Renton. b. Sewer: Sewer service is provided to the site by the City of Renton. Page 3 of 40 11/12/14 06/22/2015 06/22/2015 05/23/1909 c. Surface/Storm Water: There is a drainage conveyance system fronting the site in Park Ave N. 2. Streets: Along Park Ave N, there is existing curb, gutter, and sidewalk (Exhibit 18). Park Ave N is classified as a Principal Arterial street and the applicant proposes 9.5 feet width of dedication on the project side to establish a 79-foot street cross section. The 9.5 feet width would be an approximate 902.5 sf of dedicated area. The alley at the west of the site is improved with asphalt. The alley is classified as an alley for both residential and non-residential uses. The applicant proposes 2 feet width of dedication on the project side to establish a 16-foot alley cross section. The 2 feet width would be an approximate 190 sf of dedicated area. 3. Fire Protection: City of Renton Fire Department. F. 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 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-070: Landscaping c. Section 4-4-075: Lighting, Exterior On-Site d. Section 4-4-080: Parking, Loading and Driveway Regulations e. Section 4-4-090: Refuse and Recyclables Standards f. Section 4-4-095: Screening and Storage Height/Location Limitations g. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits -Specific a. Section 4-9-200: Site Plan Review 6. Chapter 11 Definitions Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Com MY DENTAL OFFICE BUILDING December 3, 2015 'ty & Economic Development G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element i H. FINDINGS OF FACT {FOF}: Ad ,trative Short Plat Report & Decision .UAlS-000729, SA-A, MOD, MOD, LC Page 4 of 40 1. The Planning Division of the City of Renton accepted the above master application for review on October 5, 2015 and determined the application complete on October 20, 2015. The project complies with the 120-day review period. 2. The Site Plan Review is required for development in the CA zoning classification when it is not exempt from Environmental (SEPA) Review .Q!: when a building is proposed with less than the minimum front yard 10-foot building setback. The subject project is SEPA exempt. The applicant has chosen to design the front yard setback with less than the minimum 10-feet and is therefore subject to Site Plan Review (Exhibit 5). 3. The project site is a combination of the two parcels located at 521 and 525 Park Ave N (APNs 7224000850 and 7224000855) (Exhibit 4 and 20). 4. The site is currently developed with one single family home on each of the two parcels that were constructed in the 1920s and 1930s. All structures are proposed for removal. 5. Vehicular access to the site is proposed through two points, one from the Park Ave N arterial to the east, and the other from the public alley on the west side. The alley has multiple connections on N 5th St, Pelly Ave N, and Park Ave N (Exhibit 3). 6. The property is located within the Commercial and Mixed Use (CMU) Comprehensive Plan land use designation, Commercial Arterial (CA) zoning classification, the City Center Planning Area, and Urban Design Regulations District 'D.' 7. There are three trees located on site that the applicant is proposing to remove. 8. The subject site is located on the west side of Park Ave N, approximately mid-block, between N 61' St and N 5th St (Exhibit 3). The site is bordered by Park Ave N to the east, a public alley to the west, an existing single story restaurant to the north, and an existing single story auto repair business to the south. 9. The two existing parcels would be combined through a Lot Combination of 521 Park Ave N (APN 72240000850) and 525 Park Ave N (APN 72240000855) to create a site with a total of 10,212 sf (Exhibit 4 and Exhibit 20). The proposed Lot Combination has been reviewed by city staff. In Exhibit 19 the Property Services Division has provided necessary amendments for the Lot Combination to be approvable. 10. The applicant requests two Modifications for allowances from the City's street and driveway standards. The Street Modification from RMC 4-6-060F.2 is requested to leave the existing right-of-way improvements along Park Ave N rather than install new improvements including new sidewalk and planter strip. The Driveway Modification from RMC 4-4-0801.4 is requested to allow two driveway curb cuts along Park Ave N for continguous properties under the same ownership (Exhibits 10 and 11). Administrative Report_My Dental Offices_15-000729 City of Renton Department of Con MY DENTAL OFFICE BUILDING ity & Economic Development A, ·srrative Short Plat Report & Decision _LJAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 5 of 40 11. The applicant requests that the front yard setback for the proposed building under RMC 4-2-120A "Minimum Front Yard Setbacks" be reduced to less than 10 feet. The proposal is a front yard setback of approximately 6 inches for the building as allowed through Site Plan review for the CA zone (Exhibit 5). 12. The proposed structure is a single story dental office building with two dental office spaces proposed. The Unit "A" would have approximately 1,741 sf and the Unit "B" would be approximately 1,671 sf (Exhibit 8). 13. The site is flat with an approximate 1% slope (Exhibit 7). 14. The proposed structure design would have full hip metal standing seam roof with a 3:12 slope (Exhibit 9). The building height would be approximately 15 Y, feet from the proposed grade plane at the tallest point of the roof. 15. The building would have four entrances with two entrances on the Park Ave N street facing side and two in the rear of the building (Exhibit 5 and 9). The two east facing front entrances are considered the primary entrances because they face Park Ave N. 16. Approximately 175 cubic yards of cut is proposed on-site to remove topsoil and approximately 175 cubic yards of structural fill (Exhibit 15). 17. The proposal includes 13 surface vehicle parking stalls (Exhibit 5). 18. The subject site is located in the City of Renton designated seismic hazard Critical Area. 19. No public comment or agency comments were received. 20. 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 has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report (Exhibit 19). Zl. Comprehensive Plan Compliance: The site is designated Commercial and Mixed Use (CMU) on the City's Comprehensive Plan Map. The purpose of CMU is to be located within established commercial and office areas near principle arterials and allow residential uses as part of mixed-use developments, and support new office and commercial development that is more intensive than what exists to create a vibrant district and increase employment opportunities. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following comprehensive plan goals and policies if fill conditions of approval are met: Compliance Comprehensive Plan Analysis ,/ Goal L-G: Pursue transition of non-conforming uses and structures to encourage development patterns consistent with Renton's land use plan. Goal L-K: Provide an energetic business environment for commercial activity providing ,/ a range of service, office, commercial, and mixed use residential uses that enhance the City's employment and tax base along arterial streets and in Centers. Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new ,/ development is designed to be functional and attractive. Administrative Report_My Dental Offices_15-000729 City of Renton Department of Con MY DENTAL OFFICE BUILDING ty & Economic Development A, ·,trative Short Plot Report & Decision WAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 6 of 40 Compliant if condition Policy L-52: Include human-scale features such as pedestrian pathways, quality of approval landscaping, and public spaces that have discernible edges, entries, and borders to is met create a distinctive sense of place in neighborhoods, commercial areas, and centers. ,/ Policy L-53: Orient buildings in developments toward the street or a common area, rather than toward parking lots. 22. Zoning Development Standard Compliance: The site is classified Commercial Arterial Zone (CA) on the City's Zoning Map. The CA Zone implements the Commercial and Mixed Use Land Use Designation, where the purpose of the zone is intended to be located where a historical strip pattern dominates, characterized by large surface parking in front of buildings, long blocks oriented to automobiles, and an incomplete street grid. Commercial Arterial zoning should be located within one-quarter mile of transit, provide employment, and allow mixed-use development. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance CA Zone Development Standards and Analysis Density: Per RMC 4·2· 120A the allowed density range in the CA zoning classification is N/A a minimum of 20 dwelling units per net acre (du/ac) up to a maximum of 60 du/ac. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Lot Dimensions: Per RMC 4-2-120A the minimum lot size, in the CA zone, is 5,000 square feet. There are no minimum lot width or depth standards. Staff Camment: There is a discrepancy af project square footage from the applicant's submitted materials. All materials identify a lot size of 10,212 sf with the exception of the submitted lot cambination materials which identifies 10,190 sf. Far this report and staff analysis, staff uses the King County Parcel lnfarmation {Exhibit 20} and land use applicatian numbers of 5,375 sf for 525 Park Ave N and 4,837 sf for 521 Park Ave N. These two parcels create a 10,212 sf area. ,/ The Lot Combinatian af two parcels would create an approximate 10,212 sf lot or 10,190 sf lot depending on the applicatian materials used. Both comply with the minimum lot size. The proposed public street right-of-way dedication and alley right- of-way dedication areas total 1,092.5 sf. By subtracting 1,092.5 sf from the gross area of the site, the combined lots with dedication would create an approximate 9,119.5 sf lot using the King County Parcel Information and 9,097.5 sf lot using the lot combination submittal information /Exhibits 2, 4, and 20}. Therefore, staff finds that the proposed lot size meets the minimum standard of 5,000 sf. Setbacks: Per RMC 4·2·120A the CA zoning classification requires a minimum front yard, and side yard along-a-street setback of 10 feet which may be reduced to zero Compliant if feet during the site plan development review process, provided blank walls are not condition of located within the reduced setback. There is a maximum front yard setback of 15 approval is feet. The CA zone has no rear or side yard setback except 15 feet if lot abuts or is met adjacent to a residential zone. Staff Comment: The proposed building has an approximate 6 inch front yard setback from the proposed Park Ave N boundary following the proposed dedication of right-of- Administrative Report_My Dental Offices_lS-000729 City of Renton Deportment of Coe MY DENTAL OFFICE BUILDING ity & Economic Development A, ·strotive Short Plot Report & Decision LUAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 7 of 40 way (Exhibit 5). The existing Park Ave N right-of-way line would be relocated to the west approximately 9 Y, feet following the proposed dedication. The applicant is requesting Administrative consideration for less than the minimum 10-foot front yard setback as allowed in the CA zone. An applicant con make this request through the Site Plan Review process if blank walls are not located within the proposed reduced setback area. Analysis af blank walls and recommendation of the lesser setback than 10 feet is provided below in this report subsection following analysis af the proposed setbacks. The submitted site plan and building elevations identify roof overhangs extending out 2-feet from all facades (Exhibit 5 and 9). The east facing building fa~ade would be approximately 6 inches from the new right-of-way and the 2-foot roof overhang would project approximately 1 Y, feet into the right-of-way. Building roofs are not allowed to project into public right-of-way areas. Per RMC 4-2-120F.5.b, eaves and roof overhangs are allowed to project up to 2 feet into a private yard setback but not public right-of-way area. The proposed roof projection would not be allowed as designed. Awnings and similar overhangs that are connected to the side of a wall, and not the permanent roof, are allowed to project into the right-of-way. Therefore, staff recommends a condition of approval that the roof overhang along the Park Ave N facade be revised with a shorter roof overhang, building footprint change, or other alternative that would not have a roof within the proposed right-of-way area. The revised elevations or plans shall be submitted to the Current Planning Manager, for review and approval, prior to building permit approval or construction permit approval whichever comes first. The applicant has designed the building ta provide a 35-foot rear setback from the alley to the west following the proposed 2 feet of right-of-way dedication (Exhibit 5 ). Building setbacks are described in the table below. The table compares setbacks with and without the proposed dedication of right-of-way. Staff is using the setback measurements with the proposed right-of-way dedications for this report: Building East Front West Rear North Side South Side Yard-Park Setback Ave Yard -Alley Yard Yard Without 10 ft 37 ft 5 ft 21.5 ft ROW Dedications With ROW 0.5 ft 35 ft 5 ft 21.5 ft Dedications Recommendation to allow a lesser front yard setback than the 10-foot minimum: Front yard setbacks in the CA zone are allowed to be reduced through Site Plan Review up to zero feet if it is determined there are no blank walls. For determining whether there is a blank wall, the front fa~ade ground floor level is evaluated. The criteria can be found in the Urban Design Regulations for the applicable District "D." A wall is considered blank if the wall is over 6 feet in height and there is horizontal length greater than 15 feet that does not include a window, door, building modulation or other architectural detailing. Or. the wall is considered blank if any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation, or other architectural detailing. Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Com MY DENTAL OFFICE BUILDING ity & Economic Development Ad ·strative Short Plot Report & Decision .UAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Compliant if condition of approval is met Page 8 of 40 Staff Comment: Staff's following analysis finds that the proposed front far;:ade facing east is not considered a blank wall. The proposed length of the east far;:ade is approximately 68 Y, feet (Exhibit 9). The majority of the far;:ade consists of glass windows and glass entry doors at the two office entries. Based on staff measurements, there are no distances between windows and/or entry doors greater than 6 Y, feet without modulation, window, doors, or other architectural detailing (Exhibit 9). Additionally there are no blank surface areas of 400 sf or greater along the east for;:ade os designed. Although there are no blank walls or blank areas identified by the staff analysis, staff recommends conditions of approval later in the report, FOF 25 Design Standards and Design District Review, to revise the front far;:ade primary entries to incorporate more architectural features. Therefore, staff supports the proposed reduction in the front yard setback from 10 feet to 6 inches on the east facing front far;:ade if all conditions of approval of this report are met including revisions of the primary entries and revision of the roof overhang. The proposal complies with all other setback requirements of the zone. Building Standards: Per RMC 4-2-120A the allowed lot coverage is 65 percent for proposals within the CA classification. There are no impervious coverage maximums for the CA zone. Staff Comment: Following property dedication for right-of-way, the building coverage would be approximately 46 percent based on a 9,119.5 sf Jot size area and is therefore less than the maximum 65 percent coverage allowance of the zone. Building Height: Per RMC 4-2-120A building height is restricted to 50 feet, except 60 feet with residential use, and above these allowances a conditional use permit would be require. Staff Comment: The height of the proposed structure would be approximately 15 Y, feet at the tallest point of the full hip roof (Exhibit 9). The proposal complies with the height requirements of the zone. Landscaping: The City's landscape regulations RMC 4-4-070 are broken into these separate areas: Along Streets: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet. In those cases, ten feet of landscaping shall be required where buildings are not located. Perimeter Parking Lot: Parking areas shall have a minimum of ten feet in width of landscaping as measured from the street right-of-way. Interior Parking Lot: Surface parking lots with 14 or more stalls shall be landscaped. Street Right-of-Way: Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Com 'ity & Economic Development Ad ·strative Short Plat Report & Decision _UA15-000729, SA-A, MOD, MOD, LC MY DENTAL OFFICE BUILDING December 3, 2015 Page 9 of 40 required in the front yard subject to approval of the Administrator. Staff Comment: The applicant proposes new landscaping in multiple areas but not within the surface parking area as there are Jess than 14 surface parking stalls proposed. No existing landscaping is proposed to be kept. The applicant proposes landscaping along the east facing fa,ade, within the to-be-dedicated public right-of- woy areo along Park Ave, between the street and surface parking stalls at the south of the site, and along the northern property line between the proposed north building fa,ade and existing restaurant on the abutting property to the north. Along Streets and within the Street Right-of-Way: Along Park Ave N, the applicant proposes a mix of landscape pion ts within the area between the existing sidewalk and proposed east building fa,ade. This area is approximately 10 Y, feet in width from north to south as identified on the submitted landscape plan (Exhibit 6). Following dedication of right-of-way, this width would be approximately half o foot on-site (private side) and 10 feet off-site (public right-of-way). No trees are identified to be planted in this buffer orea. The plant mix identifies Variegated Sedge, Japanese Silver Grass, David Viburnum, /lex Sky Pencil, and Pachy Sandra (Exhibit 6). Therefore, staff recommends, as a condition of approval, that the applicant provide a minimum of two, and possibly three, trees in the public right-of-way buffer north of the proposed Park Ave N driveway on o detailed landscape plan. The plan must meet the minimum standards of RMC 4-4-070. The detailed plan shall be provided to the Current Planning Project Manager, for review and approval, prior to building permit approval. The City of Renton handout, "Tree planting in the right-of-way" provides spacing between trees and size of tree to be planted in the planter strip. For the size of tree, where there is 8 feet or wider planting strip, a "Large" tree is ta be planted. Approved "Large" trees, in relation to the size of mature growth, are listed in the "Approved tree list." The approved tree list is available from the Department of Community and Economic Development and is also available on the city website (Rentonwa.gov). Additionally, the document states that the trees cannot be maple or cherry species. If conifers or evergreens are considered for planting in the public planting strip, please contact the City Arborist for approval at the contact below. It is recommended that street trees be approved by the City Arborist if the tree considered is not on the approved tree list (Arborist Terry Flatley, phone #425-430-6601}. Perimeter Parking Lot: A landscape buffer is proposed in the southeast corner of the site between the street and proposed parallel parking stalls (Exhibit 12). This orea is approximately 10-foot by 9-foot based on existing lot dimensions. With the proposed dedication of right-of-way along Park Ave N of 9 Y, feet, the area would be only a ha/f-faot wide and not the required 10-foot width. Therefore, staff recommends a condition of approval that the applicant reduce the proposed surface parking area an south side of the site and revise the site plan and landscape plan with the required 10-foot on-site landscape buffer between surface parking and the Park Ave N right-of-way following dedication. Staff further recommends that a tree be planted in this area to be compliant with the on-site landscaping standards, which require a mixture of trees, Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Com MY DENTAL OFFICE BUILDING "ty & Economic Development Ad trative Short Plat Report & Decision _LJA15-000729, SA-A, MOD, MOD, LC December 3, 2015 ,/ Compliant if condition of approval is met Compliant if condition of approval is Page 10 of 40 shrubs, and ground cover. Staff further recommends as a condition of approval that a street tree be planted within the right-of-way area south of the driveway unless there are existing obstacles (ie hydrants, street lights, etc}. An updated detailed landscape plan shall be provided to the Current Planning Project Manager, for review and approval, prior to building permit approval. Other Proposed Landscape Area: A landscape strip is proposed along the northerly property line. The strip provides o mix of Blue Ito/ion Cypress trees, Camellia Sasanqua shrubs, and Japanese forest gross as graundcover. This approximate 5-faot wide landscaped area is proposed between the wall of the single-story restaurant building to the north and the proposed north far;ade of the subject dental office. Based on the staff analysis above and recommended conditions of approval, the subject proposal will provide the required on-site and public right-of-way landscaping. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 10 percent of trees in a non-residential development. Staff Comment: Three 8-inch diameter fruit trees are located on the site (Exhibit 2). The applicant proposes to remove all three for site development and is not required to replace any of the trees. Based on 10 percent of significant trees to be kept, the retention is less than one-half a tree at 0.3 trees. RMC 4-4-130H.1.c states that when the number of trees to be retained includes a fraction of a tree, any amount equal to or greater than one-half tree shall be rounded up. Therefore, there is less than one-half tree required and the number rounds down to zero. Although no trees would be retained, staff recommends a condition of approval in the previous "Landscaping" subsection that 3 or 4 trees be planted along Park Ave N as street trees. Therefore, following construction the site would have more trees then the current condition. Screening: RMC 4-4-095 has standard requirements for surface mounted equipment to be screened from public view and standards for roof-top equipment that should be similarly screened from view. Shielding shall consist of roof wells, clerestories, parapets, walls or enclosures as determined by the Administrator to meet the intent of the requirement. Staff Comment: The application does not show surface or roof-top mounted equipment on submitted plan sets. Therefore, staff recommends as a condition of approval, that any plan submitted identify surface and/or roof-top mounted equipment on the subject site, where the equipment shall meet the minimum standards of RMC 4-4-095. Such plan shall be submitted to the Current Planning Project Manager with the building permit application for review and approval prior to building permit issuance. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls for bicycles and vehicles unless exempt from the requirement and requirements for drive aisle widths and parking stall sizes. For mixed occupancies, with 2 or 3 different uses in the same building, the total requirements for off-street parking facilities shall be the sum of the requirements for the several uses computed separately. Bicycle parking is required for non-residential developments that exceed 4,000 gross square feet of area. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 30 feet in width at the property line and shall not Administrative Report_My Dental Offices_15-000729 City of Renton Deportment of Com MY DENTAL OFFICE BUILDING ity & Economic Development Ad ·,trative Short Plat Report & Decision .UAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 met Page 11 of 40 exceed 40% of the street frontage. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding 8 percent shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Parking: The following parking stall ratio would be applicable to the site: Use-Dental Area SF Ratio Required Offices Spaces Net area 12 (11.1 Vehicle Min& Max: rounded 2,221 sf 5 spaces/ 1,000 sf up) Bicycle Gross area No requirement for less than 0 3,414 sf 4,000 gross square feet Staff Comment: A minimum and maximum of 12 vehicle parking stalls is required for the dental offices proposal based on the table above. The applicant proposes 13 parking stalls in total with the majority behind the building at the rear of the site and a row af three parallel parking stalls along the southern boundary. The thirteenth stall beyond the 12 maximum increases the amount stalls by approximately 8 percent. The cade subsection RMC 4-4-0BOF.10.c.i Modifications of "Number of Parking Spaces Required" allows applicants to request up to a 25 percent increase or decrease from the minimum ar maximum number af parking spaces. The request may be granted for non-residential uses through site plan review if the applicant can justify the modification. The applicant did not provide a justification for the increase of one vehicle parking stall. Further, the applicant may not have sufficient space for 13 surface stalls based on the requirement that a parking lot landscape buffer 10 feet on- site shall be installed as described in the above "Landscaping" subsection. The applicant may provide a written request and justification for the increase in parking stall numbers from 12 to 13 if they believe there is sufficient room on site to accommodate both the required 10 feet on on-site landscaping ond the thirteenth stall. The letter shall provide justification such as quantitative information, sales receipts, documentation of customer frequency, or parking standards of nearby cities. Any written justification shall be submitted to the Current Planning Project Manager, for review and approval, prior to building permit issuance. The 13 proposed stalls vary as to type and dimension. The applicant proposes four types of vehicle parking stalls. Seven of the proposed stalls are standard size and three of those are parallel parking stalls. One stall is an accessible stall. Five are compact stalls. Each parking stall type is identified in the table below with a comparison of the minimum design standards and analysis of compliance with RMC minimum standards as found in RMC 4-4-0BOF.8 "Parking Stall Types, Sizes, and Percentage Allowed/Required." The proposed parking stall types and dimensions comply with the required minimum standards as identified in the table below. Surface Parking Stall Type Stal/#per Site Plan (Exhibit 5) Minimum Dimension {Widthx Length) Dimension on Plan (Widthx Length) Compliance Administrative Report_My Dental Offices_15-000729 City of Renton Deportment of Co, 1ity & Economic Development Ar ;strative Short Plot Report & Decision MY DENTAL OFFICE BUILDING LUA15-000729, SA-A, MOD, MOD, LC December 3, 2015 ,/ ,/ Page 12 of 40 Accessible 4 9+8x20 9+8x20 Complies Compact 1, 2, 3, 8, 8.5 X 16 8.5 X 16 Complies and 9 Standard 5, 6, and 7 9x20 9x20 Complies Standard, 10, 11, 12, 9x23 9x23 Complies Parallel and 13 The Renton Municipal Code allows a maximum number of compact stalls under RMC 4- 4-080F.8.c.iii "Maximum Number of Compact Spaces Outside of the UC Zanes." Specifically, compact spaces shall not account far mare than 40 percent for designated employee parking spaces and not more than 30 percent for all other uses. The 5 compact stalls are approximately 38 percent and is greater than the allowed 30 percent for all uses. Therefore, staff recommends as a condition of approval, that either the applicant revise the number of compact stalls proposed, or provide a parking site plan with analysis of parking stalls that meets the number of compact stalls allowed prior to building permit issuance. if a Modification from the compact stalls allowance is requested, the applicant may apply for a modification to the standard prior to building permit issuance. Any revised documents or analysis shall be submitted to the Current Planning Project Manager prior to building permit approval. Vehicular Access: For the CA zone, per RMC 4-2-120, a connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow traffic flow between abutting CA parcels without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. Staff Comment: The public alley to the west provides vehicular access between the neighboring properties to the north and south. Driveways: A maximum number of driveways are allowed based on land use per RMC 4-4-0BOI "Driveway Design Standards." For the proposed office use, there shall be no more than one driveway for each 165 feet of street frontage serving any one property or among properties under unified ownership or control. For each 165 of additional street frontage another driveway may be permitted subject to other requirements of the RMC section. Staff Comment: The applicant has requested a Modification to the Driveway standards of RMC 4-4-0801.4.b to allow two driveways for each 165 feet of street frontage on contiguous parcels under the same ownership. For each additional 165 feet of additional street frontage another drive may be permitted. The applicant owns the two parcels that create the subject site and the applicant owns the property to the north at 529 Park Ave N where the restaurant is located. The street frontage length of the three properties is approximately 130 feet. Currently, there are two existing driveway curb cuts from Park Ave N onto the three parcels under common ownership. One curb cut is on the northern property at 529 Park Ave N that provides access to the restaurant that is not part of the subject proposal. The other existing curb cut is on the property 521 Park Ave N, one of the two parcels part of the subject site, and is currently both an ingress and egress driveway. Because the three parcels are under unified ownership, only one driveway is allowed. The applicant proposes two driveways on the co-owned three properties of 521, 525, and 529 Park Ave N. Administrative Report_My Dental Offices_l5-000729 City of Renton Deportment of Cornn · y & Economic Development Adr rative Short Plot Report & Decision MY DENTAL OFFICE BUILDING _JA15-000729, SA-A, MOD, MOD, LC December 3, 2015 Compliant if condition of approval is met Compliant if condition of approval is met Page 13 of 40 The applicant would retain the driveway for the existing restaurant ot 529 Park Ave N. The applicant proposes a turn-in/ingress only driveway in the southeast corner of the proposed site plan in the approximate location of the existing driveway. This second driveway would be limited to ingress only. Stoff provides an analysis of the Modification request in FOF #24 "Driveway Modification Analysis." Stoff recommends approval of the proposed limited ingress anly driveway for the dental office in the southeast corner of the subject proposal in addition to retention of the existing driveway on the 529 Pork Ave N property for the restaurant building. Signs: The applicant would be required to comply with the signage requirements outlined in RMC 4-4-100 at the time of sign application. Staff Comment: Conceptual signoge areas are identified on the submitted building elevations as "My Dental" /Exhibit 12). The applicant did not submit o signoge package for the proposal and therefore could not be reviewed at this time. Therefore staff recommends, as a condition of approval, the applicant be required to submit o conceptual sign package which indicates the approximate location of all exterior building signage. Proposed signoge shall be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval or construction permit approval whichever comes first. All signs require separate sign permit applications and review. Loading Docks: RMC 4-4-080 provide standards for loading docks and for the CA zone, they are not allowed on the side of a lot adjacent or abutting a residential zone. Stoff Comment: The proposal does not indicate loading docks. Docks are usually areas for commercial and industrial uses requiring larger deliveries and loading boys related to warehouse storage type interior spaces. The proposed dental office use is not anticipated to require regular loading boys for large deliveries and/or shipments. It is anticipated that the proposal may have irregular delivery or shipments that are smaller in nature and would be through Fed Ex, USPS, UPS, and similar sized trucks. Such trucks do not require loading bays. Therefore, staff finds that loading docks would not be needed. Critical Areas: The subject site is located in the City of Renton designated seismic hazard Critical Area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. The submitted Geotechnical Report, prepared by Merit Engineering Inc, dated July 10, 2014 provides a report of the surface and subsurface site conditions and recommendations for site preparation and construction of a building. The report states that ground water was encountered at a depth of 10 feet. The report provides recommendations for foundation design parameters, structural fill and compaction criteria, drainage, site grading, and soil infiltration parameters. Specific to seismic and liquefaction recommendations, the geotechnical report states that based on the site soils and groundwater conditions the site is subject to low potential for liquefaction. The report also states that local building codes and design practices now consider the possible effects of soil conditions and large subduction related earthquake in the design of structures. Therefore, staff recommends as a condition of approval that the application follow the recommendations of the Geotechnical Report, prepared by Merit Engineering Inc, dated July 10, 2014. Compliant if Refuse and Recyclables: RMC 4-4-090 has standard requirements for both multi- Administrative Report_My Dental Offices_15-000729 City of Renton Department of Comr MY DENTAL OFFICE BUILDING y & Economic Development Adn rative Short Plat Report & Decision __ AlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 14 of 40 condition of family and commercial uses. For commercial uses, refuse and recyclables areas approval is require screening and weather protection, and are not allowed in required setbacks met and required landscape areas. Staff Comment: The dental building is proposed to have 3,414 gross square feet of area. The table below is based on standards required in RMC 4-4-090: Use Dental offices; 3,414 sf Refuse area min:6sf per 1,000 gross sf 20.5 sf Recyclables Total Min100sf area min: 3 sf required per 1,000 gross sf 10.2 sf 30.7 sf 100sf The applicant provided a general location of the refuse and recycling area along the northern boundary of the site and just north of the row of parking stalls. The applicant does not provide sufficient clarity of the exact 100 sf area and it is unclear ta staff how refuse and recycling pick up will be accomplished with vehicular stalls located between the facility and the alley. Therefore, staff recommends as a condition of approval, that the applicant revise the site plan to identify the specific area on-site where the refuse and recycling area with dimensions and provide information identifying how the refuse an recycling pick up will be accomplished. The revised plan shall be submitted to the Current Planning Project Manager prior to building permit approval. 