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Home My WebLink AboutReport 1APPROVALS: KING COUNTY DEPARTMENT OF ASSESSI.4ENTS RECORDING NO. IVOL./PAGE CITY OF RENTON CITY OF RENTON SHORT PLAT DEPARTMENT OF PLANNING/8U1LDING/PUBUC WORKS EK<IrTl1ned and appraWld thl. _ day al 201_ KING COUNTY, WASHINGTON BLAKEY TOWN HOMES SHORT PLAT Examined and appro.....:! thi, __ doy of ____ 201_ ..... w b."uty AS~essor LUA-13-001711-SHPL OWNER'S DECLARATION ADMINISTRATOR LND-Account Number 2963900010, 2963900011 - KNOW ALL MEN BY THESE PItES&IT TliAT WI! THE UNDER.srGNED OWNU(SI Of INTlREST IN THE lAND HEltEBY SHORT SUIDMDfD, $11/4,511/4, S. 1" T,:n II, L .... WoM. HEREBY DEClARE THIS SHORT PtAT TO BE THE GRAPHIC IN THE CITY Of IINfON, KINIII COIJNtY, WASHINCJTON REI'ItESENTAllON Of' THE SliORT SUBDIVISION MAD!! HUEBY. ANI) THAT SAID SHORT SUBDIVISION IS MADE WITH THE fREE CONSB'fl ,Io.HO IN ACCORDANCE WITH THE DfSIR~ OP THE OWNERISI.IN WITNESS WH:_EOF, WI: SET OUR HANDS.t.NO SEAl.$. ...... - LOTS 1 ANtI 2OFOTTOF ItE'HlON LOTUHI!ADJJ$I"lMNTNQ. ~ ~ ItECOUIEIMAY 3, 2OIOUHDS: IlECOUJIHC tfJMI8I 2OIOO»3'1OO()1)4, 1M THe OI'IICAL RB;ORDS OF D-IG COIJN1Y , w.....,~ WILUAM GUSTAVSON, SOLE MEMBER :0> 60"'" MORRIS AVE UC "-"'-cO \J '-~ V ~ r_~-> "< ';) I:J STATf Of' WASHINGTON I I i--I COUNTY OF lONG I c.":~ «;--L\ I"f\t:::::-I CERTIfY lHAT I KNOW O~ HAvt SAllSPACTOIIY EVDEHCE THAT l,,, WILliAM GUSTAVSON IS THE PERSON WHO ""PEAlED IffOR! lid,. '-.{ ,o.Ml SAID PERSON ACKNOWl!DGED tH.t.T HE 5ICNW ntS -----INST1i:UMENT, ON OATH STATED THAT lit WAS AUTHOIllZED TO "-' Q.....<::!( EXEO.JTl! THIS INSlRUMfNT, AND AS sou MEMlBI OF 60. MaIllS AVE LLC, A WASI1INGTON UM/TEtll.lAllITY COMPANY, ACICNOWlEDGfD IT TO IE THE fREE AND VOWN'IAiY ACT Of SUCH PAJlIY FOIl THI: USES AI',£I PURPOSES MINT10HED INTI-E INSTIL.IM!NT. GM'N UNDER MY Hot.NDAND OI'fIo.o.L SEAL nilS _DAY OF SITE" INFORMA TlON, '''~ I'ROPOSfD Nl.I.MBI:. Of lOTS. , '''''"''' "'"' TOTAlAJIEA> 9,600 SQ. fT. NOTAU PUBUC, 0.22 ACRES IN AND FOR THE STAn OF WJ.SHt.IGTON,. TOTAlAJIEA OF ElClSTI'IG RESIDING AT & PROi'OSEP EASEMENrs. 3,009 SQ. fT. MY COIo\MlSSIQN EXPIRES "'7"'" ",""", PEIMfTB) BY CODE. MAX. 3S OI.I/NET AOE P,OPOSB), 33 OU/NET ACRE DKlARATlDN OF CDVENNfT: THE O_EII OF lAND EMBMCfD WlTHIHTlllSSHOKT r1.AT, IN kETl.JRtI fOil. THE IENEFfTSTOM.CRi.lE FkOM /> r--THIS SUIlllMSlOM, BY ~Mi I"t£llfDN COifIIJINTS AHP AGREES TO CON'J£Y THE BENEflWl.IN1iIIfST IN THE ~ NEW EASEfltENTSSHOWNON THIS 5IIOf[f P\ATTO "'" AHP AU FIJTlJftE PUItCHASEAS OF TlIE l.OT5, Oil. OF GROSS AREA NET AREA. "'" SUBDMSIOHTlIEftEOf. THE COVfNANT SHAU MIN WlTHTlIE lANP olS SHOWN ON TIllS SHOIITP\AT. ~ PWATt ACCfSSAMI ~ NAfiTfMANCf "6ItEEMEHJ: LOT 1 LOT 1 Lt-/~ NEW PfIIYATt EICCi.USM EASEMENT fOIl ~ AltO fGJlESS IS TO aE CllEAlEO UPON T1-If 5Al.E.CIF LOTS 2,401 SQ. FT. 1,831 SQ. FT. 2NDST ~ SHOWN ONTIIIS~r1.AT. THEOWMEkSOF LOTS!, 2.~, 'AHP 5511ALL~VE AH rotJAlAHOUHDMOED 0.06 ACRES 0.04 ACRES IrmRaT .. TlIE OWIIEASI-IlP AND RESPOHSI8IIJ1Y fOR MAiNTEIVoIIQ OF TH~ PRIVATI M.CtSS EA5£MENT LOT 2 LOT 2 SUN /El BL/tt APPURTElU.IIQS. THfSIE Al"PURTiNANCES AHID MAlNTEtWtCE RESfONSIIIUl1ESINCWDlTllE IIfII"AII AHD 1,735 SQ. n. 1,171 so. FT. t,-.~ MIIIIfTiI'IANC( OF THE PRIVATE M.CESIi ROAD, OMINAGt PlI'B, AND STOIIM WATIlIQlIAlIIY NtOIOJ. C.o. ACRES 0.03 ACRES ~~ DETtN1lDN fAl1lT1fS WITHIN Tlti EASEMENT. P1WATE 5IGNAGE, AND OTHEJIIINfII.ASI1IUCl1JIIE ItOfOWNEO <"~' BVTlIe art Of lI.!rntlN OR OTHER UTlLJ1YPRO\IlDPIS. MAlIfTENANCE com SHAUIV SHAIIED EQUAUY. C<'<J LOT 3 PMKING ON THE PAVING IN THE EAS(MfNTI5 PROHIIITtD, UNLUS PAVEMENTW'lDnlI5 G!\EATER TlWI 20 1,735 SQ. FT. 1,171 SQ. FT. ~ FEET. 0.04 ACRES 0.03 ACRES • AQUIF9-PI\Ol'ECTlOft NOTJ:f: un • lor; \f);~ in; S ~ THE lOT!i CIlEATEP HEllEIN fAll wnHlN ZONEI1 011 2) OF RENTOII'SAQUIffII PIU1fECOON /lJlV..AND ME 1.735 SQ. FT. 1,171 SO. FT. SUIl.lECFTO THE IlEQUllfMENTSOf THE 01Y Of ItEHTON 0IIDtNANCf. MH7. "nilS arY'S SOlE $DURCE Of 0.04 ACRES O.OJ ACRES -+-r "'i 7TH ST /' D~NII:IIIG WAT"Ek 1S5UI'PUED _ A 5HAU.OW AQUIFU UNDER THE artSURfAC£. "nIERi IS NO NATURAl. LOT 5 LOT 5 IA.Ml£R 8£TWffN TlEWAlEII. TAlI.! AND GROUND RlRfI'oct:. ElITIIEM£ CAllE SWOUtb BE ElIEIIClSIDWHEN ~ IIANDU .... OF NIl lIQUID SIJeSTAHC(, O1lIEJIITHAT WATE" TO PRDTEI:T f~OM CONTACfWfTH THt GROUND , ,993 SQ. FT. 1,J.4.6 SO. FT. "" SURFACE. II 1S11t( HOI.iIEOWIIE~·1I£SIIOM$l8IU1YTO PIIOTtCTTHE CITY'S DIUMIWG WAlEK. 0.05 ACRES 0.03 ACRES RECORDER'S CERTIFICATE •..•..•.•••••••••••. LAND SURVEYOR'S CERllFICA TE SADLER/ Im~SHORT PLAT FOR, "'''''r.a"d~''' m • , ThII: ShcIrt Plat COIBCtIy ~~ 0 ....-..y modi by ~BARNARD ,tj'J;' '" 0 , 604 MORRIS AVE LLC '" book. .. _.~of_.111 pG9L-_ .. oI 1M ,.....t of ml ar unciii' my dIr-=tJon r. conformonc. wItI1 tt.. & ASSOC, INC, nqur-tl IiIf 1M IIIIPf1)IIIiati Stotl ond GtIutIty ................................. Stotute on" OrdInonc. In Nowmbtlt", 2008. l.ANO SlmI£Ii'I'C I ~ .J! D'MII BY DATE JCII "0. I'L4NWfiC ~ PUlT1ING ,,~ --DCa ... :14--201. iOf.:s-1I0 .............................. ,,,,rlJ::,-'!"',,,:;:::,~-:b_, 711 " SlEWNiT 7~ CttKO, ~a SCALE 1 ... 10' SHEET IoIgr. PUYAIJ..l.P, .... IiIBl7l ~I;',~ .. !:'! .. ~~~.!... ............ Clrtlflcate No. 196M; (253) 846-'170 "" , --""-,- CITY OF RENTON SHORT PLAT KING COUNTY. WASHINGTON ,,/ " RIM" 26.99 /,1':':: CJII' sw = 24..49 BLAKEY TOWNHOMES SHORT PLAT LUA-I3-001711-5HPL 511/4, SE 114,~ II,. T.23 N,It. 5 I.. WoM. CITY OF lENTON, kING COUNTY, W~TON PARCEL NUMHRS: 2963900010 & 2963900011 _~26.97 1E1""""$Ii"'2~_21 --~ /~.~~ ""'" '" 1U..l.000WAIJII: ~l:z"CMPI'NI,SW.se. '"':12.95 IE 12" PlPEH, ~ w" 23+1-iAS1lULT) .... OTYc..It9{I'OOSUIt\I!'f CONTROL NoON.. NO. 11<10 -/":J E1TCNI'Nf-.4.18 LND- ~-- SOUTH 6TH STREET ~ .... 8~'Q'lO" !(R:llIQ 31$.81lR1XCl S. 3RD ST. ~1~~~~ J ,,/ __ :r;r.o.. l . *"T"'~;:~ ,I tIM~27a ~~~ 12" I'VC !·w, II" PVt;$ ROWUHE" 21.16 N"'~7'3O'! .. ,.' '"" SO' --------5CALlll~.2O" LEGEND + FOUND MOtfUMEHT AS NOTED • 5ETUU,l r.. CAPU" 19635 .. <A"" ..... .............. @ nORM MANHOLI p ~OWERPOI.I 0 ","'" .... • AU""""" G O"'VALYI " .... ""'" m WAru Mi1IIt ott VALVI WOOOFIiNCI CHAlNUNI( FENCl a AS~HAlT <ONam '0 CAlCULATlDVALUi 'M> MlASUUD YAWl IASIS 01' 5fAJ:1NG OTY Of RENTON lOT UN! ,o.DJUSTMENTNO. LUA_19_05 .... UA, REI:. NO, 2QIOO5039\X1DO.(. REFERENCE (J1J RECORD OF SURVEY. REC. 00.20050606900003 (R2] RECORD Of SURVEY. REG 00. 20050613900014 ('3) OTY OF RENTON SHORT 'LAT, REC. NO. 20Q(,091~900016 ~ ~ !!~~ ." -!,. tQ u -.. ~~E i o -:r.; '" -N &'25'34" z6{ -'"S:--:' ~ at.l.$$C» WITH P1J~ IMII( IN Q.S'INO 112/06/061 OTT 01' fII!NTON SI,III\If'I' COHTROI.MON. NO. 1898 N.176.367.138 ~ 1.299,IS'I.2IIS I ",' fl SSMH 3(Y k _,,:r.r.38 %1_ LADI:ft ON WEST '" I"PVCN-S ., _,,:i: FlOWlINE = 21.11 I t",: ,I 6tle.84' I I " " '" ""--I--~r~ Q- I I • • • • • o " ::: ~I ~ § W % ~ I , !!! , • ,. ,,' ~o " ~ Ilt.t$' LOT j Btoo »ID UlVTY fASEMlNT, 00"' __________ __ 21.M!' I ItOUSI! ~N ""~r26·f 1 Lt.K' 11.88' 21.69' I ., , ~I; • % • 'W .? ,,,. 4'~(' ~4'J ~I:. • l< ;, I I I I I' ~ ii 1% '" I 0 I ~"~'-}:, )J I _ i I ~ <"lp~~~1 ~ § m :\ 1.30~~ I 21~ 2Ui' 24.81' N .~'~Tlr E 11'.9.- I'IIIVAl! PlDESlJ:I,t,IIIACC!SS WlEMB-fI', 11K. t«). lOtOCl5Ol9CICXIOoC. TO IE IIEI£ASm UI'OH ftKc:mN:P c.. DE 1lOCtJNBo{f. IIlX Irt unUTY EASfNeIT,Ii£C.NO. 1016Ol1100105S- LOT .f BLOa< I GWI<'s ADO, 0<11 I I I _-16.90 ~ -."'~ I· ., a RIM" 26.76 1~1:rIU)$W·2U5 '" FOI.IHtITACXI'I I.Uo,C)I'I~G (12/06/(16) I " i.:( S IW~ .n '1!< H~~'?; it" '00( Hell! .. ~ ~j SURlIf"YOR'!: Nn~ t. SlHH£r P£Rf'MWfD BY FI£1.J) 1RA\£WSE' AND fl£C7I«:WIC DATA COULCTIOH USlHG El'Th'£JI' A TCf'C(W CPT-J005W TOTAl STAJIGW OR A UJCA 1CW> 120$+ ~ R08011C TOTAl STAJIGW AND !.DCA MTA CCU£CJIGW. \"1"'''' j 1 :;:: "" ~~at~ ___ SO_U_TH_ 7TH STREET 1 2. CLast/1I£S 0'CaDED 1HE IMNIUUU R£QI.MOEHTS AS ESTABUSI1£D sr WAC .ll2-I30-090. RECORDER'S CERTIfiCATE ....... "''',, ...... I'hcI b' rICCI1I ~ "'--JIL..aI ., book. ._.of ...... 11\ 1XIIJII."~"Hat "'" ~ of r,jllr. ~I?~ ... ~! .. ~~~ ... LAND SURVEYOR'S CERTIFICATE thI. Short Plot carndly ~b a ...-wy In<Jd. by rna or undlr my dhctJan ., conlonncno. "'til ItIe r.qur-ta of til. oppropriat. Stata (IIul eo..Ilt)' stotut. Olld Ordfnanc. 1n November. 2006. &...g .. c.:.,~ Certrflc:ot. No. 1ge~ ~r::=22.17 SADLER/ ~BARNARD S B & ASSOC. INC. UNO ""''''''''' PLNiNlNS • -"LA 711NC 717 • STEWAAT PlJTIollUP. WA i8311 (253) _-5170 7-?.$"-/1' SHORT PLAT FOR: ~~~ WIPi PJ.N:H MARl( II< CASIN:l-(12/OO106! 604 MORRIS AVE LLC OWN. BY ~, CHKO, BY "" .. ,. '-2<f-201' SCALE '" _ 2D' JOB NO. 2Ol~IIO SHEET "'" 7 ----.... , __ .~., . :;:c:'J::::::::: ~Mud~", "--/ ~D Planning Division t4\[P>[P>[R{({5)~1E1Q) ~~t~~ ~o.r::nesoc ~~r JL I.,? . @; G04 MORRIS AVE S , . ~ I I ~l'AIGAnoo SCHeDULE " '\ ~ , ~ F-~ ~"\ I ""~ '1: ,:' .. ~ .~.. . ....'. ,. , .:. . " ,', ~ -.. ~" ~ . v . v .... . . \> 17~ " ,I . I', , I'" ',1 ',I • v . 20-0' IMDE • .. , , I 'i"RI'ltATt:<tANE 0 I, 1 • • v ~ "'" 1>7'.1> V • V ~1l!I ....,,"'''"_'''e<>on«v~'''' =''''''''-_ ... "',.,...", I .'. t> J • I DRIVEWAY 1'P ---, ~ ." ® ~~';::;.=~':'"..:"''- -'> E ~ ~ WI<. WAY Bl == =~ .. ==;::;:=,::.';:,.;:;.:.::.:..~ ~~E~~r~t-~ir"" , f' I~ --~-"--"-.-".-~~~AY • " ", _ 1:~ T '_ =.:.==::...,,,,, .. ,.,,, ... _.,,,,,,,,- • ." 3'4' • . ' f fUKCH I --, .. """"--. .... ,...,. ..• ' PORCH' f'ORCH = ~,.....,._ ... c"",""""" .......... ~ ........ """"""" ... """",,, """""""""-"' ....... --..,."""'-~, ...... 'n L,. ----1 II> :::;:;::: __ _ 2 CAR 11)-__ "-1 '; 1 ----1 I 1 -~~---I I I I I I I I 1 I 1 1 L_ iii i L __ l _____ 1 I I CAR ARAGf: I CAR GARAGE I· I ~~V \', I ~.' ~ , ~ UNIT 5' 1 n ,I It 1 --1 If,:jll'.. I' ~ i i ~ tl -l I , I' ~ 1 ~ -~----' IJ ," ~' L__ ------~ ~.J;' " I ~" .,' L_____ ______ COURlYARD 11::::1' ~_~=. _. _.= .=-~-.=.~_._ ,_. _. .-=--.-=--~=-.~_. _. _._, _. . _. _._. N _ ..... - RECEIVED "E(I!1ml IllllUllNGDlVISION INcn~Rllnmp.s. ~~~ ~-" '1Il"1'I-'-~~ ._-.... -......:nO .. 'UKN""" ""':.~'k"\';,,"'';X-:~~'''''' I I W~ ''-''- EWOOD I£II9(JIS/DRAII/(;~ Co" (. ':0 -; IRRIGATION PLAN 'Xu NllIIO L2.0 • ~, I • Smithers Ave S N 00'16'21' W 466.5g' (ROS) N 00'16'21' W 466.58' (ME4S.) (BASIS OF 8EARlNCS ROS 20050606900003) ,:/Ji. 0 ~ ,,:, ~ I:~- I I I I I w '" !, ! . . 'I ·~-r ~ I I , ... ~ ---=-~---li!i _.-----Ii"! "r---~Ih ~~ I h"r---r§z-_ _ _ I ."";;;;; .-".,~ ~, S9A'~--=-_ _ -'-'.. I , 1 I I I I I S<JWOllUM0J. j(9~ere l ____ _ -------1 I I I I I I I I I ~~ ~-I F--·· .-~ I .Llll-S8-ddd I S;KI/O~UMOJ. ,(e)jeIS ~. .'. . ! . I 1 1r<' II i II !I ! I oj , !' ! ! I / I I ! ~ I 0 ! i 1 ! ~ I ! ! I I . i I I I ! I I I . I . i ! ! I , i I I I I ' I ! .. , - w '" , , , I ! ! ',,' .1 1 -'X .a~ ~h CliV Of 5 o ~ I ---- i1 I 0 , • • I iii , I~I ~ -h' " ,.! ,I :1': I;', ~z Iii il~ 00 ~ I" III >-z c:w U;!~1f I: ~ u'" I III "If ~!e ,II u Ii" ! II II! 'Ii lilill I !l! Iii Iii III ! Ii !!I '11 ;~il I !,,! II iI' II, 'I' 'I'" !/ j, III I.', , i'I!!' , I,' Ilil llil~ ~ ~ t3~ 1'1 0; !!!I! II!i III d· ~Ii. J!! ,II" I!, ill i. i !,:, o "Ill "'I !! iii lUI'! I'll i II!II Ii Ii ill! '! ' !hl ii' , . Z '!<! i' 1',1 hi I!" t!J hl l , li.1 Ill! il "I "I z =h ~ 0 ~~ i!~1 ill! Ii;! ~ mi! illll !Ii! h' "I' .. iIIl, 1-,I ,I lill 'i I ~ ~t;~:t ~~ ~~ !~U I !i SilWOl,jUM0J. Jiao)l"'I13 -~ I I I lilJ.-SS-ddd I I l_ 'I!~ ! 'Ii~ ; lilt ,~ " 'I '-, ';Il~ , il ~i .. ', . , 1'7 tf ! I!; '(,4 I • , ' , , , -1 ,! " .! . ~! f , , , , , I i , l. , , 1 , I ' i ! , , q d • ~ i i j! 'j: !, ~ ~ ,1'1 i i!; .lii.; III ~M:d'l , i I' ~) Ii : !! " ~: !i I. ! , 1 ~z i 00 >-!z .u "'w ' Go:: ~ ! •• , ii , H I~ I " jl l T, ~ I .! f~ '~ ~! q ,. """, -; . ., l! . ' '~, I 1; r. i·P~ il ~J Ii 'Ill ~; ~:I il ~ 'I , ,,!l '!i ''I :1 i ~! : II' Nf ! : ~ i ii II I ! -, lL I\lE) 4 -,,', CITY OF RENTON SHORT PLAT KING COUNTY, WASHINGTON OWNER'S DECLARAnON KNOW ALL MlN n THESE PR'ESEN'f mAl WE TliE UNOER·SlGNED OWNER(S) Q~ INTEREST IN TH~ LAND HEiny SHORT SUBDMDED, HeltlY DECLARE THIS SHORT PlAT TO BE TKE GRAPHIC UPRESENTATlOti OF THE SMORT SUBDIVISION MALlE HEREBY, AND THAT SAID SHORT SUBDM5ION IS...........oE WITH THE FREE CONSlNT AND IN ACCORDANCE WITH THE DESliIf OF THE OWNER(SI.IN W1TNI'SS WHeReOf, WE SET OUR HANDS AND SEALS. EMilY BUCHWALTER, AUTHORIZED MEMBER RENDEV ONE, LLC STAT! 0' W,t.:5I1INQTON ) I COUN'lY Of IQNG I I CERTIFY THAT I KNOW OR HAVf S,l,T'S'ACTORY tvlDINCI! THAT ~lY JVCHw ... mR 15 THE PERSON WHO ....,.'EAIED BEI'OR!.ta, AND SAID POSON ACXNOWU:OOED TKA.T SHE SIGHED THS INmUN.fNT,ON OATli STAHD lHIIIr SHE W/o.s AUTHORIZID TO EXECUTE THIS !NSTIUMtNT. A.NtlJJi A MEMlIn Of RENDfV ONE, ne, A WASHl .... GTON UMITED LlA81l1TY OOMP~Y, AO:NOWt.EDGro IT TO lE THE FREE »1D VOl.I)N'!An ACT OF SUOl PARTY FOit 1HIi USES '*'l> PURPOSES MENTIONED IN THE IHSUUMENT. GIVEN UNDER MY HAND ANO OFFICIAL SEAL 11-15 DAY m ----'" NOTMY pueuc, IN AND FOR mE STATE OF WASHINGTON, • ~IOING AT >;;;;;;;;-::====~ MY COMMISSION EXPIIiES ~ ;z. APPROVALS: CITY OF RENTON DEPARTMENT or PLANNING!BIJjLOING!PUBUC WORKS Exom;n&d and oppra ..... d this __ do~ 01 ____ 201_ ADMiNisTRATOR 604/608 MORRIS AVE SHORT PLAT PARCEL NUMB IRS, 2963900010, 2963900011 LUA-__ -__ -SHPL LND_ LEGAL Dl:5CRIPTION lOTS 1 AND 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-09-054-llA, RECORDED MAY 3, 2010 UNDER RECORDING NUMSER 20100503900004, IN THE QFFIOAL RECORDS OF KING COUNTY , WASHINGTON. KING COUNTY DEPARTMENT or ASSESSMENTS I RECORDING NO. I ["Ol/PAGE Examined and approved this _ doy ~f 201_ ASRBSSOr beput~ An'nOt'" ------------ Account Numbsr 29BJ900010, 296J900011 SCALE: N/A H 1/4,'1 '/4,S. II, T. U N,L~ &., W.M. IN nil CITY OF IINTOH, KING COUNTY, WASHINOTOJI SITE INFORMATION, PROPOSED NUMIIU Of lOTS, ~ lONINGo RM-T TOTAL AIEAt 9,600 SQ. FT. 0-l2Acns TOTAL AUA 01' IlOSllNG ... P1IOPOSfD EASEMENTS, 3,559 SQ. fT • 0.08 ACRES "."'N, PERMITEO BY CODE. IMJ(, 35 OlIjNrT AOE ~l'OSI!o. 5 Pll/o.l19"'ru GROSSAR[A NET AREA U" , LOT 1 2.400 SQ. FT. 1,!!Bl SQ. FT. 0.06 ACRES 0.04 ACRES LOT 2 LOT 2 1.7J5 SQ. FT. SJ9 SQ. FT. 0.04 ACRES 0.02 ACRES ~%? SQ. FT. LOT J 9SJ SQ. FT. 0.04 ACRES 0.Q2 ACRES ~?l~ sa. FT. LOT 4 1.111 SQ. FT. 0.04 ACRES O.OJ ACRES LOT 5 LOT 5 1,895 sa. FT. 1,J47 SQ. FT. 0.05 ACRES O.OJ ACRES SHORT PLAT FOR: LAND SURVEYOR'S CERTIFICATE SADLER/ EMILY BUCHWALTER Thl. Short Plgt <;QITeI;tly I1IP'"lIIItII g .u .... y mad, by ~BARNARD 2233 102ND Pl SE m, til" un<illl" my dlrectlon IrI conformonc>l with the & ASSOC. INC. BEllEVUE, WA 98004 r8<!UIr"«n .... ts of th, OPploprl"t, Stut. and County St"tute ond Ordln"nce In NovemblP", 2006. !ANO SUR't£"flNG OWN. BY DAn; JOe NO. P1..ANNJHG ... />LA nwc MO 12_1_20/) 200d25.2.0J o&-.L ,~ 711 W STE:WAAT PUYAU.UP."IIA 118.171 CHKO_ BY "'''' ~m "C;;;tiii~;;t'&"'N;;:"19635 (2~) M8-~11Q "''' ," _ 10· , "'" ----------~- CITY OF RENTON SHORT PLAT KING COUNTY, WASHINGTON 51 1/-4, $I 1/4. S. ", T. 13 N ••. '''' WJft. an O' UNTON, ICING COONTY. WASHINGTON 604/608 MORRIS AVE SHORT PLAT PA.RCEL NUMBERS: 2963900010 & 2963900011 LUA-__ -__ -SHPL LND~ ~/ RIM. 26..97 IE 12" r:w Sf .. :2-01.~ a RIM" 26..99 ./,IE 12' CMr SH ~ 24.~9 U'" /::.: 27.60 ~-"" 1VU.00WA_ IEU·CMrNW,~,5f, ... n'5 I! 12" "'PiN." W -3l+j.JAS lUIL11 --~--- "lGO -./,~~;~68 .... 18 J;: ~977c!.8N01!lI1 SOUTH 6TH STREET ...JIll I:rPYCf..W,.'~C$ 1< N89'~1'30'!(fIIXCl JIH7!111KCI fO\JI'.I>'AalN ~"~ (12/06/061 I OTY O~ RENTON SlJl'IE\' CONTROL MOM. NO. n..o N. 17,,001 .. 990 S. 3RD ST. It !,299,198.12O I (1/ 1I.OWlI'I~"21.16 l "";I""~~~mn I r:I 20' -40' 110' jI!Ij ! ~ • .. GO @ " 0 • 0 • m B ____ ._ I R .. 1(1' LEGEND ~OUND MONUMINT AS NOTBl sn I~A) &.I:A. ~# 1M3! CATeN ."'IM IIWU MAHHOLI STORM MANHOLI ,OWll,aLIi POWIil.&O)( flUHYDIlANT O.uVALVI O,uMITU WATEI METER 01 VAJ.VI WOOD flllCi ""',." CHAIHUNK FEMC! ASPHAlT CONOlim SPOl ELlYAOON STORMUNE uwu UN! [0 CALCULATED VALUE 1M) MEASURED VAlUE BASIS Of 8EARING CITY OF RENTON LOT UNE ADJUSTMENT NO. lUA-19-054-LLA, RK. NO. 2010050390000-4, RER'RENCE [Ill) RECORD OF SURVEY, !lEe. NO. 20050606900003 (112) RECORD OF SURVEY, REC. NO. 20050613900014 Illl) an OF ReNTON SHORT PlAT, REC. NO. 20060914900016 SUR\£'r'OR'S NOrrs: ,sm~~~ ru~u~ aam_ DATA COI..LEC EllHER A TOPCDN GPT-J005W roTAL Sf A I.EICA. 1CRP 120:1+ J" IlOSOTlC ltITN.. STAlICH AM) TA cot1.ECllON. CI.~ . .!i "rHE JNlIIIlJIIl REQU/R£lrI£HTS AS £ST"~U B • -1.30-090. RECORDER'fGnFlcA IT . -... rKU1I ~--da1 oL-,2li-1L..II . ~ . ..t ~.ot u.. ...,. .. , 9f S···ill -'>- . .'~!..!I:~.<;~~.~... 0 ~~ ,,,-~ .... ~ ~i~l~ :;15 -< ,.! z'"'% tlI ~ -I<t S3"2.5"J4' W -""'~ fOWoIO lltASS CAf> WITt1 PUNCM IMR~ IN o.srJMG 112/06/061 OTY or IlENTON SiJIIWY COHRDLMON. NO. 11l1li No 174,36.1.838 Itl,2I>9,U9..2113 I ~,;r~ i LADD!~~~ ~ f t,i:·~li N89'<I7':IO'E 119.95' LOT j B<""" GUNN'S ADD. I " , ~I~ • P\OwtlHl! '" 21.81 • I • z • jJl!~.84' I .... -t-- ~ r~ PIOI'OSZD ACCW .. ANI) UTIurv !.Io.