23. Street Modification Analysis: The applicant is requesting a modification from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" in order to leave the existing Park Ave N right-of-way improvements including curb, gutter, and sidewalk rather than install a new planter strip for trees and sidewalk along the project in the standard arrangement. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: Compliance Street Modification Criteria and Analysis 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. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. These policies address ,/ walkable neighborhoods, safety and shared uses. Two specific policies support the decision to modify the street standards in order to extend the existing sidewalk at a width of seven feet and eliminate the need for the landscape requirement between the curb and the sidewalk. These policies are Policy CD-102 and Policy CD-103 which state that the goal is to promote new development with "walkable places," "support grid and flexible grid street and pathway patterns," and "are visually attractive, safe, and healthy environments." The requested street modification is consistent with these policy guidelines. ,/ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon Administrative Report_My Dental Offices_lS-000729 City of Renton Deportment of Car MY DENTAL OFFICE BUILDING 1ity & Economic Development A, istrative Short Plat Report & Decision LUAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 15 of 40 sound engineering judgment. Staff Comment: The modified street improvements will meet the objectives of a safe walkable environment as intended by the code. The improvements provide far a planting strip af sufficient size for landscaping an the backside af the sidewalk. The seven foot wide sidewalk at this location meets the needs of the residents relying on this sidewalk for access to the greater neighborhood. c. Will not be injurious to other property(ies) in the vicinity. Stoff Comment: The improvements will provide an upgrade to current conditions. The ,,,. new improvements will meet the standards for safe vehicular and pedestrian use within the current roadway improvements and would not be injurious to other properties in the vicinity d. Conforms to the intent and purpose of the Code. ,,,. Staff Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: The revised street standards provide a safe design for vehicles and ,,,. pedestrians, and will enhance the attractiveness of the new development. Maintaining a consistent appearance along the street frontage will be beneficial to the subject property and surrounding property owners. f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts from this modification of ,,,. sidewalk width and planting strip width for this area. The modification would not result in adverse impacts to other properties in the vicinity as a consistent street frontage appearance will be maintained along Park Ave. N. 24. Driveway Modification Analysis: The applicant is requesting a modification from RMC 4-4-0801.4.b "Driveway Design Standards" in order to allow two driveways from Park Ave N right-of-way rather than be limited to one as required when properties are under unified ownership or control. The owner of the two properties that combine to make the subject site also is owner of the property to the north at 529 Park Ave N where one driveway already exists. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-2500, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Driveway Modification Criteria and Analysis 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 Compliant policies and objectives. if condition Stoff Comment: The Land Use Element "Goo/ L-L" states that to plan for efficient use of of approval land and multi-use neighborhoods, enhanced site planning, efficient parking design, is met coordinated access for all modes of transportation, pedestrian linkages, and boulevard treatments are to be considered. The requested driveway modification is consistent with the goal and policies of the Comprehensive Plan. The modification request is to allow one ingress-only driveway in the area where an ingress and egress access point currently exists in the southeast earner of the site. The modification request also Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Comm MY DENTAL OFFICE BUILDING r & Economic Development Adm' ·ative Short Plat Report & Decision __ AlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 16 of 40 requests that the existing curb cut at 529 Park Ave N be retained for access to the existing restaurant. The modification limits ingress and egress to the site. The submitted site plan does identify directional arrows within the drive aisle for the one- way only limitation but no posted signage is identified. Therefore, staff recommends as a condition of approval that the applicant identify the type of one-way only signage to be used on the site and locations of the signage to the Current Planning Manager, for review and approval, prior to building permit issuance. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The proposed driveway on the subject dental office site is a different site than the property ta the north that has a restaurant. The restaurant at 529 Park Ave N has a driveway curb cut at the north edge of the parcel and the opposite side of the subject properties proposed for the office development. This driveway curb cut is approximately 119 feet from the proposed driveway and is not close enough to the proposed curb cut to justify shared use. The three properties are under the same or ownership. The proposed ingress only driveway at the southeast corner of the site meets the minimum standards far driveways. The submitted plans identify the driveway at 12-feet in width, greater than 5 feet from the south shared property line, less than 8 percent slope, less than 40 percent of the street frontage of the subject proposal, and is approximately 119 feet distance from the other driveway on the 529 Park Ave N driveway (Exhibit 5, 17, and 18). The proposed new driveway meets the other minimum driveway standards of RMC 4-4-0801 "Driveway Design Standards" based on the submitted application materials and would meet the objectives of safety, function and appearance. Construction permits far development of the site and driveway will be reviewed by City staff based on sound engineering prior to construction. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: There is an existing ingress and egress driveway in the location of the or requested new limited ingress only driveway for the subject proposal. The modification request is not anticipated to be injurious to other properties in the vicinity and meets the minimum standards for distance from neighboring properties. d. Conforms to the intent and purpose of the Code. or Staff Comment: See comments under criterion 'b.' e. Can be shown to be justified and required for the use and situation intended; and or Sta[tComment: See comments under criterion 'a' and 'b.' f. Will not create adverse impacts to other property(ies) in the vicinity. or Sta[t Comment: An existing ingress and egress driveway is located where the proposed ingress only driveway is proposed in the southeast corner of the site. There are no identified adverse impacts from this modification ta allow the proposed limited ingress only driveway curb cut from Pork Ave N. 25. Design Standards: Urban Design Regulations (RMC 4-3-100) are applicable in the CA zone. The site is located within Design District 'D.' To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. Compliance with Design Regulations would be verified prior to issuance of the Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Comr MY DENTAL OFFICE BUILDING y & Economic Development Adr rative Short Plat Report & Decision _JA15-000729, SA-A, MOO, MOD, LC December 3, 2015 Page 17 of 40 building permit for the new commercial building. As demonstrated in the table below the proposal meets the intent of the Design Regulations on the basis of individual merit if all conditions of approval are met: i. 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. 1. 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. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented 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. Staff Comment: The proposed single-story office structure covers approximately 44 percent of the site after dedication of right-of-way. The rest of the site would be paved surface parking, walkway areas, and landscaping areas. The building east facing fai;ade is located next to the sidewalk and pedestrian realm alang Park Ave N and ensures the visibility of the businesses and building. There are structures surrounding all sides af the subject site but sufficient setbacks have been provided between these buildings. The proposed building is situated to pravide natural light around the site and to nearby structures. The rear wall is separated from the westerly residential zoned properties by approximately 49 feet in distance. Staff finds that there are open areas around the structure that allow sufficient natural light and direct sun exposure to nearby buildings and open spaces. The nearby off-site open areas are the alley to the west, the vehicle parking area for the auto repair business to the south, the parking area for the restaurant to the north, and the Park Ave N right-of-way. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: The subject site is located along the principal arterial Park Ave N. The proposed orientation of the single-story structure would face Park Ave N on the west side of the street with two entries facing the street frontage area (Exhibit 5). Park Ave N is developed with sidewalks on both sides of the street. The building is split into two office spaces, "Unit A" and "Unit B," as identified on the submitted building floor plan (Exhibit 13}. Both offices have separate entries along the Park Ave N fm;:ade and separate entries at the rear of the building where vehicle parking is provided. All entries provide accessible routes into and out of the building with direct connection to the street, sidewalk, and rear alley. Administrative Report_My Dental Offices_lS-000729 City of Renton Deportment of Car MY DENTAL OFFICE BUILDING 1ity & Economic Development A istrative Short Plat Report & Decision LUAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 N/A Page 18 of 40 The Park Ave N fa,ade is proposed at 6 inches from the new proposed right-of-way boundary. The orientation of the structure brings the building and primary building entries close to the sidewalk and pedestrian realm {Exhibit 5 ). Approximately 10 feet of landscaping is proposed between the proposed building ond existing sidewalk area except where the office entries are located. The proposed front fa,ode has a similar setback as the restaurant to the north. The building's orientation and site location provides a more urban atmosphere and closer pedestrian-sidewalk relationship. Staff finds the building is clearly oriented to the street. Staff also finds that there clear connections to the public realm from the building's primary entries. Standard: 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. Staff Comment: No residential uses are proposed. 2. 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. Compliant if condition of approval is met 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. Staff Comment: Four entries are proposed with two in front and two in the rear. The two front fa,ade entry areas are recessed into the fa,ade approximately 2 feet {Exhibit 5). Based on the submitted elevations, the fa,ade treatments are the same an all sides of the building consisting of a lower cultured stone veneer and upper horizontal board siding (Exhibit 12). Variations of window sizes are used around the building. The fa,ade with the most glazing and transparency is the front Park Ave N facing fa,ade. Based on the submitted elevations, staff finds that neither the front or rear entries provide a feeling of a primary entrance. The front entry areas are fairly non-descript without a differentiation of materials ar prominence as compared with the buildings' other facades. No fighting is identified on the proposed elevations. Lighting such as waif sconces are an element that can distinguish the front fa,ade from the other facades. An awning is proposed on the Park Ave N side and provides some human- scale elements to the front fa,ade although additional treatment and/or amenities shall be provided to meet the standards. The submitted Park Ave N elevation is lacking in prominent design. Additional variation of building fa,ade treatments and design needs ta be incorporated around the two front entries ta create mare prominence, and distinguish the entry areas from the rest of the building, and create a unique fa,ade along the principal arterial. Staff recommends as a condition of approval, that the elevations be revised by adding Administrative Report_My Dental Offices_lS-000729 City of Renton Deportment of Cornn MY DENTAL OFFICE BUILDING y & Economic Development Adm rative Short Plot Report & Decision • .JA15-000729, SA-A, MOD, MOD, LC December 3, 2015 Compliant if condition of approval is met Compliant if condition of approval is met Compliant if condition of approval is Page 19 of 40 to or changing the treatments surrounding the entry areas. Examples could be a projection of the wo/1 around the entries to create "pillars," a continuation of the cultured stone to the roofline, support beams for the awning, separate awnings for each entry area, a revised roofline or roof style, use of a two door entrance, widening of the walkways connecting to the sidewalk, and/or other alternative treatments that would add prominence to the Park Ave N entry areas. Therefore, staff recommends that the applicant provide an updated east facing elevation that creates more prominent identifiable street entries into the building, to the Current Planning Project Manager, for review and approval, prior to building permit approval. Staff also recommends as a condition of approval, that the applicant submit a lighting pion with identification of ornamental lighting and the recommendation is described in greater detail in subsection G. "Lighting" below. 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. Staff Comment: As described above, staff recommends that the applicant provide a revised front east elevation that provides additional forade treatments, lighting, design, and/or other alternatives to create more prominent entry areas for the offices. 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. 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. Staff Comment: Both of the dental offices' front entries along Park Ave N are covered with the same overhanging awning /Exhibit 5 and 9}. The single awning spans the majority of the farade and is approximately 8 feet above grade. The proposed awning width is 4-1/2 feet wide. With a 6-inch setback fram the proposed right-of- way line, the awning would extend approximately 4 feet into the right-of-way. In general as seen at "The Landing" or in the aid downtown area af Renton, awnings are provided above windows or doars, and many times there are multiple awnings along a farade where there are spaces between windows. Awnings commonly overhang a sidewalk or pedestrian area. In the subject proposal, the proposed landscaping along the east facade would be significantly covered by the proposed awning /Exhibit 12). Stoff hos recommended the planting of trees within this area in a previous discussion under FOF 22. "Zoning Development Standard Compliance -Landscaping." The provided awnings would impact the street tree growth as current designed. Therefore, staff recommends as a condition af approval that the applicant revise the awning and potentially limit the awning ar alternative canopy to the entry areas and/or window areas. Revised awning and elevation changes shall be submitted ta the Current Planning Project Manager, for review and approval, prior to building permit issuance. Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: There are four building entries as described above. The rear entries Administrative Report_My Dentol Offices_lS-000729 City of Renton Deportment of Com MY DENTAL OFFICE BUILDING .y & Economic Development Adr -rative Short Plot Report & Decision _JAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 20 of 40 met are fairly similar to the front entries with the exception of not being recessed into the far;ade (Exhibit 5 and 9). The rear entries have similar architectural treatments as the proposed front entries, with an awning above, similar siding materials, and single- door entrances. As described above, staff has recommended the applicant revise the front east elevation to create more prominent entries along the public street far;ode where the rear building entries would be subordinate in design to the street entries. Standard: Features such as entries, lobbies, and display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features Compliant if should be incorporated. condition of Staff Comment: As analyzed previously, the Park Ave N street facing far;ade is the approvolis building's front and has more glazing and transparency as compared with the other met facades. The entries are located on the /rant far;ade as are windows that provide viewing into and out of the interior af the building where dental activities are proposed. Staff finds that this requirement is met as Jong as all recommended conditions of approval are also met. Standard: Multiple buildings on the same site shall direct views to building entries by N/A providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. Standard: Ground floor residential units that are directly accessible from the street N/A 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. Standard: Ground floor residential units that are directly accessible from the street N/A 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. 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 considered to promote a transition to surrounding uses: (a) Building proportions, including step-backs on upper levels; (bl 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. Staff Comment: The proposed one-story building is approximately 15-1/2 feet in height at the roofline and designed with a full hip style roof (Exhibits 5 and 9 ). Staff finds that the proposed roofline reduces the apparent bulk of the single-story structure. 4. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading Administrative Report_My Dental Offices_lS-000729 City of Renton Deportment of Cor MY DENTAL OFFICE BUILDING 1ity & Economic Development A ·strotive Short Plot Report & Decision LUA15·000729, SA-A, MOD, MOD, LC December 3, 2015 Page 21 of 40 docks) by locating service and loading areas away from high-volume 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 uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. .,, Statt Comment: Loading docks are not proposed . The refuse and recycling area is conceptually located at the rear of the northwest corner of the building near compact vehicle stalls 1, 2, and 3 /Exhibit 5). This area is connected to the rear building entries by the proposed rear sidewalk. The service area is proposed at the required 100 sf area minimum. The area is screened from the street by the building siting but no enclosure or surrounding walls are identified in the submitted materials. 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 . .,, Staff Camment: The applicant did not submit a detail of the proposed enclasure for the refuse and recycling collection area. Staff has previously recommended that the applicant submit a site plan and detail of the proposed refuse and recycling collection area. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, Compliant if or some combination of the three (3). condition of approval is Staff Comment: See staff recommended condition of approval in the applicant met provide clarity of location and design details of the service enclosure in subsection FOF 22. "Zoning Development Standard Compliance -Refuse and Recyclables." 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 of such facility. Compliant if condition of Stall Comment: The service area for refuse and recycling is located near a pathway approval is or pedestrian-oriented space at the rear of the building and where there is a pathway met along the north fa~ade of the building. Therefore, a landscape planting strip minimum 3 feet in width shall be located on the sides of the service area. The applicant shall revise the landscape plan and submit the revision to the Current Planning Project Manager, prior to building permit approval. 5. Gateways: Not Applicable ii. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the Administrative Repart_My Dental Offices_15-000729 City of Renton Department of Cornn MY DENTAL OFFICE BUILDING ; & Economic Development Adm· ·ative Short Plat Report & Decision AlS-000729, SA-A, MDD, MOD, LC December 3, 2015 Page 22 of 40 district. 1. 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. Stott Comment: There is no proposed parking area between the street and the building (Exhibit 5 ). Standard: Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Staff Comment: All surface parking stalls are proposed behind the building except for .,, the parallel parking stalls along the southerly property boundary (Exhibit 5). The parallel parking stalls are screened from Park Ave N by a required 10-foot landscape strip consisting of /lex Sky Pencil and Pachy Sandro (Exhibit 6} as long as all staff recommended conditions of approval are complied with. Staff hos recommended that a tree be planted in this landscaped screening area. 2. Structured Parking Garages: Not applicable 3. 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 . .,, Staff Comment: The site is proposed with access from the principal arterial Park Ave N and from an alley at the west (Exhibit 3}. The alley provides multiple connections to residential and commercial areas nearby. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. .,, Staff Comment: See staff analysis in FOF #22 "2oning Development Standards Compliance -Driveways" for greater detail. The existing ingress and egress driveway on 521 Park Ave N is proposed as ingress only turn-in from Park Ave N which reduces the width of the curb cut improving pedestrian circulation and safety along Park Ave. N. iii. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more 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. 1. Pedestrian Circulation: Administrative Report_My Dental Offices_15-000729 City of Renton Department of Com MY DENTAL OFFICE BUILDING "ty & Economic Development Adr 'rative Short Plot Report & Decision __ A15-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 23 of 40 Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. ,/ Compliant if condition a/ approval is met Compliant if condition of approval is met Standard: A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. (a) Pathways shall be located so that there are clear sight lines, to increase safety. (b) Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: Pedestrian circulation is provided around the site. There is a direct and clear connection between the building entries and public space and public sidewalk (Exhibit 5). New interior pathways/sidewalks are proposed along the rear of the building and the rear entries for each office space (Exhibit 5). Standard: Pathways within parking areas shall be provided and differentiated by material ar texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving materials. Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Staff Comment: Pathways to the front and rear building entries are described above. No pathway is proposed ta connect the parallel parking stalls at the south of the site to the rear sidewalk system. Therefore, staff recommends as a condition of approval, that the applicant revise the site plan to include a pathway that connects the parallel parking stalls to the sidewalk that ends between parking stalls #7 and #8 with a pathway constructed of differentiated material or texture from abutting paving materials. The pathway can dead end at parking stall #11. The applicant shall revise the plan sets ta show compliance with this condition of approval and submit the revision to the Current Planning Project Manager, far review and approval, prior to building permit approval or construction permit approval whichever comes first. Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings 100 or more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed walking surface. (b) Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (S') and no greater than twelve feet (12'). (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. Administrative Report_My Dental Offices_15-000729 City of Renton Department of Car MY DENTAL OFFICE BUILDING 1ity & Economic Development A, ·strative Short Plat Report & Decision LUA15-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 24 of 40 Staff Comment: The existing sidewalks along Pork Ave N are proposed ta be retained and new interior pathway/sidewalks have been proposed in sufficient width to accommodate the anticipated number of users. {Exhibit 5). However, the pathway that provides pedestrian access from the public sidewalk to the main entrances of the two office units does not appear to be of sufficient width to accommodate the anticipated number of users. The entrance walks should be increased in width to provide a more prominent entry feature and allow multiple people to pass one another and hold open the door for each other. In order to accommodate the sufficient number of users staff recommends as a condition of approval that the pathways are widened at the main entrance to a minimum of 8 feet. The applicant's street Modification request would maintain the approximate 7-foot wide sidewalk along the west side of Park Ave N. This existing sidewalk width is the same width in front of the abutting properties to the north and south. The proposed interior pathways are approximately 5 feet in width along the building fa,ade and approximately 4 feet where the pathway extends into the parking lot. 3. 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 activities, at all times of the year, and 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. Compliant if condition of approval is met Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Staff Comment: The applicant is proposing a planting strip between the building fo,ade along Park Ave N and the existing sidewalk. The applicant has requested that the Park Ave N street improvements ore kept as they exist and staff is recommending approval. The planting strip consists of a variety of plants and is located along the majority of the building fa,ade except where the two office entries are located. 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. Staff Comment: Landscaping is proposed in the public right-of-way between the building and Park Ave N sidewalk. There ore no other amenities proposed. Therefore, staff recommends that site amenities such as benches, public art, bicycle parking racks, or some other alternative be provided near the building entries. Any seat shall be for two or more potential users that are made of durable, vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time and that do not impede or block pedestrian access to public spaces or building entrances. The amenities shall be Administrative Report_My Dental Offices_lS-000729 City of Renton Deportment of Comr MY DENTAL OFFICE BUILDING y & Economic Development Adn rotive Short Plot Report & Decision __ AlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 25 of 40 identified on the site plan and details of the element(s) are ta be provided to the Current Planning Project Manager, for review and approval, prior to building permit issuance. Standard: Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 4.5 feet wide along at least seventy 75 percent of the length of the building facade facing the street, a maximum height of 15 feet above the ground Intent and elevation, and no lower than 8 feet above ground level. Guideline Met with Staff. Comment: See the staff analysis in FOF #25 "Design Standards -2. Building conditions of Entries" for more detail. Because the proposed awning overhangs landscaping where approval street trees are recommended for planting, staff recommends that the awning not span 75 percent of the length of the building foi;:ade facing Park Ave N. Staff has recommended that the awning(s) be primarily located above the two front entries. The intent of the design standard would be met with the recommended conditions of approval. iv. RECREATION AREAS AND COMMON OPEN SPACE: Not applicable. v. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. 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 40 feet. Staff. Comment: The north and east sides of the building are more than 40 feet in distance, all other facades are less than 40 feet in length. The harizantal distance af the east fai;:ade is approximately 68 feet 6 inches in length. Of this, the majority of the fai;:ade consists of glass windows and two glass doors for the two entries along Compliant if the fai;:ade and there are two building modulations where the entries are located. condition of These entries are recessed into the building by 2 feet and are 8 feet wide (Exhibit 5). approvolis The horizontal distance of the north fai;:ade is approximately 60 feet in length and no met modulations are provided for. Although no modulation is provided along the north fai;:ade, greater modulation of the building on the east facing street fai;:ade may improve the building character more significantly than the non-street facing north fai;:ade. Therefore, staff recommends as a condition of approval, that the applicant submit a revised plan set that identifies improved modulation and/or articulation of the front east facing fai;:ade as part of the revision of the fai;:ade and creation of more prominent building entries. The revised plan shall be submitted to the Current Planning Project Manager prior to building permit approval. ,/ Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in Administrative Report_My Dental Offices_lS-000729 City of Renton Department af Comn MY DENTAL OFFICE BUILDING y & Economic Development Adm· ·ative Short Plat Report & Decision AlS-000729, SA·A, MOD, MOD, LC December 3, 2015 N/A Page 26 of 40 height, and eight feet (8') in width. Staff Comment: The two modulations an the east far;ade are 2 feet deep and 8 feet in width where the two office entries are located. The single-story roofline begins at 10 feet above the sidewalk. The building does not have a 16-foot tall far;ade. The building modulations at the entries extend from the ground level to the roofline and therefore, the full height of the building's far;ade, which meets the intent of the modulation height requirement. See comments above addressing modulation on the north far;ade. 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. 2. Ground-Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. 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. Compliant if condition of approvolis met ,/ Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade's ground floor. Staff Comment: The proposed elevations have a minimal amount of human-scaled elements. All entries are covered by awnings but the only other human-scale element other than windows, and doors is a landscape strip along the front far;ade. Staff has recommended multiple conditions of approval to increase human-scaled elements along the front far;ade and an increase in architectural design around front entries. With the staff recommended conditions of approval, staff will review future revisions of the building facades and anticipates that additional human-scale elements will be provided beyond the current proposal if all condition of approval are complied with. 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 above ground (as measured on the true elevation). Staff Comment: Staff's evaluation below finds that the east facing public far;ade along Park Ave N is comprised of at least 50 percent transparent windows/doors. The length af the far;ade along Park Ave N is approximately 68-1/2 feet. Between 4 and 8 feet in height along the far;ade, approximately 56 percent of the far;ade hos window or door treatments (Exhibit 9). 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 50 percent. Administrative Report_My Dental Offices_15-000729 City of Renton Department of Com MY DENTAL OFFICE BUILDING ity & Economic Development Ad · ,trative Short Plat Report & Decision _UA15·000729, SA·A, MOD, MOD, LC December 3, 2015 Page 27 of 40 Sta[[ Comment: The proposed building is for dental office use and not retail or another type of commercial venue with displayed merchandise. The applicant has not indicated tinted or dark glass, highly reflective, or films would be used on doors or windows (Exhibit 9/. Transparency is a key design element on all sides of the building, especially on the Park Ave N far;ade. As identified on the submitted floor plan, there are dental chair areas just inside the pedestrian realm af Park Ave N far;ade that look out to the street. This interior area would be active during office hours. Standard: Display windows shall be designed for frequent change of merchandise, ~ rather than permanent displays. Staff. Comment: See comments above. Standard: Where windows or storefronts occur, they must principally contain clear ~ glazing. Sta[tComment: See comments above. Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are ~ prohibited. Staff. Comment: See comments above. 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 floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet), and does not include a window, door, building modulation or other architectural detailing; or ~ (e) Any portion of a ground floor wall has a surface area of 400 square feet or greater and does not include a window, door, building modulation or other architectural detailing. Sta[[ Comment: Staff provided an evaluation of potential blank walls within the subsection "25. Zoning Development Standards Compliance -Setbacks" and determined there are no blank walls. 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; ~ (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; or (e) Seating area with special paving and seasonal planting. Staff. Comment: Staff provided an evaluation of potential blank walls within the subsection "25. Zoning Development Standards Compliance -Setbacks" and Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Cornn MY DENTAL OFFICE BUILDING 1 & Economic Development Adm· rotive Short Plat Report & Decision AlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 28 of 40 determined there arena blank walls. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. Compliant if condition of approval is met Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs (e) Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. Staff Comment: The applicant proposes a hip roof facing Park Ave N with an approximate 3:12 pitch (Exhibit 9}. The roof material consists of a standing seam metal roof although no color has been identified. Because staff is recommending that the front entries of the building be revised to include more architectural prominence and a varied and interesting roof profile would facilitate in compliance with this condition. Based on the proposed elevations (Exhibit 9), the roof profile as viewed from Park Ave. N is long and strait and does not contain any modulation variance or interest. As such, staff recommends as a condition of approval that a varied roof profile is proposed along Park Ave. N. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. 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. Compliant if condition of approval is Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Staff Comment: All sides of the building are treated with the same siding materials consisting of a lower strip of cultured stone veneer, upper horizontal "hardiboard" siding, and windows and doors with trim surrounds (Exhibit 9}. The submitted elevation identifies variations of material and a similar pattern of stone and horizontal siding materials. The siding proposed is of durable, high quality, materials consistent with more traditional urban development. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Com, MY DENTAL OFFICE BUILDING 'ty & Economic Development Ad, trative Short Plat Report & Decision AlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 29 of 40 met Stott Comment: Stoff recommends different conditions of approval related to the front east facing far;ade including revisions of the building entries, modulation, and use of architectural building materials In previous subsections of FOF 25 "Design Standards." Therefore, staff recommends as o condition of approval that the applicant provide o materials board with material type and colors for siding materials and windows with a color rendering of the building elevations as part of any submittal of revised elevations and plans. 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. Statl Comment: See comments above. Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. ~ Staff Comment: No concrete or concrete block walls are proposed to be visible on the facades (Exhibit 9). 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. Staff Comment: See comments above. vi. SIGNAGE: Intent: To provide a means of identifying and advertising businesses; provide directional assistance; encourage signs that are both clear and of appropriate scale for the project; encourage quality signage that contributes to the character of the Urban Center and the Center Village; and create color and interest. Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade type signs, proportional to the building facade on which they are mounted, are encouraged on pedestrian-oriented streets. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overly lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged. Standard: Entry signs shall be limited to the name of the larger development. Compliance Stott Comment: A sign package was not submitted with the application materials. not yet The applicant will be required to submit o sign permit in compliance with the Signage determined standards outlined in Design District 'D'. A sign permit would need to be reviewed and approved for any signs proposed. Compliance Standard: Corporate logos and signs shall be sized appropriately for their location. not yet determined Staff Comment: See comment above. Standard: In mixed use and multi-use buildings, signage shall be coordinated with N/A the overall building design. Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Com MY DENTAL OFFICE BUILDING ity & Economic Development Ad ·,trative Short Plot Report & Decision UAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 30 of 40 Staff. Comment: See comment above. Standard: Freestanding ground-related monument signs, with the exception of Compliance primary entry signs, shall be limited to five feet (5') above finished grade, including not yet support structure. determined Staff. Comment: See comment above. Standard: Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to provide seasonal interest in the area surrounding the sign. Compliance Alternately, signage may incorporate stone, brick, or other decorative materials as not yet approved by the Director. determined Staff_ Comment: See comment above. Standard: All of the following are prohibited: a. Pole signs; b. Roof signs; and Compliance c. Back-lit signs with letters or graphics on a plastic sheet (can signs or not yet illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) determined square feet are permitted as area signs with only the individual letters back-lit. Sta([_ Comment: See comment above. G. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. Standard: Pedestrian-scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with Compliant if down-lighting and decorative street lighting. condition of approval is Staff Comment: A lighting plan was not submitted with the application nor were met exterior lights shown on the building elevatians. Staff recommends o lighting plan be submitted for review. Accent lighting for the front fa<;ade as it relates to awnings is mentioned in the application but no further detail has been provided. N/A Standard: Corporate logos and signs shall be sized appropriately for their location. Standard: Accent lighting shall also be provided on building facades (such as sconces) Compliant if and/or to illuminate other key elements of the site such as gateways, specimen condition of trees, other significant landscaping, water features, and/or artwork. approval is met Staff_ Comment: See comment above. Compliant if Standard: Downlighting shall be used in all cases to assure safe pedestrian and condition of vehicular movement, unless alternative pedestrian scale lighting has been approved approval is administratively or is specifically listed as exempt from provisions located in RMC 4- Administrative Report_My Dental Dffices_lS-000729 City of Renton Department of Comr MY DENTAL OFFICE BUILDING 1 & Economic Development Adn ·ative Short Plat Report & Decision _ A15-000729, SA-A, MOD, MOD, LC December 3, 2015 met Page 31 of 40 4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-way-lighting, etc.). Staff Comment: See comment above. 26. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA zoning classification when it is not exempt from Environmental (SEPA) Review Q!: when the building is closer to the right-of-way than the minimum 10-foot building setback. The applicant has chosen to design the building setback less than the minimum and is therefore subject to Site Plan Review. For site plan applications, the Administrator will analyze the plan in detail and evaluate compliance with the specific requirements discussed below. As demonstrated in the table below the proposal meets the intent of the Design Regulations on the basis of individual merit if all conditions of approval are met: Complian,c:111 Site Plan Criteria and Analysis . . .;::. · Compliant a. Comprehensive Plan Compliance and consistency. if Stoff Comment: See previous discussion under FOF 21. "Comprehensive Plan Analysis." conditions a/approval ore met Compliant b. Zoning Compliance and Consistency. if Staff Comment: See discussion under FOF 22. "Zoning Development Standard conditions Compliance." a/approval ore met Compliant c. Design Regulation Compliance and Consistency. if Staff Comment: See discussion under FOF 25. "Design District Review." conditions a/approval are met N/A d. Planned action ordinance and Development agreement Compliance and Consistency. e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Stoff Comment: See FOF 25, "Design District Review -Building Location and Compliant Orientation" for more detail. The proposal would not be an overscale structure or if overcancentration of development on the subject site as the proposal does not exceed conditions maximum height, lot coverage, and setback requirements of the CA zone. a/approval ore met Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: See discussion under FOF 25, "Design District Review -Building Entries" for more detail. The proposal has entries connected to interior pathways and the off-site Park Ave N sidewalk that would provide linkages to streets, walkways, adjacent properties, parking areas, and connections to the commercial and residential Administrative Report_My Dental Offices_15-000729 City of Renton Department of Car MY DENTAL OFFICE BUILDING ity & Economic Development Ad ·strotive Short Plot Report & Decision UA15-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 32 of 40 uses within the neighborhood, if all conditions of approval ore complied with. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff_ Comment: See discussion under FOF 22, "Zoning Development Standard - Screening, Loading Docks, and Refuse and Recyclables." Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: There are no large attractive natural features on or near the site for which to maintain visual accessibility. 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. Staff Comment: See discussion under FOF 22, "Zoning Development Standard - Landscaping." If all conditions of approval are met the proposed landscaping would enhance the appearance of the project. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff_ Comment: A lighting plan was not provided with the application; therefore staff recommended as a condition of approval that a lighting pion be provided at the time of building permit review (See Lighting discussion under FOF 25, "Design Review - Lighting"). f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: It is anticipated that most of the noise impacts would occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan (Exhibit 15} that provides measures to reduce construction impacts such as noise, control of dust, traffic controls, etc. In addition, the project would be required to comply with the City's noise ordinance regarding construction hours. See FOF 25, "Design District Review -Building Location and Orientation" for additional staff ,r analysis related to privacy, placement and orientation. 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. Staff Comment: The proposed one-story mixed use building would be located on approximately 44 percent of the site. The applicant proposes setbacks from the north, south, and westerly property boundaries that are anticipated to provide for access of sunlight, winds, vehicle and pedestrian movement through the site. Architectural treatments such as the amount of glazing on the building provide for transparency between the exterior and interior of the building and natural light to reach into interior spaces. The structure scale is not significant as a single-story building pushed up Administrative Report_My Dental Offices_15-000729 City of Renton Department of Comn MY DENTAL OFFICE BUILDING 1 & Economic Development Adm otive Short Plat Report & Decision LUAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 33 of 40 against the Park Ave N right-of-way and is broken down through design elements such as glazing features, horizontal siding, and building modulation. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The opplicont proposes removal of the existing three fruit trees on the site. The existing generally flat topography of the site is not proposed to significantly change. The site is proposed ta have an approximate 1 percent slope from the northwest corner towards the center af the site and an approximate 2 percent slope along the southerly baundory to direct stormwater towards the center of the site for collection (Exhibit 17). limited site grading is proposed to accommodate the proposed development. New landscaping is proposed in the area between the front building fa~ade and sidewalk area (Exhibit 6). Staff has recommended street trees be planted in the proposed right-of-way area between the back of the Park Ave N sidewalk and east fa~ade in previous report sections. 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. Stott Comment: See FOF 22, "Zoning Development Standard: Landscaping." 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. Staff Comment: See FOF 22, "Zoning Development Standard: Driveways" and FOF 24, "Driveway Modification Analysis" for more detail. The site currently has one curb cut from Pork Ave N at the east and access through the alley at the west. Park Ave N is a Principal Arterial. The existing curb cut on Park Ave N would be restricted to a right-in turn only from the southbound trove/ lanes of Park Ave N. By restricting the curb cut to ingress only and not egress, it is anticipated that there would be a reduction in the Compliant amount of pedestrian and vehicle cross-aver in the sidewalk corridor. The alley at the if west of the site provides access to the site, and to commercial uses to the north and conditions south, and access to many single family homes west of the site. of approval are met 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. Stott Comment: See discussion under FOF 25, "Design District Review -Building Entries" for more detail. The proposal has entries connected to interior pathways and the off-site Park Ave N sidewalk that would provide linkages to streets, walkways, adjacent properties, parking areas, and connections to the commercial and residential uses within the neighborhood, if all conditions of approval are met. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Con MY DENTAL OFFICE BU/WING iity & Economic Development A, ·strative Short Plat Report & Decision WAlS-000729, SA-A, MOO, MOD, lC December 3, 2015 Page 34 of 40 Staff Comment: See discussion under FOF 22, "Zoning Development Standards - Loading Docks and Refuse and Recyclables." It is not anticipated that loading and delivery areas are required of the proposed uses. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staft Comment: Alternative transportation options are available with public transit stops nearby. Bicycle parking facilities are not required for the subject project size although staff recommends that the applicant consider a bicycle parking rack for short- term bicycle parking along the front fai;:ade and sidewalk area. Transit routes are located near the subject site for both King County Metro and Sound Transit busses. In /rant of the auta repair businesses to the narth, along Park Ave, is a bus stop. The stop provides connectian for Metro 240 and Sauth Transit bus lines 560 and 566. The bus lines provide connection at the Renton Transit Center to other loco/ and regional transit routes. On the opposite side of Park Ave N, at the intersection with N 6'" St, are stops for routes heading north on Park, including bus lines for Metro 240 and 342 and Sound Transit Routes 560 and 566. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff. Comment: See discussion under FOF 25, "Design District Review -Building Entries." If all conditions of approval are met, pedestrians are provided safe and attractive features at the front and rear of the building. Along the front, there would be a new landscape strip between the building fai;:ade and sidewalk area. At the back of the building are sidewalks that connect parking stalls with the rear entries. The existing sidewalk along Park Ave N would continue to provide connections from the site to next door sites and to the rest of the neighborhood and commercial uses and activities to the north and south of the site. h. Open Space: Incorporating 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. Staff. Comment: See FOF 25, "Design District Compliance -Recreation Areas and ,/ Common Open Space." Recreation Areas and Common Open Space is nat required for the proposal. The applicant provides an approximate 10-foot wide landscaped area along the street facing east fai;:ade (Exhibit 5/. The front entries of the two dental office spaces and the public sidewalk on Park Ave N integrate with the front landscape area and the area is anticipated to provide a distinctive project focal paint. With the widened enter pathways and associated required site amenities, the building eateries would also become a focal point and a space to provide passive recreation. i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines ,/ Staff. Comment: 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. Natural Systems: Arranging project elements to protect existing natural systems ,/ where applicable. Staff Comment: There are no natural systems on the site. Administrative Repart_My Dental Offices_lS-000729 City of Renton Department of Comm MY DENTAL OFFICE BUILDING , & Economic Development Adm ative Short Plat Report & Decision .JA15-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 35 of 40 k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Statt Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. The preliminary fire flow requirement per the Fire Marshal's office is 2,000 gpm. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One primary hydrant is required within 150 feet from the building and one additional hydrant will be required within 300 feet of the building. There are fire hydrants in the vicinity that may be counted towards the fire protection of the project but location is subject to Fire Department approval. Existing hydrant(s) counted as fire protection will be required to be retrofitted with storz fittings if not already installed. A Fire Impact Fee for 2015, based on $0. 75 per square foot of dental office space would be applicable to the proposal (Exhibit 19). Fees may change year to year and the 2016 feet is based on $0.87 per square foot. Schools. No residential units are proposed. A School Fee would not be required. Parks. No residential units are proposed. A Park Impact Fee would not be required. Water and Sewer. Sta([_ Comment: The site is served by the City of Renton for water and sewer utilities. It has been determined that the preliminary fire flow demand for the proposed ,r development is 2,000 gpm. The existing home on the north lot of the two parcels is currently connected to the City of Renton sewer service ond is connected to o % inch meter. Water system development fees would be applicable if the water meter size increases beyond 1-inch (Exhibit 19). Sewer system development fees would be applicable if the sewer meter size increases beyond 1-inch. Fees may change year to year. Drainage. Sta([_ Comment: A drainage report dated September 21, 2015 was submitted by WR & Associates (Exhibit 17). The site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The site is located within the Lower Cedar River Basin. The redevelopment is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Manual and The City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and special requirements have been discussed in the submitted drainage report. As described in the Advisory Notes, the runoff from the existing site includes two single family homes where no stormwater conveyance system exists {Exhibit 19}. According to the report, and upon development, all stormwater runoff from the site will drain to a catch basin in Park Ave N, flow through a series of catch basins and a 24 inch storm drainage system, where it will discharge into the Cedar River. The 2015 surface water system development fee of $0.540 per square foot of new impervious surface will apply and fee of $0.594 in 2016. The fee is payable prior to issuance of the utility construction permit {Exhibit 19). Fees may change year to year. Transportation. Stott. Comment: Access to the site is proposed through two proposed connections. One Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Com MY DENTAL OFFICE BUILDING ity & Economic Development Ad ,trative Short Plat Report & Decision LUA15-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 36 of 40 is an ingress only driveway from Park Ave N and the other is through an alley at the west. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $20,209.52 for 2015 (Exhibit 19}. This fee increases each year and the applicable fee is paid at the time of building permit issuance. N/A I. Phasing: The applicant is not requesting any additional phasing. I 1-CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria for approval of reduced front yard along-a- street setback, see FOP 22. 2. The proposal complies with the Street Modification standards along Park Ave N to leave the existing improvements, see FOP 23. 3. The proposal complies with the number of Driveway Curb Cuts Modification to have two driveways along the three commonly owned parcels, see FOF 24. 4. The subject site is located in the Commercial Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with.this designation, see FOF 21. 5. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 22. 6. The proposed project complies with the Design District Standards provided the applicant complies with City Code and conditions of approval, see FOF 25. 7. The subject site is located in the City of Renton designated seismic hazard Critical Area and complies with the Critical Areas Regulations, see FOF 21. 8. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with, see FOF 26. 9. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the CA zoning classification, see FOF 26. 10. The scale, height, and bulk of the proposed building is appropriate for the site, see FOF 26. 11. Safe and efficient access and circulation has been provided for all users, see FOF 26. 12. There are adequate public services and facilities to accommodate the proposed use, see FOF 26. 13. The proposed location would not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location is suited for the proposed use, see FOF 26. Administrative Report_My Dental Offices_lS-000729 City of Renton Department of Com, 'ty & Economic Development Adr rative Short Plat Report & Decision MY DENTAL OFFICE BUILDING WAlS-000729, SA-A, MOD, MOD, LC December 3, 2015 Page 37 of 40 14. The use would not result in a substantial or undue adverse effect on adjacent properties. The construction of a new structure would result in an overall improvement of the visual environment, see FOF 26. 15. Adequate parking for the proposed use is provided if all conditions of approval are complied with, see FOF 22. 16. 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, see FOF 26. 17. 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. 18. Landscaping is provided in all areas not occupied by the building or paving if all conditions of approval are complied with, see FOF 22. I J. DECISION: The My Dental Office Building, File No. LUA15-000729, as depicted in Exhibit 5, is approved and is subject to the following conditions: l. The applicant shall record a formal Lot Combination in order to ensure the proposed building is not built across property lines. The instrument shall be recorded prior to building permit approval. 2. The applicant shall submit a new site plan and elevation plan that identifies the roof overhang along the Park Ave N fa~ade that does not protrude into the right-of-way area to the Current Planning Project Manager for review and approval prior to building permit approval. 3. The applicant shall submit a detailed landscape plan as outlined in RMC 4-8-120D.12 to be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. The detailed landscape plan shall include but is not limited to the following: two or three trees to be planted in the public right-of-way along the east building fa~ade; multiple trees to be planted in the southeast corner of the site between the sidewalk and on-site parallel parking; refuse and recycling screening; and the required irrigation system. 4. The applicant shall revise the surface parking area layout of the site plan and submit it to the Current Planning Project Manager for review and approval prior to building permit approval. The parking layout shall include the following: a reduction in length of the parallel parking area on the south side of the site to include a minimum 10-foot perimeter landscaped buffer between the Park Ave N right-of-way and surface parking, and a reduction in the number of vehicle stalls to a maximum of 12 stalls. More than 12 stalls may be considered if the applicant provides sufficient justification. 5. The applicant shall provide details of surface and/or root-fop mounted equipment with the building permit application, for review and approval by the Current Planning Project Manager prior to building permit issuance. 6. The applicant shall either revise the number of compact stalls proposed to meet the 30% maximum allowed, or provide a parking site plan with analysis of parking stalls that meets the number of compact stalls allowed with relationship to employee parking prior to building permit issuance. If a Modification from the compact stalls allowance is requested, the applicant shall apply for and receive approval of the modification to the compact stall standards prior to building permit issuance. Any revised Administrative Report_My Dental Offices_lS-000729 City of Renton Deportment of Comn MY DENTAL OFFICE BUILDING December 3, 2015 1 & Economic Development Adrr rative Short Plat Report & Decision LUA15-000729, SA-A, MOD, MOD, LC Page 38 of 40 documents or analysis shall be submitted to the Current Planning Project Manager prior to building permit approval. 7. The applicant shall submit a conceptual sign package which indicates the approximate location of all exterior building signage. Proposed signage shall be compatible with the building's architecture and exterior finishes. The conceptual sign package shall be submitted to the Current Planning Project Manager for review and approval as a part of the sign permit application. 8. The applicant shall follow the recommendations of the Geotechnical Report, prepared by Merit Engineering Inc, dated July 10, 2014. 9. The applicant shall submit a revised site plan to the Current Planning Project Manager for review and approval prior to building permit issuance, that provides specific information of refuse and recyclables service area and a detail of the required service area enclosure, along with information identifying how the refuse and recycling pick up will be accomplished. 10. The applicant shall submit a lighting plan which complies with the Design District standards. The plan shall indicate the location of exterior/ornamental lighting to be attached to the building, and any surface parking lighting, including specifications of the light fixtures. The lighting plan shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 11. The applicant shall submit details of the signage and markings for the one-way/ingress only driveway with a site plan identifying the locations of the proposed signage and markings. The plan and details shall be submitted to .the Current Planning Project Manager for review and approval prior to building permit approval. 12. The applicant shall submit a revised color elevation of the front east facing building fa~ade that creates more prominent and identifiable street facing entries that comply with the Design District standard that includes the types and colors of materials to be used. The revised elevation shall include a revision of the awning along the fa~ade. The revised elevation shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 13. The applicant shall provide a pathway that connects the parallel parking stalls to the interior pathways at the rear of the building. The pathway shall be constructed with a differentiated material or texture from abutting paving materials. The proposed material and revised plans shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval. 14. The pathways that provide access to the main entrances of the building from the public sidewalk shall be widened to a minimum of 8 feet in width. An update site plan shall be provided showing compliance with the increased pathway width, which shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 15. The applicant shall provide amenities along the east fa~ade such as seating, public art, etc and the details of the site amenities shall be submitted to the Current Planning Project Manager for review and approval prior to building permit approval or construction permit approval whichever comes first. Any revised site plan shall identify the location and details of the site element. 16. The applicant shall revise the north fa~ade to include the required modulation and shall submit any revised plans identifying the change to the Current Planning Project Manager for review and approval prior to building permit approval. 17. A varied roof profile shall be provided along Park Ave. N. The east elevation changes shall be identified in the building permit application and shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. Administrative Report_My Dental Offices_15-000729 City of Renton Department of Co, MY DENTAL OFFICE BUILDING December 3, 2015 ,ity & Economic Development A, ·strative Short Plat Report & Decision LUAlS-000729, SA-A, MOD, MOD, LC Page 39 of 40 18. The applicant shall provide a materials board with material type and colors for siding materials and window types along with a color rendering of the east facing building elevation to the Current Planning Project Manager for review and approval prior to building permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Department of Community & Economic Development TRANSMITTED this 3'd day of December, 2015 to the Owner/Applicant/Contact: Owner: Dr Yu Mao DDS & Park Ave LLC 507 Williams Ave S Renton, WA 98057 Applicant/Contact: Don Snair, D+B Group 5100 SE Harney Drive #13 Portland, OR 97206 TRANSMITTED this 3'd day of December, 2015 to the Party of Record: Leah Thomason TRANSMITTED this 3'd day of December, 2015 to the following: Jennifer Henning, Planning Director Brianne Bannwarth, Development Engineering Manager Jan Conklin, Development Services Vanessa Dolbee, Current Planning Manager Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: 1!--(~/15 I Date The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on December 17, 2015. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The administrative site plan review decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070.M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body 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 approval body finds sufficient evidence to amend the original decision, there will Administrative Report_My Dental Offices_15-000729 City of Renton Deportment of Comm MY DENTAL OFFICE BUILDING December 3, 2015 1 & Economic Development Adrr ·otive Short Plot Report & Decision LUAlS-000729, SA-A, MOD, MOD, LC Page 40 of 40 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 time frame. 