$EM&IT IIOU5I! o:l 0-. •..... : •.. :.' n'~ 6'Ell~.9"~ - - - - -,'r W W W 24.112 :',' p P . '.:.:' ___ • d I I I I I I · ~ m .. · ~ ~ " • ,. ~I ~ 1 ··., b ;\ = N 8V47'2S" [ c, • ,,"00' , I' ~I ; .. ,,~ ,,0 ~. I ~ "~2: ,. lIM" 26.57 IElr/tllSE~22.57 I I · )1: J~~ II" !!12'All:5W":/C.o\o.5 I ~ Ie 12" Al'H = 22.52 311' I::: 311' "'T·n " j LOT. &<>CK I GI.JNN's ADO. ~ 21.611' 14.94' ;; AU. STRVCrult$lO at ~ I' I I I ,"' I I 1% ~ .... "15 ~ on -I!!: 51}:}: !i ~H > ~" 0« ~~~ ~ ! ... Ii!: 1!i ~~"" SOUTH 7TH STREET 1 LAND SURVEYOR'S CERTIFICATE Th,. Short Plat oorrllCtly r..-h 9 ....-..y mad. by me or under my dfrectlon In oonlomlan". with the r.qul,..." ... , ... f th. Opp~riot. Stat. and County Statute and Ordinance In November, 2006. .,[t...4 .... §;, .... q:.-+.- Certlflc; .. t .. /'IQ, 19635 IAIIDEI! ON WEST B"I'vCH-S flQW1l>lE_2:L17 ~SADL£R/ S B BARNARD & ASSOC. LAND 5VR'tE:t1NG Pl;4NMN(; .. Pu. 711NC 711 W S'rEWIIRT PUY4LWP. Wlo 98J71 (253) &48-5170 INC . SHORT PLAT FOR: OAT< r.2_1_20rJ IZ./¥:I CHl<O. B~ SCALE" _ 20' rouND IItASS CAl' WRH PUNCH MAlIK IN CASTING 112/116/061 EMILY BUCHWALTD 2233 1 02ND PL SE BElLEVUE, WA 9600.04 'OF' o ;~ ~O 2-.-n ,') 10 01""' Sz. 'J' A 50 Zz. p' -0 -;0 ~ :::v rn NORTH ELEVATION /-.. n~AST ELEVATION -,--" <. c-' ~ s n~ p r-1 ~·_I N BLAKEY TOWN HOMES ELEVATIONS 604 & 608 MORRIS AVE. SOUTH. 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II I . ~ !d 'J' j.' iii , i ~ " " II i i j I 00· ... >0. ~~~ z>. .<. :::!~:Z iU:5g ." ~~~ Ow m 0 2 • • " • I;; c • ~ W • · " w " • -; I I I I I I I I I -----~ APPROVALS: KING COUNTY DEPARTMENT OF ASSESSMENTS RECORDING NO. I VOL/pAGE CITY OF RENTON CITY OF RENTON SHORT PLAT DEPAATMENT Of PLANNING/BUlLDINGfPUBUC WORKS Exomlned and approved thl. _ day 01 ''''-KING COUNTY, WASHINGTON E.amined and approved thl. __ day of ____ 201_ A ..... or SCALE: N/A OWNER'S DECLARATION ADt.4INISTRATOO o;puly Aiee .. or A<;:<;ount Nl,lmber 2963900010, 29639000\1 51 1/4.51 1/4. 1.11 .. '.231(,1.51.. W.M. KNOW A.lI. Ma.I B.V THESE PRES&lT THAT WE THE UNDI!R-SlGHED IN THI an' OPI..mON, IClNG COIJHTV, WASHINGTON OWNEII(SI OF INTEREST IN THE lANP HfREn SHORT SUB~P. , HEREBY DEClARE THIS SHORT PLAT TO BE THE GRAPttC UPRESENTATION O~ THE SHORT SUIDMSlON MADE HEREBY, ANP 604/608 MORRIS AVE SHORT PLAT TI-IAT SAlO SHORT SUIIDMSlON IS MADE WITH THE FIlE!: CONSENT !<NP IN ACCOlcma WIlt1 TH! O!.s.R~ OP TH~ OWNl:I!(S~ IN PARCEL NUMIIRSI 2963900010, 2963900011 WITNESS WH!RW~. WE SET OUR HANDS AND SEALS. LUA-__ -__ -SHPL LND-. EMILY BUCHWAlTER, AUTliORIZED MEMI!.ER RENDEV ONe. LLC LEGAL DESClumON LOTS I AND 2 OF CITY OF RENTON LOT UNE ADJUSTMENT NO. LUA·09·054-U.A,. RECORDED MAY J, 2010 UNDER IlECOIlDlNG NUMBER 20100.50390000.4, n .... n 0' WASHINGTON I IN THE OFROAl RECORDS OF KING COUNTY • WASHINGTON. ) COUNTY OF UIG ) I OtTlPY THAT I KNOW OR HAVI SAnSMCTOIV IMDfNOTHAT EMllV IUOIW.Al.T!R IS THI! PilSON WHO AP'VoJIm IEI'Otl! ~ AND 5Jo1ll P~RSON .o.Q(NOWL!PGm ntA.T $H! S1GNm ~ INSTlUMINT, ON OAfI1 STAUP ntA.T SHI! WJ.5. iWTHOlllfll TC ~0JI1' THS INSTlUMENT, AND AS A MfMWI OF RENPfV ONE, Ltc, A W,uHlNGTOI'-IlIMmD LLU.llITY COMl'M«, ACKNOWLEDGtD !tTO BE THE fUE AND VOIUiTAlty ACT 01' SOCIt 'AITY FOR THE USfS ANa PUIPOSES MENliONfO IN 'IHf I'ISTRUMENT. GIVEN UNOEfI MV I!1.n) AND OFFIOAl SEAl. THlS_ M"" SITE INFORMATION, 2a,~ , ,itOPOS~P NUMIIQ 0' lOTS, , lONING, RM-T TOTALAltEA> 9,600 SQ. FT. NOTAltYPUIUC, 0.22 ACRES TOT.Al.AItfAOf [xISTING IN AND rOI Ttl!: Sf .... n 01' WASHINGTON, & PitOPOSfp WEMliI'(f$, 3,.,.'9 SQ. I'f. RESIDING AT a.oe ACRES MV COMMISSION EXPIRES DENSITY, PEAMiTEP tv CODe. MAX, 3-S PU/NEl o\.CI!E ~-~Pl.lfO.I39ACRE ~> r---~ GROSS AREA NET AREA ~ urr 1 LOT 1 ~/~ J I 2."'00 SO. FT. , .591 SQ. fl. 2ND ST 0.06 ACRES 0.0", ACRES "IT , CO"C , SUN" Bl~[ 1,7:55 SQ. FT. 939 SQ. FT. I-.~ 0.1).4. ACRES Q.02 ACRES ~t~ -~ II if!J3! SQ. FT. CO"C J 993 SQ. FT. 0.04 ACRES 0.02 ACRES ~ [ ~?l3~ SQ. FT. ~?,r7101-SO. fl. ::\ 0.1).4. ACRES 0.03 ACRES ~] iTH S "'" cor , -~ 7THST ~ 1/ 1,995 SQ. FT. 1,301-7 SO. FT. 0.05 ACRES 0.03 ACRES ~-: ~ RECORDER'S CERTIFICATE . LAND SURVEYOR'S CERTIFICATE SADLER/ 1m SHORT PLAT FORI EMILY BUCHWALTER IIod b" '"""" Ihlo.--dIIy oI-2L-oL..It Thll Shori PIal cortKUy ,....,t. a ., ..... y marH by ~BARNARD 2233 1021'010 PL SE h book. •.•..• 01.._ .. _01 1IOIIe._ .. _.01 tlII requHt 01 me .,.. 1In~1Ir my o$ncUon In conformance .1th the & ASSDC. INC. BELLfVUE, WA 98004 req\llr.-n."b oj the approprlot, stat. and County ................................ Statute and Ordinance In Nov.mbw. :1006. VoN() SURIfllNC ~, ~ OWN, BY DAlE ..tie HO. PLANHINC '" I'/.A T7IHC :W ~D 12-7-2InJ 2004.2~2.ru ............................. o&-.L ,,&---'-' 717 W SlEW""'T CHICD. BY "' .... ... '" Mr.r. PUYAllJ.IP. WA 9Il0:l71 ,>.I.l > S!!P.~ .. ~~ .. ~~.~ .......•.. . ········Co;:tiflciii"e···No:···;9635 (253) 84&-~17a ~D ,. -2IJ' 1 Of" 2J CITY OF RENTON SHORT PLAT KING COUNTY, WASHINGTON " 1,0.4,111/4,5. 18,1.23 Nt t.' L, W.M. CITY OF liNTON, KING COUNTY. WASHINGTON 604/608 MORRIS AVE SHORT PLAT PARCEL NUMBERS. 2963900010 &. 2963900011 LUA-_-__ -SHPL LND- 0/ RIM-26.W IE I'it'CiOI'$f'" 2./,.:11 o ~IM" 26.\19 /,"" 12' CII!I' $W. 2'/"~~ .......-~27.60 ... , .. "," 1'U..l.000WATI!lI IE 11' eN#' tffl, SW, Sf,. HI! _ t2.~~ If ,~' PIP!! ~!. W _ 1l+/..(AS1ULT) ~--:} o 11M" 26.68 /l! 11'0IfNh Ie Ii! ... ----- ~;r:~NOIUH SOUTH 6TH STREET 12'~c~w.rI'VCS rI.OWIINI .. 21.16 ~ 1>1 89'C'lIl"E(tIIXq lU.87111 1(C1 I'OtIND lAO: IN ="~ 1\2~/061 0lT 01' ttHTct '" " 0 • 0 • • B SiT RItAR .. CAl' LI ~ 19m CATCHIASIN SiWiR MANMOLI HOlM MANliOL! .OWIJI ~OI.E .OWIII JOX '11t! IITDITAHl' OAS ............. GAlMml WATD. METEIt 01 VAlVE WOOl! FlNel IOCXR, CHAIHUNK 'INCI """"T CONCltm 'POT ELlYAnON STORMUNI SEWn UNE (q CALCUL.AmJ VA.LUE (MI MEASURED VALU! BASIS OF BEARING OTY Of RENTON LOT UNE ADJUSTMENT NO. lUA.19-054.llA,. iEC. NO. 20100503900004. REFERENCE (RI) RECORD Of SURVEY, IIEe. NO. 20050606900003 (R2) RECORD OF SURVEY, REe. NO. 20050613900014 (113) aTY OF RENTON SHORT PLAT, REe. NO. 200609149(10016 5I!RI,n!2R'S NOV' . 1, SUfi".£)' PERFOffI.IED BY f!£I.D 1!'fA'ooUlst AHP lI..EC11fOHJC DATA COUECnQlt( US/NC .E1f11£R A 'TDf'CON GPT-.J00511' TOTAL STAUOH OR A l£ICA TCRP 1~+ ,," ROB01lC ltITiIL STA:rICW AHD l£IWI DATA c;OU£cm:w. :2. CLOSl.IMS £XC£EDro 111[" WN/IrIU/oI R£QtIIROIEN1S AS fSTABl./SHEO 91' WAC ..132-IJO-OQD. RECORDER'S CERTIFICATE. lid .. ....n 1hIL...--~ .L-.zL-oL-II Tn book. •.•. ~.of.. .. ~ .. ot P<1!16..~ ..... ol the reqJeet gf Iot~r. S!-!{l.~· .. !1! .. ~~.~~~.!.o ~~ ~g~ -'" -' ~~~I~ Ci 13: <C --' z "'::I: IS ~ - IE 1" tffl,,219 l .. ~".ul. I .~ 'I I ",' ~ ~-~ " . ~It l..AtII>na~~ ~fk:\!il f1.OWUH(" 21.81 .' Ploro5m ACCW N.,'.o'3O"E ~ Lor, "'00<1 GUNN'S ADD. I , ~If • , ,.. At.ID~LIlY!A$IMENT HOOSl! .al .;,,:,'-iD" LI ~ ,",2;5'J.' W -""~ 'ou~ UASS CAJl"WITH PI.NOl IMU tI CASTING (12/01>/061 CIl'I'OfIlfNTOl<SUIlVn COI>ITROI.MQN. NO-Ie?! I - ...... I r .. 1 "" -1-1 -f.~ "'~ I Q I V/. ,"' ,.0'. 1-, ,.J": NIf'4r:WEI19.U~ .;-: .• :.~. ,,: H. 176,361.138 Eo 1.299,"9.:ze.! ~ g- ... . l i ~I I " ... ~ p > l1q " . ... , " "~ I i I . 'lI~ lIE • "" . ) ,,~ J I __ 26.90 1.Al>l>B00SOUTH I~ 1 'it' ADS W _ 20.65 IE 17".oDS1"2Ui2 IE 17" ADSS" 20.94 I '" I !" ~ .'.'-. w~ w W u.n' I II .. 0' 5 S e.~ . .d I: rr. ~~ :H81'47'2'~E"t-_ F-1-R-, ss.oo' PRlVAn!I'!tIESlRL'.H """' ........ ' RfC. NO. 201OQ503\1OO1JO.1 o 1lii0i_26.76 JII2'ADSW=23AJ 1>189'.0"19'(11\1.911' LOT .of fIWCK , GUNN'S ADD. ,,~ .s> 0_" ·24.il4f :. ML SlItlIOUes 1"0 R .~ ,,' • I I I I '" I ::":r .... ;';1 ;:) IH ~ :> I ~ on: ifi IH ~ ~88 '" Z< '" It 1 I ~ ~ • I~ • I I I I I ~~U~ SOUTH nH STREET 1 LAND SURVEYOR'S CERTIFICATE "!hit: Short Plot CCIfT.e1ly ....,t. a 1UrW~ modI by m. at undar my dlrltClIon n t:otIrotrnanc. with the ' .... Irwn ... t. Df thl (lpproprlote StoOl, (lnd County Statuti and Ordlnonc. In NG .... mb ... , :2006. .. .ft-&i ... £.,., .. ""~ C.rtlfhlata No. 196J~ \AD~OHWE5T a"tYCH-S F~E_2:r.17 SADLER/ ~BARNARD S B ::, !::?C INC P/.ANNfNG ... PU. T7IN(; 711 W STEWART PUYAI..llIP. WA U8J71 (253) 1144-5170 !Z,/;$I/:J SHORT PLAT FOR: DWN. BY ~ CHl(J). ElY ~ om 11-7-2OIJ SCALE" _ 20' I'OUI>ID .. ASS CAP WITH 1U'>IOf MARl{ IN CASTlI'>IGIU/o.I/o.I1 EMilyaUCHWALnR 2233 1 02ND PlSE BELLEVUE. WA 98004 J06 1>10. 2OOI!.ID.!lI """ 2. OF 2. CITY OF RENTON SHORT PLAT KING COUNTY, WASHINGTON OWNER'S DECLARATION KNOW All MEN IY Tl1ESf PRESENT Tl1AT WE THE UNDER-SIGNED OWNER(S) OF INrERfST IN THE lAND HUEBY SHORT SUtDIVIDftl, HEREBY DKLARf THIS SHOtT P(..I.T TO IE THE GI1APHIC ~EPRES&lTATION Of TIE SHon SUBDMSlON MADE HERE'V, AND THAT SAID SHORT SUIDMSlON IS MAOE WITH THE FRE! CONSENT ,o.ND IN ACCORDANCE Willi THE DESI~E OF THE OWNERIS).IN WITNESS WHERfOF, WE SET OUR HANDS AND SEAlS. EMILY BUCHWALTER, AUlHORIZEO MfMBER R!NOEV ONE, LlC STAll! or WA$HINGTON I , COUNTY OF KI .... G ) I aRliN THAT I ~OW Ok HAVE SATISFACTORY EVlDENCl! THAT EMILY &UOfWAlTfR IS TI1I: PEilSON WHO""'EAflED ~E~O.E ME, ~D SAID PERSON ACKHOWlEDGfD THAT SHE SIGNED THS IHSlIlJMENT, ON OATH sr"TED THAT SHE WAS AL1THOJIIZEO TO fXEOJ1'! THIS INSTRUMeNT, AND AS A _Et OF UNDfV ONE, LLC, A W.o.s~GTON UMITED llA~UTY COMPANY, ACKNOWLEDGED IT TO IE Tl-E fIIEf AND VOLI.NIARY ACT OF SUO! PARTY fOR T't!E USES Io.NO rUAPOSES MEtHIONED IN TI1E .... STl!UMENT. GMN UNDER MY HAND AND OffICIAl. Sf.tJ. TitS DAY OF '"' NOTARY PUBLIC, IN AND FOR THE STATE Of WASHINGTON, ttSlDlNG A T -;;;;;;;.;-::====~ MY COMMISSION E~PI~ES 'lfClMTY UN' ~·_rMll.£ RECORDER'S CERTIFICATE 1IiId 101" recon1 1hIt.._~ oL.-.20-..IIL..lI ... book. ..•..• 01 ...... ot page. ...... 01 1M ........ t of MO'. ~P.~: .~! .. ~~~.L I\P~ROVI\I s. CITY or RENTON KING CnUN [Y D~PAf< IMENT OF ASSESSMENiS I RECORDING NO. VOL/PAGE OEPARTMOH OF PLANNINGjBU1LDINGjPUeUC WQRI(S E.amlned and approved lhTa _ day of ----201_ ~I-----------J....----------t E~omjned and <lpp.ave<:! this __ day Qf ____ 20'_ ,-~ ADI.IINISTFIATOR 604/608 MORRIS AVE SHORT PLAT PARCEL NUMIERS= 2963900010, 2963900011 LUA-__ -__ -SHPL LND-_-. LEGAL DESCRIPTION LOTS 1 AND 2 Of CITY Of RENTON LOT UNE ADJUSTMENT NO. LUA.-09-05-4-llA, RECOROED MAY 3, 2010 UNDER RECORDING NUMBER 20100503900004, IN THE OFROAL RECORDS OF KINO COUNTY , WASHINOlDl'll. Deputy Asse8SQr Account Numbs. 2963900010, 2963900011 LAND SURVEYOR'S CERTIFICATE Thl, Short Plot c;o;rnw;tly ~t. 0 ........,. rnco:Ioo by m. Dr un'll .. my dlroctll:on ... c:onknn~ with tho roqulr...."t. of tho awroprIot. Siot. GI"Icf County Statuto and Ordlnane<ll In No....mb .. , 2008. ofY..L (" C9-..P ······Certiflcatii··No:··'9635 SADLER/ ~BARNARD S B & ASSOC. INC. L4ND SllRI£'fINC PI..ANNINC <i" PiA mNG 717 W STEWART PUYIll.1J.lP. WA aa:571 (2M) 848-5110 SCALE: N/A Sl1/4,11 114.1. 11. T.21N, I.! L, W.M. .. lHl QTT Of IIINTON, IOHG COUNTY. W~TON SITE INFORMATION, PROPOSED NUMaER OF tOTS, 5 ZONING. ........ 1 TOT ..... AREA. 9,600 SQ."- 0.22 ACRES TOTAl. AREA Of EQSlIHG & 'ROPOSBl £AS.EMENTs, 3,.559 SQ. FT. 0.08 AOIts ~~. PERMITED IY CODE-MAX. 35 QUINn ACRE I'tOPOSfD, SDIJ/o.1J9"'~ GROSS AREA NET AREA CO, , LOT I 2,400 SQ. FT. I ,591 SQ. FT. 0.06 ACRES 0.C4 ACRES ",,, LOT 2 1,7J5 SQ. FT. 939 SQ. FT. 0.04 ACRES 0.02 ACRES 'f!{J! SQ. FT LOT J 993 SQ. FT. O.ex ACRES 0.Q2 ACRES "'" LOT I; 1,7:55 SQ. FT. 1,171 SQ. FT. 0.04 ACRES 0.03 ACRES LOT 5 LO,", 1,995 SQ. FT. 1,347 SQ. n. 0.05 ACRES 0.03 ACRES SHORT PLAT FOR: EMILY IUOtWAL1U 2233 102ND Pl SE BELLEVUE, WA 98004 OWN. BY OATE JOB NO. D£IJ 12-7-2OIJ .MCIIl.=ru- , ;r/,j :I 011<0. B~O SCALE I. _ 20' SHEET , 0" .' CITY OF RENTON SHORT PLAT KING COUNTY, WASHINGTON 111/4,111/4. S. II, 1. 23 N. I. S E., WoM. an OF lINTON, KING COUNTY. WA5t41NGTON 604/608 MORRIS AVE SHORT PLAT PARCEL NUMIIRS: 2963900010 & 2963900011 LUA-__ -__ -SHPL LND· a/ RIM" 26.'" Jl: 11' 0*' $E = U,27 a R1M~ 24.1/9 /..'2"CMPSW=UA9 .... ~7160 ~~ I'I.II.lOfw .... 'Il!II If 12" CNlfIW, fHI,a, NI!" n." I! Il"PlPliN,E, W-2l+}-(A5IU1lf) -~-- a l GIl - ./ _=16.68 RlM=17.68 SOUTH '''~~-." ~ ~~_ 6TH STREET ...JDI 12"I'VC~w,r""cs ~ ""9".Q'3()"I (.')1C1 31UlltlXq I'OUNIl T .... (I( IN ~.~ 112/06/O6l I S. 3RD ST. CITY OF lINTON SUIVfI' COImIOlMOH. I0I0.11..0 N. 178,0411.990 t. 1.299,198.120 .:;a/ I'\,QWlNI;_11.16 JIIlM=27.Go1 O' '" <D' .0' ------- ~ • D GIl @ d 0 • 0 " • a SCAlA,· _2(1' LEGEND fOUta) MONUMlNT.u NOTIO mlllAl" CAl' U# lM31 "''''' .... ........ - ~-~ 'OWlI'OLI ~owa.IOX I'll. HYDRANT CiI.uVA~VI ........ WATIIl MIfil Ol VALVI .~~ 1000ay CHAlHUHK flNCI AWHALT COHam SPOT IUVAT10N STORM UHE ........ (et CALCULATm VALUE (M) MEASUIIED VALUe BASIS OF BEARING aTY OF RENTON LOT UNE ADJUSTMENT NO. LUA_19_0!i4_LLA, life. NO. 20100503900004. REfERENCE (Ill) RECORD Of SURVEY, REC. NO. 20050606900003 (112) RECORD OF $UiVEY, REC. NO. 2005061 3900014 (R3) OTY OF RENTON SHORT PLAT, RE<:. NO. 20060914900016 51 IRl.£mR'5 NQlfS· I. SUR\£Y ~ BY F!E1D TRA\£ItS£ NIl) I!lCCIROHIC DATA CGU.EC71OH USWC fJ111£R. A 1tJPCOH GPT-JOCIIIW roTA!. STATION OR A U7CA n:::RI" 1205+ 3" 1fOfJ071C roTAI. Sr,tlnOH NIO U1CA DATA ca.LCCTION. 2. a.OSVII£S ClCCf;UIED »I€ /JlHItlUW R£"QlJIRDIfNTS AS £srABI..JSHED BY WAC .J.32-I30-090.. RECORDER'S CERTIFICATE lid "" r--.! 1lIIL-.•. do)' oI"_._.,2fI. ••• III......lI In book. ...... Qf ...... at page. ..... .(It \tie requaot "f M .. r. ~P.\· .. ~! .. ~~.~~.L ---;;~~~~ '''~ g, .... ~ .' ;h~l~ ~ilS ~ z:;E% II ~ -N 8J"ZS';U' Ir -.",~ I'OUNO 8IU.SS eN WITH PUNOi _ .... CA.$TIHO (12f061061 CITY OP RftffON SU~ CONTlOl MON. NO. ,_ N. 176,367.838 !. 1,l99,159.1t$ l .",;. ~~"m: I I .~;r. '" i -~~ ~I~ LADDO. ON weT ~ I • '"I'YCN-S I "I" ~~= NI9".o':XJ"! 119.H' LOT I "'-'''''' OONN's ADO. I ". , ~I~ • , FlOWUN!" 21.81 I ~ . 11188.84' ~ .il .....,U'l1I1TY~T I HOUSIIi ;.jl _" .:I O~ q I ~/, .51. . ,> .... :J .. ""--i!: t-~- § ~l d~ • III ;, I!L i 'I ., .. a a > ;::: &I .. :1 .il ~ .. .. o l':i Nw~r "!119.~"-= " .00 w, w W , 24.92' I .' I la. s~' -.. . s sizs.rm.:l '" H-.w '.=u.: ~R\" ~""'':':' 't-_ .1 iii ::'0. ~~ ,,0 2; I I I I 41 I~ ~ a, :IE • 5'1 ~ ::'0. ..... I' RIM=26..57 -_=26.90 ~~~ IfI2"APSW=:»61I Iliil:t'ADU_2l..52 r!1:t'ADSS=20.9-4 I '" I" I r" ~ -!? ., ""''''. f>m"'1"(~ ~~ tfC. NO. 2010050390(l()0.j a RIM = 26..16 If U",f,I;)$W= 2:u5 NIV'.f1'19"!l1'.9!S' "''' BLOCK , GUNN'S ADD. ~ 2 .. $4' ;; JoU~TOR - .' II I I ". I • I:Z: IHI~ ~ ill ~ ~ -'" . .. I I ~ ! ~~M SOUTH 7TH STREET 1----1 LAND SURVEYOR'S CERTIFICATE Th. Short Plot ~y ...-tII 0 IUrvey mad. by .... 0( unclw my drtetlan In COIlfcnnance with th. requTr1lmentll of th. opprop11ot" StQa and CowIty StQtut. ood OrdlnQnc" In i'IoYWnb«", 2001S. "",lt~ .... ';;,,,.<?::.,A. Cllrtlf1cQt. N<>-19635 ~~-~ FLo--:I2.17 SA DL ER/ ~BARNARD 5 B & AssOC. INC. LAND SllRI£IWG PLAffMNG ~ PLA rrwG 717 W SlEWJIRt PUYI\lWP, WII ~" (25.3) M8--~1711 SHORT PLAT FORI OA" 1.10-7_.2(113 SCJ\LE '" _ 20' 1'OIINJ ItASS eM W1lHI'Vt.t:H/I\AIt~ ~ Q.STINGI12~~) EMILY IUCHWAL TER 2233 102ND PL SE BELLEVUE, WA 9B004 , '" , NORTH ELEVATION EAST ELEVATION N ~;::~:~R~2v~~~?'N~;~A :;D:~~~~~T~S 5 10 20ED SOUTH ELEVATION WEST ELEVATION N BLAKEY TOWNHOMES ELEVATIONS 604 & 608 MORRIS AVE. SOUTH. RENTON, WA MEDICI ARCHITECTS 5' 10 t, 1,' BLAKEY TOWN HOMES ""etL 'UM, 2063000&i,g4 MORRIS AVE S @ @ ~ ~ '"" t "'oj' t ,,·';t~ j "~' 1 "·'OJ f ,n>, - ~,~I 1/+ f3.ID I fORI 4---i /'~"-'~~' o I . '--/1 --------;{'i" DAVSdil ~~ 300,0051' ~ '~~ 1 ~,~ TEMF'ORARl8'PN9TRL 0) I ".~n' -@ II --~ 5UNrT~X- ~ o <f) '" ~5 I!; , ",g <f) ~ :::; ~IVATf rEoe>TRlAN ___ J " ... "' .. ·ifF _ •• ' ................... "" .. __ , ~ ----1-,~ .~ .~ ,4 ,DB:J"'~Y r;;m' DRIVEWAY j '-. i , ~ j i --'. ,,'.all .... \L\\ ••• ! I DR! .wAY I -_ ... ,.. DRJV~,A.y , PORCH . --"""'"' FORCH -;,;:::-i 1 ~., -,.. ----~ • , 2 eAR. 0 ~ ! I ' , " ! f~J I, i i _______ ~ ~ ""t~;:' leAR. _ leM. RAGEi I CAR GARAGE I .~ r~ I • '. , D ,~" ! i ~ r ~,~~;,~ !IJ~~~;.~ ~~1;,1 I, 1, 6 1 INC. u,ve; 222.20sr l!'ie. EAr~ ~~. INC. u<ves 10'-4.70 sr , I 1l I . 5 L I '< i ~ 1 .. , . ~~ _' __ ~_I: _______ "_ ~-=-"":""=-_~-==~,_~,=-....:...:....:r""':"'-= .. : _____ -=":"""'~~'---=..::-'-=-=-' ---=' -, -, -~ -~ -~-~-. -,t.. ... "1 . 'f : 1 5~" L.tJ 51lTreNGt f3.IO J 3'..()'/ r~ if) ~ 12a-O" SETBACK ",L PARCEL NUM. 29b3~20 .:ff. L,.a.. '0 <t\ eO b'1 A \.U f e., 5.trJ' I .... , 2-0\(., e ..... a . \ CA 1\0.. clv>-b)' N ~I!E,~~N E8 - MEDICI=c'-' t· ARCHITECTS ~~~,~~:~:':~ C I\ooe."bl~ D.,I Inl."or Do.oqn ~~ ~'.-'~"""" r~ ("') '''-,>0" ", 1·2» "" ..... CUB" /PR<l.HT ot>«v, ","""","T""""""'" JOO ,",."l~' ~?~ve_, ___ , 0I'l<T00w*~' • =.!>....:!:~-~~~.---.-_'00 SITE PLAN _ ...... _-..-..---... --~-... -.. ... _~_h __ ....... _ ~------...... -~ -~--.. - AO,O ,""" t (J1oa) A ~i 'V} of' P'--.fh Ift?Vj Or? "61~e..-f' far, L. UA)3-00 I' If I Angelea Weihs From: Angelea Weihs Sent: To: Friday, September 16, 2016 9:05 AM 'emily@mediciarchitects.com' Cc: 'Omar Torres Rivera' Subject: RE: BLAKEY TOWN HOMES SITE PLAN: 604 Morris Ave. S. Hello Emily, The change in material from asphalt to "broomed finished concrete" for the pedestrian pathway meets the intent of the code; therefore, the planning department approves this change to the site plan. Have a great day! Angelea Weihs (~ Assistant Planner, City of Renton 425.430.7312 From: Omar Torres Rivera [mailto:omar@mediciarchitects.comj Sent: Friday, September 16, 2016 8:49 AM To: Buchwalter Emily Cc: Angelea Weihs; Vanessa Dolbee Subject: Re: BLAKEY TOWNHOMES SITE PLAN: 604 Morris Ave, S. Emily: See attached drawing with asphalt in the driveway. Also, I added the trash location that was requested during the permit process. Maybe if we get pictures of what have been built we can update the drawing accurate. Omar Torres Rivera Assoc. AlA MEDICI ARCHITECTS 11661 1 st St., Suite 200 Bellevue, WA 98005 425 453 9298 Ext. 123 I Office 425 420 0300 I Mobile 4254528448 I Fax www.mediciarchitects.com 1 I On Thu, Sep 15,2016 at 10:05 PM, <emiiv@mcdiciarchilccts.com> wrote: Hello Angelea, There is no other change to the existing site plan. All approved impervious areas will stay as labeled. Please let me know that the one change from "stamped concrete" to be "broomed finished concrete" meets the zoning code. Thanks, Emily Emily Dovey Buchwalter, AlA Principal Architect emily@mediciarchitects.com MEDICI ARCHITECTS 11661 S.E.1stStreet, Suite 200 Bellevue, WA 98005 425.453.9298 Ext 111 425.503.9733 ," 425.452.8448 c.;y Website I Facebook From: Angelea Weihs [mailto:AWeihs@Rentonwa.gov] Sent: Thursday, September 15, 2016 1:46 PM To: 'emily@mediciarchitects.com' <emily@mediciarchitects.com> Subject: RE: BLAKEYTOWNHOMES SITE PLAN: 604 Morris Ave. S. 2 Hello Emily, Could you identify/label on your site plan the materials and finish of the other impervious area, so that the change is easily identifiable for our records? Thank you. Angelea Weihs (J Assistant Planner, City of Renton 425.430.7312 From: emily@mediciarchitects.com [mailto:emily@medlciarchitects.com] Sent: Thursday, September 15,20161:28 PM To: Angelea Weihs Cc: Vanessa Dolbee Subject: FW: BLAKEY TOWNHOMES SITE PLAN: 604 Morris Ave. S. Hello Angelea, I spoke with Vanessa this morning about changing out the pedestrian path texture. Bill, the builder that I sold my project to feels that a "broom finished" concrete pathway would work best for the low slope that he has on this paved area. He only has a 5 y," drop to get to the storm water catch basins. With this said, a stamped concrete path would potentially hold water on the designated pedestrian pathway. A simple broom finish is more suitable for drainage, and I feel it will achieve the same effect of having two different materials in this hard surfaced area to delineate the pathway from the car drive aisle. 3 Please let me know if this change will meet your approval. Thanks for your help on this. Emily Emily Dovey Buchwalter, AlA Principal Architect emily@mediciarchitects.com MEDICI ARCHITECTS 11661 S.E. 1 st Street, Suite 200 Bellevue, WA 98005 425.453.9298 Ext 111 i Of lie:) 425.503.9733 i Ceil 425.452.8448 i ["ex Website I Facebook 4 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SUBMITTAL REQUIREMENTS SHORT PLAT RECORDING :3 -ad ft111 Planning Division f r 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 (press 114) Fax: 425-430-7231 PURPOSE: To ensure the proposed land division is in accordance with City of Renton's adopted standards and consistent with the approved Short Plat. In addition, final review is used to verify compliance with any required conditions. COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items must be submitted at the same time. If you have received a prior written waiver of a submittal item(s), please provide the waiver form in lieu of any submittal item not fi. ~": "' provided. All plans and attachments must be folded to a size not exceeding 8Y, by 11 inches. /. ,:,' APPLICATION SCREENING: Applicants are encouraged to bring in one copy of the application package for informal review by staff, prior to making the requested number of copies, colored drawings, or photo reductions. Please allow approximately 45 minutes for application screening. APPLICATION SUBMITTAL HOURS: Applications should be submitted to Planning Division staff at the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M. Monday through Friday. Please call your assigned project manager to schedule an appointment or call (425) 430·7200 extension 4 to reach the Planning Division. Due to the screening time required, applications delivered by messenger cannot be accepted. All Plans and Attachments must be folded 8 Y,/'by 1111 APPLICATION MATERIALS: L Public Works Approval: Please provide confirmation that required improvements have either been substantially installed or deferred. Waiver Form: If you received a waiver form, please provide 4 copies of this form. Density Worksheet: Please submit 4 copies of a completed density worksheet. 1 H :\(E D\Data \Forms-T emplates\Self-Help Handout S \1" Ian ni ng\shpkec, do c Rev: 02/2015 / t !!'r:, ¥' V Confirmation of Compliance with all Conditions of Plat Approval: Please provide 4 G ~. ,"/ copies of a statement detailing how all conditions of plat approval have been \ '> .,,'1'. . ~ addressed. "'-/ :Z: [Z( Gl Plat Certificate or Title Report: Please provide 3 copies of a current Plat Certificate , ,\,' , o.Al,: or Title Report obtained from a title company documenting ownership and listing all \J -( ,,;~~5 encumbrances of the involved parcel(s). The Title Report should include all parcels i:-• .-<1-1' being developed, but no parcels that are not part of the development. If the Plat ! ": \ _ 'I (1 ~ ,::,-\' Certificate or Title Report references any recorded documents (i.e. easements, dedications, covenants) 4 copies of the referenced recorded document(5) must also be provided. All easements referenced in the Plat Certificate'must be located, identified by type and recordlllg number, and dimension~d\or\ the Site Plan. Draft legal Documents: Please provide 4 copies of any proposed street dedications, restrictive covenants, draft Homeowners Association, or any other legal documents pertaining to the development and use of the property. /2....4"? /1Z'b J<!),''Yi: hr . ....," --P co Post Office Approval: Please provide 2 copies of the Pos Office confirmation that they approved your mailbox location(s). Contact ill Sansaver of the Post Office at (425) 255-6389 or 1"800"275"8777 ,).!!/"~ 17"1;../')0.4 ,/-2..'}"'2.2.7 ~[31!Jt) Additional Requirements for plats with Private Utility and Access Easements: Short Plals with parcels requiring access via a private easement shall show the locations and widths of these proposed utility and access easements. The following two notes shall be included upon the face ofthe short plat: o Declaration of Covenant: The owner of land embraced within this short plat, in return for the benefits to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easements shown on this short plot to any and all future purchasers of the lats, or of any subdivision thereof. The covenant shall run with the land as shawn on this short plot. o Private Access and Utilities Maintenance Agreement: New private exclusive easement for ingress and egress is to be created upon the sale af lots shown on this short plot. The owners of lots sholl have an equal and undivided in terest in the ownership and respansibility for maintenance of the private access easement appurtenances. These appurtenances and maintenance responsibilities include the repair and maintenance of the private access road, drainage pipes, and starm water quality and/ar detention facilities wlthm this easement, private signage, and other infrastructure not owned by the City of Renton or other utility prOviders. Mointenance costs shall be shared equally, Parking an the paving in the access easement is prohibited, unless pavement width is greater than 20 feet. (NOTE: If only one lot is subject to the agreement, contact the Public Works Department at 425-430-7235 for special language.) 2 r: \CE O\D1:lta\Forms Temp late s \Se If-Help Handouts \PI a nnl n.g\sh pi rec.doc Rev: 02/2015 '/ ,(\\[1] \ 9 Deed of Right-aT-Way Dedication: If any public right-o. "ay is required for your \ \ \ project, please provide 3 copies of a draft deed of nght-of-way dedication. /~ f).\ c1' ~ '. Aquifer Protection Notice: For Short Plats within either of the Aquifer Protection 'q " ,/' Zones. the following notice must be Included upon the face of the short plat: ". \; ..., . ! ,A' I' 9 "i", The lots created herein fall within Zone (lor 2) oj Renton's Aquifer Protection r,C))" ;' ''/' 'TO Area and are sub/eet to the requirements of the City of Renton Ordinance J)' r-~'\~ v' U #4367. This City's sole source of drinking water is supplied from a shallow ",-'" All! v' aqUifer under the City surface. There is no natural barrier between the water ( , \ table and ground surface. Extreme care should be exercised when handling oj \ .A 'I' .. " ~ any liqUid substance, ather than water, to protect from contact with the ground !~{! I' /' surface. It is the homeowners' responsibility to protect the City's drinking l . water. Short Plat Plan for Recording: Please provide 4 copies of a fully-dimensioned plan prepared by a State of Washington registered professional land surveyor, drawn at a scale of I;' " 40' on an 18" x 24" plan sheet [or other size or scale approved by the Planning Division} and including the following information: • Name of the proposed plat • In the upper right hand corner Include the City land use file number (e.g. lUA02-037) and below in smaller font, the city lND number provided by the Property Services section (e.g. lND ) • Name and address of the licensed land surveyor/engineer • legal description of the property to be subdivided • Date, graphic scale, and north arrow oriented to the top of the paper/plan sheet • Location and dimensions of all property lines including the square footages of each lot • location of the subject site with respect to the nearest street intersections (including driveways and/or intersections opposite the subject property), alleys a nd other rights of way • Names, locations, types, widths and other dimensions of existing and proposed streets alleys, easements, parks, open spaces and reservations • Data sufficient to readily determine and reproduce on the ground the 10cation, bearing, and length of every street, easement line, lot line, and boundary line on site. DimenSions shall be to the nearest one-hundredth (1/100) of a foot, angle, bearing, degree, minute and second. All measurements and bearings shall be mathematically correct • Coordinates shall be included per City of Renton surveying standards for permanent control monuments • location and dimensions of all easements referenced in the plat certificate with the recording number and type of easement (e.g. access, sewer, etc.) indicated • location and dimensions of any existing structures to remain within or abutting the plat • location of critical areas and any required buffer on or adjacent to the site 3 H -\CEO\Oara\Forms, T emptates \Seif-H elp Handa u1s\Ptanolog\sh plrec. doc Rev,02/201S @ / ,d, fied by type (e,g, floodplain, Categor\ Vet land, Class 3 Stream) Certifications: • Certification by a licensed land surveyor that a survey has been made and that monuments and stakes will be set • Only if the plot will not be served by sewer: Certification by the King County Department of Health that the proposed septic system(s) is acceptable to serve the plat • Certification of City approval to be signed by the Public Works Administrator • Certification of approval to be signed by King County Assessor and the Deputy King County Assessor • Signatures of all property owners showing on the title report (signatures must be notarized with an ink stamp-not embossed) Calculations: Please provide 3 copies of complete field calculations and computations noted for the plat and details (if any) of all distances, angles, and calculations together with information on the error of closure. The error of closure on any traverse shall not exceed l' in 10,000', Tree Retention! land Clearing (Tree Inventory) Plan: Please provide 4 copies of a fully dimensioned plan drawn by a certified arborist or a licensed landscape architect if ANY trees or vegetation are to be removed or altered, The plan shall be based on finished grade, drawn at the same scale as the project site plan with the northern property line at the top of the paper, and clearly show the following: • All property boundaries and adjacent streets, location and dimensions of rights-of-way, utility lines, fire hydrants, street lighting, and easements; • Location of all areas proposed to be cleared; • location, species, and sizes of trees on or immediately abutting the site. This requirement applies only to trees with a caliper of at least Six inches (6"), Or an alder or cottonwood tree with a caliper of at least eight inches (8"), when measured at fifty-four inches (54") above grade; • Clearly Identify trees to be retained and to be removed; • Future building sites and drip lines of any trees which will overhang/ overlap a construction line, Where the drip line of a tree overlaps an area where construction activities will occur, this shall be indicated on the plan; • Show critical areas and buffers. Arborist Report: Please provide 4 copies of an arborist report by a certified arborist or a licensed landscape architect that correlates with the Tree Retention/ land Clearing Plan and addresses the following: • Identification scheme used for each tree (e,g. tree number); • Species and size of each tree (caliper measured at 54 inches above grade); • Reason(s) for any tree removal (e,g. poor health, high risk of failure due to structure, defects, unaVOidable isolation (high blow down potential), unsuitability of species, etc.) and for which no reasonable alternative 4 H: \CED\Data \Forms" Temp late s \Se!f,Help Ha ndou ts\P!annl ng\sh plrec. doc Rev: 02/201 S r ~I c' J action is possible (pruning, cabling, etc.); • For trees proposed to be retained, a complete description of each tree's health, condition, and viability; • for trees proposed to be retained, a description of the method(s)used to determine the limits of disturbance (e.g., critical root zone, root plate diameter, or a case-by-case basis description for individual trees); • A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on abutting properties; • The suggested location and species of supplemental trees to be used when required. The report shall include planting and maintenance specifications; • An analysis of retained trees according to Priority of Tree Retention Requirements specified in RMC 4-4-130H.1.b. landscape Plan, Detailed: Please providJ copies of a Landscaping plan (Detailed) meeting the requirements of RMC 4·8-1200. Irrigation Sprinkler Plan: Please ProVid~ copies of an Irrigation Plan meeting the requirements of RMC 4-8-120D. 17. Wetland Mitigation Plan: (Only for projects with wetlands). Please provide 3 copies of a Final Mitigation Plan meeting the requirements of RMC 4-8·1200. Stream and Lake Mitigation Plan: (Only for projects with streams/lakes). Please provide 3 copies of a plan meeting the requirements of RMC 4-8-1200. Monument Cards: When a monument(,) is installed as part of the project, please provide 2 copies of a form obtained from the City Technical Services Division and filled out by a surveyor providing information regarding a single monument, including the Section, Township and Range, method of location, type of mark found or set, manner of re-establishment of the single monument (if applicable), description, and a drawing showing the location of a single monument and indicating a reference point to that monument. ~20 Proof of Improvement Deferral or Installation: Please provide 3 copies ofthe Improvement Deferral Form located in the Customer Service Center on the 6th Floor of Renton City Hall. Any deferrals of improvements must be approved by the Department of Community and Economic Development Planning Division Director prior to the recording of the short plat. o Plan Reductions: Please provide one 8 y," x 11" legible reduction of each full size plan sheet (unless waived by your City project manager). The sheets that are always needed in reduced form are: landscape plans, conceptual utility plans, site plan or plat plan, neighborhood detail map, topography map, tree cutting/land clearing plan, critical areas plans, grading plan, and building elevations. These reductions are used to prepare public notice posters and to provide the public with information s H :\CED\Data \Forms-T em plates \5e If wHel p Ha ndouts \Pla n ning\shpl rec .doc Rev: 02/201S about tht oject. The quality of these reductions ,~st be good enough so that a photocopy of the reduced plan sheet is also legible, The reduced plans are typically sent in PDF format to the print shop and then are printed on opaque white mylar- type paper (aka rhino cover) to ensure legibility, If your reduced plans are not