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. Administrative Report_My Dental Offices_lS-000729 EXHIBIT 2 MY DENTAL OFFICE BUILDING Project Narrative Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Land Use Permits: None Zoning: Object Property: CA Property North: C A Property South: C A Property East: VC-NI Property West: R-8 Current Use: Residential Existing improvement: House and storage buildings Special site features: Level Lots Soil Type and Drainage: Based on soil report done by Merit engineering dated 7/10/14 the soil is suitable for building on. From the surface down the soil consist of top soil, sandy gravel, gravelly sand, clayey sand Regarding Site Drainage no surface is water is evident and the water table is a constant 8'deep year around. A copy of this report is included with this Application for review. Proposed Use: The proposal is to combine two parcels 7224000855 and 7224000850 into one parcel, remove the existing buildings and construct to single story, 3414 square foot wood frame building with parking. The new building is to be divided into two suites, to be used as dental practice businesses. Plots: Existing plot consist of 2 Parcels, Tax Lot # 7224000850 and 722400085, they are to be combined into one Lot number and the total square feet of the proposed lot after property dedication is to be 9,267 SF. &v5(J ,:/vt le tr 5 J-ti; t I t)f c£/u.ku Access: The Proposed property is positioned on the west side of Park Avenue North and will require altering the existing curb cut to the property to allow southbound traffic to the parking area at the rear of the property via a 12' driveway along the south side of the new structure. Exiting the property will be only by the existing 12' alley. All north bound traffic will access the property by the south bound lanes of Park Avenue and use of the alley ways at the rear of the property. Included in this application is a modification to allow a second curb cut on Park Avenue as there is already one curb cut at the end of the adjacent property which is owned by the same owner of the property. ·, ) ) Offsite improvement: will be minimal providing the modification to eliminate the 8' planter area adjacent to Park Avenue is granted. This would reduce offsite construction to the reconstruction of the south curb cut to 10'wide and possibly a new 1" water main. There will still be the need to connect to the sewer and drainage systems in the ally and the rear of the property. Estimated construction cost: is $700,000.00, $800,000.00 and the total value of the project is expected to cost $1,000,000 approximately. Proposed material use: is wood frame construction with metal roof. Cementitious composite siding with cultured stone veneer wainscot. Property is slightly high that the street and sidewalk so any top soil and dirt removed will be replaced with gravel for parking and slab base, black top and concrete. The total approximate material to be removed off the property and brought back in is 200 cubic yards. Tree Removal: consists of 2-8" plum trees and 1-8" apple tree. Land dedication: to the city will be 9-1/2 'of frontage west of the Existing 8', sidewalk along Park Avenue and 2'of property along the existing alley at the rear. Project will involve a small construction trailers parked on site for the duration of the project. Thisdocumentieagraphicrep111s.itdlon,not gu-.iteedlo5UM1~DCC11'1CY, ll'IClil based cnlhebi!Sllnlormatklnavailabl&asoltlll.ldat8 stio.n.ThlllmapisintandedhrCltydf!lplay PIJll)DlltlOnly. Community & Economic Development EXHIBIT 3 UC-N2 NLANDING A isl UC-N1 v:---:::::-=~ .. ti UC-N1 NTTHST SITE IH E4W 1:9,350 08 T23N RSE W 1/2 P;,g1122ofBO City Limits OtcOR)Conwna«:iaVOlllea/RMlidenU1I CJ(R-41 Residentia14du/all CJ RENTON 0CCVJCenterVillag11 0(R-8}R811daillal8du/ac QPottintlalAnneuUonArea CJ(IH)lndostriall,1avy CJ(RC}ResourceConseivalicn Zanln11D11slgn1Uon DPL}lndustr11IUghl CJ(RM.F)Rasidential!.Jlti.FaTiflr C](CA)Carnm11tlal.Arterial 0PM)lndustrfa1Mi:idlum 0[R~H)Rul.Mulli-F!W11ityTradllOIUII C][COJC&nterDowntiwn 0(R-1) Residenaa!1du/ac 0{RM.U)Resi.MuHi.F511ily Urba, Center r::J {CN) CommercialNelgltlorhood c::J (R-10) Ruldenbl 1Ddula:: 0(RMHJ Res1denllal Manuraetun,d Hr11n111 [:J{CO)Cemmt<dalOftlce 0(R-14)Raaldanllal14<ru/a:: 0{UC-N1)UrbanCan'8"Ninh1 Q(UC.N2)Urb111CenlerNtw11!2 z ~ m m N t EXHI8IT4 City fih: Ph111dJl;1 APPi !CATION FOR LOT COMBINATION City of Renton Department of Community and Economic Development NATURE OF REQUEST: COMBCNE TWO EXISTING TAX 1 OIS INIO ONE FOR IHE Pl IRPOSE OE ERECIIMi A NEW BUILDING. Taxpayer/Owner 00-bbC PARK 09 LLC Phone: ( 425) 351-0015 Address 1221 N. 26TH ____________ _ City/State RENTON WA 98056 Applicant Address City/State -"D'-'A-"N-"D=-,=B_,G,,.,R~O~U"'P~------------Phone: (503) 232-1974 5100 SE HARNEY DR Agent Andress City/State Parcel Data: Site Address: PORTLAND OR 97206 SAME AS ABOVE 521 PARK AYE. N. RENTON, WA 98055 525 PARK AYE. N .. RENTON WA 98055 Phone:(_) ___ _ 7224000~50 Parcel #:_7224000855_ Location: Quarter Section _§YJ___ Section _8_Township .1lti._ Range -2!;. Related Parcels: 7224000860 Existing Zoning: ~C~A ______ _ Shoreline Environment: ~N=/A~-------- Legal Descnption: PARCEL# 7224000850. 521 PARK AYE. N: LO r 6 l:~ l3LOCK t{J Or· ltEN fON fA!tlvl rLA l t AS I' Ett !'LA I lttCOttt)!:t) TM v OLUME 10 OF PLAT~ PAGE 97( RECORDS OF KING C(JlJNTY AUDITOR: SITUATE IN THE CI rv OF RE I ON, co JNTY OF KING, STATE Of· WASHINcJTON. PARCEL II 7224000855, 525 PARK AYE. N: LOI I AND IIIESUUIH 35 l·EEl OI· LOI 8 BLOCK 10. REN ION l·ARM PLAl, AS PER Pl AT llFCORDED IN VOJ \/Ml' IO C)F PI ATS PAGE 97 RECORDS OF KING COUN rY AUDITOR: SITUATE IN THE CITY Ot RENTON, COUNTY OF KING, STATE OF WAS!llNGTON. 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: DECLARATION of LOT COMBINATION Projl!d File#: LUA --LC --- Property Tax Parcel Number(s): 7224000850 & 7224000855 Address or Intersection Section _8 __ Township 11_ North Range _5 __ last, W.M., City of Renlon, King County, Washington Grantor(s): Grantee(s): 1. 1. City of Renton, a Municipal Corporation I hereby certify that I am (we are) the owner(s) of the property described in Exhibit 'A' on page _J_, 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 2. , as specifically allowed by the Revised Code of Washington, Section 58.17.040 {6). The Map Exhibit on page .:s 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). IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this ___ day of - l ;\·,I' Cit~ of Renton A1111roval: l),\'i V 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. Planning Director Date City of Renton Department of Community and Economic Development Notary Seal must he within box f-- N tary Seal must be within box tary Seal inust oe within box (ij!)/1;)))[},1/ 1 Ui;hi (JfA(KNt,i.V/ tl)\J!,:if ,',J/ STATE OF WASHINGTON ) SS COUNTY OF KING ) I cer:ify that I know or have sJtistuctory evidence that _______ _ ________________ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrumert Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: ____________ _ Dated: 11.fi)fffSENTA rtVf fOflM OF ACKNOWtfOGMEhf $TATE OF WASHINGTON ) SS COUNTY OF KING ) I ccrtity th:Jt I know or have s;;itisfactory evidence that ________ _ _______ signed this instrument, on oath stated that he/she/they was/were uuthorized to execute the: instrument ilnd acknowled!:':ed it a5 the and ______ _ of to be the free and voluntary ac.t of such party/parties for the use-sand purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: ____________ _ Dated: CORPORA TE FORM OF AC/(NOWLfDG,\1ENT STATE OF WASHINGTON ) SS COUNTY OFKING ) On this __ day of _____ , 20_~ before me personally appeared ____________________ tome known to be __ ----------·of the corporation that execukd the within instrument, and acknowledge the ,;aid instrument to be the free ;md voluntary act and dt!Pd of \eiid corporntion, for the U'.>P.s ,md purpost>S therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for the State of Washington Notary (Print) ________________ _ My appointment expires: ____________ _ Dated: EXHIBIT 'A' Original Legal Description PARCEL A: PARCEL# 7224000850, 521 PARK A VE. N LOT 6 fN BLOCK 10 OF RENTON FARM PLAT hAS PER PL!\T RECORDED IN VOLUME 10 OF PLATS, PAGE 97. RECORDS Or KING COUNTY AUDITOR: SITUATE IN THE ClTY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON AND PARCEL B: PARCEL II 7224000855, 525 PARK A VE. N LOT 7 AND THE SOUTH 35 FEET OF LOT 8, fN BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME IO OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON. COUNTY OF KING, STATE OF W ASH!NGTON. EXHIBIT 'B' Revised Legal Description LOT 6 AND LOT 7 AND THE SOUTH 35 FEET OF LOT 8 ALL IN BLOCK JO, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME JO OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. MAP EXHIBIT ORIGINAL MAP CONFIGURATION MAP EXHIBIT REVISED PARCEL CONFIGURATION ORIGINAL PARCEL A= PARCEL# 7224000850 ORIGIANL PARCEL B =PARCEL# 7224000855 NEW COMBINED PARCEL, 10,190 SF ~--------------~ ' : ', •i~ ~ ~~~~r------,-,,-----'Js:::::::':f-~-~~4::'~~-~' ~1:~, ----t-_____ ...,. ~~~__.,,__,__~,__,__~.......,-..L..___,,__.,__,, 29'-o" I 8'-8" ~ i I 8 e 0 e -------------------- ' :;· I : ' I : ---, I~! : I : ' I : ' ' ' ______, ® Tl<A~H & RE~"YC'LI~ l("~Ql Alff 111:T --:a.---... _,.-·-.. -~. ·-' ,~ T~ ----~r----.-·O -SETBACK _ ·-•Ohno"•,>• .---~-----f:1_.•" ••••••• • .•. • •.•••" ,n•o"••"••"•H., ••.• ,•': : (i) 0 KE] ~- ~ (i) © __ j_ o-~~(Jr ._~.lt'L.~ SITE PLAN u1,sr rorAL ' ·i --h : !-L," I : : 'II~ N\), ,[ l ·. r .;. ' i. l ·; .j ~-t IAW~i~I;, : i 'i ! j',_ J-1J-0-·· Sf-rJ:jAf:,Ki;10 R?wi DE[jlCtTl9N. i l -·i r· ~ -, : I ~ l______._.,_ i · Jr·--- ·~·~ _.., __ jq,· ,,:i"''"""''. •. "·"-'""g' :__ -_ j HUt.SLOl'£0FAU.WAl.KWAY5.1!XCLUDIN1l llAMl'S AU.WAUl:WAYSSHAUNOTEXO'UIA ~51.0Pl!INT11EDIRl!CT101>f0FTRAVIJl..&A:!'11, 5LOl'EINTI\11Clt055Dllll!C1l0N ,.ccc~ D SETI CK MEA UREMENTS BY STA F 11/5/15 USIN BLUEBEAM (w/o OW Dedicated) !!ii § ' - ~ ... cc,,.m,.,,~ ---,ACCEl'l,OJ.l".l"O PR:UMINA~Y NOT f'O~ CONS'RUC MY DENTAL S21 PARKAVEN RENTON,WA96057 COVER SHEET SITE PLAN l'"""'"m"p..1 .al "NO-:J .sio~~1~1,1v~ MJNI, Nll,t!-WS"l 101:lO~O OOVllllOd ~Q ..;1<~V1-13SOOI; J e r--------------~ ' I~: I : I i I : I I ___ : :~ ------' I I I ® >"<0:)d~0!19\lCNV0"MMM V(JlJ:6~0"0~Vl!~0,1 W"3N~YH~;oo,; ,3+(] " ~~ ""-..£+.:.,-.-~ _Ji ·N 1nFrnV>i,Nd -~~ "'~:'!M:" ·N 3nN3A I/ A 773d --~ '• ,, ; ~ " ~ 0 ~ .. ,,{' >: "' ~ ,_ 3 ~ >< ~ '·~ g .. t! '• ,, ,,I ·-~ ,, ~ 8 8080808® A. =, :~/ .;,. '"':.··~- ""'.· ·1z,'({,. ·-· ~5~~:-« 6. CEILING GRID DETAILS@ ATTACHED & UNATTACHED ENI>S_ 2. FRONT ELEVATION (EAST) 4. 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TYPICAL LATERAL BRACING FUR SUSPENDED CEILING MY DENTAL RENTON,WA98057 l"ee, ,,mo).s. ol EXHIBIT 10 MY DENTAL OFFICE BUILDING Attn: Planning Manager Jennifer Henning Modifications Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Name: 2"' Curb Cut Code: Code allows for only one curb cut onto Park Avenue for the 3 lots when lots are owned by the same person. Purpose: To allow for two curb cuts. Reason: The 3 lots that are involved in this development are owned by the same person. Two of these lots will be combined and used as a Dental Clinic the 2nd use is commercial (restaurant). The restaurant will be on a lot of its own existing curb cut. The existing curb cut at the south end of the two lots to be combined is positions as part of site design proposal will not need to be reconstructed. Support: If all the properties were included in this development it could possibly work to make one curb cut. The position of the existing restaurant makes it unworkable to attain without major reconstruction of the existing restaurant and related parking areas. Conflicts with other conditions: None Photos and Drawings: Attached "ar'c Ave N -Google Maps 1 cf 2 Renton, Washington Street View -Aug 201...1 Park Ave N https:/ /www.google.com/maps/@4 7.4913867, -122.2022527,3a, 75y,218.23h,65. 73t. .. 1mc1ge c:ipturc: Auq 2014 ;?; 2015 Goagle 8/27/2015 2:58 PM EXHIBIT 11 MY DENTAL OFFICE BUILDING Attn: Planning Manager Jennifer Henning Modifications Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Name: 8' Boulevard Planter Area Code: requires 8' planter area between the Park Avenue curb and sidewalk. Purpose: is to waive the above code requirement and leave the existing sidewalk as is. Reason: Park Street was not developed with this configuration in mind. All sidewalks are next to the curb. To apply this code to this site improvement would be awkward as there would be a design change tor a distance of 95' Ft. This is not consistent with the areas current design. Support: there will be a 9-1/2' plantings area to the west of the existing sidewalk considering the dedic.ation. This will match the surrounding development. (See the multi-story office building across the street. Attached) Conflicts with other conditions: None. Photos and documentation: attached. Park Ave N -Google Maps 1 0f 2 Renton, Washington Street View -Aug 2014 Park Ave N https://www.google.com/maps/@47.4910748,-122.2022102,3a,75y,9.53h,82.21t/d .. Image cap1ure: Aug 2014 2015 Google 8/25/2015 9:33 AM EXHIBIT 12 MY DENTAL OFFICE BUILDING Landscape Analysis Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Landscape Analysis Total square feet of the property Before dedication After dedication (-9'-6") Total SF building Impervious surface Existing Proposed Awning Eaves, Front North 62 x 2 Total building SF Lot coverage after dedication Parking space required Parking provided: 8 Standard 9' x 20' 10,107 9,267.25 3414 SF 2,070 8,967.25 256 -24 124 $9,371.75 3,414 [1 level] 36.8% 10 1 ADA 9' x 20' 1 Maneuvering 8' x 20' 4 Compact 8' -6" x 16' No parking lot landscaping King Cou~ty Property Mapper \;>r t..t ~G 1,r>t, EXHIBIT 13 Con"\m f:R'C, nL CA. ~-~-s~~, ?!E!_BAcks Fltol'llr=I" ~·: IS SfOE -0 R'E ii -I 2. Project No. VF0113754 PROJECT LOCATION & VICINITY MAP oate:0?11012014 Figure 1 .1t. •JlfAMERIT ENGINEERING INC. ~ 2715 Meridian street WU Property 521, 525 & 529 Park Ave. N. Renton, Washington 980 Bellingham, Washington 98225 Telephone: (360)738-6083 For: Ellumus LLC Fax, (360)738-1499 http,/ /www.MeritEngi.neering.com EXHIBIT 14 STORM DRAINAGE DRAINAGE REPORT FOR CITY OF RENTON 521 PARK A VE. N, RENTON, WA 98057 OCT 0 Vi .'.JIS "11;c ~ ~~ ?i};, ~~/. $A 9/_v0 ~ C'l/: CLIENT: O? ..t,, ~9 .'& ~ ... D+B GROUP, 5100 SE HARNEY DR. PORTLAND, Ot.. 9(,6l ATTN: DON SNAIR, PROJ. MGR, 503.232.1974 X 102, don@dam.. iS';r PREPARED BY WR & ASSOCIATES 106 MONTEREY DRIVE NE, RENTON, WA 98056 VOICE: 425.277.5664 GWALKEN@GMAIL.COM FAX: 1.206.569.0011 9/21/2015 REV 9/23/2015 TO ADD CITY STORM SYSTEM MAP VICINITY SITE •• ' •* ,:· ... " ,,' ' "', '.'., EXHIBIT 15 MY DENTAL OFFICE BUILDING Construction Mitigation Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Construction Mitigation Description The proposed construction is to start early October 1 with complete project duration lasting 6 months, to March 31. If possible it would be desirable to get demolition and excavation work done ready for foundation before the rainy season in September. Hours of construction will be from 7:00AM-5:00PM Monday through Friday with occasional weekends. Early morning or late evening work as may be required to keep on schedule. Routes used to bring in material and take materials out will be to use Park Avenue North to 1- 405 North or South on Park Avenue, to 4th Street, East to Factory Place, South to 900 South to 1-405 South or left off 900 South to take 169 South to 1-405 North. The amount of dirt and earth to be disturbed and hauled is minimal and will likely be for a 1-3 day time period. It is likely there will be minimal opportunity for dust. However, should this become a problem, dust will be controlled with water hosing via water hydrant at the corner of the property. Mud, however, may be a worse problem and will need to be washed off the equipment and tires before entering public streets or alleyway. It will be the responsibility of the project supervisor to keep the site and surrounding area neat, tidy and clean. All erosion is to be controlled and contained on site in an effort to keep mud and soil from entering the city storm drain system. There is currently an existing curb cut and apron that potentially will not need to be altered and will allow traffic to enter the property from the North on Park Avenue. All other traffic in and out of the site will come and go via the alley at the rear of the property. These access provisions are existing and paved. Thus, the impact on the system will be no different as is explained in Access paragraph mentioned in Project Narration above. Neighboring operations to the site are as follows: • South: Auto repair and car Sales East: Multistory office building, across 4 traffic lanes of Park Avenue • North: Restaurant which operates evenings and nights • West: Residential Homes Kris Sorensen From: Sent: To: Subject: Don Snair <don@dandbgroup.com> Monday, November 23, 2015 9:17 AM Kris Sorensen RE: Renton; My Dental -Question about cut and fill The land is almost Flat so all e will take out is 6" topsoil and bring back 6" rock. (175 cu. YD. in and out) When may we see the response. From: Kris Sorensen [mailto:KSorensen@Rentonwa.gov] Sent: Monday, November 23, 2015 9:07 AM To: Don Snair <don@dandbgroup.com> Subject: Renton; My Dental -Question about cut and fill Hi Don -Can you please provide me an estimate of the cut and fill for the site, including the approximate range of cut to be removed and structural fill or fill to be brought to the site. I cannot find this number in your project application materials. Thank you. Kris Sorensen Associate Planner, Planning Division Department of Community & Economic Development City of Renton 425-430-6593 ksorensen@rentonwa.gov NV1d 3J1\'H3S 'H:IA\3Snlll V M. EXHIBIT 16 ,, ,: " I 1 1 11 -------a''-... EXHIBIT 17 -------, I I I I I I I -r • ADVISORY NOTES TO APP .. -;Ar LUA 15-000729 Application Date: October 05, 2015 Name: My Dental Offices EXHIBIT 19 .. :Site Aaaress: """ nu~ Ave N Renton, WA 98057-5522 PLAN -Planning Review -Land Use Version 1 I November 12, 2015 Technical Services Comments Contact: AmandaAskren I 425-430-7369 I aaskren@rentonwa.gov Declaration of Lot Combination Comments: Map pages need to be addressed to be a clean version of the information you are trying to represent. The hatching, multiple text sizes and other information make it difficult to see the lot dimensions and other pertinent information to the combination. The exhibits used for the deed of dedications are a good example of what these exhibits could look like. Page 3 also has been photocopied with a post it covering up a portion of the map. The south 35 feet of Lot 8 is not included in the legal description for the deed. Please add accordingly and adjust map exhibit to reflect this addition. I Deeds of Dedication Comments: Both dedications call out Page 3. Please provide Page 2 for review or revise sheet call out on Page 1. I General Comment: litle report only includes one parcel legal description. Please provide the title report for the other parcel as well to confirm easements associated with that property. I Site Plan Comments: Property lines not dimensioned. Names and widths of the adjacent streets not labeled. Please show all easements of record per title report, if any. Topography Map Comments: Map does not show contour lines nor any elevations. Map does not label or clearly show the property lines. Please indicate who ertormed the surve work for our ma and have the surve or stam the drawin , if necessa Police Plan Review Comments Contact: Holly Trader I 425-430-7519 htrader@rentonwa.gov Recommendations: Minimal im act on olice services. Fire Review· Building Comments Contact: Corey Thomas [ 425'430-7024 I cthomas@rentonwa.gov. Recommendations: Environmental Impact Comments: 1. Fire impact fees are currently applicable at the rate of $0. 75 per square foot of denial office space. Code Related Comments: 1. The preliminary fire flow is 2,000 gpm. A minimum of one hydrant is required within 150 feet of the structure and one additional hydrant is required within 300 feet of the structure. It appears adequate fire flow is available in this area. It appears adequate hydrants are existing, however they require the installation of 5 inch storz fittings to be brought up to current code. 2. An approved fire alarm system is required for all buildings which exceed 3,000 square feet. Separate plans and permits are required to be submitted to and obtained from the Renton Fire Department. Alarm system shall be fully addressable and full detection is required throughout the building. 3. Fire department apparatus access roadways are existing city streets only. 4. An electronic site plan is required prior to occupancy for pre fire planning purposes. Engineering Review Comments Contact: Brianne Bannwarth I 425-430·7299 I bbannwarth@rentonwa.gov Recommendations: Street Modification Analysis: The applicant is requesting a modification from AMC 4 6 060F.2 "Minimum Design Standards Table for Public Streets and Alleys" in order to leave the existing Park Ave N right of way improvements including curb, gutter, and sidewalk rather than install a new planter strip for trees and sidewalk along the project in the standard arrangement. The proposal is compliant with lhe following modification criteria, pursuant to AMC 4 9 2500, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Street Modification Criteria and Analysis 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 Ran: November 23, 2015 Page 1 of 3 ADVISORY NOTES TO APP' '"ANT LUA 15-000729 PLAN -Planning Review -Land Use Version 1 I November 12, 2015 Engineering Review Comments Contact: Brianne Bannwarth I 425-430-7299 I bbannwarth@rentonwa.gov objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. These policies address walkable neighborhoods, safety and shared uses. Two specific policies support the decision to modify the street standards in order to extend the existing sidewalk at a width of seven feet and eliminate the need for the landscape requirement between the curb and the sidewalk. These policies are Policy CD 102 and Policy CD 103 which state that the goal is to promote new development with "walkable places," "support grid and flexible grid street and pathway patterns," and "are visually attractive, safe, and healthy environments." The requested street modification is consistent with these policy guidelines. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The modified street improvements will rneet the objectives of a safe walkable environment. The improvements provide for a planting strip of sufficient size for landscaping on the backside of the sidewalk. The seven foot wide sidewalk at this location meets the needs of the residents relying on this sidewalk for access to the greater neighborhood. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The irnprovernents will provide an upgrade to current conditions. The new improvements will meet the standards for safe vehicular and pedestrian use within the current roadway improvements. d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended: and Staff Comment: The revised street standards provide a safe design for vehicles and pedestrians, and will enhance the attractiveness of the new development. Maintaining a consistent appearance along the street frontage will be beneficial to the subject property and surrounding property owners. f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: There are no identified adverse impacts from this modification of sidewalk width and plantino strip width for this area. Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I afowler@rentonwa-.gov Recommendations: I have reviewed the application for the My Dental Office Building at 521 525 Park Avenue North and have the following comments: EXISTING CONDITIONS Water Water service is provided by the City of Renton. There is an existing 16 inch ductile iron water main located in Park Ave N that can deliver approximately 4800 gallons per minute (gpm). The static water pressure is about 75 psi. The proposed project is located in the 196 water pressure zone and is outside an Aquifer Protection Zone. There are two existing% inch water meters serving each building on the existing parcels. Sewer Sewer service is provided by the City of Renton. There is an 8 inch sewer main in the alley to the rear of the lot. Storm There is an existing conveyance system fronting the site in Park Ave N. CODE REQUIREMENTS WATER 1. A new 1 inch water meter will need to be installed to service the domestic water to the building. The installation of 1 inch water service is $2,997.30 ($2,850 service installation + $460 1 inch meter drop in $400 %" meter credit+ 3% technology fee). 2. The 3/4 inch existing water line will need to be cut and capped at the main. The fee to cut and cap is $257.50 (includes 3% technology fee). 3. Installation of a Reduced Pressure Backflow Assembly (RPBA) will be required to be installed inline of the domestic water meter to the building in an above ground insulated "hot box", per City Standard. 4. The preliminary fire flow requirement per the Fire Marshall's office is 2,000 gpm. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One primary hydrant is required within 150 feet from the building and one additional hydrant will be required within 300 feet of the building. There are fire hydrants in the vicinity that may be counted towards the fire protection of this Ran: November 23, 2015 Page 2 of 3 ADVISORY NOTES TO APP--~ANT LUA 15-000729 ... of PLAN -Planning Review -Land Use Version 1 I November 12, 2015 Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I afowler@rentonwa.gov project, but location is subject to Fire Department approval. Existing hydrant(s) counted as fire protection will be required to be retrofitted with storz fitting if not already installed. 5. Adequate horizontal and vertical separations between the existing or new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical, etc.) shall be provided per City design standards. 6. The proposed design proposes a 3,414 square foot building. Changes to the building size could potentially trigger additional requirements, such as fire sprinkler systems, which are required for any building over 5,000 square feet. 7. Water system development fees would be applicable if the water meter size increases beyond 1 inch. Credit is given for the existing water meters. SEWER 1. The existing home on the north lot is currently connected to the City of Renton sewer service and is connected to a % inch meter. 2. Sewer system development fees would be applicable if the sewer meter size increases beyond 1 inch. Credit is given for the existing sewer meter. SURFACE WATER 1. A surface water development fee of 0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the utility construction permit. 2. A drainage report dated September 21, 2015 was submitted by WR & Associates with the site plan application. Based on the City of Renton's flow control map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The site is located within the Lower Cedar River Drainage Basin. The redevelopment is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements have been discussed in the provided drainage report. 3. Runoff from the existing site includes two single family homes where no stormwater conveyance system exists. Runoff from these two sites sheet flows west to an asphalt alley, then flows north to a catch basin and subsequent catch basins until it outfalls into the Cedar River. Stormwater improvements to the redevelopment will consist of conveyance to a stormfilter system for basic water quality control prior to connection to the existing catch basin in Park Ave N. An on site flow control facility will not be required because the target surface will generate no more than a 0.1 cfs increase in the existing site condition 100 year peak flow. Should any changes in the proposed project result in an increase to the 100 year peak flow, on site flow control will need to be addressed. All stormwater runoff from the site will drain to a catch basin in Park Ave N, flow through a series of catch basins and a 24 inch storm drain system, where it will discharge into the Cedar River. No downstream flooding or erosion issues were identified in the report. 4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. TRANSPORTATION 1. Existing right of way width in Park Ave North fronting the site is 60 feet. Park Ave N is classified as a principal arterial street. To meet the City's complete street standards, street improvements, including a pavement width of 22 feet from the center line, curb, gutter, and 8 foot planter strip, 8 foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4 6 060. Overall street section will be a 79 foot roadway. Approximately 9.5 feet of right of way dedication is required. 2. Existing right of way width in the alley is approximately 12 feet. Dedication of additional 2 feet of right of way is required in the alley. Since traffic will exit the site only through the alley, applicant shall provide new asphalt paving across the frontage of the property in the alley. 3. Street lighting is required to meet current city lighting levels. 4. Traffic impact fees will be owed at the time of building permit issuance. Based on the City's current fee schedule, estimated traffic impact fees for the proposed dental offices will be $20,151.92. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. GENERAL COMMENTS 1. Separate permits and fees for storm connections, side sewer and water meter installations will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscacina clan shall be included with the civil clan submittal. Each clan shall be on secarate sheets. Ran: November 23, 2015 Page 3 of3 TRANSPORTATION MITIGATION FEE Project Name: My Dental Project Address: 521-525 Park Avenue North Contact Person: Permit Number: LUA15-000729 ---------------------------- Project Description: The site currently contains two Single Family Home that are proposed for removal. The project proposes to combine two parcels into one and construct a new 3422 SF, single story medical office building. Land Use Type: Method of Calculation: ~ Ordinance 5670 ~ Residential (Existing) o Retail (2015 Development Fees) ~ Non-retail (Proposed) c ITE Trip Generation Manual, 9th Edition Traffic Study Other Calculation: Existing: Two Single Family Homes (SFH) 2 SFH x $2,214.44/SFH (Ordinance)= $4,428.88 Proposed: 3,414 SF Medical Office Building 3,422 SF x $7.20/SF (Ordinance)= $24,638.40 TOTAL= Proposed Existing= $24,638.40-$4,428.88 = $20,209.52 Transportation Mitigation Fee: Calculated by: Date of Payment: ---------------- H:\CED\Development Services\Development Engineering\lmpact Fees Date: 11/06/2015 updated 10/23/2015 King County Department of Assessmc ~l''"''·""I~ P:;1rcel Number Name Sae Address ,leg.a! Yenr8ui!t Number Of Baths Grade Co11tl1tion Lot Size 'Views Waterfront Aver:ige ;:;;375 EXHIBIT 20 PARCEL 72'.'4()0 01355 i3UILD1NG 1 TOTAL LEVY RATE OiSTRIBUTJON Tai,; Year; 2015 Levy Code: 21 00 Total Levy Rate;$ i 2 ,SJ32G Total Senior Rate: 26.60% Voter Appro11ed Click here to see levy distribution comparison by year. TAX ROLL HISTORY Valued Tax t Appraised Appraised Appraised Year Year : Land Value($)'. lmps Value ($) Total (S) 2U14 701'.1 2011 /GC6 2CQ4 Sf.COO 2009 82.COG 30,000 3'i,OOO 230;]0 ()7 000 '1,3 OOQ oco ''':' JOO 154 000 139001 162 <JOO 11;3 OGO 17?,DOO 1QS:,l0D 162DOO Taxable Land Value {$) "l',3 OGO 104COO '35,0CO 70,[,CO e1oco 22,0GO $7.0CO 123 000 SO OC0 2nu3 soccc ~OG2 4?..GCO 73,1]00 67 oco '.J4.(JCO ,IGUOO 1231)00 96,0UD ?B ::;oo SJ,OCO -t2,000 42.0CO 'A,000 /3,\'i;Q Taxable Imps Value ; Taxable ($) , Total{$) %000 13:, 0(10 /10 GGO .16000 74,1')) 40/;{)0 Page 1 of2 Reference Links King County Taxl11• Districts Codes an, _L_QY1£o,. !J?Qfl King County Tax l,]&1! Washington State Department of Revenue (External ~ Washington State Board of Tax Appeals (External link) Board of ~Equalizati· Districts Report Recorder's Office Scanned images ol surveys and other map documents Scanned images ol ~ Notice mailing date: 09124/2015 http://info.kingcounty.gov/ Assessor/eRealProperty/Dashboard.aspx?ParcelNbr=7224000... l l / 15/2015 King County Department of As,sessments: eReal Property Page 2 of2 http://info.kingcounty.gov/ Assessor/eReal Property /Dashboard.aspx?Parce1Nbr=7224000... 11/15/2015 King County Department of Assessments: eReal Prope1ty Parcel/liumber N!'lme Site Address Legal YearBui!t Tota! Squam Footage Number Of Bedrooms Numbor Of Baths Grade Condition lot Size Views Waterfront PARCEL BUllO!NG 1 No TOTAL LIEVY RATE DISTRIBUTION Tax Year: 201!5 Levy Code: 21CO Total Levy R;ite: $12 i'in23 Total Senior Rate-: O 1nos .3S.60% Vof(!r Approved Cilek here to see levy distribution comparison by year. TAX ROLL HISTORY Value-d Tax Appraised i Appraised Appraised Y~ar Year L<md Value($)' Imps Valuo ($) TfJtal {$) 20,3 }012 2011 2009 2D08 20J6 ?11C2 ?.OCi ?GCO 2'.)03 ,43CO'.J I 000 1 ODO \JOO 87 00() 1C3,000 t.8 DOD 1(17 0,10 89DOJ 'l700Cl 62,000 S9,000 u::m 4'1,000 44.UOO ''JOO '.CUO 109 000 138 (;00 126000 1 IC,00'.) 1C1000 J9 '.)00 "9COO T3>!3ble Taxable Land Value Imps Value j$) ($) 1CG 000 '14 000 ,35,-,00 S9000 09 000 69,r,oo 4BOOO 15,0CO 4J 000 13 oco ::.s UCO "j~ oco 1 000 50/)C') IJ9(){)J f)2.D00 t.400D 30,000 ;s,,~r;o 1:,)98 IYF 0 Taxable 1 Total($) l07.JOO $SIJ80 10-:,coo '00000 1313 000 11QCOO 10.1.coo Bi.OCO Page I of2 Reference Links King County Ta1rdn• Districts Codes an, ~evies (.PDF) Washington Slate Department of Revenue. (External ~nk~ Washington State Board of Tax Appeals (External link) Board of Appeals/Equalizath Recorder's Office Scanned images ol surveys and other rn<'lp documents Scanned images o1 p...13!!§. Notice mailing date: 09/2412015 http://info.kingcounty.gov/ Assessor/eRealProperty/Dashboard.aspx?ParcelNbr=7224000... 1 1/15/2015 King County Department of Assessments: eReal Property Page 2 of2 30J http:/ /info.kingcounty.gov/ Assessor/eRealProperty /Dashboard.aspx?Parce1Nbr=7224000. .. 11/15/2015 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT i ecNet:J~~1:r<;Je1: ADMINISTRATIVE SITE PLAN & MODIFICATIONS REPORT ANDEOECISION •nmL HL A. SUMMARY AND PURPOSE OF REQUEST -,_ ,. REPORT DATE: November 24, 2015 ~ 'Hl'.4111.wi r1Ytt I i/iJif;c- Project Name: My Dental Office Building I Owner: Dr. Yu Mao DDS & Park 09 LLC 507 Williams Ave S, Re· "u , ..J~'-1-' Applicant/Contact: Don Snair, D+B Group, 5100 SE Harney Drive #13, Portland OR, 97206 File Number: LUA15-000729, SA-A, MOD, MOD, LC Project Manager: Kris Sorensen, Associate Planner Project Summary: The applicant is requesting Administrator Site Plan Review, a Lot Combination of two parcels, and two Modification requests for the construction of a one-story dental office building. The addresses of the two parcels are 521 and 525 Park Ave N within the Commercial Arterial (CA) zone. The combination of the two parcels would create a 10,212 square foot (0.23 acres) site. The proposed building would be 3,414 sf and contain two dental offices. The existing residential homes and accessory structures would be demolished. Access to the site would be gained through a driveway from Park Ave N at the east and an alley at the west. The applicant proposes dedication of right-of- way along Park Ave N and the alley. A Modification from the City's street standards RMC 4-6-0GOF.2 is requested to leave the existing right-of-way improvements along Park Ave N. Also, a Modification from the City's driveway standards RMC 4-4-0801.4 is requested to allow two driveway curb cuts along Park Ave N for properties under common ownership. Three trees are to be removed. Other proposed site improvements include 13 surface parking stalls, a driveway, and landscaping. Documents submitted include geotechnical and drainage reports. Project Location: 521 & 525 Park Ave N Site Area: 10,212 square feet (sf) Project Location Map Administrative Report_My Dental Offices_lS-000729 Don Snair Dr. Yu Mao, DDS 300' Surrounding Properties (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING Dated: () c.k&,. zo dQlS: i Contact Owner See Attached Notary (Print): ____ ~~l~_._Y'.