legible once photocopied, you will need to increase the font size or try a different paper type. Illegible reductions cannot be accepted, Please also be sure the reduced Neighborhood Detail Map is legible and will display enough cross streets to easily identify the project location when cropped to fit in a 4" by 6" public notice space, Once the reductions have been made, please also make one 8)1," x 11" regular photocopy of each photographic reduction sheet, Some of the local Renton print shops that should be able to provide you w'lth reductions of your plans are Alliance Printing {425} 793-5474, Apperson Print Resources (425) 251-1850, and PIP Printing (425) 226-9656, Nearby print shops are Digital Reprographics (425)882- 2600 in Bellevue, Litho Design (206) 574-3000 and Reprographics NW/Ford Graphics (206) 624-2040, All Plans and Attachments must be folded to 8Yz" by 11" REVIEW PROCESS: Once the final short plat information is submitted to the Planning Division, the materials will be routed to those City departments having an interest in the application, Reviewers have approximately two weeks to return their comments to the Planning Division. All comments and any requests for revisions will be sent to the applicant, Once all comments have been addressed, the applicant re-submits the revised plans and/or documents for review, As part of the review process, the Planning Division will ensure improvements have been installed and approved and that all conditions of the short plat approval have been met, Once the applicant has demonstrated these items have been addressed through either a confirmation of improvement installation approval or letter of deferral, the City will send a written request for the final mylar, courier fees and any associated legal documents. Once all of the City's required approval signatures have been obtained, the City will transmit the mylar via courier to King County for recording, The entire recording process takes approximately eight weeks to complete, However, the time frame for getting a short plat recorded is largely dependent upon application completeness and prompt turnaround time for revisions. lots cannot legally be sold until the Short Plat has received its recording number. DEFERRAL OF IMPROVEMENTS: If a developer wishes to defer certain on-site or off-site improvements (Le, landscaping, curbs and sidewalks), written application with full and complete engineering drawings must be subrnitted to the Planning Division, The application should explain the reasons why such delay is necessary, If approval is granted, security in the form of an irrevocable letter of credit, set-aside fund, assignment of funds, certified check or other type of security acceptable to the City shall be furnished to the City in an amount equal to a minimum of 150% of the estimated cost of the required improvements. H :\CED\Data \Forms-Tern plate>; \Se If-Hel p Hall douts\Plan ning\sh pi recdoc Rev:02/201S DEDICATION OF RIGHT OF WAY: If right-of-way dedication is requirec. ,or the short plat, separate application for City approval is required. The associated deed of right-of-way dedication must be approved prior to recording of the short plat. This process may take six weeks, so early application is encouraged. 7 H :\CED\Da ta \Form ,·1 empiates \Self·Help H .ndouts \PI. n nin g\,h plre, .dOc Rev: 02/2015 DEPARTMENT OF COMMl rv AND ECONOMIC DEVELOPMENT -----~Renton e WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division JUL 1055 South Grady WaY-Renton, WA 93057 Phone" 425 430 7200 I www rentonwa eov -- LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report, Biological Assessment, Calculations, Colored Maps for Display, Construction Mitigation Description 2AND' Deed of Right-of-Way Dedication 1 CXl Density Worksheet, r Drainage Control Plan 2 C Drainage Report 2 ~ [.. Elevations, Architectural 3 AND' Environmental Checklist, 00 Existing Covenants (Recorded Copy) lAND. rr Existing Easements (Recorded Copy) lAND' Flood Hazard Data. ,I)( Floor Plans 3AND' • Geotechnical Report 2 AND 3 Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report. ( ~( Improvement Deferral 2 ( U Irrigation Plan. v COMMENTS: PROJECT NAME: 6Ig\\e.\ j ]ix,t..Ar) 1]0//1 F S DATE: 1/ 9-11 I! {c I 1 H :\CED\Data \Forms-Templates\Self-Help Handouts\Plan ning\ Waive rsubm ittalreqs. docx Rev: 08/2015 - LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites lAND 3 Lease Agreement, Draft lAND 3 Map of Existing Site Conditions 2AN03 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This Requirement may be waived by: 1. Property Services 2 Development Engineering plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: 3 H :\CE D\Data \Fe rms-T emplates\Self-Help Handouts\Planning\ Waiversubm itta I reqs.docx COMMENTS: Rev: 08/201S DEPARTMENT OF COM NITY AND ECONOMIC DEVELOPMENT DENSITY WORKSHEET 1. Gross area of property Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430·7231 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets' square feet Private access easements' J. OO'J square feet ---=rt'~-'.------ Critical Areas'< ¢ squa re feet Total excluded area: J~ O()? square feet 3. Subtract line 2 (total excluded area) from line 1 for net ilrea 4. Divide line 3 by 43,560 for net acreage 5. Number of dwelling units or lots planned 6. Divide fine 5 by line 4 for net density *AUeys (public or private) do not have to be excluded. , 6, 5' Y I square feet " .- 00/S/3 acres units/lots __ ~-,,3,----_ = dwelling units/acre **Critical Areas are defined as "Areas determined by the City to be nat suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or floodways." Critical Areas buffers are not deducted/excluded. H :\CEO\Data \Forms* Template s\Self -Help Ha ndouts\P!a nn Ing\de 11 Slty' .doC Rev: 02/201:' , STATEMENT OF COMPLIANCE WITH CONDITIONS 1. A revised site plan shall be provided, or automobile parking plan and bicycle parking plan, with analysis and location of parking areas, prior to construction/building permit approval, to be approved by the Current Planning Project Manager. The minimum and maximum number of vehicular stalls is required unless a modification is applied for and approved. Fulfillment of this condition is required before building permit approval. Therefore, based on building permit issuance, this condition has been satisfied. Approved Parking & Waste Management Site Plan attached. 2. A waste management plan shall be provided, with analysist and location of waste bin locations for collection days and storage, as approved by Renton Solid Waste Division (Linda Knight #425-430-7397), prior to building permit issuance, to be approved by the Current Planning Project Manager. Fulfillment of this condition is required before building permit approval. Therefore, based on building permit issuance, this condition has been satisfied. Approved Parking & Waste Management Site Plan attached. 3. If the waste management plan is to create a shared or common waste bins where larger containers are used for the development, an updated site plan would need to be provided to the Current Planning Project Manager showing the location of the facility, meeting the minimum screening standards, to be approved prior to building permit issuance. Fulfillment of this condition is required before building permit approval. Therefore, based on building permit issuance, this condition has been satisfied. Approved Parking & Waste Management Site Plan attached. 4. A revised landscaping plan shall be provided, with updated planting for the northern boundary landscaping, prior to building permit issuance, to be approved by the Current Planning Project Manager. Fulfillment of this condition is required before building permit approval. Therefore based on building permit issuance, this condition has been satisfied. Approved Landscape Plan attached. 5. A revised west elevation of the structure shall be provided, that meets the minimum 50 percent provision for openings between 4 and 8 feet of height along the fa~ade, prior to building permit issuance, to be approved by the Current Planning Project Manager. Fulfillment of this condition is required before building permit approval. Therefore based on building permit issuance, this condition has been satisfied. 6. A joint maintenance agreement of common access and landscaped areas will be created through a home owner association, covenants, or other mechanism prior to short plat recording. CC&R's have been included in this submittal package. v .~ ;; ~11 ...... J.Phi--l 1 .~ :;: \i '~""I 1:-0""-""';'" :;t,~C;; , ~~,. \'."" 'l', /;', BLAKEY TOWNHOMES rARe!:I. NUM. 2 ~G39(l()""....rJ~ .. • r , , ': , I, " ' , , , , " -, --$ -'1--4> ... -.--------,.-.--.. ,,-~. -~f·---------·· G04 MORRJ5AVE5 . • • " • 20-C;" ~f.YC.. ~_ I • • l'R.lv,trc!~r!!,lAl.j ".roc5:i Pf'~ • . , . 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"1"1I , -. -. f-+--4<1 Rendev 1, LLC 6543 Indian Trailway Fallbrook, CA 92028 Reference: 604 & 608 Morris Avenue South Order No.: 16-56004 Liability: Charge: Tax: Total: SUBDIVISION GUARANTEE $1,000.00 $250.00 $23.75 $273.75 Subject to the Exclusions from Coverage, the limits of liability and other provisions of the Conditions and Stipulations hereto annexed and made a part of this Guarantee, and subject to the further exclusion and limitation that no guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. WFG National Title Insurance Company a corporation herein called the Company, GUARANTEES the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability amount slated herein which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. Dated: June 10, 2016 Issued By: WFG National ntle Company of Washington, LLC, as Issuing Agent for WFG National Tttle Insurance Company Fonn No. 3153353 Secretary / Subdivision Guarantee SUBDIVISION GUARANTEE Guarantee No.: Date of Guarantee: 3153353-2236619 June 10, 2016 1. Name of Assured: Rendev 1, LLC 2. Date of Guarantee: June 10, 2016 SCHEDULE A 3. The assurances referred to on the face page hereof are: Liability: Fee: $1,000.00 $250.00 a. That according to those public records which, under the recording laws, impart constructive notice of matters affecting title to the following described land: See Exhibit "Au attached hereto and made a part hereof b. Title to the estate or interest in the land is vested in: 604 Morris Ave LLC, a Washington limited liability company c. The estate or interest in the land which is covered by the Guarantee is: Fee Simple Subject to the Exceptions shown below, which are not necessarily shown in order of their priority. EXCEPTIONS 1. (A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) INDIAN TREATY OR ABORIGINAL RIGHTS, INCLUDING, BUT NOT LIMITED TO, EASEMENTS OR EQUITABLE SERVITUDES; OR, (D) WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B), (C) OR (D) ARE SHOWN BY THE PUBLIC RECORDS. 2. Taxes and charges, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: Tax Year: 2016 Tax Type: County Tax 10 No.: 2963900010 Taxi ng Entity: King County Tax Collector Total Annual Tax: $2,471.53 First Installment: $1,235.77 First Installment Status: Delinquent First Installment Due/Paid Date: April 30, 2016 First Installment Delinquent Date: May 1, 2016 Second Installment: $1,235.76 Second Installment Status: Due Second Installment Due/Paid Date: October 31,2016 Second Installment Delinquent Date: November 1, 2016 Notes: View Taxes Affects Parcel A Taxes and charges, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: Tax Year: 2016 Tax Type: County Tax 10 No.: 2963900011 Form No. 3153353 SubdMsion Guarantee Taxing Entity: King County Treasurer Total Annual Tax: $1,308.18 First Installment: $654.09 First Installment Status: Delinquent First Installment Due/Paid Date: April 30, 2016 First Installment Delinquent Date: May 1, 2016 Second Installment: $654.09 Second Installment Status: Due Second Installment Due/Paid Date: Second Installment Delinquent Date: Notes: View Taxes Affects Parcel B October 31,2016 November 1, 2016 3. Deed of Trust and the terms and conditions thereof: Grantor: 604 Morris Ave LLC, a Washington limited liability company who acquired title as 604 Morris Ave LLC, a Washington limited liability company Trustee: First Financial Diversified Corporation Beneficiary: First Financial Northwest Bank Original Amount: $1,168,000.00 Dated: November 17, 2015 Recorded: November 23, 2015 Recording No.: 20151123001032 4. Lien claimed by 604 Morris Ave LLC: Against: City of Renton For. Lien for Utility Service Amount: $1,289.45 Recorded: April 6, 2016 Recording No.: 20160406000150 5. Easements, restrictions, covenants and conditions as set forth in the Boundary Line Adjustment. recorded in 20100503900004, of Official Records. NOTE: This exception omits any restriction, covenant, or condition based on race, color, religion, sex, handicap, familial status or national origin, if any, unless and only to the extent that the restriction is not in violation of state or federal law, or relates to a handicap, but does not discriminate against handicapped people. 6. Easement and the terms and conditions thereof, granted to: Puget Sound Energy, Inc., for the purpose of construct, operate, maintain, repair, replace, improve, remove, upgrade and extend one or more utility systems for purposes of transmission, distribution and sale of electricity, affecting a portion of said premises, recorded on February 11, 2016, in 20160211001055, of Official Records. Fonn No. 3153353 Subdivision Guarantee EXHIBIT "A" LEGAL DESCRIPTION PARCEL A: LOT 1 OF CITY OF RENTON BOUNDARY LINE ADJUSTMENT NO. LUA-09-054-LLA, RECORDED UNDER AUDITOR'S FILE NO. 20100503900004, RECORDS OF KING COUNTY, WASHINGTON; PARCELB: LOT 2 OF CITY OF RENTON BOUNDARY LINE ADJUSTMENT NO. LUA-09-054-LLA, RECORDED UNDER AUDITOR'S FILE NO. 20100503900004, RECORDS OF KING COUNTY, WASHINGTON; Tax Account No(s): 2963900010,2963900011 Form No. 3153353 Subdivision Guarantee SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurances are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances. adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matler shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms, The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. FORn No. 3153353 Subdivision Guarantee 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any I~igation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. Fonn No, 3153353 SubdMslon Guarantee 5. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and swom to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. 6. Options to Payor Otherwise Settle Claims: Termination of Liability, In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Payor Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to payor settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount Owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company otters to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Payor Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To payor otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Form No. 3153353 Subdtvlslon Guarantee Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. 8. Limitation of Liability. (a) If the Company establishes the title, Or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of SUbrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. Fonn No, 3153353 Subdivision Guarantee If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. Fonn No. 3153353 Subdivision Guarantee 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules .in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the PreSident, a Vice PreSident, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. NotiCes, Where Sent Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at 12909 SW 68th Pkwy., Suite 350, Portland, OR 97223. WFG National Title Insurance Company's telephone number is (800) 334-8885. Email address: claims@wfgnationaltitle.com Form No. 3153353 Subdivision Guarantee Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, W A 98055 Title: UTILITIES EASEMENT Property Tax Parcel Number: Project File #: Street Intersection or Project Name: Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): _ . Grantee(s): I. tr c 7' 1'1 d IUU j" /I v'" JI.. ,t. C; I. City of Renton, a Municipal Corporation 2. The Grantor, as narned above, for or and in consideration of mutual benefits, hereby grants, bargains, sells and delivers to the !ibove named Grantee, the following described personal property now located at: Additional legal is on page ~ of document. (Abbreviated legal description MUST go here.) LEGAL DESCRIPTION'. THAT PORTION OF LOTS 1 AND 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA- 09-054-LLA, AS RECORDED UNDER RECORDING NUMBER 20100503900004, RECORDS OF KING COUNTY, WASHINGTON, ALSO BEING A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WILLAMETIE MERIDIAN, DESCRIBED AS FOLLOWS: That said Grantor(s), for and in consideration of mutual benefits, do by these presents, grant, bargain, sell, convey, and warrants unto the said Grantee, its successors and assigns, an easement for public utilities (including water, wastewater, and surface water) with necessary appurtenances over, under, through, across and upon the following described property (the right-of-way) in King County, Washington, more particularly described on page 1. (or if full legal is not on page 1--Exhibit A.) For the purpose of constructing, reconstructing, installing, repairing, replacing, enlarging, operating and maintaining utilities and utility pipelines, including, but not limited to, water, sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: J. The Grantee shall, upon completion of any work within the property covered by the easement, restore the sunace of the easement, and any private improvements disturbed or destroyed during execution of the work, as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not, however, have the right to: a. Erect or maintain any buildings or structures within the easement; or b. Plant trees, shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee; or c. Develop, landscape, or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein. d. Dig, tunnel or perfonn other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way, or endanger the lateral support facilities. e. Blast within fifteen {I 5) feet of the right-of-way. This easement shall run with the land described herein, and shall be binding upon the parties, their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance_ Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons, whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the heirs, executors, administrators and assigns forever. IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this __ day of 20 __ . Notary Seal must be within box I:lProject CloseoutIEASEMENT200JDOC\ INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ________ _ -,c--c--.,--cc----:--c.,-:,--cc--:-c----,---,---signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) __ -,-___________ _ My appointment expires: ____________ _ Dated: Page 2 FORM 03 0000/bhlCA2-06-2(){)) Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box t\Project CloseoutlEASEMENT2003 DOC\ INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON )SS COUNTY OF KING ) I certify that 1 know or have satisfactory evidence that ~ _______ _ -,-_---:--,----:-,---_--,--,--,-__ ,----__ -,----,-__ signed this instrument and acknowledged it to be hislher/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 ) I certifY that I know or have satisfactory evidence that "",-, 1//'; /11 G-'-' , r .;, '" >0/7 signed this instrument, on oath stated that @'shelthey @were authorized to execute the instrument and acknowledged it as the S~k; "" e/>7,6 e-r and ~ ____ -,---__ _ of ,,0 't' !'Jeff, If 15 IIv~ "'<c:. 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,omeknownto 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 3 FORM 03 OOOO/bhlCA2-{)6-2003 EXHIBIT" A" LEGAL DESCRIPTION (Must be stamped by a P.E. or L.S.) THAT PORTION OF LOTS 1 AND 2 OF CFTY OF RENTON LOT LINE ADJUSTMENT NO. LUA- 09-0S4-LLA, AS RECORDED UNDER RECORDING NUMBER 20100S03900004, RECORDS OF KING COUNTY, WASHINGTON, ALSO BEING A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 23 NORTH, RANGE S EAST OF THE WILLAMETTE MERIDIAN, DESCRIBED AS FOLLOWS: THE NORTH 26.00 FEET OF SAID LOT 1, EXCEPT THE WEST 30.00 FEET THEREOF; TOGETHER WITH THE NORTH 19.00 FEET OF THE WEST 30.00 FEET OF SAID LOT 1; TOGETHER WITH THE NORTH 6.00 FEET OF SAID LOT 2. SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. J:\Project CloseoutIEASEMENT2003.DOC\ Page 4 FORM 03 0000Ibh/CA2-06-200J Map Exhibit (Must be stamped by a P.E. or L.S.) N. 19' N. 26' OF LOT 1 , OF W. 3D' r-EXCEPT THE WEST 3D' rOF LOT 1 N 89'47'26" E 119.96' "0 UTILITIES EASEMENT 0 "0 0 q 0 ci a> to N -"0 '0 j N 89'47'26" E , N -------'0 0 30.00' to N q W'N >0 Ir-: L __ --~---65.00'-------li5>- <l:li5 tf)~ 0:::, 0:::;'-' 0 9 2~ b o z LOT 1 54.98' J:\Project Closeout\EASEMENT2003.00c\ 24.97' N. 6' OF ~ LOT 2 , It) '" .... in 0 -g b 0 LOT 2 z 65.00' w ~:::J , It)<l: .... 'N, q It) 0, <0 8 z N 89'47'19" E 119.98' 0' 20' 40' 60' ------- -SCALE: 1»=20' Prepared by. SADLER/BARNARD de ASSOC, INC. 717 W, STEWART PUYALLUP, WA 98J71 PHONE: (25J)848-5170 Page 5 FORM 03 0000lbhiCA2-06,2003 After recording return to: Joshua Rosenstein Hanson Baker Ludlow Drumheller P.S. 2229 -I 12th Avenue NE, Suite 200 Bellevue, W A 98004-2936 LEGAL DESCRIPTION LUA-B- WA July ~i~~~~eint..for ~l!!lc(~y Townhomes (the "Agreement"), dated reference PUl'pOiseS, maQe~qyjjj~04 MOlrris Ave S LLC, a Washington limited A. of certain real property situated in the State of Washington, County of King, RentCl~ilimd more particularly described on Exhibit A attached hereto (the "Property" or "'13hilt\iy, iiI The Property consists of five (5) single-family Lots known berein and Map as Lots 1 through 5; B. The Property is benefited and burdened by an easement for pedestrian and vehicular ingress, egress, and utilities over the northern portion of the Property as . shown on the Map ("Driveway Easement"). The Driveway Easement includes a private road (the "Road") for the Owners to use to access their Lots (the "Driveway Easement Area"); and C. Declarant desires to provide for the maintenance of the Road and to subject the Property to other covenants, conditions, and restrictions which enhance and protect the Property, subject to the terms and conditions of this Agreement. -I - W:IWPDOCS\240441020IB0352427.DOC MUTUAL MAINTENANCE AGREEMENT FOR BLAKEY TOWNHOMES AGREEMENT NOW, THEREFORE, Declarant hereby declares, agrees and covenants that all land and improvements now existing or hereafter constructed on the Property shall be held, sold, improved, encumbered, used, occupied, conveyed subject to, and burdened by the following covenants, conditions and restrictions, all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of the Property, All provisions of this Agreement shall run with the Property and shall be a burden )!pcm and a benefit to the Property, and binding upon all persons and entities acquiring or ownj~gc:a.ny right, title, or interest in the Property or any part thereof, and their respective les~!l:~,guests, heirs, executors, personal representatives, successors, and assigns, Acceptance ()n:ijif;intJer~~t in any portion of the Property shall be deemed acceptance of the terms and prq:yisions of tnisAgreement. This Agreement shall become effective upon Declarant's transferpfapy portion oftbe.Property to a third party, 1. ARTICLE 1 -Definitions. For purposes of the Ag:reflmfln,t, certain wo;~t311d,.jl1ihtses shall have particular meanings as follows: 1.1 "C<)fiiI"orl'A~ali" shall mlWl those portions of the Property rri~w.tlinl~d'l~i~e DeC1~t and subsequent Owners for improvements, Si';~~~f~:!II~~~e~~r:1 and sanitary sewer ~urtenanc:e: include' but not be limited to any ~jjprete fijuii:~tion, entry features and related ~eclesltriaJl ~laU~llY, the storm water detention the front, side, and rear landscaping other items or improvements within the Owners. and sho,wi\'ilil 1.3 1.4 Map. 13-001711-SHPL, No. ____ ---' residential lots located within the Property mean the City of Renton Blakey Townhomes Short Plat LUA final plat thereof as recorded under King County Recording King County, Washington. 1.5 Owner. "Owner" shall mean the record owner, whether one or more persons or entities, of a fee interest in any Lot, but excluding the Declarant or persons/entities holding an interest in a Lot merely as security for the performance of an obligation (each Lot collectively has one "Owner" for purposes of this Agreement). Purchasers or assignees under recorded real estate contracts shall be deemed Owners as against their respective sellers or assignors. ·2- W:\WPDOCS\24044\020\B0352427.DOC MUTUAL MAINTENANCE AGREEMENT FOR BLAKEY TOWNHOMES 1.6 Units. "Units" shall mean and refer to the five (5) total townhomes existing now or in the future on Lots I through 5. For purposes of voting, each Unit shall have one (I) vote, regardless of how many individuals reside in said Unit. 2. Article 2 -Common Areas. 2.1 Conveyance of Common Areas. Declarant hereby conveys and quitclaims to each Owner, for the common use and enjoyment of the Owners,:\In equal and undivided one-fifth (liS) interest in all of the Common Areas and any other::itl:ifis or improvements within the Property which are for the use and enjoyment of all Owners.ofUnits. ~ ~1;;;'~~:'./"" 2.2 Responsibility for Maintaining CQ~:th{)n Area~ Subject to Section 2.3, the :,",,-:,,, ,;::.1;:,. Owners shall equally pay all costs for maintj,i6.~, repairing,'l'<li'!(lcing, and preserving the character of the Common Areas and their apputt~iinces, as more spe6ifically described below: .,>"c,;:,'. 2.2.1 Driveway Easement A;~i Walkway;. The Owners shall use the Driveway Easement Area and pe(~e~tri~tliilltId vehicular ingress and egress to their Lots. The Owners shall one-fifth (1/5) interest in the ownership of the Driveway walkway, and shall each pay one-fifth (1/5) of all costs to Driveway Easement Area and the pedestrian walkway, pipes, private signage, and other not owned by the City of Renton. Parking Area. Sewer Systems. The Owners and their over, under, and across the Property with a !Istruction, improvement, maintenance, and jIInilal-y sewer system. No structure or other r :~~~~~~~~~fct~o remain under the Property which may damage, re of drainage facilities. The Owners shall each pay t6.ymainltalilp:and repair the storm water detention system and appurtenances . t()~~Moms A venue South, including but not limited to the sanitary sewer system, to tht,:~(teJat sluc~(:jlainten.an(;e is not performed by the municipality or any utility service provider. or any utility service provider maintains or repairs any storm water drainage systems located on the Property, the Owners agree to share equally said maintenance costs. 2.2.3 Utilities. All of the Property is subject to an easement granted to Puget Sound Energy, Inc. ("PSE") in that certain Easement recorded under King County Recording No. 20160211001055. Each Owner shall pay for hislher/its/their electricity, internet, data and natural gas service charges from PSE, but the Owners shall each pay one-fifth (lIS) of all costs charged by PSE to service any ofthe Common Areas. 2.2.4 Landscaping. Each Owner shall pay for hislher/itsltheir landscaping located on that Owner's porch andlor courtyard, but the Owners shall each pay one-fifth (1/5) of - 3 - W:\WPDOCSI24044\020IB0352427.DOC M\ITUAL MAINTENANCE AGREEMENT FOR BLAKEY TOWNHOMES all costs to maintain, repair, or replace the Property's front, side, and rear landscaping areas located within the Common Areas, including but not limited to any landscaping appurtenances like the trellis and the sprinklers system. The Owners may hire one of the Owners or a third party to perform said landscaping; provided, however, that a Majority of the Units shall approve of hiring said individual or entity to perform the landscaping. The individual or entity hired to perform said landscaping shall have permission and a license to cross over, under, and across (a) the Property's "rear landscape area" located on the eastern side of Lot 5, (b) the Property's "side landscape area" located on the northern side of Lots 1,2,3, 4,!lnd 5, and (c) the Property's "front landscape area" located on the western side of Lot I, all of",:,jIid!i!are depicted on the Map, with a right of immediate entry and continued access for mail11e#ljIlce, care, and improvement of the Property's landscaping areas. Said landscaping licensecs'liIl1I'b'enefit all of the Lots. ~ .. ,'" . 2.2.5 Jointly Used SidinglRo()f:ijffie Owners ~~~c~ach pay one-fifth (115) of all maintenance and repair costs for the Uni~s'siding, roof, foundatiQ!}, and perimeter fencing; provided, however, if said maintenance or repair affects less than all five [;jnits, the affected Unit Owner(s) shall each pay for the costs to maintam"2r repaiLhislher/its/theirUnit's roof, siding, foundation, or fencing in the Owner'syard or side y~'are!l;"';" 2.3 Repair of Damage bY,'ulUrtelVner. A'rty,4amage to a Common Area by an Owner or the Owner's agent, family ~m6~;!;Qr~ests SIi!lUbe repaired to substantially the same condition it was before, said dama~,witliinqn~,,(l) we~J;ly the Owner who caused, or whose agent, family mt\jl1ber'!ilI:;~uest caustj, such,~~~ge:"If suC)irepairs are not timely made, the Declarant and/or~e"remalrul:ig OwnerS"~'!ix,~ecute' tht.:I"YJlair and the Owner who caused said damage will be Q'l:iliJ;ated to~mediately'~1t funds for'the repair. If the Owner fails to promptly make payment~~uchJ~p.~~~~ the O~~r will be charged interest at the rate of twelve percent (1~~~:~YJ';ll:Pnum tli!1!1~!t!.i;to.~ wlth'~orneys' fees and costs. (J! .. '~~!¥~:'::ii;i>:<' '::;'!;~h: (::::~::. ':.', c. ':;~; ~i~ '''+~Zii;:;';: :";\!:" . ',' :!J)' :'glf' Reimbu~enttlil,~eclaraDi:G~!;the time of the first conveyance of each Lot, the initiallWJ,rchaser of eit'c~iLot sila11wy Declarant $ __ to reimburse Declarant for its costs to establis~d maintain th~mmon~. "";;:!f;f,2j~,:" ::;:;~~;::; ~t~~~~ 2.5 IDiPl1Jvements "y Fewer than all Owners. If an Owner or Owners of any Unites) disturbs tK8;;$y,rface of,i!$e Driveway Easement Area to install utilities, storm water drainage or other im~~~i;m~tiij';~hich benefit less than all of the Property, then the Owner(s) desiring to disturb the su~~ay perform the work so long as (a) the work or upgrade does not unreasonably interrupt the uSe of the Driveway Easement Area by the other Owners, and (b) the Owner(s) desiring the work or upgrade pays the full cost of the work or upgrade. Notwithstanding the foregoing, if the work is required to maintain the Road and/or the Driveway Easement Area in its then current usable condition, or to repair the Road and/or the Driveway Easement Area, all Owners shall each pay one-fifth (l/5) of all costs of said work. 2.6 Declarant Exempt from Common Area Maintenance Costs. Notwithstanding the provisions in Sections 2.2 and 2.3 above, after the Declarant conveys any portion of the Property to a third party, Declarant shall not be obligated to pay any maintenance or repair costs for the Common Areas. - 4 - W:\WPDOCS\24Q44\020\B0352427.DOC MUTUAL MAINTENANCE AGREEMENT FOR BLAKEY TOWNHOMES 3. ARTICLE 3 -Party Walls. 3.1 Definition of Party Walls. The term "Party Wall" as used in this Agreement shall mean the wall which is on the boundary line separating one Unit from another adjacent Unit. The term "Party Wall" also includes everything located within such wall (such as studs, framing, insulation, soundproofing material, pipes, wires, joints, junction boxes, and other materials or equipment related to utilities) and below the wall (such as the surface of the ground and footings located in the ground). 3.2 Maintenance and Repair of Party Wal!!!;1,.~~:imaintenance and repair costs of every Party Wall shall be borne equally by the two ~ers6f the Units on either side of said Party Wall, except as provided below:' . ',iji;~:;,<;;, 3.2.1 Damage of Party WllI!r\!vj.tlio,ut Other Damlige'to Structure. If a Party Wall is damaged or destroyed, in whole or in any cause that is.not the result of fault or negligence of the Owners or occupants of Units or is:tl1\!. result of the joint or concurring fault of the Owners occupants Units, arttlneither Unit has suffered substantial damage other Party the Owners of the adjoining Units shall repair or rebuild the Party to the same condition and at the same location as the Party Wall was or destruction. To the extent the cost to repair insurance, the cost shall be borne equally by the of the adjoining Units shall have the right +n:fT,11' .. ,.~ ~"""' .