--'-""'-'W"'""'<l'i..,_ __________ _ My appointment expires: 4"'6 .\-a. q 1 .)QI i" My Dental Office Building LUAlS-000729, SA-A, MOD, LC template -affidavit of service by mailing 7224000675 7224000675 7224000755 P&L VENTURES P&L VENTURES GUNDMUNDSON NANCY L 29935 NE TOLT HILL RD 450 Park Ave N 102 LAKE AV S CARNATION, WA 98014 Renton, WA 98057 RENTON, WA 98055 7224000760 7224000761 7224000760 FAKHARZADEH AMIR Current Resident Current Resident 9704 S 205TH COURT 1003 N 5th St 1001 N 5th St KENT, WA 98031 Renton, WA 98057 Renton, WA 98057 7224000760 7224000825 7224000850 Current Resident JEFFS AUTO REPAIR PARK 09 LL C 1005 N 5th St 21701 HWY 99 #A 1221 N 26TH ST Renton, WA 98057 LYNNWOOD, WA 98036 RENTON, WA 98056 7224000851 7224000855 7224000860 PARK 09 LL C PARK09 L LC PARK 09 LL C 521 Park Ave N 525 Park Ave N 529 Park Ave N Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7224000865 7224000880 7224000881 RIFFLE GARY+LINDA BOEING COMPANY THE RIFFLE GARY M 16846 188TH AVE SE PO BOX 3707 M/C 20-00 541 PARK AVE N RENTON, WA 98058 SEATILE, WA 98124 RENTON, WA 98055 7224000881 7224000925 7224000925 RIFFLE GARY M KURASPEDCANI TIM KURASPEDCANI TIM 541 PARK AVE N PO BOX208 PO BOX 208 RENTON, WA 98055 MAPLE VALLEY, WA 98038 MAPLE VALLEY, WA 98038 7224000926 7224000930 7224000940 CARRILLO JOSE LUIS+ZAYDA N MCLANE JERRI FISH JOHN T+N.VEANN TAWNEY 530 PELLY AV N 528 PELLY AVE N 526 PELLY AVE N RENTON, WA 98055 RENTON, WA 98005 RENTON, WA 98055 7224000950 7224000955 7224000970 TOPPING MATIHEW (+MEGAN E HART SHERALEE S COLLODI PATRICIA+FLORIO 516 PELLY AVE N 512 PELLY AVE N 26024 SE 220TH ST RENTON, WA 98057 RENTON, WA 98057 MAPLE VALLEY, WA 98038 7224000975 7224000980 7224500005 RUBIO ANTONIO CASTILLO CHEN MAWSHIEN THOMASON DEBRA L 17825 NE 65TH ST #A-165 5810 146TH PL SE 916 N 5TH ST REDMOND, WA 98052 BELLEVUE, WA 98006 RENTON, WA 98057 7224500010 7224500015 7224500020 HAMILTON JENNIFER+BROWN ADA OLSON JERRY R MACADAEG LYDIAN SOS PELLY AVE N 13802 SE 141ST ST 735 NE 198TH ST RENTON, WA 98057 RENTON, WA 98059 SHORELINE, WA 98155 7224500021 7224500025 7224500025 MACADAEG LYDIAN Current Resident Current Resident 513 Pelly Ave N 517 Pelly Ave N APT B 517 Pelly Ave N APT A Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7224500030 7224500035 7224500045 BROOKS RANDALL V CHIEN TE-YU+PAO-YU YU GUERZON THERESA M 525 PELLY AVE N 529 PELLY AVE N 531 Pelly Ave N APT A RENTON, WA 98057 RENTON, WA 98057 Renton, WA 98057 7224500050 7224500055 7224500055 ROBINSON JACQUELINE SCHULTZ NORMAN CORP Current Resident 535 PELLY AVE N 7634 S SUNNYCREST RD 541 Pelly Ave N APT 5 RENTON, WA 98055 SEATTLE,WA 98178 Renton, WA 98057 7224500055 7224500055 7224500055 Current Resident Current Resident Current Resident 541 Pelly Ave N APT 3 541 Pelly Ave N APT 6 541 Pelly Ave N APT 7 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7224500055 7224500055 7224500055 Current Resident Current Resident Current Resident 541 Pelly Ave N APT 2 541 Pelly Ave N 541 Pelly Ave N APT 8 Renton, WA 98057 Renton, WA 98057 Renton, WA 98057 7224500055 7224500055 7224500095 Current Resident Current Resident FARBER KENNETH W 541 Pelly Ave N APT 4 541 Pelly Ave N APT 1 524 WELLS AV N Renton, WA 98057 Renton, WA 98057 RENTON, WA 98055 7224500100 7224500105 7224500110 RITTENHOUSE STEVEN B SINGSON MARILYN V CALL HOWARD M 520 WELLS AV N 512 WELLS AVE N 621 S 291ST ST RENTON, WA 98055 RENTON, WA 98055 FEDERAL WAY, WA 98003 Park 09 LLC 1221 N 26th St Renton. WA 98056 MBP Integration MBP Integration Park 09 LLC 1221 N 26th St Renton, WA 98056 Don Snair D & B Group dba Dabco 5100 SE Harney Dr, #13 Portland, OR 97206 R~ ------enton~ NOTICE OF APPLICATION A Ma,10, Aw!ltallon NO b""" ~lod •nd oo:uptff wijh tti• D•p•rtm•nt <JI tom.....,,tv & '<onomlc o .. olopmont ICto)-Plonnln1Pl•l•lonolthoCl1Yal~"''°"' TholoU.,.."Cb~elly<lucrbolllioopplk:l~on""dth.on1c-.ltf"I Publlc~L PRQJ(CTDESClllP11llH: Too,ppl-tlo,oqu,nlncA00>"11nratorSltaPl1n!o\aow,,Lot Comblnatlonofrwop,,.,..,,,.crut11onolJJ,ll2,/11t11,,ndlwv,..odlllaW,nofor>tr1<tlrnpro,..-rru,ndc!rtv,w..,.. Jorlho<0nWu<1ionof1on.,...oryb1,nldlJ11.Thl-olthatwopuall .... sZ1andmPar1<.,..Nwltl!lnlh, Commorc:lolArton,l(CAlmno.Thepropoledbu,loln!wouldb1MUsfofetrnmor<:1all!IK'l1':irlwvdenUstoffl<as.TOe ul,Unl ,a,.. btlll<llnp W<>L*l lHI <111m<>111hod. Ac: ... ID tlll sitio would be 1amod throuat, !ho p.,bi~ ,llwy a1 IM Ult ,nda<ur'ocu<ltomP,rlllwoN"""'' ....... Alat,H,f.way-latlcno\o .. f'orlcA\<tNord!ll.l1llt¥~r•q•lralfMWOIIH ,nrtalllltion ofst101t~ l~ravemtnt1.AMadtncalion frnmth.l!Clty'1mnt,tartdan:h !t.lC4--6-000F'.211 rooue<11d1Dlo.....,lhaulstl<qrl&ht-<>l_..,.,N'IIP"l'l•-•l<ln1P1rliA01N.AModlllcati<>nfn>mtheOty'1c!rt.oway ,t>ndat<ls!t.lC4-C-Olllll.<ll•r1<!UUladlD1llawtwudrlY1-turb<111>•1on8P•rllAveMlorp._tlullftdor,n,fitd con1fCI.Othtrpt<ll)OIO<l-lmp""'""""tslndudollporidnartolllonc!l..-.d>e>ploe.Th,•trouoratoa,.m.,.,d, 0<><11m1ousull!TU'1•dloclud•1oatadv'icalorllldnOUl .. ,.portsandpo1kl<,gilOd•1ndsclpo1nall"IL Al'PUCANT/PltolECTCOl(fP.CTl'EJISON:=/0+8G/'l:lupjSIOOSEH1"'°'0r,#IJ/l'Ortland.OR'17206/S(ll- tommontlontl'Co"""-•P~l<allonm""1NtlJDIO-lnwrltln;a"'lllll5Drw1Mo,-Plan,lor,.,.,.._al Can>m...itya.bnamicDolfllop,nuL1055SoultlG,adyW.V, "'rtDn,WA!laCl57,by5'00P,ffl,Hr,/-3, 201.5.llvoul,r.,.quutbnlabw!W.proposal,orwlshtobom,deopanyol!!>:<>r•l•nd.-...addltlonolnOllfte1tlon bv mll~ conractlhl Pr1>ject M•••IJII!'"' (US) 4!0-l5'll. ~ono who ,ubml!'I wrl!Wn<D!MI"'*' wlU aulDmrtk:ally bocam1,portyofr•a>rd•ndo,jllbo~fl1dofa"'ded<lonon,hls?('C~ PlEASE INCLUDE THE PROJEcr NUMBER WHEN CAUJNG FOR PROP£R FILE IDENTIFICATION OCJOB!RS,2015 1Jr,uwouldllk.,alN,madoapo"1'orre<or<11»r,nM1lu!tl,arinh>mlo~onon•.hlopro1111se<PrOJO<l.comp-lno formanOroturn10:Clt,of-n,CED,Plannln10M>rc.,,10555outhGradVWl/f,Rtnton,WA9!!007 f1loN•m•/""·MyDont.lOfflcoau11d1ns/LUIU5.\lXln9,JiA-A,MOD,U: ________ Clty/Stato/llp ____ _ CERTIFICATION I, f< YI 5 st) rC,4,tS-.0'1. , hereby certify that _3__ copies of the above document were posted in ___3____ conspicuous places or nearby the described property on Date: 10/2-0 )1 5 Signed: 8£~ STATE OF WASHINGTON 55 COUNTY OF KING I certify that I know or have satisfactory evidence that KCT., Soreost:-0 signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. TRANSPORTATION MITIGATION FEE Project Name: My Dental Project Address: 521-525 Park Avenue North Contact Person: Permit Number: LUA15-000729 Project Description: The site currently contains two Single Family Home that are proposed for removal. The project proposes to combine two parcels into one and construct a new 3422 SF, single story medical office building. Land Use Type: Method of Calculation: ~ Ordinance 5670 ~ Residential (Existing) o Retail (2015 Development Fees) ~ Non-retail (Proposed) o ITE Trip Generation Manual, 9th Edition D Traffic Study D Other Calculation: Existing: Two Single Family Homes (SFH) 2 SFH x $2,214.44/SFH (Ordinance)= $4,428.88 Proposed: 3,414 SF Medical Office Building 3,422 SF x $7.20/SF (Ordinance)= $24,638.40 TOTAL= Proposed-Existing= $24,638.40-$4,428.88 = $20,209.52 Transportation Mitigation Fee: $20,209.52 Calculated by: _B_._B_a_n_nw_a_rt_h _________ Date: 11/06/2015 Date of Payment: H:\CED\Development Services\Development Engineering\lmpact Fees updated 10/23/2015 Leslie Betlach Plan Number: Site Address: LUAlS-000729 525 PARK AVE N Plan Review Routing Slip Name: My Dental Offices ,,.r,: 6?) ~ErtiWED OCT 21 2015 <.;1,, u, ·,~ .. ,vN COMMUNITY SERVICES Description: The applicant is requesting Administrator Site Plan Review, a Lot Combination of two parcels to create one 10,212 sf site, and two Modifications for street improvements and driveways for the construction of a one -story building, The addresses of the two parcels are 521 and 525 Park Ave N within the Commercial Arterial (CA) zone, The proposed building would be 3,414 sf of commercial space for two dentist offices. The existing three buildings would be demolished. Access to the site would be gained through the public alley at the east and a curb cut from Park Ave N at the west. Right-of-way dedication along Park Ave N and the alley is required as well as installation of street frontage improvements. A Modification from the City's street standards RMC 4-6-060F.2 is requested to leave the existing right-of-way improvements along Park Ave N. A Modification from the City's driveway standards RMC 4-4 -080!.4 is requested to allow two driveway curb cuts along Park Ave N for properties under unified control . Other proposed site improvements include 13 parking stalls and landscaping. Three trees are to be removed. Documents submitted include geotechnical and drainage reports and parking and landscape analysis. Review Type: Date Assigned: Community Services Review-Version 1 10/20/2015 Date Due: 11/03/2015 Project Manager: Kris Sorensen Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Plants Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/Glare Historic/Cultural Preservation Recreation Airport Envi ronmenta I Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Date October 20, 2015 Don Snair D+B Group 5100 SE Harney Dr, #13 Portland, OR 97206 Community & Economic Development Department C.E. "Chip"Vincent, Administrator Subject: Notice of Complete Application My Dental Office Building, LUAlS-000729, SA-A, MOD, LC Dear Mr. Snair: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-6593 if you have any questions. Sincerely, Kris Sorensen Associate Planner cc: Dr. Yu Mao, DDS/ Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov _.,_,,,,,_,..ss ___ ,__..R en t O Il NOTICE OF APPLICATION 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: October 20, 2015 PROJECT NAME/NUMBER: My Dental Office Building/ LUAlS-000729, SA-A, MOD, LC PROJECT DESCRIPTION: The applicant is requesting Administrator Site Plan Review, a Lot Combination of two parcels to create one 10,212 sf site, and two Modifications for street improvements and driveways for the construction of a one~story building. The addresses of the two parcels are 521 and 525 Park Ave N within the Commercial Arterial (CA) zone. The proposed building would be 3,414 sf of commercial space for two dentist offices. The existing three buildings would be demolished. Access to the site would be gained through the public alley at the east and a curb cut from Park Ave Nat the west. Right-of-way dedication along Park Ave N and the alley is required as well as installation of street frontage improvements. A Modification from the City's street standards RMC 4-6-060F.2 is requested to leave the existing right-of-way improvements along Park Ave N. A Modification from the City's driveway standards RMC 4-4-0801.4 is requested to allow two driveway curb cuts along Park Ave N for properties under unified control. Other proposed site improvements include 13 parking stalls and landscaping. Three trees are to be removed. Documents submitted include geotechnlcal and drainage reports and parking and landscape analysis. PROJECT LOCATION: 521 & S25 Park Ave N PERMITS/REVIEW REQUESTED: Administrative Site Plan, Modifications, Lot Combination APPLICANT/PROJECT CONTACT PERSON: Don Snair/D+B Group/5100 SE Harney Dr, #13/Portland, OR 97206/503- 444-8222 Comments on the above application must be submitted in writing to Kris Sorensen, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on November 3, 2015. 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) 430-6593. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: OCTOBER 5, 2015 NOTICE OF COMPLETE APPLICATION: OCTOBER 20, 2015 , 1f 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.: My Dental Office Building/ LUAlS-000729, SA-A, MOD, LC NAME:---------------------------------- MAILING ADDRESS: _______________ City/State/Zip: __________ _ TELEPHONE NO.:-------------- CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: October 6, 2016 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: My Dental Office Building LUA (file) Number: LUA15-000729, SA-A, MOD, LC Cross-References: AKA's: Project Manager: Kris Sorensen Acceptance Date: October 29, 2015 Applicant: Don Snair Owner: Dr. Yu Mao, DDS Contact: Don Snair PID Number: 7224000850, 7224000855 ERC Determination: Date: Anneal Period Ends: Administrative Decision: Approved with Conditions Date: December 3, 2015 Anneal Period Ends: December 17 2015 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Administrator Site Plan Review, a Lot Combination of two parcels to create one 10,212 sf site, and two Modifications for street improvements and driveways for the construction of a one-story building. The addresses of the two parcels are 521 and 525 Park Ave N within the Commercial Arterial (CA) zone. The proposed building would be 3,414 sf of commercial space for two dentist offices. The existing three buildings would be demolished. Access to the site would be gained through the public alley at the east and a curb cut from Park Ave N at the west. Right-of-way dedication along Park Ave N and the alley is required as well as installation of street frontage improvements. A Modification from the City's street standards RMC 4-6-060F.2 is requested to leave the existing right-of-way improvements along Park Ave N. A Modification from the City's driveway standards RMC 4-4-0801.4 is requested to allow two driveway curb cuts along Park Ave N for properties under unified control. Other proposed site improvements include 13 parking stalls and landscaping. Three trees are to be removed. Documents submitted include geotechnical and drainage reports and parking and landscaoe analvsis. Location: 521 & 525 Park Ave N Comments: ERC Determination Types: DNS -Determination of Non-S1gnif1cance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. ffi DEPARTMENT OF COMM TY AND ECONOMIC DEVELOPl'IIENT ---------•Itenton ® Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: Dr. Yu Mao DDS My Dental Office Building PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 507 Williams Ave S 521 & 525 Park Avenue North Renton, WA 98057 CITY: ZIP: Renton 98057 TELEPHONE NUMBER: 425-793-1789 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): Lot 6 No 7224000850 APPLICANT (if other than owner) Lot 7 No 7224000855 NAME: EXISTING LAND USE(S): Residential Don Snair COMPANY (if applicable): PROPOSED LAND USE(S): Dental Office D+B Group EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 5100 SE Harney Drive, #13 CMU PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) N/A Portland 97206 TELEPHONE NUMBER: EXISTING ZONING: CA 503-444-8222 CONTACT PERSON PROPOSED ZONING (if applicable): N/A NAME: SITE AREA (in square feet): 10,212 SF (Same as Applicant) SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: N/A ~ / C'f 2, 5 s 'I f SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: N/A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) N/A TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 1 don@dandbgroup.com NUMBER OF NEW DWELLING UNITS (if applicable): N/A /iC: I} . I 0:\1-PROJECTS\MY DENTAL\NEW BUILDING\Site Plan Review Application\land Use Master Application COMPLETE.doc Rev: D2/2015 DJECT INFORMATION (coi 1ued) ~-~-----L_----------~ PROJECT VALUE: 1/-1-00 c)cJ() <IU.,1 Q) tlC:nJ I -ff'U I NUMBER OF EXISTING DWELLING UNITS (if applicable): N/A SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 3414 sf SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): 2221 sf NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 10 - 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY __ sq.ft. __ sq.ft. __ sq.ft. __ sq.ft. __ sq.ft. (Attach leaal description on seDarate sheet with the followina information included) SITUATE IN THE Cil'l of Renton, Washington -LOT 7 AND THE SOUTH 35 FEET OF LOT 8, BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR. QUARTER OF SECTION __ , TOWNSHIP __ , RANGE __ , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) !, declare under penalty of perjury under the laws of the State of Washington that I am (please check one) D the current owner of the property involved in this application or IZI the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signature of Owner/Representative Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that 'Dor-...1.,!, S b0\C signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. 0:\1-PROJECTS\MY DENTAL\NEW BUILDING\Site Plan Review Application\Land Use Master Application COMPLETE.doc Rev; 02/2015 .. ' PREAPPLICATION MEETING FOR My Dental Office Building 521 & 525 Park Ave N PRE 15-000527 CITY OF RENTON Department of Community & Economic Development Planning Division August 6, 2015 Contact Information: Planner: Kris Sorensen, 425.430.6593, ksorensen@rentonwa.gov Public Works Plan Reviewer: Jan Illian, 425-430-7216, jillian@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.430. 7024, cthomas@rentonwa.gov 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 Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). Fire & Emergency Se~es Department DATE: TO: FROM: SUBJECT: MEMORANDUM 7/22/2015 12:00:00AM Kris Sorensen, Associate Planner Corey Thomas, Plan Review/Inspector (My Dental Offices Preapplication 2015) PRElS-000553 1. The preliminary fire flow is 2,000 gpm. A minimum of one hydrant is required within 150-feet of the structure and one additional hydrant is required within 300-feet ofthe structure. It appears adequate fire flov is available in this area. It appears adequate hydrants are existing, however they require the installation of 5 -inch storz fittings to be brought up to current code. 2. Fire impact fees are currently applicable at the rate of $0.75 per square foot of. dental office space. 3. Fire sprinkler system is not required unless building exceeds 5,000 square feet. Fire alarm system is not required unless building exceeds 3,000 square feet. 4. Fire department apparatus access roadways are existing city streets only. 5. An electronic site plan is required prior to occupancy for pre-fire planning purposes. Page 1 of 1 DEPARTMENT OF co"1uNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM 8/5/2015 12:00:00AM Kris Sorensen, Associate Planner Jan Illian, Plan Reviewer (My Dental Offices Preapplication 2015) PRE15-000SS3 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non -binding and may not 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. 1. Water service is provided by the City of Renton. There is a 16-inch ductile iron water main in Park Ave North. See the City water drawings W-0697 and W-0599. The available derated fire flow from the 16-inch mail fronting the site in Park is approximately 4,800 gpm. Pressure available is approximately 75 psi. The proposed project is located in the 196-water pressure zone and is outside an Aquifer Protection Zone. There are three existing% inch water meters serving each building on each parcel. 2. The preliminary fire flow requirement per the Fire Marshall's office is 2,000 gpm. Ail new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One primary hydrant is required within lSO feet from the buildings and one additional hydrant will be required within 300 feet of the building. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but location is subject to Fire Department approval. Existing hydrant(s) counted as fire protection will be required to be retrofitted with storz fitting if not already installed . 3. A fire sprinkler system will be required by the fire department. A separate no-fee utility permit and separate plans will be required for the installation of the double detector check valve assembly for the fire sprinkler line. Installation of a water main stub for the sprinkler system will connect to the existing 16-inch water main located on the east side of Park Ave N. The size of the fire sprinkler shall be determined by the fire sprinkler designer/contractor. 4. Installation of a backflow prevention assembly (DDCVA) in an underground vault outside of the building for the fire sprinkler system per Renton standard plan will be required. The DDCVA may be installed inside the building if the installation meets the conditions of the City standard plan no. 360.S. The applicant/design engineer shall provide adequate room in the landscape area outside of the building and of its underground parking garage footprint for the installation of the water meter vaults and fire sprinkler vault . S. System development fee for water is based on the size of the new domestic water meter that will serve the new building. Water fee for 1-inch meter is $3,090.00. Water fee for a 1.5 inch meter is $ 15,450.00. Credit will be given for the existing% inch water meters. Fees will increase January 2016. 6. Fee for a 1-inch meter installed by the City is $2,SSO.OO. Fee for a 1.5 -inch meter installed by the City is $4,580.00. Fees will increase January 2016. 7. The development is subject to applicable water system development charges based on the size of the landscape irrigation meter and the fire sprinkler stub as well. Redevelopment credit for water system Page 1 of3 development charges is applicLor the existing %-inch meter(s). ' 8. A Reduced Pressure Backfl~ssembly (RPBA) will be required to be installed inline of the domestic water meter to the building in an above ground insulated "hot box", per City standard. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in the alley to the rear ofthe lots. 2. System development fee for sewer is based on the size of the new domestic water to serve the new building. Sewer fee for 1-inch meter is $2,135.00. Sewer fee for a 1.5 inch meter is $10,675.00. Credit will be given for the % inch water meter(s) if existing home is connected to sewer. Fees will increase January 2016. Storm Drainage 1. There is a drainage conveyance system fronting the site in Park Ave North . 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Duration Standard, Existing Conditions . The drainage report will need to follow the area specific flow control requirements under Core Requirement# 3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface Water System Development fees of$ O.S40 per square foot of new impervious surface will apply. Credit will be given for existing homes on each lot. This is payable prior to issuance of the construction permit. Fees will increase January 2016. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation/Street 1. Existing right-of-way width in Park Ave North fronting the site is 60 feet. Park Ave is classified as a principal arterial street. To meet the City's complete street standards, street improvements including a pavement width of 22 feet from the center line, curb, gutter, an 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. Overall street section will be a 79 foot roadway. Approximately 9.5 of right-of-way dedication is required alonE the project side in Park. 2. The applicant is encouraged to submit a letter requesting a modification to the street standard, allowing the existing 8-foot sidewalk behind the curb to remain. Dedication of right of way would still be required. This letter should be addressed to Jennifer Henning, Planning Manager and routed through the plan reviewer. 3.The alley is 12 feet wide. Alley width for commercial development requires 16 feet. Approximately 2 feet of right of way will be dedicated. Pavement width will be 12 feet. 4. Traffic mitigation fees will apply to this project. The current rate is$ 7.20 times the square footage of proposed building. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Credit will be given for the three existing buildings/homes. S.Street lighting is required to meet current city lighting levels. General Comments 1. 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 Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, fire line (DDCVA), side sewer Page 2 of 3 connection and storm water c.A..ction. A 3. Abandonment (cut and ca;;i'llf he existing domestic water services i~y are not used for the development will be required. Page 3 of 3 ' ' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --~~Renton® DATE: TO: FROM: SUBJECT: MEMORANDUM August 6, 2015 Pre-Application File No. 15-000553 Kris Sorensen, Associate Planner My Dental Office Building 521 & 525 Park Ave N 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 $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject site is a combination of two parcels located on the west side of Park Ave N between N 6'" and N 5'" streets at addresses 525 and 521 Park Ave N. The project site is approximately 0.23 acres (10,212 sf) and is zoned Commercial Arterial (CA). The submitted application identifies a new single-story commercial building for dental offices and surface parking and landscaping improvements. The site is generally flat and is located in the seismic geological hazard area. Existing access to the subject site is from a curb cut at 521 Park Ave N and a public alley at the west of the site. The public alley serving the site provides three connections through N 5th St, Park Ave N, and Pelly Ave N where the alley is in a "T" formation. A previous multi-story mixed-use building received land use approval through LUA14-0001148 and included the two subject properties and an additional property to the north at 529 Park Ave N. Current Use: Currently the site has existing single-family homes at each of the two lots of 525 and 521 Park Ave N. Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning designation. My Dental Offices: PREl0553 Page 2 o/6 August 6, 2015 I Zoning Requirements: The property is located within the Commercial Mixed Use (CMU) land use designation, the Commercial Arterial (CA) zoning designation, and within the Urban Design District 'D' overlay. The CA zone allows medical and dental offices. The property is located within Urban Design District 'D', and therefore subject ta additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, s/gnage and street furniture. Design elements are listed In RMC 4-3-100 for District 'D.' Density-The minimum density permitted in the CA zoning designation is 10 units/net acre and the maximum density is 60 units/net acre for buildings with mixed commercial and residential use in the same building. Not applicable. No dwelling units are proposed. Minimum Lot Size. Width and Depth -There are no minimum requirements for lot width or depth within the CA zone. The minimum lot size in the CA zone is 5,000 square feet. The subject site would require a formal Lot Combination application for 525 and 521 Parle Ave N which would create a single parcel approximately 10,212 sf in area. The new lot area would exceed the minimum lot size for the zone. Lot Coverage -The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The submitted materials identify a building with on approximate footprint of 2,890 sf which would provide approximate lot coverage of 28 percent on the 10,212 sf site. Right-of-way dedication may be required for the alley and Pork Ave N sides of the lot which may increase the lot coverage. As submitted the proposal is below the lot coverage maximum af 65 percent and complies with the standard. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 15 foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The abutting properties to the north and south are similar zoning although o residential zone Is adjacent the site to the west on the other side of the 12-foot alley. The submitted site plan identifies a front yard setback of 10 feet, a north side yard setback of 5 feet, a south side yard setback of approximately 19 feet, and a rear yard setback of approximately 45 feet; where all setbacks comply with the minimum requirements. Right-of-way dedication may be required for the alley and Park Ave N sides of the lot which may change setback distances. Gross Floor Area -There is no minimum requirements for gross floor area within the CA zone. Building Height -The maximum building height that would be allowed in the CA zone is 50 feet and 60 feet for mixed use structures with a residential component. The elevation submitted with the application materials identifies a single-story structure and complies with the height maximums for 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. See RMC 4-4-095 for general and specific requirements. P2 My Dental Offices: PREl0553 Page 3 of6 August 6, 2015 ' Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). For offices, a minimum of 2 sf per every 1,000 sf of building gross floor area is required for recyclable deposit areas and a minimum of 4 sf per every 1,000 sf of building gross floor area is required for refuse deposit areas with a minimum of 100 sf for the area. For the proposed Z,890 sf gross floor area for the two offices, the minimum 100 sf area is required. The submitted materials identify on area with dimensions of 12 feet by 9 feet which is approximately 108 sf and would comply with the minimum standard. Design requirements for the area are identified in the Design District 'D' standards RMC 4-3-100. Landscaping -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 cover. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. All surface parking Jots shall have perimeter landscaping and interior parking Jot landscaping meeting the standards of RMC 4-4-070. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). The submitted site pion identifies front yard landscaping approximately 10 feet in width and an approximate 5-/oot wide landscape strip on the north side of the site. One landscape island is identified in the surface parking lot area. The site plan identifies 14 surface parking stalls where no interior landscaping for a parking area is required for lots with Jess than 15 stalls. A landscape pion is required as port of a building permit. This standard generally applies to a new use at the site. A detailed landscape plan and landscape analysis meeting the requirements in RMC 4-8-1ZOD.1Z, shall be submitted at the time of building permit submittal. Significant Tree Retention: The submitted materials identify three fruit trees in the middle of the subject site. A Tree Retention Plan with a tree retention worksheet shall be provided with the formal land use application or building permit. RMC 4·4·130H provides general and specific requirements. The tree retention plan must show preservation of at least 10 percent of significant trees which are required to be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Per RMC 4-4-130H.1.c "Calculating Tree Retention" if the number to be retained includes a fraction of a tree, any amount equal to or greater than one-half tree shall be rounded up. Ten percent of the three 8-inch fruit trees at the subject site would not require retention of the existing trees. Fences or Retaining Walls-If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan respectively. A fence and/or wall detail should also be included on the plan if proposed. This standard generally applies ta a new use at the site. The opp/leant Is required ta identify any fence or wall as part of a formal building permit application. ~ -Signs are required to meet the minimum standards of RMC 4-4-100 "Sign Regulations" and require separate sign permit review which is different than building permit review. P3 My Dental Offices: PREI0553 Page 4 of 6 August 6, 2015 I Lighting -New parking lot and building lighting would require a lighting plan and shall meet the lighting standards of RMC 4-4-075. A detailed lighting plan and analysis is required as part of the building permit submittal. Parking; bicycle and automobile -Surface parking is allowed in the zone, except for parking stalls required for residential uses. The following ratio would be applicable to the proposed office. The required vehicle parking stalls far a dental office building is a minimum and maximum af 5 per 1,000 sf of net flaar area. The application identifies 2,890 gross square feet which would require approximately 15 parking stalls, however based on net floor area, it is anticipated that Jess than 15 parking stalls would be required. The identified 14 stalls would likely comply with the parking stall ratio requirement. Of the 14 stalls, 4 are identified as compact and 1 is identified as the ADA stall. There are limited number of compact spaces that can be used for designated employee parking per RMC 4-4- 0BOF.8.c.iii. The applicant, an the formal building permit submittal, may identify surface parking areas set aside exclusively for customer or guest parking versus employee parking and designate specific stalls for each per RMC 4-4-0BOF.8.f. See RMC 4-4-080 far mare details for parking and drive-aisle dimensions and standards. The applicant will be required at the time of building permit submittal 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, up tci 25 more or 25 percent less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25 percent allowance, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. The applicant will be required at the time of land use permit or building permit application to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details: • Stalls: It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8Yz feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. 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. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided in addition to the minimum spacing requirements for the stall. For up to 25 automobile parking spaces, one ADA space is required. A vehicle parking analysis with the number of spaces and dimensions of stalls would need to be provided as part of building permit submittal. P4 My Dental Offices: PREIOSS3 Page S of6 August 6, 2015 I Access -Driveway widths are limited by the driveway standards, in RMC 4-40801. A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. The subject site has access through an alley which provides connection to the abutting commercial zoned properties to the north and south ond site-to-site access. The project will have to comply with driveway standards. Building Design Standards -Compliance with Urban Design Regulations, District 'D' would be required for new development and considered for any improvements to existing development. See the design district Renton Municipal Code section 4-3-100. The following bullets are a Jew of the standards outlined in the regulations. • 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. • 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. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. • All building facades shall include modulation or articulation at intervals of no more than forty feet. • Modulations shall be a minimum of two feet deep, sixteen feet in height, and eight feet in width. • On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent of the portion of the ground floor facade that is between 4 feet and 8 feet above ground. Buildings shall create varied and interesting roof profiles. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. The applicant submitted two building elevation alternatives facing Park Ave N. The first alternative provides more visual interest, openings through upper story windows, and a more interesting roof profile than the other alternative. Modulations and articulations required of building focades with a 40-foot length or greater is not identified on the site plan where the building has an approximate 70-foot length. Only one entry is identified along Park Ave N for one of the two offices, where the applicant may want to add a storefront entry along Park Ave N for the second office. Critical Areas: The subject site is located in the seismic geological hazard area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site may be required. The analysis would needs to assess soil conditions and detail construction measures to assure building stability. There are no other critical areas identified on the site. PS My Dental Offices: PRElaSS3 Page 6 of 6 August 6, 2015 I Environmental Review: Environmental {SEPA) Review is not required for the proposal. Permit Requirements: The proposed project would not require land use application, unless modifications were being requested. A building permit is required. In addition to the required building permits, separate construction and sign permits would be required. Impact Mitigation Fees: In addition to the applicable building, sign permit, and construction fees, the following 2015 impact fees would be required prior to the issuance of building permits. Impact fees change year to year: Fire Mitigation fee currently assessed at $0.75 per square foot of dental office space. • Transportation Mitigation Fee would be assessed at $7.20 per square foot based on the proposed building. A handout listing all of the City's Development related fees is available for your review. P6 ~ w w "' a: z gi ~ ::; w "' w IH Tlisdocumentilla!J"1hicreprea.ntation,not 11JSanleed1oS1Jrwyai;t1J"a:;y,sidlsbased ont!iebesl:irtonnlllimavailableascilhed8te lham. Tin map ill manded fir ctcy lhpla'J 111rposuon1V. Community & Economic Development C.f._"CJ,jp"""-~~""" ..._._ r~~ -----J.{ ':Ilr.tJil ~' UC-N1 NU\NDJNG :A UC-N1 NTTHST SITE IH N t 0 ,420 io-s>-1 E4W 1:9,350 OB T23N R5E W 1/2 Page22of80 Qty Llmlul D {COR)CommarciaL'Offiee/Relldentlal c:JCR-41 Reside11tial4dulac CJ RENTON 0/CVJCent..-V"dlage c::::](R-8\Reald«1Ual8ciulac QPll(anlialAnnuam!Arta QQH)lnlilstrialHeavy c:](RC)Re!IOUrQ!ICOme!Vation ZonlngDnlgmrlhm c:JQL)lmlistialLJght C](RM-F)Reldemlal~lli.f"imlly C::J [CA) commercielArtallal D ~MJ lncluslrlal Medium D (RM-l} Rel. Muli·Family Tradlionll c::J[COJC&nterDownhn O!R-1)Residante!1du/ac c:](RM-U}Resi.Multi-FamilyUrtlaiCanter C]{CN)C1111m11"cia1Neigltiorhoad0(R-1D)Ruidandal1Cdulac C](Rl.tl)Reslden!lalMattJracturedHomea c:J(CO)ComrnarcialOflict1 0tR-14)RuldenUlil14dltlac 0tuc..'11)Urha!C111t..-Na1h1 C](UC-N2)UrbanCenterNct1h2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: Arborist Report 4 .;. T !"le Refu,i,'ovi Wbli /cS Biological Assessment• Calculations 1 ' Colored Maps for Display 4 JCS ~ j:Jllt){{c "-'~'r'"J ~-"'1":1~':.,,~!; Construction Mitigation Description 2••0• l'N,ps vvd'l/[k rt''ftW"/ I Deed of Right-of-Way Dedication 1 Density Worksheet, /<-> Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3AND4 Environmental Checklist 4 k'._(, Existing Covenants (Recorded Copy),•ND• Existing Easements (Recorded Copy) •••o• Flood Hazard Data 4 /cs Floor Plans, AND, Geotechnical Report, .. 0 , Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed, Habitat Data Report, !-S Improvement Deferral 2 Irrigation Plan, /"\_ -r _,.,,..-.... ,._,._ / "''{""~~. M l>ev, fz. l l cf' 13 /Jc. PROJECT NAME. _ _,.'1 _________ 1 .,_J_ DATE: _6,f-/f......,/ 1 '-/;_5 ____ _ H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\ Waiversubmittalreqs.docx Rev: 02/2015 ,-, \. ) LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site, Landscape Plan, Conceptual, Landscape Plan, Detailed, Legal Description 4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions, Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Overall l'tati'laQ 4 Oveva(/ S1H' f'/Cl.n ts Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan, Preapplication Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan HNo, Stream or Lake Study, Standard, ~s Stream or Lake Study, Supplemental, Stream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate 1•••• Topography Map, Traffic Study, ks Tree Cutting/Land Clearing Plan 4 ~s Urban Design Regulations Analysis, Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary, H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx Revc 02/2015 LAND USE PERMIT SUBMITIAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless; Applicant Agreement Statement , AND, Inventory of Existing Sites 2AND3 Lease Aareement, Draft 2 AND 3 Map of Existing Site Conditions , .. o, Mao of View Area 2AN0, Photosimulations 2AN0, This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: 1::-<; H:\CEO\Oata\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx COMMENTS: Rev: 02/2015 MY DENTAL OFFICE BUILDING Project Narrative Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Land Use Permits: None Zoning: Object Property: Property North: Property South: Property East: Property West: CA CA CA VC-NI R-8 Current Use: Residential Existing improvement: House and storage buildings Special site features: Level Lots Soil Type and Drainage: Based on soil report done by Merit engineering dated 7/10/14 the soil is suitable for building on. From the surface down the soil consist of top soil, sandy gravel, gravelly sand, clayey sand Regarding Site Drainage no surface is water is evident and the water table is a constant 8'deep year around. A copy of this report is included with this Application for review. Proposed Use: The proposal is to combine two parcels 7224000855 and 7224000850 into one parcel, remove the existing buildings and construct to single story, 3414 square foot wood frame building with parking. The new building is to be divided into two suites, to be used as dental practice businesses. Plots: Existing plot consist of 2 Parcels, Tax Lot # 7224000850 and 722400085, they are to be combined into one Lot number and the total square feet of the proposed lot after property dedication is to be 9,267 SF. Access: The Proposed property is positioned on the west side of Park Avenue North and will require altering the existing curb cut to the property to allow southbound traffic to the parking area at the rear of the property via a 12' driveway along the south side of the new structure. Exiting the property will be only by the existing 12' alley. All north bound traffic will access the property by the south bound lanes of Park Avenue and use of the alley ways at the rear of the property. Included in this application is a modification to allow a second curb cut on Park Avenue as there is already one curb cut at the end of the adjacent property which is owned by the same owner of the property. Offsite improvement: will be minimal providing the modification to eliminate the 8' planter area adjacent to Park Avenue is granted. This would reduce offsite construction to the reconstruction of the south curb cut to 10'wide and possibly a new 1" water main. There will still be the need to connect to the sewer and drainage systems in the ally and the rear of the property. Estimated construction cost: is $700,000.00, $800,000.00 and the total value of the project is expected to cost $1,000,000 approximately. Proposed material use: is wood frame construction with metal roof. Cementitious composite siding with cultured stone veneer wainscot. Property is slightly high that the street and sidewalk so any top soil and dirt removed will be replaced with gravel for parking and slab base, black top and concrete. The total approximate material to be removed off the property and brought back in is 200 cubic yards. Tree Removal: consists of 2-8" plum trees and 1-8" apple tree. Land dedication: to the city will be 9-1/2 'of frontage west of the Existing 8', sidewalk along Park Avenue and 2'of property along the existing alley at the rear. Project will involve a small construction trailers parked on site for the duration of the project. PRE15-000553 My Dental Offices 0 L: , .••• .u·.u>·ec===== 128 64 128 reet WGS_ 1984_ Web"_Mercator _Auxiliary _Sphere Ci!)' ~i:_Renton , Finance & IT Division City and County Boundary Q1har CttyalRenton Addresses Parcels 1st Floor 1st Floor 2nd Floor 1st Floor (Hhi:>r R11ilrlinn<; Information Technology . GIS RentonMapSupport@Rentonwa gov 8/512015 City of Renton Print map Template 0 23 11 23Feet WGS_ 1984_ Web_Mercalor_Au~1l1ary_S phere ~y of Renton-: Finance & IT Division Legend City and County Boundar; Other C1lyolRenlon Addresse,; Parcels 1st Floor 1st Floor 2nd Floor 1st Floor nthP.r Ruilrlinn~ lnrormat!on Technologl' GIS RentonMapSupport@Rentonwa.gov 81512015 ~!• Hydrant Other System System Valve O Opened O Closed Conlrol Valve O Water Fitting Water Gravity Pipe Water Main Lateral Line THIS MAP IS NOT TO BE USED FOR NAVIGATION MY DENTAL OFFICE BUILDING Construction Mitigation Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Construction Mitigation Description The proposed construction is to start early October 1 with complete project duration lasting 6 months, to March 31. If possible it would be desirable to get demolition and excavation work done ready for foundation before the rainy season in September. Hours of construction will be from 7:00AM-5:00PM Monday through Friday with occasional weekends. Early morning or late evening work as may be required to keep on schedule. Routes used to bring in material and take materials out will be to use Park Avenue North to 1- 405 North or South on Park Avenue, to 4th Street, East to Factory Place, South to 900 South to 1-405 South or left off 900 South to take 169 South to 1-405 North. The amount of dirt and earth to be disturbed and hauled is minimal and will likely be for a 1-3 day time period. It is likely there will be minimal opportunity for dust. However, should this become a problem, dust will be controlled with water hosing via water hydrant at the corner of the property. Mud, however, may be a worse problem and will need to be washed off the equipment and tires before entering public streets or alleyway. It will be the responsibility of the project supervisor to keep the site and surrounding area neat, tidy and clean. All erosion is to be controlled and contained on site in an effort to keep mud and soil from entering the city storm drain system. There is currently an existing curb cut and apron that potentially will not need to be altered and will allow traffic to enter the property from the North on Park Avenue. All other traffic in and out of the site will come and go via the alley at the rear of the property. These access provisions are existing and paved. Thus, the impact on the system will be no different as is explained in Access paragraph mentioned in Project Narration above. Neighboring operations to the site are as follows: South: Auto repair and car Sales East: Multistory office building, across 4 traffic lanes of Park Avenue • North: Restaurant which operates evenings and nights • West: Residential Homes The West, East and South properties should be able to tolerate light construction, single story activity. There will be no pile driving or long term excavation processes. The North property is evening and night use and will not be affected by our hours of work as we are normal 7:00AM- 5:00PM working shifts. There are no special hours proposed. Traffic control will not be needed as there are no offsite improvements and parking of the vendors will use the restaurant parking as it is night and evening operation and same ownership also. The site itself will allow for parking at some point during construction. No cranes are required. MY DENTAL OFFICE BUILDING Urban Center Design Overlay Project Name: My Dental Office Building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 UCDO Report Two pedestrian building entries have been provided at the Park Avenue side. These entries give access to each of the tenant spaces in the building and meet the design requirement of 8' wide x 2' deep and shall be connected with walkway to the City sidewalk. Transition from the surrounding developments will be achieved by use of a full hip roof (3: 12 pitch) with metal standing seam roofing. This will keep the profile low and consistent with the height of the adjacent restaurant building. Existing structures are about 15' tall. The peak of the roof on this project is approximately 17' tall. The parking lot is designed to contain all parking at the rear of the property except for 2 spaces located at the South property line. It is proposed that these parking spaces will be buffered with landscaping, allowing a 12' driveway off of Park Avenue for Southbound traffic. Vehicular access is to be primarily from the rear alleyways. We are proposing to use one existing curb cut to allow access to the rear parking for Southbound Park Avenue traffic only. Pedestrian circulation and access will be achieved by access to the building from the Park Avenue sidewalk. Access to the rear of the building will be from the 12' driveway along the South end of the building and will allow pedestrian access from the rear parking lot to the front of the building and also to the Park Avenue sidewalk. Common areas are only required for larger buildings w"ith 10 units or more. Low profile landscaping will be provided, as required, on all pervious surfaces and Park Avenue frontage, except at the point where the curb cut and driveway cross the Park Avenue sidewalk, accessing the parking at the rear of the property. It is the assumption that street trees will not be required due to the modification of use to the existing sidewalk which is at the Park Avenue curb. The planting area will be 9'-6" of the property dedicated to the city and will become landscaped street frontage area. Parking lots for less than 15 cars are not required to have landscaping. Building Character The building frontage will include two 8' wide x 2' deep x 8' high entry accesses with entry doors flanked with windows. Also included will be a 4'-6" deep awning protrusion along 75% of the building frontage. Other architectural features included at entry are lighting, ornamental building name, and address. The proposed roof structure design is a full hip, metal standing seam roof. The slope proposed is in the range of 3:12 pitch. The proposed building is to be freestanding, built off of property lines a minimum of S' on side and rear, and on the property line at the front. This will require the administrative site review. The building is to be finished consistently on all sides with cultured stone wainscot and cementitious board lap siding. MY DENTAL OFFICE BUILDING Landscape Analysis Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Landscape Analvsis Total square feet of the property Before dedication After dedication (-9'-6") Total SF building Impervious surface Existing Proposed Awning Eaves, Front North 62 x 2 Total building SF Lot coverage after dedication Parking space required Parking provided: 8 Standard 9' x 20' 10,107 9)5~ 3414 SF 2,070 8,967.25 256 -24 124 $9,371.75 3,414 [1 level] 36.8% 10 1 ADA 9' x 20' 1 Maneuvering 8' x 20' 4 Compact 8'-6" x 16' No parking lot landsc.aping Attn: Planning Manager Jennifer Henning MY DENTAL OFFICE BUILDING Modifications Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Name: 2nd Curb Cut Code: Code allows for only one curb cut onto Park Avenue for the 3 lots when lots are owned by the same person. Purpose: To allow for two curb cuts. Reason: The 3 lots that are involved in this development are owned by the same person. Two of these lots will be combined and used as a Dental Clinic the 2nd use is commercial (restaurant). The restaurant will be on a lot of its own existing curb cut. The existing curb cut at the south end of the two lots to be combined is positions as part of site design proposal will not need to be reconstructed. Support: If all the properties were included in this development it could possibly work to make one curb cut. The position of the existing restaurant makes it unworkable to attain without major reconstruction of the existing restaurant and related parking areas. Conflicts with other conditions: None Photos and Drawings: Attached Park Ave N -Google Maps 1 of 2 ~·' .£'.,_ '')()Ole '-1\... 6 Renton, Washington Street View~ Aug 2014 https://www.google.com/maps/@47.4913867,-122.2022527,3a,75y,218.23h,65.73t. .. Park Ave N Image capture: Aug 2014 © 2015 Google 8/27/2015 2:58 PM MY DENTAL OFFICE BUILDING Attn: Planning Manager Jennifer Henning Modifications Project Name: My Dental office building Size: 3414 SF building on 9267 SF of property Location: 521-525 Park Avenue Renton, Washington 98057 Name: 8' Boulevard Planter Area Code: requires 8' planter area between the Park Avenue curb and sidewalk. Purpose: is to waive the above code requirement and leave the existing sidewalk as is. Reason: Park Street was not developed with this configuration in mind. All sidewalks are next to the curb. To apply this code to this site improvement would be awkward as there would be a design change tor a distance of 95' Ft . This is not consistent with the areas current design. Support: there will be a 9-1/2' plantings area to the west of the existing sidewalk considering the dedication. This will match the surrounding development. (See the multi-story office building across the street. Attached) Conflicts with other conditions: None. Photos and documentation: attached. Park Ave N -Google Maps 1 of 2 ~N Google Park Ave N Renton, Washington Street View . Aug 2014 https://www.google.com/maps/@47.4910748,-122.2022102,3a,75y,9.53h,82.21t/d ... '~-.. 2-_ -- .. .·?. .... -.::. .,..;-ii-...1C.. Y<J<iZ.."-A .// '~~~fK~ ~~.0 ~:··· lY\_:,,f)·-.-;. \ (_ RT I -:) h.._' T.S·:.\_ .. _r~. ,J~~"r~ ' -· ,._; '1~-~-="--·1:~: -~~--------··---.:.::::::~ '---- '- Image capture: Aug 2014 © 2015 Google 8/25/2015 9:33 AM L 0 7) ,IV I" 1> J it fl ] 2 ~ ~a: "t 1 ~ CID~ r. ~ J s: f "ll ~i ~~ t $' J' i! ~ ~ t PLK AVENUE~ II' ~ [ a • 0 C~ D.+B GROUP t -ug 1 ~ ~ 5 ~l;J ~ > -< iii ~ ~IOOst ........... DII. r PQRTI.AIIO.Cltfn)I, l.9"-?l>I!?'~ WWW,DANOIGROUf'.(.OM !""I!'!' rm ililfi ~ f!li!·,1 l 'l 'ill1i 1UH!!:ii Ii qiFr' !" p:h :iijif!i!f ! 1jl!i jiH1t! l1iH i! ·,q STORM DRAINAGE DRAINAGE REPORT FOR CITY OF RENTON 521 PARKA VE. N, RENTON, WA 98057 CLIENT: D+B GROUP, 5100 SE HARNEY DR. PORTLAND, OR 97206 ATTN: DON SNAIR, PROJ. MGR, 503.232.1974 X 102, don@dandbgroup.com PREPARED BY WR & AS SOCIA TES 106 MONTEREY DRJVE NE, RENTON, WA 98056 VOICE: 425.277.5664 GWALKEN@GMAIL.COM FAX: 1.206.569.0011 9/21/2015 REV 9/23/2015 TO ADD CITY STORM SYSTEM MAP VICINITY SITE PROJECT OVERVIEW: The following drainage report is required along with utility drawings for this project. The proposed project combines two existing lots on the west side of Park Ave N. The address of the two lots are 521 and 525 Park Ave. N and each has a small, older single family home that will be removed in accordance with a demolition plan. The total area of the combined lots is approximately 10,191 SF (95' N-S by 107.3' E-W. Topography of the existing site is shown on an ALTA survey done by Geo-Dimensions in June 2014. After demolition a proposed dental office with a root7awning area of 4,220 SF will be constructed. The remainder of the site will be parking, driveway and landscaping. This project required dedication to the City by the owner of9.5' on Park Ave N and 2' on the west side of the lot to expand the alley ROW. See architects site plan for the location on the site and the areas of roof, landscaping sidewalks, paving, etc. CORE REQUIREMENT #1, Discharge at Natural Location Runoff from the existing site sheet flows west to an asphalt alley when it flows north into a catch basin in the alley. From their it flows about 350' through private property in 12" to 8" to 10" pipes until it connects into a Type I C.B on the south side ofN. 61h Ave. It then flows north in a 1 O" concrete pipe about 40' where it then connects to a 24" CMP (approximately 150' west of the center-line of Park Ave N). We will call this connection "Junction A". This 24" storm drain system flow west about 2300 in N. 61h St until it outfalls into the Cedar River. The City has directed us to connect our storm system to an existing Type I CB on the west curb of Park Ave N. From this CB runoff flows through a 12" storm system, 430' to a Type 2 CB on the east side of Park Ave. N. From here our runoff will flow 190' through the 24" storm drain to "Junction A". It is common drainage law to consider discharge to be in it's natural location if the systems reconnect within Y. mile. Our 620' via the longest route (Park Ave N. and 6"') meets that criteria. The following page is a printout of the City's storm drainage system in the project area that shows the above described piping system. City of Renton Print map Template None 0 - Legend City and County Boundary Ctiler C1:yo/Renton Addresses Parcels + Renton Fire Hydrant + Hydrant Other System 64 0 32 64 Feet System Valve WGS_ 1984_Web_Mercator_Aux1liary_Sphere City of ReJlton-;, Finance & IT Division O Opened 0 Closed Information Technology-GIS RentonMapSupport@Rentonwa gov 911512015 Water Main Lateral Line Hydrant lrngabon Water Service Areas L Lift Station Clean Outs M.::rnhnli=i.:;, THIS MAP IS NOT TO BE USED FOR NAVIGATION CORE REQUIREMENT #2, Offsite Analysis Based on the description of the existing storm drain system from our site to the Cedar River as described in Core Requirement# I the existing drainage system is adequate. A proposed project is exempt from Core Requirement #2 if any one of the following is true: 1. RDSD together with the City of Renton Surface Water Utility determine there is sufficient information for them to conclude that the proposed project will not have significant adverse impact on the downstream and/or upstream drainage system. CORE REQUIREMENT #3, Flow Control Per Pre-application memo we are in the a Peak Rate Flow Control Standard area. The targeted surfaces that apply to this project is the entire developed site area, 10,191 SF (0.231 acres). The following exceptions apply only in Peak Rate Flow Control Standard Areas: I. The facility requirement in Peak Rate Flow Control Standard Areas is waived for any threshold discharge area in which the target surfaces subject to this requirement will generate no more than a 0.1-cfs increase in the existing site conditions l 00-year peak flow. Note: for the purposes of this calculation, target surfaces served by flow control BMPs per Appendix C may be modeled in accordance with the flow control BMP facility sizing credits in Table 1.2.3.C (p. 1-42). The existing site conditions JOO-year, 15' time step peak flow is 0.176 CFS per KCRTS as documented in Appendix A which contains Fig. No. I for the existing site conditions and the KCRTS output. As noted above the calculation of the 0.1 cfs maximum increase allows for sizing credits. The future site conditions 100-year, 15' time step peak flow is 0.262 CFS per KCRTS as documented in Appendix B which contains Fig. No. 2 for the future site conditions and the KCRTS output. The site soils vary from sand with fines to gravelly sand which infiltrates even better than fine sand/loamy sand per the site geo-technical report. Therefore, we have modeled the 4,220 sf roof area at 50% impervious/50% grass using KCRTS and this results in a JOO-year developed peak flow of 0.262 CFS as documented in Appendix B. The increase of 0.086 cfs during a I 00-yr storm is less than 0.10 cfs and thus we meet the detention exemption. TABLE 5.2.2.A FLOW CONTROL BMP FACILITY SIZING CREDITS(l) (KCSWDM) Flow Control BMP Type Facility Sizing Credit Full dispersion Model fully dispersed surface as forest(2) Full infiltration(3) Subtract impervious area that is fully infiltrated Limited infiltration Model tributary impervious surface as 50% impervious, 50% grass <=== From KC Appendix C 2 C.2.3.4 USE OF DRYWELLS FOR LIMITED INFILTRATION The specifications for use of drywells for limited infiltration are the same as those used for full infiltration, except that every 1,000 square feet of tributary impervious surface requires different gravel volumes as follows: (a) 230 cubic feet if the soil is a fine sand/loamy sand, <======== seep. 4 site geo-tech report (b) 380 cubic feet if the soil is a sandy loam, or (c) 570 cubic feet if the soil is a loam. We have selected a drywell to infiltrate the roof runoff. The site soils require 230 CF of drywell volume per 1,000 SF of roof area for a total volume of970 CF. The geotechnical report (p. 4) estimates the seasonal groundwater varies from 8' to 15' or approximately elevation 17 to 24. We are set the bottom of the drywell at elevation 27. See location and details on plan sht C-2. Please see calculations for existing and future pervious/impervious areas used in KCRTS calculations in Appendix A before Fig. No. I 3 CORE REQUIREMENT# 4, Conveyance System The conveyance system has been sized to handle a 100-yr rainfall event. Pipe materials, catch basins, yard drains, etc. meet City of Renton standards. A new Type I catch basin will be installed the west curb line on an existing 12" SD to connect runoff from the site. CORE REQUIREMENT #5. Temporary Erosion & Sediment Control The site is "construction friendly" in that it is flat and the native soils are low in silt and clay content. The site is almost flat varying from 32.8 near the SE comer of the site to 32.4 near the NW comer of the site. Runoff flows westerly and then northerly in an asphalt alley to a catch basin. Construction access will be via the existing 12' paved alley and a construction entrance will be located in the SW comer of the site. 130 lf of silt fence will be installed from the north side of the construction entrance north to the NW comer of site and then easterly to the existing building on the north property line. Orange clearing fenced will be placed on the south properly line. No silt fence is needed here as the ground goes up slightly from the south property line. Catch basin protection shall be installed on existing catch basins in the alley and on west curb line of Park Ave. N. Catch basin protection shall installed on 3 new catch basins as they are installed per the site storm water plan. The location of these facilities and details are shown on the TESC plan. CORE REQUIREMENT #6, Maintenance & Operations Maintenance of the flow control facilities will be provided in accordance with code requirements. A Declaration of Covenant for Maintenance and Inspection of Flow Control BMP's will be provided for the roof Drywell and a grant of easement will be provided for the drywell in accordance with code requirements. These covenants will be provided after design concepts in this report have been approved. CORE REQUIREMENT #7, Financial Guarantees & Liability After approval of a plan the engineer will complete a Bond Quantity Worksheet and the owner/applicant will post whatever financial guarantees the County requires. CORE REQUIREMENT #8. Water Quality New Pollution Generating Impervious Surface (PGIS) for the proposed site including run-on (from sidewalks) is 5,600 SF so there is no exemption for this site to a water quality facility. From p. 1-63 of Addenda: If50% or more of the runoff that drains to any proposed treatment facility is from one or more of the following land uses, then the Enhanced Basic WQ menu shall be used in place of the Basic WQ menu for the design of this facility, except if such treatment is waived or reduced by the land-use-specific exceptions at the end of this subsection: 1. Commercial, industrial, or multifamily land use. 2. A road with an expected average daily traffic (ADT) count of 7,500. From p. 1-64 of Addenda "The Enhanced Basic WQ menu is intended to apply to all such project sites that drain by surface flows to a fish-bearing stream. However, projects that drain entirely by pipe to the major receiving waters listed on page 1-33 are excused from the increased treatment and may revert to the 4 Basic WQ menu because concentration effects are of less concern as the overall flow volume increases. As described in Core Requirement # I and #2 our site drain entirely by pipe to a part of the Cedar River Cedar River downstream of Taylor Creek confluence and thus can use the Basic WQ menu From p. 1-65 of Addenda 4. The Enhanced Basic WQ menu as specified above for treating runoff from a commercial land use may be reduced to the Basic WQ menu if all of the following criteria are met: a) No leachable metals (e.g., galvanized metals) are currently used or proposed to be used in areas of the site exposed to the weather, AND b) A covenant is recorded that prohibits future such use of leachable metals on the site ( use the covenant in Reference Section 8-Q), AND c) Less than 50% of the runoff draining to the proposed treatment facility is from any area of the site comprised of one or both of the following land uses: • Commercial land use with an expected ADT of l 00 or more vehicles per 1,000 square feet of gross building area. • Commercial land use involved with vehicle repair, maintenance, or sales. The developer was/is planning on using a metal roof. He has told me he will meet a) and b) above by using a City approved metal roof OR if that is not possible he will install asphalt shingle roofing. We meet item c) therefore we are using the Basic WQ menu. From the Renton Addendum 6.2.1 WATER QUALITY DESIGN FLOWS Water Quality Design Flow • Replace first paragraph with the.following (p. 6-17): The water quality design flow is defined as follows except for Rain Gardens were the water quality design flow shall comply with the criteria described in Section 6.7.1. • Add the.following bullet (p. 6-17) CHAPTER 6 WATER QUALITY DESIGN City of Renton 2009 Surface Water Design Manual Amendment 6-4 o When detention is not required: 60% of the developed two-year peak flow rate, as determined using the KCRTS model with 15-minute time steps calibrated to site conditions (see Chapter 3). For developed site conditions the 2-year, 15' time step peak flow is 0.061 CFS per KCRTS as documented in Appendix C. 60% of the developed two-year peak flow rate is 037 cfs. Working with Michael Macnoskey, P.E. Contech Engineered Solutions LLC we have selected a two cartridge, ZPG media, 27'' high cartridges. The advantage of this modified system will be a significantly increased maintenance life cycle because of a larger media volume. Details for the water quality vault are on sht C-6. 5 APPENDIX A KCRTS Command CREATE a new Time Series Production of Runoff Time Series Project Location : Sea-Tac Computing Series MYDENTAL PREDEV 15 MIN.tsf Regional Scale Factor: 1.00 Data Type: Historic Creating 15-minute Time Series File Outwash Grass Loading Time Series File:C:\KC_SWDM\KC DATA\STOG15H.rnf 0.14 acres Impervious Loading Time Series File:C:\KC SWDM\KC DATA\STEI15H.rnf 0.09 acres Total Area 0.23 acres Peak Discharge: 0.226 CFS at 11:45 on Dec 29 in 1996 Storing Time Series File:MYDENTAL PREDEV 15 MIN.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve:mydental predev 15 min.tsf Flow Frequency Analysis LogPearson III Coefficients Time Series File:mydental predev 15 miMean= -1.311 StdDev= 0.163 Project Location:Sea-Tac Skew= 1.662 Analysis Tools Conunand Compute PEAKS and Flow Frequencies Loading Time Series File:mydental predev 15 min.tsf Flow Frequency Analysis LogPearson III Coefficients Time Series File:mydental predev 15 miMean= -1.311 StdDev= 0.163 Project Location:Sea-Tac Skew= 1.662 Frequencies & Peaks saved to File:MYDENTAL PREDEV.pks Computed Peaks 0 .176 100.00 0.990 <~~~~~~~ Computed Peaks 0.140 50.00 0.980 Computed Peaks 0.110 25.00 0. 960 Computed Peaks 0.080 10.00 0.900 Computed Peaks 0.075 8.00 0.875 Computed Peaks 0.063 5.00 0.800 Computed Peaks 0.044 2.00 0.500 Computed Peaks 0.037 1. 30 0.231 6 APPENDIXB CREATE a new Time Series Production of Runoff Time Series Project Location : Sea-Tac Computing Series Regional Scale Factor Data Type DEV ROOF INFIL.tsf 1. 00 Historic Creating 15-minute Time Series File Outwash Grass Impervious Total Area Loading Time Series File:C:\KC SWDM\KC DATA\STOG15H.rnf 0.06 acres Loading Time Series File:C:\KC SWDM\KC DATA\STEI15H.rnf 0.17 acres 0.23 acres Peak Discharge: 0.307 CFS at 11:45 on Dec 29 in 1996 Storing Time Series File:DEV ROOF INFIL.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve:dev roof infil.tsf Flow Frequency Analysis Time Series File:dev roof infil.tsf Project Location:Sea-Tac LogPearson III Coefficients Mean--1.055 StdDev-0.147 Skew-1. 2 96 Frequencies & Peaks saved to File:DEV ROOF INFIL.pks Analysis Tools Command 7 Flow Frequency Analysis LogPearson III Coefficients Time Series File:dev roof infil.tsf Mean= -1.055 StdDev= 0.14 7 Project Location:Sea-Tac Skew= 1.296 Computed Peaks Computed Peaks Computed Peaks Computed Peaks Computed Peaks Computed Peaks Computed Peaks Computed Peaks 0.262 0.218 0.180 0.139 0.132 0.113 0.082 0.068 100.00 0.990 <==== 50.00 0.980 25.00 0.960 10.00 0.900 8.00 0.875 5.00 0.800 2.00 0.500 1.30 0.231 8 APPENDIXC KCRTS Command CREA TE a new Time Series Production of Runoff Time Series Project Location : Sea-Tac Computing Series : WQ 5600 SF.tsf Regional Scale Factor : 1.00 Data Type : Reduced Creating 15-minute Time Series File Loading Time Series File:C:\KC_SWDM\KC_DATA\STEil5R.mf Impervious 0.13 acres Total Area : 0.13 acres Peak Discharge: 0.152 CFS at 6:30 on Jan 9 in Year 8 Storing Time Series File:WQ 5600 SF.tsf Time Series Computed KCRTS Command Enter the Analysis TOOLS Module Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Stage/Discharge curve:wq 5600 sf.tsf Flow Frequency Analysis Time Series File:wq 5600 sf.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:WQ 5600 SF.pks Analysis Tools Command Flow Frequency Analysis Time Series File:wq 5600 sf.