• ' de!;trc'yed;~iIJ whole or in part, from any cause that is the of one (but not both) of the adjoining "SlfI~~L,Iltil1\ ~am1aj~e other than to the Party Wall, then shall pay for all costs not covered by such Wall to as nearly as practicable the same l6\:jlWcm a,,·tl1le . .t'al1v Wall was in immediately before the damage or Ofllhe;~djoinirigi[JJlits shall have the right to full use of the Party Wall Party Wall with Other Damage to StruCture. If a Party Wall is damaged or whole or in part, from any cause that is not the result of fault or negligence of the Owners of either of the adjoining Units or is the result of the joint or concurring fault of the Owners or occupants of both adjoining Units, and the Property's structure is at the same time substantially damaged or destroyed, in whole or in part, from the same cause, then if the Owner of any affected Unit elects to have the damage repaired or rebuilt, the costs of repairing or rebuilding the Party Wall shall be shared as provided in Section 3.2.1 above and shall be paid first from proceeds of the Owners' insurance, with the balance paid by the Owner of the portion of the Property to be repaired or rebuilt. Ifno Owner elects to repair or rebuild, then the costs of demolishing and clearing debris from the Units shall be borne equally by the Owners of the affected Units. - 5 - W:\WPDoCS\24044\020\B0352427DoC MUTUAL MAINTENANCE AGREEMENT FOR BLAKEY ToWNHoMES If a Party Wall is damaged or destroyed, in whole or in part from any cause that is the result of fault or negligence of the Owner or occupant of one (but not both) of the adjoining Units, and the Property's structure is at the same time substantially damaged or destroyed from the same cause, then the Owner or occupant who was at fault shall pay all costs to repair and rebuild, or demolish and clear the damaged Property which is not covered by such Owner's insurance. Unless written notice is delivered to the Owners of thegtper affected Unite s) within sixty (60) days after the damage or destruction occurs, each OWJl.~:'sball be conclusively deemed to have elected to repair and rebuild the Property, including ")-lng the Party Wall. 3.2.3 Damage of Property's Strul;td'With'N:",Pamage to Party Wall. The Owners shall pay for the repair or replacementg~~,portion ofth.~'1£roperty on their respective Units in the event of damage or destruction,t~:tlle Property with 110: damage to a Party Wall; provided, however, that this provision does nbi;~culpate any party fi-on:i1iability for negligence or other wrongdoing, Each Owner shall prorifptly repairaIlY damage,or,~estruction to the exterior of the Property or that , the integrity'0f~ep>!;QFY unless the'QWJl.ers of all Units agree otherwise. ' , :,,;,:)' ' 3.3 Access to Party e~t:~b':$ection 3.4 below, in all cases of damage or destruction of a Party Wall strit~'t.ure, each Owner shall have the right, at the Owner's intofu.cotherwise gain access to the interior of a Party the purpose of maintaining, repairing, or other services or amenities to the to restore the Party Wall to the same 4. (b) liability to the Owner of the adjoining intleri"clr decoration (Le., painting, hanging pictures, or alterations in a Party Wall associated with such the Owner of the other Unit adjoining the Party 4.1 Units' Maintenance and Yards. Except as otherwise specifically set forth herein, each Owner, at said Owner's sole cost and expense, shall promptly and continuously maintain, repair, replace and restore all of the following in a good, clean, attractive, safe and sanitary condition and in full compliance with all applicable laws and the provisions of this Agreement: (i) the interior of hislher/itsltheir Unit and other structures on the Owner's Unit (including without limitation, doors, windows, and related trim); (ii) hislherlits/their private courtyard, landscaping, and fencing, including any private front yard area; (iii) the gutters, joints, and trim of said Unit, unless damaged by a defective roof condition (any damage resulting from a defective roof condition shall be the joint responsibility of all Owners); and (iv) any other improvements located on said Owner's Unit. -6 - W:IWPDOCS\240441020IB0352427,DOC MUTUAL MAlNTENANCEAGREEMENT FOR BLAKEV TOWNHOMES 4.2 Garbage and Recycling. The Owners shall store their garbage and recycling bins/containers in their garages, and may store these bins/containers on garbage or recycling pick-up days in the designated space on the Property so long as this temporary storage does not interfere with the Owners' use of the Driveway Easement Area. 4.3 Exterior Appearance of Blakey Townhomes. In order to preserve a uniform exterior appearance of all Units, the following provisions shall apply: :.:;':f-,;;, 4.3.1 All decisions relating to the repainting,'#.'Staining and replacement of the Units' siding, trim, front door, garage door, awnings, an4.1lfl:lerportions of the Units visible from the outside, as well as replacement of the roof and ()fl:l~i'eJtledor maintenance appurtenances, shall be made with the written approval off our oft~~: fi,,~ Unit:fi;, 4.3.2 consistent on all portions of Blakey Townh6~~: in order to presentaJ.~!liform and consistent exterior appearance. :::i •. -,:£{:12'''' 4.3.3 The Ownerssh~lLeach perform 'the 'following exterior maintenance items on an annual basis: . ';. : •. : ,. , :j:' ";;'~~~~i;, "'r'>~; 4.3}.1. Inspe~f;~!llki~;~~~~e all:~~J()r windows, doors, and siding joints, and replace as ne#j)ll~> :.. :",;?;,," "',~'~ "'-'~;~i~:>-\;'i11.3: ",':::.'r;;:i-' ',:' :.;-~>l nl.}c, ,{::~:!,-"jf~T"'" ,'ij;;-" ;~i3.2 Clean guttet$i1~f debris ~il':iinspect downspouts to ensure , ->:iy;; 'biS;q proper drainage; '>,;;;1>, '>.'.\.:::.. '~~t ',-, <If '"-" -_ow :~;:1?!2:;0:%:i':4.3.3T ... :.:spedt~~~g :~!!terial for debris and moss build-up, and removeddl5,!;s andiorritm:lI s ne(!~~ary;:!:;~k,:;: ' -":':::t\~njh ";:~~~\, '~0~~:;:;_~".: ,_ ~~:. ":~i;. 4.3.3.4:[.: Insp~:;"oncrete, bricks, stones, and stucco for cracks or • • T-:--~", •• );ht", ,,:,'hl!': detenoratlOn;~9c;epalT lrnme1!i!ttely;:;; ¥<'T:<~. ~.f-~< ,:(~"p.3.5 .,:;:Winterize exterior hose bibs and irrigation system, if applicable, to prevenfp!~;es t;r~il!:freezing; and '" ~4::~:J~l;tl:tf0~ '; 4.3.3:~ Inspect the condition of the Property's perimeter, and repair any damage as necessary. 4.4 Payment. All charges for the work and materials described in Section 4.3.3 above shall be billed to and paid in equal shares by all of the Owners of the Units affected by said work and materials. - 7 - W:\WPDOCS\24044\020\B0352427.DOC MUTUAL MAINTENANCE AGREEMENT FOR BLAKEY TOWNHOMES 5. ARTICLE 5 -Unit Restrictions. 5.1 Residential Use. All Units shall be used solely for private single-family residential purposes and related activities. 5.2 Home Businesses. An Owner may conduct a home trade or business within the Owner's Unit provided that (a) the existence or operation of the trade or business activity within the Unit is not apparent or detectable by sight, sound or smeILj]'om the exterior of the Unit; (b) the trade or business activity conforms to all applicable ~<lUi~~ requirements; (c) the trade or business activity does not involve persons coming onto<:t1i~:Property; (d) the trade or business activity does not increase another Unit Owner's liabili%LPasualty insurance obligation or premium; and (e) the trade or business activity is spnsis'tent with the residential character of the Units and does not constitute a nuisance or hazardoilis'or offensive 'Use. 5.3 Parking. The Owners may ratk,their automobiles in~ individual garages. The Owners' guests and invitees shall park on a llelirb,y pubHc.street; provided, however, Owners and their guests and invitees shall .. , the right to teffip:<lrarllydrive and stop 'VebiFles on, over and across the Driveway Easement ofloaaing;and unloading passengers, possessions, etc. and for purpose of access to SUFh temporary right is not intended to grant a right to park a vehicle fornec~sary to accomplish such loading, unloading, and access. . >;i:,I .. 5.4 the ~£!Jl1nnon Areas shall be used in any manner which uUlrea.sol!aiJly use and enjoy their respective ~~~7Jt~~~t.:~.~t;~~~~shall determine whether any given use of a ili! ' .with those rights, and such determinations No noxious or offensive activity shall be tt:;o>mnnor~~;l"eaIS, nor shall anything be done or maintained on the Property an or condition which unreasonably interferes with the right of enjoy any part of the Property. No activity or condition shall be any part ofthe Property which detracts from the value of the Property as a . No untidy or unsightly condition shall be maintained on the Property. No including but not limited to noise, sports playing and/or music, shall continue past the time established by the appHcable city ordinance, if any, of if no curfew is established by city ordinance, then as established by a Majority of the Units. 5.6 Animals. No animals, other than dogs, cats, caged birds, tanked fish and other conventional small household pets, may be kept on any Unit. Animals shall not be allowed to run at large. Dogs shall be kept on a leash or otherwise confined whenever outside their Unit. Owners shall be responsible for the removal of their animal's waste wherever it is deposited within the Property. Those pets which roam free, or, in the sole discretion of a Majority of the Units, make objectionable noise, endanger the health or safety of, or constitute a nuisance or - 8 - W,\ WPDOCS\24044\020\B0352427.DOC MUTUAL MAlNTENANCEAGREEMENT FOR BLAKEY TOWNHOMES inconvenience to the occupants of other Units, shall be removed on the Majority's request, even though the Majority does not require removal of other pets. 5.7 Delegation of Use and Responsibilities. Any Owner may delegate the Owner's right of enjoyment of Common Areas to members of the Owner's family, the Owner's tenants, or contract purchasers who reside on the Unit. In the event an Owner rents or leases the Owner's Unit, a copy of this Agreement shall be delivered by the Owner to the prospective renter at the time of commitment to the rental agreement. Each Owner shall .aJso be responsible for informing guests and service personnel of the contents of this Agreement::':: /t:1H~I1!1'~!~~ 5.8 Signs. No signs, billboards or other,:f.illteAj~lpg structure or device shall be displayed to the public on any Unit or the Common JMb~s, excyptthat one sign not to exceed four (4) square feet in area may be placed on a.u:l)iiito offer thet1l1Kfor sale or rent. All such signs shall be of a quality equivalent to those;ha$~d by Declarant.':';g.igns may be used by the Declarant, or an agent of Declarant, to advertiSe:j,oe Lots during the construction and sale period. Notwithstanding the foregoing, an Owner or occ*~ant ma~f\isplay pOlitit;al,yard signs on the Owner's or occupant's Unit for the sixty (60) days:a,ill!n\:lii~~ely before anip[ilnar,y or general election, or such longer period as bY:#RI!1i6able law. Any Owner may remove any sign placed on any Unit or violatioil~6hhese restrictions. "<q~~,~:j 5.9 Satellite Di!;be:s. cost and expense, an ~IJillllii,!'lli,elli1te television or radio (in.91·IUding hatn'rJldi() sig~\s use aiiP%II1aintain, at the Owner's sole th~!transmission or reception of _tL:"~J'''_.'' device ("Satellite Dish") on the Owner's Unit on '~"'n Satellite Dishes must hliv:ea. complies with this Section. diagorllll,~e'lsuiremient of one (I) meter or less. Satellite Dishes shol\l!.l.;I:>, the Common Areas when possible. A ~,:t"'JJ~'-. jatellite Dish) may (a) require additional ;att:llilte DMtl~o match the color of the home so long as such action dOi~i!!ot um,ea;son.abllyiJltelfetJiJ~fith the signal strength, or (b) require the relocation of the Satellite be used that is less visible, but still does not maintenance, or use of the Satellite Dish, or thl:rec1f, or preclude reception of an acceptable quality signal. 6. ARTICLE 6 6.1 Decisions by the Majority. All decisions concerning the repair, maintenance or reconstruction of the Common Areas shall be agreed upon by the votes of a Majority of the Units. There shall be a total of five (5) votes, and each Unit shall have one (1) vote. When a decision is made to repair, maintain, or reconstruct any of the Common Areas, the Owner of Unit 1 shall establish and maintain an account for said purpose, and shall use the funds in said account to pay for the repair, maintenance, or reconstruction of the applicable Common Areas. The account shall be managed by the Owner of Unit 1 unless a Majority (excluding Unit 1) votes to elect another Owner or designated management company instead; provided, however, if the Owner of another Unit besides Unit I is elected to manage said account, all of the Owners shall execute a written document to be recorded with the King County Recorder's Office which - 9 - W:\WPDOCSI240441020IB0352427.DOC MUTUAL MAINTENANCE AGREEMENT FOR BLAKEY TOWNHOMES designates the Unit that shall manage said account. Each Owner shall each pay one-fifth (1/5) of all the estimated cost of the work into said account. Said amount shall be paid within thirty (30) days of written request by the Unit managing such account. In the event the amount paid into the account is not enough to pay the cost of the approved repair, maintenance, or reconstruction, each Owner shall pay its share of any shortage into the account. 6.2 Lien Creation. Each Owner, by acceptance of a deed for a Unit, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay when due any and -"-'V'I-'; all applicable amounts required hereunder, including a1r:;ftmds required for the repair, maintenance, or reconstruction of the Common Areas. IHinyUwner fails to pay hislher/its/their share of said costs when due, the remaining OwnersAri1\iVlaually or collectively, may pay the defaulting Owner's share and may record a lien ag<linStthe de~ting Owner's real property in favor of the Owner(s) who advanced the payment;)~a'id lien may~~~forced pursuant to the law of the State of Washington and shall be for such ,amounts actuallypai(;lby the other Owner(s), together with interest at the rate of twelve percent (12%) per annumi'll,tlpmeys' fees, and any other charges due hereunder. The lien does not nave to I1eforeclosel'H¥;otherwise enforced within any specific time period.;,,::; ,oc, 6.3 Enforcement Powers; 41Ily;1@ the terms and conditions of this Ag:re(:ml~t. oroc~Jil~t of said Unit may enforce any of 7. ARTICLE 7-~~ 7.1 taken tri~""fr'rce obtain hont~owners insurance. Each Owner of the other Owners to confirm the entire a default in payment or any other action is prevailing party shall be entitled to recover whether or not a court action is commenced and in foreclosure, mediation, arbitration, declaratory action, litigatjorlf.8.i:lp.'~al, halnkT'ii"Lcv or otherwise. 7.3 the Land; Binding Effect. The covenants, conditions, restrictions, provided for herein shall run with the land and shall be binding upon the and assigns of the Declarant and the Owners. This Agreement shall not be revoked or terminated without the written approval ofthe City of Renton (if required by the City) and all five ofthe Units. 7.4 Amendment of Agreement. So long as Declarant owns any portion of the Property, this Agreement may be amended with the written consent of Declarant and all of the Owners at that time. If Declarant no longer owns any portion of the Property, this Agreement may be amended with the written consent offour of the five Units subject to approval by the City of Renton (if required by the City). -10 - W:\WPDOCS\24044\020\B0352427.DOC MUTUAL MAINTENANCE AGREEMENT FOR BLAKEY TOWNHOMES 7.5 Severability. Invalidation of any provision of this Agreement by judgment or court order shall in no way affect any other provisions, which shall remain in full force and effect. 7.6 Headings. The captions in this Agreement are for convenience only and do not in any manner affect, limit, or amplify the provisions hereof. Dated: ______ :, 2016. instrument,':iu:~·· ~.:.<I.ckno·wl(:dg:e said limited nal"",!:y that he is authori:red'{() written. W:IWPDOCSI24044\020IB0352427.DOC DECLARANT: of , 2016, before me, a duly commissioned and sworn, came presented satisfactory evidence to be a ~)iimited liability company that executed the foregoing lIStrurnlent to be the free and voluntary act and deed of and purposes therein mentioned, and on oath stated instrument on behalf of said limited liability company. official seal the day and year in this certificate first above Print Name:-:---:_-,--:-______ _ Notary Public in and for the State of Washington, residing at Expiration Date: _________ _ -11 - MUTUAL MAINTENANCE AGREEMENT FOR BLAKEY TOWNHOMES EXHIBIT A LEGAL DESCRIPTION OF THE PROPERTY PARCEL A: LOT 1 OF CITY OF RENTON BOUNDARY LINE ADmSTMENT NO. LUA-09-054-LLA, RECORDED UNDER AUDITOR'S FILE NO. 20100503900004, RECORDS OF KING COUNTY, WASHINGTON; PARCELB: LOT 2 OF CITY OF RENTON BOUNDARY.t~ ADmSTMEN'f NO. LVA-09-054-LLA, RECORDED UNDER AUDITOR'S FILE'~({ 201005039000()4, RECORDS OF KING COUNTY, WASHINGTON.' "':;'::;::;, ~ -12 - W:\WPDOCSI24044\020IB0352427.DOC MUTUAL MAINTENANCE AGREEMENT FOR BLAKEY TOWNHOMES Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 Title: UTILITIES EASEMENT Property Tax Parcel Number: Project File #: Street Intersection or Project Name: Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. 6' ~ 7' 1'1" A f( i5' /I v [ .