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak -----Flow Frequency Analysis------- --Peaks --Rank Return Prob 0.061 0.043 0.116 0.049 (CFS) 6 8/27/01 18:00 8 9/17/02 17:45 2 12/08/02 17:15 7 8/23/04 14:30 (CFS) Period 0.152 I 100.00 0.990 0.116 2 25.00 0.960 0.083 3 10.00 0.900 0.068 4 5.00 0.800 9 0.065 5 I 0/28/04 16:00 0.065 0.068 4 I 0/27 /05 10:45 0.061 6 0.083 3 I 0/25/06 22:45 0.049 0.152 1 1/09/08 6:30 0.043 Computed Peaks 0.140 5 3.00 0.667 2.00 0.500 <===== 7 1.30 0.231 8 1.10 0.091 50.00 0.980 10 2. King Cou~ly Property Mapper ~r (..t Ml! f\O't, Project No. VF0113754 PROJECT LOCATION & VICINITY MAP oate: 0111012014 Figure 1 •11"• •Jr~ MERIT ENGINEERING INC. ~ 2715 Meridian street WU Property 521, 525 & 529 Park Ave. N. Renton, Washington 980 Bellingham, Washington 98225 Telephone: (360)738-6083 For: Ellumus LLC Fax: (360) 738-1499 http: //www.MeritEngineering .corn .... ,f~ 1ar, e 81 llllt-lD- ·~----~ ... ~ ..... -, ~4 ... .._ . .,._.,._.,._•or.•:.-.•, ~-.-.•:: .... : • Test Boring Locations Geoengineers Project No. VF0113754 WU Property 521,525 & 529 Park Ave. N. Renton, Washington 980 For: Ellumus LLC Site Plan Date: 07110/2014 Figure 2 .1.-. •-1,~MERIT ENGINEERING INC. r, 2715 Meridian Street Bellingham, Washington 98225 Telephone, (360)738-6083 Fax: (360)738-1499 http:/ /www.MeritEngineering.com ., ~ "iii ~o 15 i U) C Co UI-., z., <( ·i ~I'! UI # U) 0 a:"' <( ~ 8= e 0 E ., ~ ·;;; ~g 15 ~ U) "' Q.5 ~H ~; Cl!', UI "' :!!: ~ u. = I'! 0 E UNIFIED SOIL CLASSIFICATION SYSTEM MAJOR DIVISIONS Gravels with GRAVELS less than 5% Ones more than 50% coarse fraction Gravels with Is larger than No. 4 sieve size more than 12% fines Sands with SANDS less than 5%flnes more than 50% coarse fraction Is smaller than Sands with No. 4 sieve site more than 12%flnes 1, _/ SILTS AND CLAYS Liquid Limit less than 50 SILTS AND CLAYS Liquid Limits greater than 50 HIGHLY ORGANIC SOILS ~ I UNCONTROLLED FILL SAMPLE SPLIT SPOON SAMPLER SHELBY TUBE SAMPLER ---- DESCRIPTION ,':';':11;':io, GW Well graded gravels, gravel-sand mixtures .'.":'.""':.':..., ~~ GP Poorly graded gravels, gravel-sand mixtures ~ ·1~i~·i~· GM Silty gravels, gravel-sand-sill mixtures J'.T.1'.T.!1 ;S::r;i• GC Clayey gravels, gravel-sand-clay mixtures .J.:,j.:.1.:. .j.:,j.:.j.: . SW Well graded sands, gravelly sands . j:.::.j:. SP Poorly graded sands, gravelly sands SM SIily sands, sand-silt mixtures , , , Clayey sands, sand-clay mixtures ' ' ' SC , , , /•,.',.' 111 ML Inorganic silts & very fine sands, rock flour, silty or clayey fine sands, or clayey slfls wilh slight plasticity % Inorganic clays of tow to medium plasticity, gravelly CL clays, sandy clays, silty clays, or lean clays ...... ...... OL Organic clays and organic silty clays of low plasliclty ...... ....... ·····-1:: Inorganic silts, mlcaceous or dlatomaclous line, sandy or silty sons, elastic slits Inorganic clays of high plasticity, fat clays II OH Organic clays of medium to high plasticity, organic silts PT Peat and other highly organic soils """ ~ Uncontrolled, with highly variable constituents LEGEND V SYMBOL GROUNDWATER TABLE PENETROMETER READING TS F ( tons per square foot) •1t• ·~f'AMERIT ENGINEERING INC. ~ 2715 Meridian Street SOIL CLASSIFICATION & LEGEND Bellingham, Washington 98225 Telephone: (360)738-6083 Fax: (360)738-1499 http://www.MeritEngineering.com I Figures STANDARD PENETRATION TEST SOIL DESCRIPTION AND CLASSIFICATION NUMBER OF BLOWS PER FOOT Moisture Unit o 1 o 20 30 40 50 Content Weight 0 +---+----1---+---+--~('*_•}~~(~pc_f)---.==,--s-u_rf_a_ce_Co_n_d_lllo_n_s_-_T_al_l g_ra_s_s ______ --t I I O 0 --·--·i-··--·+····+--·--·}-··--- ------i-------f------i-------f·-··-· 6• ' ' ' ····+··--·-f·-···+·····+·-··-····· ····-··-r··-···j---·-··t··-··· -5 +----t1H-f,......+--;---+---l,,, -10 i t :c -15 ... IL w Q -20 NOTES: Test borln conducted on 07/07/2014 _:-..,-,. TOPSOIL (OL) SANDY GRAVEL (GP) Coarse grained. poo~y graded gravel mixed with medium grained brown sand. SAND (SP) Thin Intermixed lens of poorly graded coarse sand. SAND (SW) Thin Intermixed lens of well graded coarse sand.with gravel. CLAVEY SAND (SC) Gray, well sorted moslly fine grained sand with some clay. Project No. VF0113754 oate:0110012014 LOG OF TEST BORING Approved by A.X.H Figure4a (1 of 2) WU Property 521, 525 and 529 Park Ave. N. Renton, WA. 98055 For: Ellumus LLC 8-1 STANDARD PENETRATION TEST SOIL DESCRIPTION AND CLASSIFICATION NUMBER OF BLOWS PER FOOT Moisture Uni! o JO 20 30 40 so Content Weight -30 +--+--+---IJl~-1---6.,,--:.:.(%:.!.) _ _:{!:.:pc:.:.:f)~==------------------I i t :c I- 0. Ill C -45 -50 -55 I I I 0 ·····-r·····;·····-r····r···· --·· .. :· ... ···: ------: · ······r·····. ·-····1·······r······1···-···r·----- 0 I f I ... ___ ., ___ ... ·"·· .... ., __ . ---... ------ • I I I I I I I I O I I ....................... ., .............. . I I I I ' . . . ' . . . ······"·······'"······"·······"·-----' 0 I I I o • • I I I I ······1··-····r······r······r····-- ·60 ...,__-~-~--~-~-...J NOTES: Test boring performed on 07/07/2014 Sandy Gravel (GP) Coarse gravel with fine grained sand. Sand · Clay Mixture (SC) Grey mixture of sand and clay. Project No. VF0113754 Date: 07/08/2014 LOG OF TEST BORING Approved by A.X.H Figure 4b (2of2) WU Property 521, 525 and 529 Park Ave. N. Renton, WA. 98055 llt• •.ll''MERIT ENGINEERING INC. r, 2715 Meridian Street Bellingham, Washington 98225 Telephone: (360)738-6083 For: Ellumus LLC Fax: (360)738-1499 http 1 / /www. Meri tEngi.neer ing. com 8-2 STANDARD PENETRATION TEST SOIL DESCRIPTION AND CLASSIFICATION NUMBER OF BLOWS PER FOOT Moisture Unit o Io 20 30 40 50 Content Weigh! 0 -+---1--'--+'-~'1---+---+--~(•_ls~) -~(~pc_f)c_,r---~-~-;-~S_u_rfa_ce_c_o_n_d_lllo_n_s_-_T_a_ll .;..gr_as_s ______ --1 ······i·······f ······]·······f ...... TOPSOIL (OL) 'i l :c ... a. w C ·····+······f·····+·····+····· ······i······+····+······f······ ·-----~·-·····f······i·······f······ -5 +--1a,;"1- 0 --+:---;::---+: ---lh : ~ ... ···t······ .... ... ···f ...... ' ... ···f······ ... ···f······ ' . . ~--10 ·····+·····t·····+··~·f······~ ·····+·····-f-····+······f······ . ······i·······f·····+······f······ -15 ······j·······t······j·······t······ ' 1 • • ______ ., _______ ........................ . I I I I I I I I . . . . ··-···"··-····"······"'·······"······ I I I I I I I 0 l I I I •••••• .1 ••••••• 1. ...................... . I I I I + I I I I I I I ______ ., _______ .. ______ ... _______ .. _____ _ I I I I I I I I -20 > I I I I I O 0 ........ ., ••••••• 1. ...................... . I I I I I O I 0 I I I I -----·"·······'"······"·······"·-----' I I 0 I I I I I O I 1 ........................................ I I I I I I I o I I O I •••••• .1 ............... .1 .............. . I I I I I I I 0 I I I I -25 -+-__ -_-__ -.,+-: .-.. -.. -.... _[-.. -. -.. -. ~+-: .. -.-.. -..... f--_-__ -_-i_ ::::: :J: ::::::i::: ::: j:::::::[: ::: :: -30 - NOTES: Test boring performed on 07/07/2014 . ·)+~ . ·)+). ~·~· GRAVELLY SAND {SP} Medium grained brown sand with coarse grained gravel. SANDY GRAVEL (GP) Coarse grained gravel with medium grained brown sand. Project No. VF0113754 I Date: 07/08/20141 LOG OF TEST BORING I Approved by A.X.H I Figure 5 WU Property 521, 525 and 529 Park Ave. N. Renton, WA 98055 ..... •JrAMERIT ENGINEERING INC. r# 2715 Meridian Street Bellingham, Washington 98225 Telephone, (360)738-6083 For: Ellumus LLC Fax: (360)738-1499 http://www.MeritEnginecring.com B-3 STANDARD PENETRATION TEST SOIL DESCRIPTION AND CLASSIFICATION t t :i:: I-... w C NUMBER OF BLOWS PER FOOT Moisture Unit o Io 20 30 40 50 Content Weight 0 +--:f---+-,' --+,'---,.'.-~'---'-(o/.~o)L-......!!:(p~c;!.fJ...,.,.~~-S-urf_a_ce_co_n_d_itio_n_s_-_Ta_ll...:g~ra_s_s _____ __. -----+------f------j----·--f----·· .., .., .,. TOPSOIL (OL) ···-·+-·-·+----+-·-+·---· @ CLAVEY SAND (SC) •••••• ~ ......... ~ ........ { ••••••• -~.. ...... ~;~:~: Brown sand wllh some gray clay, damp, ,,.:' ,.; ,.:' cohesive to crumbfy. -10 ------1-------r------1-------r------,; ,; ,; -5 +-94--,-· +-----+: ;-----+-; ---+-; ---;,....,,] :;~;:; . ·•······i······-~------' ......... ~,,, : : : ... <,>~ --~------~---····t······ ... ,, ... ~ ... ,, . +----+···+····· ~:t:~: . -i------i---···-~----·· ·><·><· . ;. : i -V -~:: SANDY GRAVEL (GP) Coarse grained gravel mixed with medium grained brown sand. -15 -20 :#: : : ~ ·><·· ------1------~------1-------~------~ ->(:~: : ·····+· ·+····+-···+····· . ~: : : ·····+ ··+····+···+···-· ~-~: : ·····+ ···+····+--·+····· ~-: : •. 11 I I I ~' •' ...... ; ·.: .... [ ...... j. ...... [ ...... ~ ------1· -----r------1··----·r··---- : : : : ' '"'' t • -····-t--····-t--··--j-······t······ ~ ······r······r······r······r····· ------f------;------r------;------ ~ GRAVELLY SAND (SP) ~ :~ :~ ~ Small lens of gravelly sand ... ; .. ·> ·> .. ·> ·>· -25 -1-_ .-•• -..... ;~ •• -•• -•• -.... ; .-•• -•• -.~;.-•• -•• -•• ~;-•• -•• -. _-1 .. \.. ______ ,. _______ .. ______ ................ . I I I I 0 I t I I I I I ······"·······"······"·······"······ I I I I I I I I I I I I ------"-------"------J-------"-----· r I I I I I I I I I I I -30 • ___.___ NOTES: Test boring preformed on 07/07/2014 Projecl No. VF0113754 I Dale: 07/08/20141 LOG OF TEST BORING I Approved by A.X.H I Figure 6 .1r~ •-1:iMERIT ENGINEERING INC. ~ 2715 Meridian Street Bellingham, Washington 98225 WU Property 521, 525 and 529 Park Ave. N. Renton, WA. 98055 Telephone, (360)738-6083 For: Ellumus LLC Fax: (360)738-1499 http 1 / /www.MeritEngineering.com 8-4 STANDARD PENETRATION TEST SOIL DESCRIPTION AND CLASSIFICATION NUMBER OF BLOWS PER FOOT Moisture Unll o Io 20 30 40 50 Content Weight 0 -1---1---i,--1---+---1--..;.(0-'Yo)'--......:(p:..c...:f)~--~s-u_rf_ac_e_c_o_nd_H_io_n_s_·_Ta_l_l g_ra_ss ______ ---1 ~ ~ :c I-... w C r I I I ------i-------i------i-----·-f·----· . . . . ·----+-···--f-----+------f------ ·-·--+--··-+-·--·i·-·-·-+---·- ----··1---·-t----·j------+----- • 5 -1--1--1-. --4,--.1----1-, ---11:"71,, :::_-:J:::::::[ ::::::j::::::f:::: ~~ -10 -15 -20 ---·-1-------t--·--·1-··----t------ ------·-------i------1-------r--·--- I I I 0 -····+ ---·-f·····+-----+·---· -----+ --+----+----+----- ·····+ ··+····+···+····· ------1------r---··+······r--···- -. . I I I I I I I 0 ...... ., ................. ,, ............... .. I I I • I I I a I I t • --····"·······"······"·······"······ I I t I . . . . I I J 0 ______ ., _______ .. ______ ., _______ 1, _____ _ I I O 0 0 I I I I I I I •••••• ,11 ............... ,1 ............... . I I I I I I I I 0 I I I ~ 5 ~:_;_:_:+1-;_:_;~1-:_;_:_~+i-:_;_:~1-:_:_;~: -30 ~-~-~-~~-~-~ TOPSOIL (OL) CLAVEY SAND (SC) Light brown to tan silty to clayey sand with minor gravel, sl. damp, cohesive . SANDY GRAVEL (GP) Coarse grained gravel mixed wllh medium grained brown sand. Project No. VF0113754 Date: 07/0912014 LOG OF TEST BORING Approved by A.X.H Figure 7 Wu Property 521, 525 and 529 Park Ave. N. Renton. Washington 98055 For: Ellumus LLC 3" 100- a: w 60" 2: ii: 1- 2: w 0 a: w ll. 100 3/4" #4 #10 10 0.1 0,01 GRAIN SIZE (mm) SAMPLE LOCATION: B2·1 SAMPLED DEPTH: 5' SOIL TYPE: Clayey Sand (SC) ASTM D 2487 SIEVE SIZE 3· 1-112· 1· 314" 318" 1/4" #4 #10 #40 #100 //200 %PASSING -.... -- 100.0 100.0 100.0 100.0 100.0 99.9 63.1 25.4 Project No. VF0113754 ate: 07/09/2014 SIEVE ANALYSIS Approved by A.X.H. Figure 8 ~---·~,~ MERIT ENGINEERING INC. ~ 2715 Meridian Street Wu Project 521, 525 and 529 Park Ave, N. Renton, Washington Bellingham, Washington 98225 Telephone: (360)738-6083 For; Ellumus LLC. Fax: (360)738-1499 http://www.MeritEngineering .. com 1. INTRODUCTION Park 09, LLC has purchased 521, 525 & 529 Park Ave. N., Renton, WA 98055 and plan to develop a 3 story multi-use facility on the property. Xiaoli Stoyanov of Ellumus LLC on behalf of Park 06, LLC has requested that Merit Engineering, Inc. conduct a geotechnical engineering investigation for the proposed 3-story, wood frame, multi-use building and associated site development. The project area and vicinity is shown in Figure I and the site plan with test boring locations in Figure 2 in the Appendix. The objective of this study was to investigate subsurface soil and groundwater conditions at the subject property to derive conclusions and provide geotechnical engineering recommendations for the proposed strncture. 2. SCOPE The scope of work for this study is in compliance with proposal #PVE0312555 and includes: • Conducting a visual site reconnaissance of the subject lot and vicinity; • Conducting four test borings with one to the depth of 50 feet, two 20 feet and one 10 feet; • Logging soil and groundwater conditions; • Conducting laboratory soil index tests if necessary; • Preparing this geotechnical engineering report with recommendations for the proposed building foundation: (I) surface conditions, (2) subsurface soil conditions, (3) groundwater conditions, and Recommendations fol': ( 4) foundation design parameters, (5) structural fill and compaction criteria, (6) foundation retaining wall design parameters, (7) drainage, (8) site grading, and (9) soil infiltration parameter. -I - Merit F.ngh1cering Inc. 3. SITE INVESTIGATION 3. 1 Surface Conditions The site is located in the city of Renton, King County, Washington adjacent to Park Avenue N. and an unnamed alley. The property has three legal descriptions: two are Renton Faim Plat. One is Renton Fann Plat S 35 FT. The King County Assessor's website lists the physical addresses of the site as 521, 525 & 529 Park Ave. N. A location and vicinity map is shown in the Appendix of this repo1i (Figure 1 ). A site plan showing the property location is also presented in the Appendix (Figure 2). A representative of Merit Engineering, Inc. visited the site for visual reconnaissance on June 20 and July 7, 2014. The topography of the property is generally flat. The site is accessed from the south by an unpaved, grass covered driveway. The site has four buildings present on it: A small one bedroom one bath house with small shop is currently vacant, a second one story house is cmTently occupied by tennants and a third one- story structure and parking lot with 4 smface painted parking stalls is currently leased and operates as a restaurant. Immediately to the south is a one story automotive repair shop. Park Ave. N. is irnntediately to the west, mooing north to south, and separates the site from a multi- story office building. To the north is a parking lot followed by a single story automotive repair shop. An unnamed alleyway borders the site on the east side and separates the property from residential homes. The lot is situated neither higher nor lower than the surrounding properties, topogriphally. 3.2 Subsurface Conditions Subsurface soil and groundwater conditions were investigated by conducting four (4) test borings on July 7, 2014. Procedures for test borings included soil sample collection, logging soil and groundwater conditions, and SPT (Standard Penetmrion Test). Test bming logs with SPT test results ai-e shown in Figures 4 through 7 in the Appendix. The descriptions of the soil symbols and classification used in this repo1t also are presented in the Appendix (Figure 3). As shown in the schematic drawing, the soils at this site consist of: a. Topsoil (OL) b. Sandy Gravel (GP) Mc,·lt Engineering Inc. -2- c. Gravelly Sand (SP) d. Gravelly Sand (SW), and e. Clayey Sand (SC) a. Topsoil (OL) Dark brown, damp to moist sandy topsoil with some clay, o· ...,....,--==--=---toL 1,,--~--=r,o' ~;-SP .... -*. *~ * ..... ' iii'ii'i' : : t . . , ... ,:.;SW:.!.:+:.i. .. ,.: GP: 'i ..... iii. generally te1minating at 40' ,,,,,,,,,,,,,,,,, ... ,,,,,,,, ,, .. / ,, .. / ,' ,' ,""...' ./ ./ ," ..... ,"' ," ,' •. ,"' •,.'' ,' ,.'' .,/ , ... ,' .. ,"' ..... ,' ,"' 40' approximately 12". The soil was generally loose and crnmbly but cohesive when squeezed. b. Sandy Gravel (GP) Coarse grained gravel with medium to coarse brown sand. In general, this layer was light brown and damp to slightly moist. This layer extends from approximately 12" to about 20' based on test boring observations. c. Gravelly Sand (SP) Thin layer of gray to brown silty poorly graded sand wth gravel not present in all borings. This layer was generally wet to saturated and loose to medium dense, observed at a depth of approximately 5 '. d. Gl'avelly Sand (SW) Thin layer of gray to brown silty well graded sand with gravel not present in all borings. This layer was generally wet to saturaed and loose to meduim dense. Observed at a depth of approximately 10'. e. Clayey Sand (SM) Gray, well sorted mostly fine grained sand with some clay starting depth of 15' to 20' and terminating somewhere between 25' and 30'. 3.3 Geologic Background The project area is located in the Southern Puget lowlands. This particular site is composed of Merit Engineel'ing Inc. -3- sand and gravel fluvial deposit from the Cedar River. Underlying the sand and gravel deposits are Upper Pleistoscene Vashon Glacial Drift deposits. The area was invaded by glacial ice at least three times during the Pleistocene Epoch, about 1.6 million to 10,000 years ago. 3.4 Surface and Ground Water Conditions We did not observe surface water during our site investigations on June 20 and July 7, 2014. We encountered ground water table at depth of 10'. We interprate constant groundwater table is at the depth of 15' from soil color and fluctuate between 8' to 15' year-round. However, shallow stonn water may flow near the surface dming winter wet season as indicated from the soil mottling. 4. LABORATORY TESTS AND INFILTRATION For detennining soil infiltration at the shallow depth, a laboratory test was performed on shallow near surface soil sample collected duting test botings July 7, 2014. The test was aimed at estimating soil infiltration for on-site stonn water system design. o Sieve Analysis: Used to assess pruticle size distribution of a granular material. The sieve test result is presented in Figure 8. The soil was then classified using both USDA and ASTM methods. We conclude, and it is our opinion that a long tenn rate for the site of 0.5 -1.0 inches/hour is acceptable for design purposes based on our database and experience and knowledge for this type of soil in the area. 5. CONCLUSIONS AND RECOMMENDATION~ We conclude, based on this investigation, that the site is suitable for the proposed project if the recommendations in this repmt are followed. We understand that current plans for the proposed building call for a shallow spread footing foundation. 5.1 Site Preparation and Grading We recommend removing any top organic soil, uncontrolled fills, and unsuitable loose and soft Mel'it Engineering Inc. -4- soils from the areas of the proposed building. We recommend grading the exposed subgrade away from footing and slab-on-grade locations to minimize the potential for accumulation of surface water. We anticipate that soil excavation can be accomplished with conventional equipment. If construction proceeds in wet weather, care must be taken to the maximum extent possible to protect the on-site soils from becoming saturated. Significant additional costs and construction difficulty could be incurred if work proceeds in wet weather. The exposed subgrade soils at the areas of the proposed building should be proof-rolled with a loaded dump truck to reveal soft or yielding swiicial soils. Any soft subgrade soils encountered dming site excavation or exposed during proof-rolling should be removed and replaced with structural fill as recommended in the Structural Fill section of this report. Any temporary cut slopes during site constrnction without support should not exceed 2H : 1 V. Temporary shoring may be required for excavation near or below the water table. We recommend that we evaluate the site conditions for suitable cut slope during site excavation. We also recommend that we observe and verify site excavation to suitable soil stratum, a proof- roll test to verify imported fill mate1ials, and observe and test compaction of structural fill materials. 5.2 Foundation Design Parameters We recommend placing the footings on the native compacted sand soil or on impmt structural fill placed directly over firm native soils. Under satisfying the above conditions, allowable net soil bearing pressures of 2,000 psf (pounds per square foot) and 2,300 psf are recommended for strip and square footings, respectively. The bearing pressure recommended may be increased by )ef for transient wind or seismic loads. All perimeter footings should be at least 18-inches below the final outside grade for frost protection. TI1e base width of the footings should be at least 18 inches and 24 inches for continuous and isolated column spread footings, respectively. With the above recommended soil bearing capacity, the anticipated load on the footings, and the Merit Engineering Inc . . s. soil conditions from the test borings, we estimate that the total potential settlement of the foundations should be less than l". While most settlement will occur in the short term as loads are applied, some settlement may occur over a long period of time after construction. If possible, we recommend proof-rolling building pads before placement of concrete with a loaded dump truck to reveal soft or yielding surficial soils. Any loose or soft subgrade soils encountered during site excavation or exposed during proof-rolling should be replaced with compacted structural fill. We recommend that we review those portions of plans and specifications that pertain to earthwork and foundations to ensure they are consistent with the recommendations in this report. We recommend that we verify site excavation to suitable soil stratum, and observe and test compaction. 5.3 Seismic Design Parameters The site is located in the seismically active Puget Lowlands. Deep focus eaithquakes from subduction of the Juan de Fuca plate beneath the North American plate can cause amplified shaking at the ground surface due to seismic waves of different velocities interacting. Seismic waves propagate relatively slow through soft soils and considerably faster in rock. As a result, areas with softer soils underlain by bedrock tend to experience greater ground shaking than areas with little variation in the underlying substratum. Local building codes and design practices now consider the possible effects of soil conditions and large subduction related earthquake in the design of structures. 5.3.1 Liquefaction Liquefaction is a phenomenon associated primarily with near surface saturated cohesionless soils under zero effective stress. Effective stress equals the confining pressure of the soil minus pore water pressure. When saturated cohesionless soils undergo cyclic seismic loading, the induced excessive pore pressure cannot dissipate and thus grows larger. When the pore pressure becomes equal to the confining pressure from the overburden load, the effective stress of the soil becomes zero and the soil loses its strength or stiffness and becomes liquefied. Foundation settlement and lateral movement could damage structures supported by liquefiable soils and sites with conditions favorable for liquefaction are designated as Site Class F. Site =Mel'it Engineering Inc. -6- classes are a simplified method for describing the amplification of ground shaking during a seismic event due to effects of underlying soil conditions and are defined by a unique range of average shear wave velocities in the upper 100' of the site soil colunm. Based on our testing, site soils consist ptimarily of gravelly soils. We did encounter small pockets of medium to fine sands at shallow depth, however these soils appear limited in extent as small pockets not dominating and ground water was at JO'. Based on these soil and groundwater conditions, it is our opinion that the site is subject to low potential for liquefaction. 5.3.2 Design Parameters Using the results of our Standard Penetration Tests as directly measured in the field during test botings, we calculated N using methods provided in Section 1613 of the 2012 IBC. The results of our N calculations for a JOO' section indicate a medium to soft soil profile with 15 s_N ,'., 50. Based on these results from our subsurface exploration the soil profile at the site may be defined as Site Class D according to IBC (I11tematio11a/ B11ildi11g Code) 2012, representing a stiff soil profile. Seismic design parameters for this site class and location, from Seismic Hazard Curves and U11iform Hazard Respo11se Spectra (v5.0.9), are summarized in the following table: Table 1: Spectral Response Acceleration (SRA) SRA and Site Conditions Short Period (0.2 sec) 1-Second Period Mapped SRA Ss = 1.446 s, = 0.542 SITECLASSD .. . :· .. . Site Coefficient Fa= 1.0 Fv = 1.5 Max. Considered Earthquake SRA SMs = 1.446 SM1 =0.813 Design SRA Sos =0.964 Sot =0.542 5.4 Slab-On-Grade Floor A slab-on-grade-floor may be supported on building pads that are prepared with fnm native subgrade soils, or import structural fill compacted over firm native soils. At least 4-inches of X -inch maximum size drain rock should be placed between the slab and the slab subgrade. Merit Engineering Inc. -7. A vapor banier visquine should be placed between the slab and the capillary break material. An additional l-to 2-inches of sand may be placed on top of the vapor baffier if desired to aid in concrete curing. In addition, use of a commercial concrete slab sealant for moisture protection may prove to be very helpful. We recommend floor slabs be reinforced with 6 x 6 wire mesh as a minimum to reduce potential crack separation and vertical offsets at the cracks. The reinforcement should be set at or above the mid-depth of the slabs. To rednce cracking potentials we suggest extedor patios and other flatworks contain reinforcement as recommended above for floor slabs. Flatwork should have frequent joint controls. Additional measures to reduce potential crackings are considered warranted at critical areas where slab movement could impair use; such cdtical areas include stairways and any exterior patio slabs that meet the intedor floor level at doorways. For such areas we recommend that the upper 12-inches of native soil be over excavated and replaced with import structural materials as specified in the Structural Fill section of this report. 5.5 Foundation Drainage A perimeter drainage system should consist of at least 4-inch diameter, pe1forated, dgid pipe. The pipes should be placed along the exterior base of the foundation perimeter and tightlined to a storm drain system or a natural drain course. The pipe should be bedded on 2-inches, and backfilled with a minimum of 12-inches, of pea gravel. Under-slab cross-drains may be helpful to maintain a dry slab floor and facilitate drainage. A cross-drain system should be overlain by drain rock beneath the slab. Roof downspouts should be tightlined to a storm drain system separately from the footing drains. In addition, the site should be graded so that sutface water runoff is directed to catch basins that are attached to a storm sewer drain. 5.6 Lateral Earth Pressures We recommend placing structural fill behind subsurface and retaining walls. The horizontal thickness of the fill should be at least the height of the wall. For the structural fill, as Merit Engineering Inc. -8 - recommended in the Stmctural Fill section of this report, with a level ground the parameters of the lateral earth pressures are listed in Table 2. TABLE 2. Lateral Earth Pressures Parameters Soil Actlve,Ka Passive, Kp At Rest, Ko Stmctural Fills 0.28 3,54 0.44 Equivalent Fluid Pressure* (pcf): Structural Fills 34 425 53 *The equivalent fluid pressure is the product of lateral earth pressure coefficient and the unit weight of the soil. Design of subsurface walls should include appropriate lateral load due to adjacent surcharge. Under uniform surcharge q0 , lateral load due to a uniformly distributed lateral pressure cr, should be added to active and at rest soil lateral pressure, respectively as defined in the following equation: for active case for at rest case A coefficient of base friction of 0.55 and 0.45 may be used between concrete and structural fill and between concrete and native clay, respectively. However, if passive pressures are used in conjunction with frictional resistance to determine lateral resistance to sliding, only }{ the value of passive pressure presented above should be used since larger sll'llins are required to mobilize passive soil resistance as compared to frictional resistance. 5.7 Structural Fill Structural fill should be placed on a firm, horizontal subgrade in about 10-inch thick loose lifts and compacted to at least 95% of the ASTM D-1557 maximum dry density for· footings, grade slab, parking and road, and sidewalks. Backfill immediately behind retaining walls or adjacent to foundation stem walls should be compacted to about 90% of the ASTM D-1557 maximum dry density. Care must be taken to avoid over-compaction immediately behind walls. Backfill behind retaining walls must be free draining material. ---------··-------------------------------- Me,·lt Engineering Jue. -9- It is important that plumbing and utility trenches be properly backfilled. Backfill in the trenches should meet the appropriate compaction criteria described above. We recommend impo11 stmctural fill be well graded sandy gravel or gravelly sand meeting specification -9-03.12 (1) B, APW A/DOT 2006, that is typical in this area as base granular materials with exception that pel'Cent passing U.S. No. 200 Sieve shall not exceed 5% and all matelials smaller than 4·. The specification is sumrnalized below: Table 3: Specification of hnported Fill Materials Sieve Size Percent Passing by Weight 4" Square 100 2" Square 75-100 U.S.No.4 22-66 U.S. No.200 5.0max. Dust Ratio % Passing U.S. No. 200 % Passing U.S. No. 40 umax. Sarni Equivalent 30min. 6. CONSTRUCTION PHASE SERVICES The design recommendations including healing capacities in this rep011 are based on the agreement that our firm will be retained for construction phase quality control services including geotechnical engineeling and soil testing services. Construction phase of a project is very important in that final design and specifications will be implemented. Because no one can understand as much about the intent of design as the designers themselves, we recommend that our firm be retained to provide construction phase quality control services including geotechnical engineeling and soil testing services, to observe and ve1ify compliance with project specifications and confirm/verify subswface conditions. Merit Engineering loe. -10- 7. GENERAL CONDITIONS The recommendations provided herein are based on our understanding of the project at this time. We expect the on-site soil conditions to reflect our findings, however, some variations may occur. Should soil conditions be encountered that cause concerns and/or are not discussed herein, Merit Engineering Inc. should be contacted immediately to determine if additional or alternate recommendations are required. We recommend that we review those portions of the plans and specifications that pertain to earthwork and foundations to ensure that they are consistent with the recommendations in this report. We recommend that we verify site excavation to suitable soil stratum, observe proof-roll, verify imported fill materials, and observe and test compaction of structural fill. This report is prepared for Ellumus LLC & Park 09 LLC for the specific application to the proposed construction of a multi-story, multi-use structure at 521, 525 & 529 Park Ave. N in Renton, Washington. This report is completed in accordance with generally accepted geotechnical engineering practices in this area. No other warranty, expressed or implied, is made. This report is instrument of our professional service, and we (Merit Engineering, Inc.) shall retain an ownership and property interest therein. We grant Ellumus LLC and Park 09 LLC a license to use the instrument of our professional service for the purpose of constructing the above mentioned proposed structure. We do not pemtlt reuse or modification of this document for application to a different structure other than the one proposed at the site or to another prope1ty because soil and subsurface conditions are unique and site specific for different locations. Merit Engineering Inc. -11- APPENDICES Subsurface conditions at the site were investigated by conducting four (4) test borings in July 7, 2014, one to a depth of 50', two to 20', and one to 10', The locations of the tests were determined by a representative from Merit Engineering, Inc. based on site accessibility and project information provided by the owners and the Ellumus LLC. Test locations are shown on the Site Plan (Figure 2) presented in the Appendix. Depths referred to in the soil logs in this report are relative to the existing ground surface at the time of the field investigation. The subsurface conditions description is based on the observations made at the site at the time of our field investigation. Soil logs from test borings are presented as Figure 4 through 7 in the Appendix. TI1e soils observed at the site were classified using the USCS (Unified Soils Classification System) in accordance with ASTM D 2488 69 and ASTM D 2487. This classification system is also presented in the Appendix as Figure 3. =Merit Engineering Inc. -12- Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98057 Title: DECLARATION of LOT COMBINATION Project File #: LUA ___ -LC Property Tax Parcel Number(s): 7224000850 & 7224000855 Address or Intersection: Section _8 __ Townstyp .1L_ North Range _5 __ East, W.M., City of Renton, King County, Washington Grantor(s): />c<vf:::' o 7 t...LC Grantee(s}: 1. 1. City of Renton, a Municipal Corporation I (We), hereby certify that I am (we are) the owners) of the property described in Exhibit 'A' on page _J_, 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 2 , as specifically allowed by the Revised Code of Washington, Section 58.17.040 (6). The Map Exhibit on page 3._ depicts the original and the hereby revised parcels. NOW THEREFORE, in consideration of the mutual benefits to accrue herefrom and by signing hereon, the partie.s do for themselves, their heirs and assigns, revi.se 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). IN WI~ WHEREOF, said Granter has caused this instrument to be executed this day of q;::1rru 3~..6. <----~~--?