£. £. C I. City of Renton, a Municipal Corporation 2. . The Grantor, as named above, for or and in consideration of mutual benefits, hereby grants, bargains, sells and delivers to the ~.bove named Grantee, the following described personal property now located at: Additional legal is on page ~ of document. (Abbrevia1ed legal description MUST go here.) LEGAL DESCRIPTION: THAT PORTION OF LOTS 1 AND 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA· 09·054·LLA, AS RECORDED UNDER RECORDING NUMBER 20100503900004, RECORDS OF KING COUNTY, WASHINGTON, ALSO BEING A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WILLAMETIE MERIDIAN, DESCRIBED AS FOLLOWS: That said Grantor(s), for and in consideration ofmulUal benefits, do by these presents, grant, bargain, sell, convey, and warrants unto the said Grantee, its successors and assigns, an easement for public utilities (including water, wastewater, and surface water) with necessary appurtenances over, under, through, across and upon the following described property (the right-of-way) in King County, Washington, more particularly described on page I. (or if full legal is not on page 1--Exhibit A.) For the purpose of constructing, reconstructing, installing, repairing, replacing, enlarging, operating and maintaining utilities and utility pipelines, including, but not limited to, water, sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: J. The Grantee shall, upon completion of any work within the property covered by the easement, restore the surface of the easement, and any private improvements disturbed or destroyed during execution of the work, as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not, however, have the right to: a. Erect or maintain any buildings or structures within the easement; or b. Plant trees, shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee; or c. Develop, landscape, or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein, d. Dig, tunnel or perfonn other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way, or endanger the lateral support facilities. e. Blast within fifteen (15) feet of the right-or-way. This easement shall run with the land described herein, and shall be binding upon the parties, their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons, whomsoever, lawfully claiming or to claim the sarne. This conveyance shall bind the heirs, executors, administrators and assigns forever. IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this __ day of 20 __ . Notary Seal must be within box I:\Project Closeollt\EASEMENTI003.DOC\ INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ________ _ ----,---,----c-c,---,-,-:--c-c---:--,---signed thi s instrument and acknowledged it to be hislher/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 2 FORM 03 OOOOlbhlCAl-06-2003 Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box 1:\Project Closeout\EASEMENTI003.DOC\ INDIVIDUAL FORM OF ACKNOWLEDGMENT 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 hislher/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: REPRESENTA71VE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON) SS COUNTY OF KING ) I certifY that I know or have satisfactory evidence that i-J'" 1/, ~ /r( G-u I" r::r y ~"" signed this instrumen~ on oath stated that @'sbe/tbey @tJwere authorized to execute the instrument and acknowledged it as the $0 k; ,m e"'" ~ e-r and ___ ---,_-,---__ of 601' !'7cl\~)5 /11''-L£C. to betbe 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 ACKNOWLEOGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) On tbis ___ 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 3 FORM 03 OOOO/bh/CA2-06-200J EXHIBIT "A" LEGAL DESCRIPTION (Must be stamped by a P.E. or L.S.) THAT PORTION OF LOTS 1 AND 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA- 09-0S4-LLA, AS RECORDED UNDER RECORDING NUMBER 20100S03900004, RECORDS OF KING COUNTY, WASHINGTON, ALSO BEING A PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 18, TOWNSHIP 23 NORTH, RANGE 5 EAST OF THE WILLAMETTE MERIDIAN, DESCRIBED AS FOLLOWS: THE NORTH 26.00 FEET OF SAID LOT 1, EXCEPT THE WEST 30.00 FEET THEREOF; TOGETHER WITH THE NORTH 19.00 FEET OF THE WEST 30.00 FEET OF SAID LOT 1; TOGETHER WITH THE NORTH 6.00 FEET OF SAID LOT 2. SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. I:\Projecl Closeout\EASEMENTl003.DOC\ Page 4 FORM 03 OOOO/bhlCA1-06-2003 (/) w'N >0 «as (/);;:: 0::, 0::1":1 0.0 ~~ b o z Map Exhibit (Must be stamped by a P.E. or L.S.) N. 19' N. 26' OF LOT 1, OF W. 30' -EXCEPT THE WEST 30' -OF LOT 1 N 89"47'26" E 119.96' 0 UTILITIES EASEMENT "0 0 0 C! C! 0 0> N ~ ID 89"47'26" E . N \ "0 N "0 --L. ___ ;-_, 0 0 30.00 I"": cO ,,--:: -:'-=:---. 24.97' --~---65.00'------- LOT 1 54.98' ;;:: 'in v N in 0 ~ 0 b ID 0 z N 89"47'19" E o· N. 6' OF LOT 2 LOT 2 65.00' 119.98' 20' 40' , 'N. 0 0" o o ID z 60' --------SCALE; 1n =20' Prepared by: SADL£R/BARNARD & ASSOC" INC. 717 W" STEWART PUYALLUP, WA 98371 PHONE: (253)848-517D 1:\Project Closeout\EASEMENTI003.DOC\ Page 5 FORM 03 OOOOlbh/CAl-06-200J (> 7 ,,-,,,- .,' '--,'J \ :-",,', ·····fi~f I WI~'7 iilr~ " •. I~'~~' ':.,,16J uJ .......•• ~ ~,,":lI '''!J. i a ir:;; L~~~Rl~mtiMENT KING COUNTY~ .. WASHINGTON CJrf.OF RENl6N filE # LUA"{)9~0.54-llA CI~r"Of REN.JrlN LI\ND:R.~C. # LND·30-0JS2 qymER'S D~A~"'TION :.,: .......... ,. '" ~NOW,o,.u.. ~tJ:'8Y TrwiE PafStNTS' 'ni~T WE THE U~R-SIGNED DWNER(Sl.GFTHE ~ ~.oesCllli~?DO Hf:RE8(#oAI<I: A ~OT 6~~~~H~;::~:IE~~~ ~6R;~;~1 ~iA~~~ ;:P~ri~~~::~o~ -iHl' SM'!:' N:lUiHAT 5A1P"-AoJUSTMEtv':")S MADE .WiTH l.!;ICfUf CONSENT ~flb IN ACCQliDAtKE w,!i'i THE DES.'~S OJ: iHE OW"'E~(Sj:l(~ :WITNE;;~fWHEREOf._"""'E HAVE ~ET o,~ HANDS AM.~.·'- :;' _~ '1,w L,'> { ,(,.i EMILY e.U(JHWAlTER, AUTHORIZED MEMBER-:;. RENDEV ONE, LtC :":" STMfOf W":;HINGTON ) , (:OUNTY O~ KING ) j CERTIFY TMAT I mow OR HAvt: SATI5I'ACTORY {VIDENC.! If'iAl EMIlY BUCHWAlTfR 15 THf PEIISOI'! WHO APPeARED BfFO~E ME. AND 5A~ I'U~O'" ACKNOWlfDC~D TI'''T s .. ~ 5.LGl.£D TltiS INSTlUM,NT. ON OATH STATEI) T ..... T SHE w ... s AUTHO~ll~D TO E~'CU1E TliIS INST~UM""'l. AND A5 A MEMBER Of Rf"NDEV ONE. nc. A WA~HIN~TON UMiTEO 11.uILirY COMrAl"'~. "CM'PWI~D"EI)1l10 ~E lH. HEf AND VOIUNT"'RY ALI OF SUCH ~ ... ui"Fo"~ 'n¢ I,)S'5 ANP rURPOSE5 MENTlONHl IN THE INSTlHlMENf Y " '.' ".:. GIVfN UNDER MY HAND.<.ND OffiCIAL. ii~l THIS 2i. OM Of \::.·· .. ·'i ~o,:.:.... :: ~~5--:,·- HOTAn PU8uC;'--~ MY COMMISSIQHfXfollli::' '.1'-.,' APPr.(i''':ALS· CITY Of RHnOtl DEPARTh'.tNT OF COUMUNIf"f A~O ECONOt,jIC D[VELOPIllENT Ex"'nine~o,,,u~~,. " . .Af~~k._. 10112... t> .• " V-, A~NISTRA-rOR -11. .--\------- .),., .", .... ~;. ,' .... ,.~ .. : .. ;. :>1.-" .. /. lOTS 2 AND.j~ BLOCK 1, c;.~~i"·S AQDi~iciii' H;:/ "~ENTON, ~CCORDING 1'0 THE PLA-l:tHEREOP.::· RECbRQf[) IN VOLU¥.{17 Of pv.is, PAG,,"'76,lt, KING COUI'-ITY , v.<ASHINGTOi~{:· '. lEGAt·DESCRIP.jl~N .> DECLA.RATION OF COVENANT ./ Jti~ .QWNfR OF LAND EMlliiiACEO WITHIN THIS LOT UNE ADJUSTMENT, IN RElURN fOR 1)1E BENEfITS TO ACCRUf fROM THIS Su~IVISION. 11'( SIGNING HERf-"JN COVENANTS "-'~~0'~::!~~~~~~~~'(O~fT~~~I~~~'~~~~~;~~E~~E KING COlJl\ TY DEPARTMENT OF ASSESSMENTS Examined and ~ apprDved Ihls """-., . . ~a)'ol A8 8~ ,,,_~~ _____ ~---2010- epuly ~n~~ -- Account.' ll'l~~<01--;;------~-"umber 1~ --- TO ~'( AND fl,h FUTURE);'UI<C!ol.!o,S.~RS OF THE lOTS, OR OF A,'-/t-SUBDlVl.&fONS 1Io1Ei'<EOF. THIS COI(ENANT SHAll RUN v.,Am THE LM-<D AS SHOWN ON THIS lOr.llt--lE "''-''''..1 ··'ADJUSTi\.\I:NT ... >· ....... ;\:: ... :,.)) ~~y SLT. I1C!NJTY AI"'? 4·~11041U I M.e s~~.t .. ~~ .. ~.~.~~d.~ "".' r"J{J..j;._ '1:11o)(f .t"'f:!i/f __ : .\ Lf..!..I'JU SU;:~'JEYDR'S (";'[R:IFIC;.Tf T~k$ let Un. Mjnlment ~c:.T'""tly repre><'nti ~ lurWl1 mo<le ~)" me or und...--my dirac I;"" In cD.,fDm1anc~ with th~ re'l"i£emenli af Lhe OPP'''I',;''te Slate and C<>unly Stotule Clod Ord,nullce in Novamuer, 2006. (frJZ. [~~ ·C~;'tir.~~·L~··NO:· 'i~i635 SADLER/ ~BARNARD 5 B & ASSOC INC l ... NO SlJRl£rwG PlANNING .t PI.. ... rT/NG ._~, ~1y~~;"'~T~B31\ 125~) e1B~~170 RECORDING NO. VOL/PAGE J-71109,~ SCALE; N/A $& 1/-4. SE L/4, 5. 11, T. ~~ N,a. S E W.M., IN THE aTY OF RENTON, KII-iG COUNTY, WA5HINGTOli CtlKD. BY OW DATE ,. :: '~6_011 SCALE ;·:'~'-1·(). c...CJ c_, c~ ;---~,. C·7.l ..,.. :'JOB NO ,;., .~' 0" ):ITY OF ~fN'toN . . LOT LIN.E ADJU~TMENT KING .. .tOUNTY,WASHINGTON ClTY'OF RENioN FILE # LUA-09-0S4-LLA ellY OF REN:rbN LANQ. REC. # lND-30-03S2 ,~~':i!4, Sf 1/4. ~i;';l. T'J~'N, k. ~ E_.'-:·-·_. ,_ ,---", _. , W_M.. IN Tt\~pry O~.I!~NION, KltiG-COUf<lTl', W""'t!I.NGTON .""~-, . I o M _----"'s,~ SOUTH 6TH STREET o M NB9·~7'JO'·E tI B9·~7'30· E("l)lc) l\5,B7(~'Mq 11/oql> FOON!>r"CI(IN <lAD IN c..SIlNG I .. ,m",.o"" ......' .... ,/~3l\;';i'~::'::""'i;/" I. SlJ~VtyJ>Elij'ORMEDBYfIWlTV.\'~.~flI:CTkQNIC "':", §~.p. OTYCfW~lo!<~A"fY .• > cAT ... COU-l:cnON us.NCi TOf'CON [;1S 2110 IOTA' ''"'. ", ~« COWbOl MOI'!.:.No. 11-40 ." ,/ SIAnON AND 1I~·~8G~ OAT ... COlw::nOH "'. ....;1: ... ;-t7!.O~8_9'«l· ,::-' -,.- ~_ CLOSU.fSEX(EEtlEDTHEmtWllUM.fOVIREMfNIS"";; :" • ~ ...... -t_ U99.1~"'T10 "_. ES' .... USHED n WAC In.\JO_oro ...... ::.,' .",~~~. -: ." .'/ ....... ,[" .. I 0" ,,~ ; ~ .. 1-'" ~ , , 8 -. z .... ." "'''' .• , I~ .. --1~16'1 ~Ii un 1, FROCK 1 GU:'.f\j'S ADDI;IOI~ j;;g~ ~ z:o:~ ~ . ~ . 0' .i.:'::';'.'""J'~1;:'if_<'9> ;:' "~;~;;;:~" .....• 00' ~ ~,o",.~~;;::",~.,,,, '\"'" :x: r "".. _.' . ., LilT 2 ';,' . " ,. -'~"C_ .. ~c .. , • ~ .• " " " -,. ". 'RISAI,!fS ,OtUNf..: i --'," 0," ".~. _ ~~" . P"'I -lE-'~_ 20> t" ,n""", V> I "' .... , """, ~ . '.' 0~.1P"', -"" "" <0.", ,. , "." ._"__ ~:.9: . ~~~~I<IO"UMEN;;~~~l~'"':': j :::> • '.~ .,' '! :;~~:';'~;'<" '''. ~ ~. l:"" .. ·· .. ·:·t ~':'" /. ,oaMO,"iSAVE 5 -. '" , ._-"-" " '0', " .,. """"--" -,. ,," -= "---"." r_ oo '"_"_ • : " . 0 _. ' '1 ' " .. 'I 5~-;8 ----. 00 Irlll99l1"(q ,.: N~9"71~ EI~ I" ." .... , .... " . . , .. --, ....... : ., .... NOTES: T:'"NOEASEM~N1S OF RECvRD. 2. PAkCEL NUMBER 2963900010 ::.-___ ...-" .. ,. 3. AN ADDRESS SIGN STATING "c06 MOR~IS AVf:StN. REA~ Of SJff" WILL eE:.lOCATED OFF Of MORRIS AT THE NORTH -sibl:' OnaT 1 BASIS Of E\E';.RING 30' [" 1 .:10' .. ~. >' ." I LOT 4, Bl_OCf.:: 1 CUI'lN'S ,"''oDIT'Ot,1 :~;'AR~.i"s'-'-' (GR"tIS5 AND Nl'n·:· OL,Il-" LOT l,.:isLOCK 1'" ~!I.iiO SQ. FT a.l1 AC~es l~~-"-'" :>699 SQ. fT, O.~~ , I." 1.6' ~ 16' I" • t--:::> i I Sl • w :::> , ffi § ~ , '" , '" w l~ { RECORD OF SURVEY, RECORDING NO. 20050606900003, R~CORDS Of THE KING COUNTY AUDITOR REFEr.~NCE (RI) RfCOKD OF SURVEY, REC. NO. 20050606900003 (11.21 RECORD OF SURVEY, REC t~O. 20050613900014 .~6T 3, BLOCK:i ." ~SOOSQ.n. 0_\\ ~OiES ,: lOU:~ '-390\ 5Q .. tT, O,09.o.~ES :'.: ..... / '" """,,:;C ~,,-~S~p_. \,rr~nH STREET J (R3) CITY OF RENTON SHORT PLAT, REC.I~O. 200609\ 4900016 (P) GUNN'S ADDITION TO RENTON, VOl. 17, f'AGf 76 1~~1~1'!00004 :r,{i~i?;F~~M 11. cu KIN' "0"''', "" L,",h~ SUR'vEYUR'S Clk'I'IF(CAT[ Thl~ Lol un. Aoj..,(ment ~or'edly represenls 0 eu".~ mad. Ly me or u~dC( mI' dir.elion In <=c~fOfmcnce with tnc (~qu".m~nt. of Ih8 opproprlol. SIQ\e and County SloJtule cnd OrdJnonce in No~a"'b<:(, 2008. .;~: :''-.:,. ",':' B"CHWAlTERI~tEWARt (OT l:INE AD;ttlSTME~t ". L.W[) SUR:£rING 1\\:., 4--l/; . iNC fOUf~" .~"':;$ CAE' :W,TH fur~~H MA~~_Ifl_· ,",,:SH'-lG .l.).J.!06{~1 E.MliV)iUCHWALTER .;" ,);. JOB NO .' 1q1!6 2~~ 02 I-\yr, s!"P.~·. ~!_.!l:~."?'~~,! .. @b SADLER/ 5 B BARNARD & ASSOC &~ r &----~ I f'l:ANNINil '" PI.~TrING I \,\;-,...JD:.iif. .. "" I OWN. B't".:' D.o.)]':' .m • 'o;;iii":,;'"o:";"" ---/ ;~;:,~'~::''"'" ~,,," '-"'" ._",,,,~~~:,,,;:'"-____ l._--___ ~(~"';'~I ~6i~_~170 ¥/:t7~" CHI<D BY SCAtE, .;' ________ ~.eWO~~ao.J~ __ ~OC~, __ Jl~~'~·-~"~·. ___ .J~ c/'2 ~ 2 SHEP: ./' .. AREA 6/30/ 12:57 ORIGINAL PARCEL PNTNO BEARING DISTANCE NORTHING EASTING STATION DESC PP 10400.84 5062.30 0.00 N 89°47'26" E 119.96 PP 10401. 28 5182.26 119.96 S 00°15'45" E 80.02 PP 10321.26 5182.63 199.98 S 89°47'19" W 119.98 PP 10320.82 5062.65 319.96 ',I .. : !.. oj ", L.' , N 00°15'03" W 80.02 PP 10400.84 5062.30 399.98 Closure Error Distance> 0.0055 Error Bearing> N 42°11'36" E Closure Precision> 1 in 72777.34 Total Distance Inversed> 399.98 Area: 9600.4 S. F. , 0.22 Acres Page 1 of 1 . AREA 6/30/20 :59 LOT 1 PNTNO BEARING DISTANCE NORTHING EASTING STATION DESC PP 10401. 71 5227.85 0.00 N 89°47'26" E 30.00 PP 10401. 82 5257.85 30.00 S 00°15'03" E 80.02 PP 10321. 80 5258.20 110.02 S 89°47'19" W 30.00 PP 10321.69 5228.20 140.02 N 00°15'03" W 80.02 PP 10401.71 5227.85 220.04 Closure Error Distance> 0.0010 Error Bearing> N 00°12'38" W Closure Precision> 1 in 216126.23 Total Distance Inversed> 220.04 Area: 2400.6 S.F., 0.06 Acres Page 1 of 1 AREA 6/30/2 3:02 LOT 2 PNTNO BEARING DISTANCE NORTHING EASTING STATION DESC PP 10401.55 5293.62 0.00 S 89°47'26" E 21. 69 PP 10401.47 5315.31 21. 69 S 00°15'03" E 80.02 PP 10321.45 5315.66 101. 71 N 89°47'19" W 21. 69 PP 1032l.53 5293.97 123.40 N 00°15'03" W 80.02 PP 10401.55 5293.62 203.42 Closure Error Distance> 0.0007 Error Bearing> S 00°12'38" W Closure Precision> 1 in 276351.10 Total Distance Inversed> 203.42 Area: 1735.6 S.F., 0.04 Acres Page 1 of 1 . AREA 6/30/2 3:02 LOT 3 PNTNO BEARING DISTANCE NORTHING EASTING STATION DESC PP 10401. 55 5293.62 0.00 S 89°47'26" E 21. 69 PP 10401. 47 5315.31 21. 69 S 00°15'03" E 80.02 PP 10321.45 5315.66 101.71 N 89°47'19" W 21. 69 PP 10321. 53 5293.97 123.40 N 00°15'03" W 80.02 PP 10401. 55 5293.62 203.42 Closure Error Distance> 0.0007 Error Bearing> S 00°12'38" W Closure Precision> 1 in 276351.10 Total Distance Inversed> 203.42 Area: 1735.6 S.F., 0.04 Acres Page 1 of 1 • AREA 6/30/2 3:02 LOT 4 PNTNO BEARING DISTANCE NORTHING EASTING STATION DESC PP 10401.55 5293.62 0.00 S 89°47'26" E 21. 69 PP 10401. 47 5315.31 21.69 S 00°15'03" E 80.02 PP 10321. 45 5315.66 101.71 N 89°47'19" W 21.69 PP 10321. 53 5293.97 123.40 N 00°15'03" W 80.02 PP 10401. 55 5293.62 203.42 Closure Error Distance> 0.0007 Error Bearing> S 00°12'38" W Closure Precision> 1 in 276351.10 Total Distance Inversed> 203.42 Area: 1735.6 S.F., 0.04 Acres Page 1 of 1 • AREA 6/30/ 13:06 LOT 5 PNTNO BEARING DISTANCE NORTHING EASTING STATION DESC PP 10401.55 5344.80 0.00 S 89°47'26" E 24.89 PP 10401. 46 5369.69 24.89 S 00°15'45" E 80.02 PP 10321. 44 5370.05 104.91 N 89°47'19" W 24.91 PP 10321. 53 5345.14 129.82 N 00°15'03" W 80.02 PP 10401.55 5344.79 209.84 Closure Error Distance> 0.0038 Error Bearing> S 75°00'41" E Closure Precision> 1 in 54737.88 Total Distance Inversed> 209.84 Area: 1992.6 S.F., 0.05 Acres Page 1 of 1 ( Denis Law Mayor 9, .f' -.::.-.....--~.-1 ,. City of l . ~.llWl.l Community & Economic Development Department C.E,"Chip"Vincent, Administrator December 8, 2015 TO WHOM iT MAY CONCERN: Subject: New Plats and Short Plats in the City of Renton Please see attached new plats, short plats and multi-building developments that have recently been addressed, Some ofthese have been recorded and I am supplying a list on new parcel numbers with the new addresses. Ifthe plat is not recorded (NRI, I am only giving you the plat map with the new potential addresses written on it. Please add these addresses to your City directories and maps. Bob Singh Plat Canyon Terrace Plat (NRI Copperwod (NRI Dhillon Short Plat (NRI Enclave at Bridle Ridge Plat (NRI Greenleaf/Panther Lake Plat Highlands Park Short Plat (NRI Jason's Short Plat Jassen Short Plat Jefferson Glade Short Plat (N RI Kelsey's Crossing Plat Kennydale Vue Point Short Plat (NRI Lord Short Plat/3307 (NRI Maertin's Ranch/Concord Place Plat (NRI Morris Ave Short Plat (NRI Nantucket Avenue Short Plat (NRI Sidhu Short Plat (NRI Skagen Short Plat (NRI Talbot & SS'h Plat (NRI Vuecrest II Short Plat (NRI Whitman Court Townhomes PH " Plat (NRI Jan Conklin Energy Plans Examiner Development Services Division Telephone: 425-430-7276 #1:platadd Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov CITY OF RENTON SHORT PLAT KING COUNTY, WASHINGTON MIl", 111/'1. s. 1 .. T. n If, ~.I L, W,M. em D~ ",",TIJN, x..o (gUN"" W ... N1I1'''TOM 604/608 MORRIS AVE SHORT PLAT PARCEL NU~ERS: 2963900010 &. 2963900011 LUA-__ -__ -SHPL LND-__ -___ _ 0/ lIIM_n •• T _I1'cJMit_1U7 a """.0.26.\111 /;:,::: LW \'oVa , ... t ~~ '::::> 7;--v~ I\.UCI'W"1lII IlI,.CW""",_, .... ·n~J ltu·"'rH, .. w.n·/~_1l >------ r t414-1?-eJO/? I j ~ W~f[l'KQ nUT(IolKQ CITY(lrtl)lt~_ o::Itft''''_II<>.'I~ -:-J ~ .. ua J;: ::"'::0:_ SOUTH 6TH STREET 17'P'K~·w,rrve. ~-~I." 'IlolNITACO;toI ~.~ """"" .. t~ •. __ _ Eo '.21''''''''119 S. 3RD~ST",.~_ ~~ [X!:' /'II!,,.<:JU.,,..loI.ll / ~,~~:ii I lo;r . Hlr-cno'i ~ -r COlD !CoIl " ,. .... '" sc,u-';,-.. n LEGEND .. k>Uf41i1 ""~ 10..1 MDT8 • .. .. Ii> " 0 0 • • B IrrMlA'Ae.uUill_ ... ""-",_JIMIft.ICQ noRMMANttOlf rlJWU.l'Ol.f r~IOX "'''","",IINT OASV ... l .... • b_ W"'TlRMIIU.OlVM~ ~.-I.oactn CHAIHIJNlCfltolCi ~, ,~~ S1'I:1111\1\''''11OloI n __ SNUlJoIi Iq CALCVIATt:O ViJ.U~ 1M) MeASURED VAllJe BASIS OF aEAJllNG CiTY Of aENTON ~OT UNE ADJUSlMeolT NO. lllA.19·05-4.1I.J." lEe. NO. 201005D39OOOQ,01. REfElfNC! lilflt~~OFSViVEY, 1tfC, NO. 20050606900003 112! ~fCoan OF SURVEY. kEc..NO. :IO0.50l$IJ90001..c (13) OTY Of IItnON SHOlIT PlAT, Ioc. NO. 200609141;100016 .