/ ~ _/'2,-.... ~ l,A 1K rol<>s/,c Cjty 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. Planning Director Date City of Renton Department of Community and Economic Development City File Number ___ _ AppucAJiON FOR LOT COMBINAJION City of Renton Department of Community and Economic Development NATURE OF REQUEST: COMBINE TWQ EX[SIING TAX I QTS INTO ONE EQR IRE PI IR POSE QE ERECTING A NEW BUILDING. Taxpayer/Owner 09 LLC Phone:~) 351-0015 Address 1221 N. 26TH City/Stale RENTON WA 98056 Applicant DAND B GROUP Phone: (503) 232-1974 Address 5100 SE HARNEY DR City/Slate PORTLAND OR 97206 Agent SAME AS ABOVE Phone:(_) ____ Address City/Slate Parcel Data: 521 PARK.AVE. N,RENTON, WA 98055 7224000850 Site Address: 525 PARK AVE. N., RENTON, WA 98055 Parcel #:_7224000855_ Location: Quarter Section ...J;,Y:j__ Section _8_ Township _l;lli_ Range _fil;_ Related Parcels: 7224000860 Existing Zoning: _C=A~------Shoreline Environment ~N=/A~-------- Legal Description: PARCEL#7224000850 521 PARK.AVE. N: L016 IN 'BLOCK JO OP ltllNTON 'f'AltM l'LA:'S A3 l'Elt l'LA:1 ltECOltl)ED II<! vOWME PARCEL# 7224000855 525 PARK AVE. N: KING COUNTY AUDITOR: SITU A TE IN THE CITY OF kENTON, COUNTY OF KING, STATE OF WASHINGTON. LOI I AND IHE SOU IA 35 FEE! OF LOI 80BLOCK IOPRENION FARM PLAL, AS PER PC AI RECORDED IN VQJ JIME JO E PLATS AGE 97 RECORDS OE AH dimensions must be shown, total square footage must be shown on revised lot drawing. Please list parcel numbers for the original lots. EXHIBIT'A' Original Legal Description PARCEL A: PARCEL# 7224000850, 521 PARK AVE. N LOT 6 IN BLOCK 10 OF RENTON FARM PLAT AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97bRECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENT N, COUNTY OF KING, STATE OF WASHINGTON AND PARCEL B: PARCEL# 7224000855, 525 PARK AVE. N LOT 7 AND THE SOUTH 35 FEET OF LOT 8, IN BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. EXHIBIT'B' Revised Legal Description LOT 6 AND LOT 7 AND THE SOUTH 35 FEET OF LOT~~ ALL IN BLOCK I 0, RENTON FARM PLAT ASPER PLAT RECORDED IN vOLUME IO OF PLATS PAGE 97; RECORDS OF KING COUNTY AUDITOR: SITUATE IN THE CITY OF RENT01~, COUNTY OF KING, STATE OF WASHINGTON. MAP EXHIBIT ORIGINAL MAP CONFIGURATION MAP EXHIBIT REVISED PARCEL CONFIGURATION ORIGINAL PARCEL A= PARCEL# 7224000850 ORIGIANL PARCEL B = PARCEL# 7224000855 NEW COMBINED PARCEL, 10,190 SF f>o., r:: :S Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 DEED OF DEDICATION Projoct File#: Property Tax Parcel Number: 7224000855 Street Intersection: 500 BLOCK PARK AVE. NORTH Referen~r:.Nom(cr(s) of Documents assigned or released: Additional ref"crenccnumbers arc on page __ . Gran i: 09 LLC Graotee(s): ' Cl of Renton a Munici al Co ration LEGAL DESCRlPTlON: (Abbreviated or fit/I legal mus/ go here. Additional legal on page ) THE WEST 2' AND THE EAST 9.5' OF LOT 7 IN BLOCK IO OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE lN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON AND AS SHOWN ON MAP EXHIBIT, P. 3. The Grantor, for and in consideration of mutual bcncfilS conveys, quit claims, dedicates and donates to the Grantce(s) as named above, the above described real estate situated in the County o(King, State of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written below Approved and Accepted Bv: Grantee(s): City of Renton Mayor Page 1 MAP EXHIBIT ROW DEDICATION I I I I LOT 8 I r I 107.36' I ~-------------------------r-~ W 11 I ~I~-=.......-~__, I _I L-.. 2, ROW DEDICATION 9.5' ROW DEDICATION-,....,_ I R-0-W 1 I 12' I I 1-\.--1 2 • [WIDEii I I IALLEYII ~ I ~ ::: I I ( LOT7 PARCEL NO. ~ ~[)~ I c,-1 z 1 I i:ol I 7224000855 I "'I UJ I ii I I ~ I I I I ~ i ~-----------10L~~----------L_J i 1 I , , LOT6 I I T I 11 I I Rerurn Address: City Clerk's Office City of Renton IOS5 South Grady Way Renton, WA 98055 DEED OF DEDICATION Project File#: Property Tax Parcel Number: 7224000850 S1reet Intersection: 500 BLOCK PARK AVE. NORTH Reference Numf tr(,1) or Documents assigned or released: Addilional rcfertncenumbers are on p1ge __ . Grant~~/( 09 LLC Grantee(s): r--' Ci of Renton, a Munici al Co ration LEGAL DESCRIPTION: (Abbreviated or fi1/I legal must go here. Additional legal on page ) THE WEST 2' AND THE EAST 9.5' OF LOT61N BLOCK IOOF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME IO OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: SITUATE IN TIIE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON AND AS SHOWN ON MAP EXHIBIT, P. 3. The Orantor, for and in consideration of mutual benefils conveys, quit claims, dedicates and donates lo the Grantee(s) as named above, the above described real estate situaled in the County of King, Stale of Washington. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year as written belo,s A1111rovedand-Acce11led Bv: Granlee(s): City of Renton Mayor Page I MAP EXHIBIT ROW DEDICATIONS ! ~-----------=~--'~'-'------~-~ , I : -: r-2' ROW DEDICATION : : ~ l L.!D I 9.5' ROW DEDICATION~ 2 I WIDE I I I I ~<C I ALLEY I I LOT 6 PARCEL NO. ~ • l : ~ : 7224000850 ~ ~ i:ll ~ I ~II \JLJ I~ ~ ! w ___________ wu~ ___________ L_~~:~~R~~~'.rrw,---ll I I LOT 5 I l I I I I I I SCHEDULE A Name and Address of Title Insurance Company: WFG National Title Company of Washington, LLC 10800 NE s•• Street, Sulle 200 Bellevue, WA 98004 Phone: (425) 638-1177 Policy No.:3155400-1146366 Address Reference: 52S & 529 Park Avenue N, King, Renton, WA 98057 Amount oflnsurance: $385,000.00 Date of Policy: November 26, 2013 al 2:11 PM I. Name oflnsured: Park 09, LLC, a Washington Limited Liability Company 2. The eslate or interest in the Land that is insured by this policy is: AFEE 3. Title is vested in: Park 09, LLC, a Washington Limited Liability Company 4. The Land referred to in this policy is described as follows: See Exhibit A attached hereto aod made a put hereof ALTA Standard Owner's Policy (6/17/06) 27306 (6/06) File No.: 00615523 Premium: $774.00 Page I 3155400-1146366 LEGAL DESCRIPTION EXHIBIT A File No.: 00615523 THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF KING, STATE OF WASHINGTON, AND IS DESCRIBED AS FOLLOWS: LOT 7 AND THE SOUTH 35 FEET OF LOT 8, BLOCK 10, RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR; SITU A TE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. APN: 7224000860, 7224000855 ALTA Standlltd Owner's Policy (6/17/06) 27306 (6/06) Page2 315S400·1146366 File No.: 0061SS23 SCHEDULEB EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise by reason of: I. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that \\'Otlld be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented claims; (b) reservations or exceptions in patents or in acts authorizing the issuance thereof; (c) water rights, claims or title to water; whether or not the matters excepted under (a), (b ), or ( c) are shown by the Public Records. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. 7. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records or attaching to the subsequent effective date hereof but prior to the date the proposed Insured acquires of records for value lhe estate or interest or mortgage thereon covered by this Commitment. 8. REAL ESTATE EXCISE TAX PURSUANT TO THE AUTHORITY OF RCW CHAPTER 82,45 AND SUBSEQUENT AMENDMENTS THERETO, AS OF THE DATE HEREIN, THE TAX RATE FOR SAID PROPERTY IS 1.78%. FOR ALL TRANSACTIONS RECORDED ON OR AFfER JULY 1, 2005: A FEE OF $10.00 WILL BE CHARGED ON ALL EXEMPT TRANSACTIONS; A FEE OF $5.00 WILL BE CHARGED ON ALL TAXABLE TRANSACTIONS IN ADDITION TO THE EXCISE TAX DUE; 9. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFfER DELINQUENCY: {1ST HALF DELINQUENT ON MAY l; 2ND HALF DELINQUENT ON NOVEMBER l) TAX ACCOUNT NO.: YEAR 2013 BILLED $1,701.18 7224000855 -AFFECTS LOT 7 PAID $1701.18 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $0.00 LEVY CODE: ASSESSED VALUE LAND: ASSESSED VALUE IMPROVEMENTS: ALTA Standard Owner's Policy (6/17/06) 27306 (6/06) 2100 $95,000.00 $20,000.00 BALANCE $0.00 Page 3 PolicyNo.: Ji55400-l146J66 File No.: 00615523 SCHEDULEB (Continued) 10. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2NO HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.: YEAR 2013 7224000860 -AFFECTS S 35' LOT 8 BILLED PAID BALANCE $3,073.26 $3073.26 $0.00 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $0.00. LEVY CODE: ASSESSED VALUE LANO: ASSESSED VALUE IMPROVEMENTS: ALTA Standard Owner's Policy (6-17/06) 27306 (6/06) 2100 $94,000.00 $121,400.00 Poge4 May 30, 2014 Park 09, LLC, a Washington Limited Llablllty Company 1221 N 26'" Street Renton, WA 98056 • BORROWER: Park 09, LLC, a Washington Limited Llablllty Company YOUR REF: OUR NO.: 00615523 Attached Is your ALTA Standard Owners Polley policy of title Insurance. 10800 NE 8'" Street, Suite 200 Bellevue, WA 98004 Phone: 425-739-8887 Fax: 425-468-9125 Thank you for allowing us to serve you. We look forward to assisting you In the future. ~ G N ...... Ti,. '"'"~-c.,,,,,,.,,, ~ ,W,llnknr~m;ol<k<.,,,.,.,.,.Y OWNER'S POLICY OF TITLE INSURANCE Issued by WFG NATIONAL TITLE INSURANCE COMPANY POLICY: Any notice of claim and any other notice or statement In writing required to be given to the Company under this Polley must be given to Iha Company at the address shown In Section 18 of the Conditions. COVERED RISKS SUBJECTTO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B,AND THE CONDITIONS, WFG NATIONAL TlllEINSURANCECOMPANY,aSoothCarolinaooq,orallon(lhe"C""""'1f)lnsures,asofDateofPollcyand,lolheextenlslatedlnCoveredRlsl<s9and10,-Dateofl'<tcy, against loss ordairage, notexceed"'1Q the .Amount of Insurance, SUS!alned or lnrurred by the lns!Ied by""""" ot 1, l11!e being vesled other lhan as slated In SChedule A 2. kry defect In or lleo orOflC001brance on lhe Tille. ms Covered Risk Includes but Is nol ilHled 10 lnsuran<:e against loss fi'om (a) AdefectnlheTdlecausedby (i) f'o<gefY, lraud, undue lnlluence, d,...., lllCOITl)elence, lncapacily, orl'q)e""""11on; (i) failure of any person o, Entity lo have aothonzed a lraosfef oc conveyance; (i(i a <locumenla~ Tdle not properlyaeated, exe<>rted, v.tlnessed, sealed, ad<noY,ledged, notarized, or de-; (Iv) falue to pelfoon those ads necessa,y lo aeale a doctmenl byeledronlc means aulhorized bylaw; (Y) a<lorunenlexe<>rtedunderafalsllied,e,plred,orotheMfseinvaldpa,.erofaltomey; (vi) a dooJment not properly lileo, reooroed, or_ In the PullllcRea>«ls lnducling failure lo pedonn ll1ose acts bye-=ns authorized bylaw. or (Iii) a defective ju'.fldal or admrislllllive J)(()Olled"'1Q. (b) The ien of real estele laxes ocassessments Imposed on lhe TIiie bya gowmmental aulho!ily-or payable, b\toopol<I. (c) kryenaoaohmell~OflC001brance, v!olaUon, varlalion,or adve!sa cinunstanoaaffecllng lhe TIiie that \Wt.Id badlsdosed byan aoo.nte and C(ll1lllelelandsuveyoflhe Land. The lefTn "..-..:roadm!nr lndlldes encroadvnet1ls of existing mJ)ro"'iTJORls localed on lhe Land onto adjoining land, and encroachments onto lhe Land of existing invovemenls localed on ad')Olning land. 3. UMl!llkelable lllle. 4. Nolighlofaccesstoandfi'omlheland. 6. The 'llolaUonor enforcement of any law, ordinance, peimt, orgowrrvrenraJ reg"31ion ~ndl.<ling lhoae relating lo bulding and zorlng) resllk:frg,regtlatlrg, proli)iling, o, relating lo (a) lheoowpancy, use, orerjo)mentoflhe Land; (b) lhe charade<, dineoslons, or kx:alion of any ~"""11 ereoled on Iha Land; (c) Iha sulxlivislon of land; o, (d} """""'1rnilproledlon If a nouoa, desaiblng any part of lhe Land, Is reoorded In the Public Recoids saUing forth lhe \llolatloo or lnlenllon lo enfocce, but orfy lo lhe extent of lhe ,ioialion or enfo<cemenl referred to In Iha! notioe. 6. Ananfoccementactionbasedonthe-ofagovemmentalpoilcop(lll<!{nolooveredbyCoveredRlsk5Kanoliceoflheenforoermnladlon,desoR*-ganypadoflheland, is reooroed In the Public Rea>«ls, bl( only lo the extent of the enfon:ement refe<red lo In lhal notice. 7. The eXeftise of lhe lighls of einnentdomain W a notice of tile•-. dasaibing any part of Iha Land, is reoorded In tile Pu,f,c Recoros. 8. krytaking by a gove"""'nraJ bodylhal has occwed and Is binding on Iha lighl8 of a l)<Mthaserfor1/31ue v.41hout Knov.4edge. 9. TIiie being vested olherlhan •• slated in Sdledule Aorbelng defedlYe (a) as a resullollhe awldance In \\hole orln pad, or fi'om a cout older providing an allemalive remedy, of a transfer of alio, any part of lhe title lo or any Interest lnlhe Land Oa:unlng prior lo the lransaclion vering Trlleas shov.nln SdledtAe A because lhalprior lransrerconstituted a lraud<lenl or p,eferenlial transre,..--~. stale insolvency,OCsln'itaraecitors'lighlslaws:or (b)becauselhelnstrumenlofllllnsrervestingTllleassh<w.nlnSchedu1eAoonslilulesap,eferenlialllllnsferundeffederalbarl<n.!Jlcy.staleinsolvency.orslniaraecitors'righls laws by reason of the failoo, of its reco«!ing In lhe Public Rea>«ls (i) lo be timely, or @) 10 ilTl)Sd nol!te ofils exlslence lo a f)IMchasar for 1/31ue or to a )l.<fgmefll orllen credlllr. 10.krydefectln o,ien ocenoomhrance on Iha lllleorothermatterlndudedlnCowred Risl<s 1 Dl""',1119 lhal has been aealedorallachedorhasbeeolled orreooidedlnlhe NJic Rea>«ls subsequent lo Dale of Policy and prior lo the record''1Q of the deed or other insfnurentof transrer In the Public Reoords lhall/OSIS Tille asshoY.11 In Sctledule A The COITl)Sny s,i also pay the oosls, attorneys' fees, and expenses lnam'ed In defense of anymaftet Insured agalnslbylhls Polley, but only to lhe exlenlprovlded In lhe Conditions. In WHness Whereof, WFG NATIONAL TITLE INSURANCE COMPANY has caused Ullspolicytobesigned and sealed byitsdulyauthorizedofficersasof Date of Pot,cy shown in Schedule A ALTA Owne(s Policy (06-17-06) WFG NalTonaf Form No, 3155400 WFG NATIONAL TITLE INSURANCE COMPANY secretary 6 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company YAU not pay Joss or damage. cosls, attorneys' fees, or expenses U,at ar1se by reason of: 1. (a) Any law. ordinance, pennlt, or govemmenlal regulation (lncfudlng those ralaflng lo building and zoning) restricting, regulaflng, prohlblUng, or relaUng lo 0) the occupancy, use, or enjoyment of the Land; (II) the character, dimensions, or locallon or any Improvement erected on the Land; (Ill) lhe subdivision ofland; or (Iv) environmental protecUon; or the effect of any vlotaUon of these laws, ordinances, or governmental ragulatlon,. This Exclusion 1 (a) does not modify or Umlt lhe coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or Rmlt lhe coverage provided under Covered Risk 8. 2. Rights of eminent domain. This Exclusion does not modify or IJmlt the coverage provtded under Covered Risk 7 or 8. 3. oerects, liens, encumbrances, adverse claims. or other mailers (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, no1 recorded In the Public Reccros at Date of Polley, but Known to the Insured Claimant and noldlsclosed In wrlUng to lhe Company by the Insured Claimant pnor lo the date lhe Insured Claimant became an Insured under this policy; (c) resutung In no loss or damage to lhe Insured Clalmanl; (d) attaching or cteated subsequent to Date of Polley (however, this does not modify or limlt lhe coverage provided under Covered Risk 9 and 10); or (e) resulting In loss or damage that would not have been sustained If the lnsurad Clalmanl had paid value for the Title. 4. Any claim, by reason of the operation of federal banl<ruplcy, slate Insolvency, or simltar creditors' rfghls. laws, that the transaction vesUng the TIiie as shown ln Schedule A, ls (a) a fraudulent CQnveyance or fraudulent lransrer; or (b) a preferential transfer for any reason not slated In Covered Risk 9 of this policy. 5. Arty lien on the Tille for real eslate taxes or assessments imposed by governmental aulhority and created or attaching bel\wen Dale of POIIQf and the dale of recording of the deed or other Instrument of transfer in the Publlc Records that vests Tille as shoWn In Schedule A. CONDITIONS 1, DEFINITION OF TERMS The followlng tenns when used In this poncy mean: (a) "Amount of Insurance~: The amount staled In Schedule A. as may be lncteased or decreased by endorsement to this pol fey, incteased bySecUon 8(b), or decreased by SecUons 10 end 11 of these CondiUons. (b) 'Dale ol Polley": The date designated as ·oate of Polley" In Schedule A. (c) "Enllly": A corporation, partnership, trusl. llmlled llabltlty company, or other slmllar legal entity. (d) 'lnsurad": The Insured named In Schedule A. (I) the term "Insured" also Includes (A) succeasors to the Title of the Insured by opera lion of law as distinguished rrom purchase, lnclucllng heirs, devisees, survivors, personal representatives, or next of kin; (B) successors lo an Insured by dlssolullon, merger, consolidation, distribution. or reorganization; (C) successors to an Insured by Its conversion to another ldndofEnUty; (D) a grantee of an Insured under a deed delivered without payment of actual valuab1e conslderaUon conveying the TIUe (1) W the stock. shares, memberships, or other equity Interests of the grantee are wholly-owned by the named Insured. (2) If the grantee wholly owns lhe named Insured, (3) If the grantee is wholly-owned by en affiliated Entity of the named lnstKed, provided the affiliated EnUty and lhe named Insured ere bolh wholly-owned by the Hme person or Entity, or (4) If the grantee Is a trustee or beneficiary of a trust cteated by a written Instrument established by the Insured named In Schedule A for estate planning purposes. (ii) with regard to (A), (B), (C), and (D) reserving, however. all rfghts and defenses as to any su~ssor that the Company would have had against any predecessor Insured. (e) .. Insured Clalmanl~: AA Insured claiming loss or damage. (I) ~Knowledge" or "Known": Actual know'1edge, not conslrucUve knowtedge or notice that may be Imputed to an lnsured by reason of the Public Records or any other records that impart conslrucUve notice of matters affecting the Title. (g) "Land": The land described In Schedule A. and affoxed Improvements that by law consUMe real property. Tho term "land" does not include any property beyond the tines of lhe area descnbed In Schedule A, nor any right, Ulle, Interest, estate, or easemenl In abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or llmll lhe extent that a fig hi of access to and from the land is Insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security Instrument, lnctuding one evidenced by eleclronlc means authorized by law. {I) .. Public Records .. : Records established under stale statutes at Date of Potlcy for the purpose of Imparting constructive nouce of matters re la Ung to real property to purchasers for varue and wUhout Knowtedge. Wilh respect to Covered Risk 5{d), "PubUc Records" shall also Include environmental protection liens filed In lhe records or the clerk of the United States District Court for the dlshict where the land Is localed. (j) "TiUe": The estate or Interest described in Schedule A (k) ·unmarketable TIiie": Tille affected by an alleged or appa,ent mailer thal would permit a pros.pecUve purchaser or lessee of the Title or render on the Tille to be released from the obtlgadon to purchase, lease, or lend If there Is a contractual condlllon requlrtng the delivery of mart<etabte UUe. 2. CONTINUATION OF INSURANCE 3. The coverage of this pol!cy shall continue in force as of Date of Policy In favor of an Insured, but only so long as lhe Insured retains an estale or interest In the Land, or holds an obllgaUon secured by a purchase money Mortgage given by a purchaser from the rnsured, or only so long as the Insured shall have liability byreaaonof warranUes In any transfer or conveyance of lhe TIUe. This policy shall not continue In force In ravorof 81\ypurchaserfrom the Insured of etlher (I) an estate or Interest In the land, or (U) an obligation secured by a purchase money Mortgage given lo lhe Insured. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shallooUfylhe Companypromptlylllwriting (I) In case or any liligation as set forth In SecUon 6(a) of these Conditions, (It) in case Knowledge shall come to an Insured hereunder of anydalm or tllle or Interest that Is adverse to the Title, as Insured, artd lhat mlghl cause loss or damage forVYhlch the Company may be lab1e by virtue of this poUcy, or (DI) ff the TIiie, as Insured, is rejected as Unmart<etable lltle. If the Company ts prejudiced by the fallum of the Insured Claimant to provide prompt notice, "18 Company's llabllity lo the, Insured Cfafmant under the pottcy shall be reduced lo the extent or the prejudice. CONDTIONS-CONT. 4. PROOF OF LOSS N.. TA Owne(s Polley (06-17-06) WFG NaUonal Form No. 3155400 In the event U,e company Is unable to determine the amounl or loss or damage, the Company may, at ns option, require as a condiUon of payment lhat the Insured Clalmanl fumlsh a signed proof of loss. The proof of loss must describe the defect, llen, encumbrance, or other matter Insured against by this policy that conslitutes the basis of IDSS or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 6. DEFENSE AND PRDSECUllON OF ACTIONS (a) Upon written request by the Insured, and subject to tho options contained In Secllon 7 of these Conditions, !he Company, st Its own cost and 1Mthout unreasonable delay, shall provide for lhe defense of an Insured In IIUgaUon In which any third party asserts a dalm covered by this policy adverse to the Insured. This obligation Is limited to only those stated causes of action alleging matters Insured against by this policy. The Company shall have the right lo select counsel orus choice (wbjoclto lhe ~ghl of the Insured to obj eel for reaoonable cause) to represent the lnsu,ed as lo those stated causes of aclion. It shall not be Hable for and wm not pay Iha fees of any olher counsel. The Company wlll not pay any fees, costs, or expenses incurred by the Insured tn the defense or those causes of acllon thal allege malters not Insured against by this policy. (b) The Company shall have the righ!, Tn addiUon to lhe opllono conlalned In Section 7 of lhese Conditions, al Its own cost lo lnsutute and prosec:ule any action or proceeding or lo do any olher act lhat In Us opinion may be necessary or desfrable to establish the Tide, as Insured, or to prevent or reduce loss or damage lo the Insured. The Company may-lake eny appropriate action under the (BrTTI$ or thls policy, wheUlerornot ll shall be Habfe to the Insured. The exercise of these rights shall not be an admission of llabUity or waiver of any provision or this policy. If the Company exercises Its rights under this subsecUon, II must do so dillgenUy. (c} Whenever the Company brings an acUon or asserts a defense as required or permitted by this policy, the Company may pu<Sue the liligaUon to a final determlnaUon by a court of competent jurisdiction, and It expressly reserves the right, In its sole dlscreUon, lo appeal any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (e) tn all cases where this policy pennlls or requires the Company to prosecute or provide for the derense or any action or proceeding and any appeals. the Insured shall secure to the Company the right 10 so prosecule or provide defense in the action or proceeding, Including the rtght to use, at Its option, the name of lhe Insured for this purpose. Whenever requested by the Company, the Insured, at lhe Company's expense, shall give lhe Company all reasonable ald (1) In securing evidence, obtaining witnesses, prosecuting or defendfng the action or proceeding. or effecting seU!ement. and (ii) In any other lawful act tha! In the opinion of lhe Company may be necessary or desirable to establish the Tille or any other matter as Insured. Ir lhe Company 1, prejudiced by lhe failure of the Insured to furnish the required cooperation, the Company's obllgaUons to the Insured under the policy shall terminate. Including any liability or obligation lo defend, prosecule, or oonlfnue any lltlgaUon, with regard to lhe metier or matters requiring such cooparaUon. (b) The Company may reasonably require the Insured Claimant to submit lo examlnallon under oalh by any authorized representative of the company and to produce rorexamrnaUon, Inspection, and copying, at such reasonable tlmes and plai::es as may be designated by the aulhorized representative of the Company, all records, In whatever medium malnlained, Including books, ledgers, checks, memoranda, correspondence. reports, e-mells, disks, tapes, and videos. whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further. If requested by any authorized represenlaUve of the Company, Ula Insured Clalmanl shall grant Its pennlsslon, In writing, for any authorized representaHve of the Company to examine, Inspect, and copy all of these records lo the custody or control of a lhlrd party that reasonably pertain lo lhe loss or damage. All Information designated as confidential by lhe Insured ALTAOYme(s Pollcy(O<l-17·06) WFG National Form No. 3155400 8 Clalmant provided to lhe Company pursuant to this SecUon shall nol be disclosed to others unless, In the reasonable Judgment of Uie Company, II Is necessary (n the admlnlstraUon of the clalm. Failure of the Insured Clalmant lo submit for examlnallon under oath, produce any reasonably requested Information, or grant permission lo secure reasonably necessary Information f,om lhlrd parties as required In this subsecUon, unless prohibited by law or governmental regulation, shall terminate any liability of !he Company under !his policy as lo lhat clalm. 7. OPllONS TO PAY OR OTHERWISE SETILE CLAIMS; TERMINATION OF LIABILITY In case of a claim under lhls policy, !he Company shall have lhe following additional opUons: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of lhe Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses Incurred by the losured Clarmanl that we,e authorized by the Company up to the lime of payment or tender of payment and lhat the Company Is obligated to pay. Upon the exercise by lhe Company of lhls opUon. all liability and obllgaUoos of the Company lo the Insured underU11s policy, other than lo make the payment required In this subsection, shall terminate, Including any liability or obllga!Ton 10 defend, prosecute, or continue any Htlgation. (b} To Pay or Other.vise SetUe With Parties other Than lhe Insured or With the lnsu,ed Claimant (I) to pay or otherwise setlle with other parties for or in the name of an Insured Claimant any claim Insured against under this policy. In addiUon, the Company will pay any 00$\s, attorneys' fees., and expenses Incurred by the Insured Claimant that were authorized by the Company up to the time of paymen! and that the Company rs obligated topay;or (II) to pay or othe!Wlse selUe 'With lhe Insured Claimant the loss or damage provided for under lhls policy, together WlUl any costs, attorneys' fees, and expenses rncurred by the Insured Clalmant lhat were authorized by the Company up lo the Ume of payment and that Ule Company Is oblfgated to pay. Upon the exercise by the Company of either of the options provided ror In subsecUons (b)(I) or (II). lho Company's obligations to the Insured under this pollcy for the claimed loss or damage, other than the payments required to be made, shall tennlnate, Including any liability or obligaUon to defend, prosecute, or continue any lillgaUon. 8. DETERMINATION AND EXTENT OF LIABILITY This pollc:y Is a contract of indemnity agalnsl actual monetary loss or damage sustained or Incurred by the Insured Clalmanl who has suffered loss or damage by reason of matters Insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (R) the difference behYeen the valLJe of lhe Title as insured and Ille value or Ille Title oubjecl to the risk Insured agaloOI by lhls policy, (b) tf lhe Company pursues lts rights under Section 5 of these CondlUons and Is unsu,ccessful In eslablishfng lhe Tille, as insured, (9 !he Amount of Insurance shall be lnc,eased by 10%, and (Ii) the Insured Clalmanl shall have lhe right to have the loss or damage delermlned either as. of the date lhe claim was made by the Insured Claimant or as of the date It Is settled and paid, (c) In addition lo !he extent of liability under (a) and (b), lho Company wiU elso pay those costs, allomeys' fees, and expenses Incurred In accordance with SacUons 5 and 7 of these Conditions. 9. LIMITAllON OF LIABILITY (a) If Ille Company establishes Ille TIUe, or remove• !he alleged defect, lien, or encumbrance, or cvres lhe lack of a right of access to or from the land, or cures lhe claim of Unmarketable TlUe, all as insured, In a reasonably dlUgenl manner by any melhad, lnc[udlng liUgaUon and the completion of any appeals, ll shall have fully performed its obligallons 1Mth respect to that matter alld shall not be Hable for any loss or damage caused to the Insured. (b) In the event of any littgallon, lncludlng Hllgallon by the Company or with the Company's consent, the Company shall have no llablllty for loss or damage unm there has been a Rnal determination by a cou,t of competent jurisdlctfon, and dlspos!Uon of all appeals, adverse to lhe Title, as Insured. (c) The Company shall not be liable for loss or damage lo the Insured for liabllityvotuntarily assumed by the Insured in settling any clalm or suit wilhout lhe prior wrtUen consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses. shall reduce the Amount of lnsu,ance by Iha amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount or Insurance shall be reduced by any amount the Company pays under any policy Insuring a Mortgage to which exception Is taken In Schedute 8 or lo which U,e Insured has agreed, assumed, or taken subject, or which Is exeCtJted by an Insured after Oate of Policy and which Is a charge or Hen on the Title, and the amount so paid shall be deemed a payment to the Insured undetthis policy. 12. PAYMENT OF LOSS When Uabltity and lhe extent of loss or damage haw been definitely r1Xed rn accordance wrth these CondlUons, the payment shall be made withln 30 days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have sellled and paid a claim under this policy, It shall be subrogated endenUUedto lherlghts of the Insured Clalmant in the Tille and all other rights and remedies In respect to the cialm that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, aUomeys' fees, and expenses paid by the Company. Ir requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle rn the name or the Ir.sured Claimant and to use the name of the Insured Claimant In any transacUon or litigation Involving these fights and remedies. If a payment on account of a claim does not fully cover Ule loss or lhe lnsUfed Claimant, the Company shall deCer the exarclse or Its right lo recover until after the Insured Clatmant shall have recovered Its loss. (b) The Company's right or subrogadon Includes the rights of tho Insured to Indemnities. guaranUes. other policies of Insurance, or bOnds, notvdthstandlng any terms or condiOons contained In those Instruments that address subrogation rights. 14, ARBITRATION Either the Company or the Insured may demand lhal the claim or controversy shall be submitted to arbltraUon pursuant to lhe Tille Insurance Arbitration Rules of the American Land TIUe Association ALTA OWner's Policy(06-17-06) WFG National form No. 3155400 9 ("Rules,. Except as provided In 1110 Rules, tt,ere shall be no Jolndor or consolidatlon with claims or controverales or other persons. Arbltrable matters may Include, but are not IJmlted to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any servtce In connecllon v.ith Its Issuance or the breech of a policy provision, or to soy other controversy or clalm arising out of the transaction gtving rise to this potlcy. All arbitrable matters when the Amount of Insurance Is $2,000,000orless shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance Is In excess or $2,000,000 shall be arblVatod only when agreed to by both the Company and the Insured. Arbllratlon pursuant lo this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the .Arbltralor(s} may be entered In any court of compelont Ju~sdlcllon. 16. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with an endorsements, if any, attached to It by the Company ls the enllre policy and conlract between the Insured and the Company. In lnterpretlng any provision of this policy, lhls polfcy shall be construed as a whole. (b) Any dalm of loss or damage that arises out of U,e status of the Title or by any action asserting such claim shall be restrtcted to this poKcy. (c) Any amendment of or endorsement to this policy must be in wrlUng and authenticated by an authorized person, or expressly Incorporated by Schedufe A of this policy. (d) Each endorsement to this pollcy tssued al any Ume Is made a part of this policy and Is subjecl to all of lls terms and provisions. Except as the endorsement expressly states, ii does not (I) modify any of lhe terms and provisions or Uie poticy, (II) modify any prior endorsement, (Iii) extend the Dale of Policy, or (Iv} Increase the Amount of Insurance. 16, SEVERABILITY fn the event any provision of lhts policy, In whole or in part, Is held invalld or unenforceable under applicable law. the policy shall be deemed not lo include that provision or such part held lo be Invalid, but all olhet provisions shall remain ln full force and effect 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowtedges the Company has Underwritten the risks covered by this portcy and delem,lned the premium charged lherefor In reliance upon the law affecting Interests In real property and applicabte to the lnterpretaliOn, rights, remedies, or enforcement of pollcies of title insure nee or the Jurisdiclion YAlere the Land is localed. iherefore. the court or an arbitrator shall apply lhe law or the Jurisdiction where the Land Is located to determine the validity of claims against the Tille that are adverae to the tnsured and lo lnlerpret and enrotee lhe terms of th(s policy. In neilher case shall the court or arbitrator apply Its conflicts of tawprinciptes to determine the appllcable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Companymusl be filed only in a state or fede,al court within the Unlled States of America or lls terrilorles having appropriate JunS<flcUon. 18. NOTICES, WHERI; SENT Any notice of claim and any other notice or statement in wriUng required to be given to the Company under this pollcy must be given to lhe Company at 340 Oswego Polnte Drive, Suite 100, lake Oswego, OR 97034. WFG National Title Insurance Company's telephone numller Is (503) 387-3998. RECEIPT EG00044158 BILLING CONTACT Don Snair D & B Group dba Dabco 5100 SE Harney Dr, #13 Portland, OR 97206 REFERENCE NUMBER FEE NAME LUA 15-000729 PLAN -Modification PLAN -Site Plan Review -Admin Technology Fee Printed On: October 05, 2015 Prepared Bv: Kris Sorensen Kenton 1055 S Grady Way, Renton, WA 98057 --·-Transaction Daie,-October os, fo15 TRANSACTION TYPE Fee Payment Fee Payment Fee Payment PAYMENT METHOD Credit Card Credit Card Credit Card SUB TOTAL TOTAL AMOUNT PAID $300.00 $1,500.00 $54.00 $1,854.00 $1,854.00 Page 1 of 1