£/iIi'~'o;Nl1""", l; Q\,fY~ IIY fIlI.b rftAWI'V N«J ~ fMf,o, COOirlICW IJSlN(l fl1HIJt A roI'C(l\/ Ilf'T-.JOP:IW IOTAL n,o,mw (w A t[JQO. tr:RI' ,~ J" fItIIIOlIO TlJTN. !i'r,o,1lCW AND 1ilGot OATA CQUC::lItW. 2. aCJ5U'IU EXa:mrn Die -..,., ~15 ol.S £STAII.J9IaI BY ""'" .lJz-~oeo. RECOROCR'$ C'tRlIRCA1E ... .. '" rKWd II!IL--Joy ~ to __ .... _01. __ ,~""1/u1 _"'-'" "~. ~.~:...~ •. ~~~~'.P .. H ...... .. ~~~I I;t.c: z z: ~ /II IQ'",,u.1I' -"""-. POUICIOI.SICIo'Wl1t1~ /tI.Q~'" ~""'I'~JDI!O'I cmClf~!JJOVfT cctomIOl_ flO. ,1ft M.'7~'7"" I.,,~",'".~ a :III' • JIl' ~ .J;~~~ -rt~,;15 r.QW\N!.~'''' \ '.' ... ~. I ~-t- I 5 o ~ " ~ 1 . " ~ ... 1 iii t~ ~I". "4 d . . .. al j . ~ I --~~ II _ "I~ .,._,... r-:.. ~I: 1-)1' .tI:r':r."':.:~", t ~':;.= I' ~ ~:~i'-~ J ~=~--~ ~~."-11 LOr I .",,,,, .,....,""'. lOT f BU,,,, , """" .... LAND SURVEYOR'S CERllFICA TE Th'" SltIlO1 ""'I ",,"odIy """_'-~ _~ ..-by ==~ ':l ~"'~':.. "'c'!!; StaWh .... d Or*>ollce In 1'10_, 21X!&. SADLER/ I~BARNARD S B !, !~C. INC I I"lNHNC .. ptAfJtM; .... H~i~iii5;-~~" 71711" $II:1r#!1' ""~,WA'UJl {l!Illa41H"'" .- .....$tlItICIUBTQ 101 ~ 1 • :/1 .. , 1 'DII~ ( 0011 1 I 1 ". I I % HI! ! .. ~. I~~ ... ~~! :! ~ I ~ ~ SOUTH nH STRUT 1 SHoRT PLAT FORI .... " -~." -"tt Il_'_:111!1~ SCAIL,-_ N' --~ -~-I-I CAm'Gll1}06fMl EMIlY IUCHW'ALTEI. :!l:J:3 102ND nSf; IELlEVUt", Wit. 9800.( -~. -.=-.... .. ,,, , .. , /' , / .. '.J...........Q....~ !... .L ~~ ~o .~. 00". ~~"". \1 JGM l.j ...... -"'-) l...MIDi!ICAI"II ~1T1!CTe . .! I IM"}~P"~'fI'I)P' I I I ,. """,,"'"'''''''''''' j; I " " " ... ,,'" "".""" 2G·O"WIJE ® ~ II """'"''''''."''''''''''''''''' PRIVATE LANE C".ot-~ ~ ":~:;;';;::,;',.'~ I" Q '" I II ' • .,,,'",, , , . i ~ .6 [)J1j] 41 i , g" .... > / I1fJ ·.·······1' ~ Vl ~ O· ~ • "'__ D. S;=: .• -"':'00 ....... 1~ > , . . . ' -~._ V'I . < .. ' D~V'W" ORCH 0 ®l ~~ ~ © RE:\lDEV 1/ BLAKEY TO\'('NHOMES __ .olVl!8 -"'~ -... ~ i, c~ VI , o E 1tIII/ • II -1 8~'~ rA"H!"'O>l >JQ~H' ~t'J'':,' D o a y PORCH (0."IJ'::~/ ",)1J Q<' i»~ D D ~ ~/:>? UNIT I UNIT 4 UNIT 5 ~ ;(,0,'",.:1 I-·~:,~}.'·' \ <:> /1.-:";".,'. i \: \ \ .,' ) \ . " / PLANT 5CHEDULE ~'(M~OI. ~TA~ICAl/COMr,o;J~ ""M~ 91zr f~~5 ---." ( • 1 IN~'C"T~~ D:'~TIW; I~" fO 9~vt AljO f'R0r~cr 8' Uf05OC~ID[""L~1 I 'J4'(.AI W'E~T~~N "l!DOOO ! -$ In • 'OCU<.lU1U'!> PA,KULAT", " CA, ,;rnDfN~AI~'O'.ft 'r·e.-'" f7\ JUmp~"lJ5 CH'''P"~I~ 5PMTAN'1 \LJ Sl'1·.eJA' !UN.''('( 5t1RUt\5. rI"\ ~PBUTU5 ~~wo 'C(l!..'fAG1~' / CD C",""PA.(;'" 5T"A'MltRRY TRfE O CtANon'u,; V'crOR.N I C"llfDl'''A "LAC ,,'_24"Hf 21'_24' Hf 2 '_2.' Ml Q VIDURNUM T"'~~ "jPRI"'; OOUO\JET'I I ~"_I~" MT 1:/ v.u"-U~,,~u~ m ~~pJ:ococr.A PJl~lroLl"'! SAf:COCCY,CA o 21·_24" -iT ~A~,;s M~. "JL:. H[AD. WCLl fl~"C,,~I), V~P>"CAL rRDI'>'Il1 6I-~, U_L H[~D. 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AO.O wAf''']-001':1-11 /4 p'r' ( ') d I ?O(y , ~ ((~~ r e,{,SO "-' (Jepf-bf (O~V1(/Viiy ; ~f2;L-ro0' M- [;; CcJ~OM ;CUQUe!UpM U'-'J- ~e ~. 1J,Jer \OLuvkoLMl€') '? ruj e vr ft L Uq n -co (1-(/ S fJ PL -/1- REC1:JVED C~TY OF RPlifON LANNiNG Dlv/S;'ON ~ri5 s,rE';V)OA/ I .-k-' c:c ~ LvI; L tU 9 +0 ef-rJV C'SS .~ i d ; <;5 l' PY'oV<t { cJ -P----/-4 <:. c\~ve ~r~er-'f prQ F5 e d q I-c,aL\. ; Got So, t00v't' ('5 Au e., Jr S. <Iv,+--\~ko"e Si1vq+ed 'v fl.c. /-t,))I, ot +le b lxJ of s; <1 ~ Ie fa"" ''( kav,e S t.v,-II cle.lc.r f! .·0 "1 k-\e-cJarct~+-ev avd .p{C{vo~ o~ t~e A-f2 ('C; 4hOylOo)( ~+-wtl( l'A.)c~'eC(se jJO ,s e; +vct.p{~,c QIU Q0. r <lYle. 1--'Cot fee. +-/ <iN) Lv;[ ( c\eu e'() e s1,/(' e f--perh: ':-r",""-+lee. 9<fl5h U i5;hv) f-k 1<;" ~ 'Zd Mev AI e ,y; ~J)(J/ S I ." Ike. prope,,ty 0 ~l q lSI> losc. seuevC( I iQt!"ij e 1-re e 5 tl..-d-ptDUidc i""-(X't': -h.-<--+-b ,rei C(.&d t.J r b,." '-' Lv il d l , l' e b C{ ~; fq r, . Jtlso +~c 1.-~d( OOOiK E;q( c) f-~('AJ~~+et/ . ( C () VT e A--+-L( be ;' tV 5 i'Jf'O C ('" S <) -pJ L),( + kL 10._ k-A--- Ul,vJ cLQvqPev-{!vtc) 1-~ Cedq.,r-gr'ue/' Lu l ~ l b~ d;uer t ()J to S+c)rV\ wcz lev t U,vdPt: *' ~'t\ G (v of r4.,'vPG(I( y: QC;o6 sq f-.f-. E'A-cLt sq t'+ of !C(<-u,v qcJ;wl)s J..-39'1/of--0-.-frlC'v- at tV tV<.4 t '( , .~ Un)€-you tv ctc~UiSQ ccqa/ vsf +~;$' (kDjc:J tX+-t~;) s~+e, r~ IJeleu~ +~e.rc beHev (oc~-{rbY \O( q p,ujecl-o~ +4('> ~lAq0A--il"j( cd-+~L ou+e..- ect9-e5 o~ 00r" )Vczr'()rbr/..ac;r '\tq IV L ,,~u ~~~oug Icc) Cre5cJ /L/ tI-o~ e 0 l<.j.AJ e.r r; ~ cr 1rV\c) rr i <; A ue.. s;:, < ~ eA/tcJfJ I 0/f-qJos: r dDU 0, Cr/CSolJ 6J i qkoo ,Co""\. ewe ~ <1 Gf q -qcrz£ May t, 2014 Michael Riley 528 Williams Ave S Renton, WA 98057 Kris Sorensen Dept of Community and Economic Development 1055 S Grady Way Renton, WA 98057 Re: Project Blakey Townhomes / L UA13-001711, SHPL-A Dear Mr. Sorensen, I am writing to comment on the above project. It is not clear that the underlying project, which I understand has been submitted for permits, has any legal bearing on the issue of the land use application. It does however affect the neighborhood. I, and a couple of the adjacent property owners are very concerned about the impact of the proposed building in a primarily single family housing area. The project as proposed is certainly withing the current zoning for the property. However; as we have discussed, there is a neighborhood group request to consider a rezoning of the South Renton Neighborhood that would make this project non-compliant. It is our understanding that the long- term planning group is moving forward with this request for consideration by the council. In light of this action I would like to request that the proposed land use request and the building permit application be suspended until such time as the rezoning proposal is dealt with. Thank you for your attention. Michael Riley , Jity of Renton ~l8 1 e .. u ,. n ~"'-)'-\.(6 vt . tLTa.L ~~/-- tol L-);'71 () ~ V' (<::, i1 ~J C ~ P. e Y\ ~ D ~'\ \.zJ",~.;; Bo!;7 25:> :3 3 S-:f3(;'S- City of ton Department of Community & Economic _t.elopment GREEN FOLDER NOTIFICATION OF REVIEW REVIEWING DEPARTMENT: • I Vl1tA r;PCY-b~ U1A.. COMMENTS DUE:<APfUb:Z4, 2014 5/1-/;'1 \ APPLICATION NO: LUA13·001711 DATE CIRCULATED: In'RT1 APPLICANT: Emily Buchwalter, Medici PROJECT MANAGER: Kris Sorensen I I PROJECT TITLE: Blakey Townhomes PROJECT REVIEWER: Jan lilian SITE AREA: EXISTING BLDG AREA (gross): LOCATION: 604 and 608 PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The project proponent has submitted a land use master application for subdivision of 9,600 sf of land into 5 lots that would be developed into 5 attached townhouses. The site consists of two tax parcels. There are currently 2 houses on the site that would be removed. There are no known critical areas on the site or in the vicinity. The project is exempt from environmental review. Administrative short plat and site plan review are required. A. ENVIRONMENTAL IAI/PACT Element of the Environmen"r Element of the Environment Earth Housing Air Aesthetics Water Uaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoriC/Cultural Preservation Natural Resources Airport Environment 10,000 Feet 14,000 Feet Where to enter your comments: Manage My Reviews Which type of comments are entered: Recommendation: Comments that impact the project including any of the Environementallmpacts above. Correction: Corrections to the project that need to made before the review can be campleted and/or requesting submittal of additional documentation and/or resubmittal of existing documentation. What Stotus should be used: Reviewed -/ have reviewed the project and have no comments. Reviewed with comments -I have reviewed the project 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. CITYOFRENTO DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: May 9, 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: Blakey Townhomes Short Plat LUA (file) Number: LUA-13-001711, SHPL-A, SA-A Cross-References: AKA's: Project Manager: Kris Sorensen Acceptance Date: April 16, 2014 Applicant: Emily Buckwalter, Medici Architects Owner: Contact: PID Number: 2963900010, 2963900011 ERC Determination: Date: Appeal Period Ends: Administrative Decision: Approved with Conditions Date: June 3, 2014 Appeal Period Ends: June 17, 2014 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Appeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The project proponent has submitted a land use master application for subdivision of 9,600 sf of land into 5 lots that would be developed into 5 attached townhouses. The site consists of two tax parcels. There are currently 2 houses on the site that would be removed. There are no known critical areas on the site or in the vicinity. The project is exempt from environmental review. Administrative short plat and site plan review are required. A street modification has been requested. Location: 604 & 608 Morris Ave S Comments: .. ERC Determination Types: ONS -Determination of Non-Significance; ONS-M -Determination of Non-Significance-Mitigated; OS -Determination of Significance. , ADVISORY NOTES TO APPLICANT LUA13-001711 ------t'"Renton ® Application Date: December 19, 2013 Name: Blakey Townhomes Location: 604 / 608 Morris Ave S Estimated CFS Annually: 4 CONSTRUCTION PHASE Site Address: 608 Morris Ave S Renton, WA 98057-2515 Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy duty dead bolts with a minimum 1 1/2" throw when bolted. Glass windows in construction trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy duty dead bolt locks with a minimum 1 )1," throw and installed with 3" wood screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. Sliding windows and glass patio doors should have secondary locks installed to restrict movement. Simply placing a sturdy, fitted dowel into the tracks may be adequate. Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the stairs, or provide a place for a criminal to hide while waiting for someone to target. Balcony construction should also be of lattice or railing -no solid walls, for the same reason. Security lighting should be installed along sidewalks, in stairways, foyers, alleys, and pathways. Each residential unit should have individual unit numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. Unit numbers should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. Latch guards should be installed on any and all doors leading from the outside in. And any lever handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. If you have a dead bolt as a secondary lock, levers are fine. Where egress might be an issue, bar releases can be installed to meet Fire Code requirements. This would include any storage or maintenance rooms, etc. Any separate resident storage units should have latch guards and deadbolts installed. Dumpster locations should be secured within their own housing and well lit. If possible, creating a dumpster location that can be secured for resident's use, but accessible for waste management, is recommended. Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make feel I I 1. Fire impact fees are applicable at the rate of $418.42 per multi family unit. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire fiow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the building. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, including 5 inch storz fittings, which they do. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are adequate as they exist. Ran: May 09, 2016 Page 1 013 ADVISORY NOTES TO APPLICANT LUA13-001711 4. An electronic site i -.. fire WATER Water service is provided by the City of Renton. There is a 12 inch ductile iron water main in Morris Ave South and a 6 inch water main N. 6th Street. Available fire fiow at the 12 inch main in Morris Ave S. exceeds 4,000 gpm. The proposed project is located in the 196 water pressure zone and inside Aquifer Protection Zone 2. Static pressure in the area is approximately 70 psi. There is an existing domestic water meter serving the existing residence. SEWER Sewer service is provided by the City of Renton. There is an 8 inch sewer main in Morris Ave South. There is a side sewer serving the residence. STORM There is a storm conveyance system in Morris Ave S. STREETS There are existing street improvements in Morris Ave S. Existing right of way width in Morris Ave South fronting the site is 60 feet. Morris Ave is classified as a residential access street. CODE REQUIREMENTS WATER 1. Extension of an 8 inch water main will be required onsite. It is shown on the plans. 2. System development fee for water is based on the size of the new domestic water to serve the town home on each new lot. Water fee for a % inch or 1 inch meter install is $2,809.00 Credit will be given to the existing home. SEWER 1. Extension of an 8 inch sewer main will be required onsite. It is shown on the plans. 2. System development fee for sewer is based on the size of the new domestic water to serve the townhome on each new lot. Sewer fee for a % inch or 1 inch meter install is $2,033.00. Credit will be given to the existing home if it is connected to sewer. STORM 1. There is a drainage conveyance system in Morris Ave South. 2. Surface water system development fee is $1,228.00 per new lot. Credit will be given to existing home(s). Fees are payable prior to issuance of the construction penmit. 3. A drainage plan and drainage report dated December 5, 2003 was provided by Litchfield Engineering. The report complies with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. The site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The site is currently developed. The new townhome project will add 7,851 square feet of new plus replaced impervious surface area and is subject to full drainage review. However the project is exempt from fiow control since it will not generate an increase in runoff of more than 0.1 cfs in the developed condition. Water quality is not triggered by this project. Onsite stonm will be collected in a storm pipe and connected to the city's storm system in Morris Ave South. TRANSPORTATION 1. To meellhe City's complete street standards, street improvements including a pavement width of 26 feet, curb, gutter, an 8 foot planter strip,S foot sidewalk, and stonm drainage improvements are required to be constructed in the right of way fronting the site per City code 4 6 060. To build this street section, no dedication of right of way will be required. Street section for Morris Ave South will be a 53 foot right of way. 2. Existing right of way width in the alley is 15 feet. 3. Payment of transportation impact fees is applicable at the time of issuance of the building permit. The current rate is $789.44 for condominiums. The transportation impact fee that is current at the time of building permit issuance will be applicable. Credit will be given to existing residence. 4. Street lighting is required along Morris to meet City standards. 5. The has submitted a Ran: May 09, 2016 Page 2 of 3 ADVISORY NOTES TO APPLICANT LUA13-001711 --.~"Renton 8 Note that the reference Lot Line adjustment is the Basis of Bearing but also contains the required two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Provide short plat and lot closure calculations. bmaconielndicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The city will provide addresses for the proposed lots as soon as possible. Note said addresses on the final short plat drawing. Do note encroachments, if any. Note all easements, covenants and agreements of record on the drawing. The City of Renton Administrator, Public Works Department, is the only city official who signs the final short plat. Provide an appropriate approval block and signature line. Pertinent King County approval blocks also need to be noted on the drawing. All vested owner(s) of the subject final short plat need to sign the final short plat drawing. Include notary blocks as needed. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the final short plat. The final short plat drawing and the associated document(s) are to be given to the Project Manager as a package. The recording number(s) for the associated document(s) are to be referenced on the final short plat drawing. Provide spaces for the recording numbers thereof. The new easements for ingress, egress, utilities, etc. shown for the benefit of future owners of the proposed lots each need a note defining the rights associated with the easement at Issue. Since these new "proposed" easements shown aren't "granted and conveyed" until the benefited andlor burdened lots are conveyed to others add the following language on the face of the short plat drawing: DECLARATION OF COVENANT: The owners of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new private easements shown on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this short plat. The preceding statement obligates the seller of the lots created to "expressly grant and convey" the lots "together with andlor subject to" any new private easements delineated on the short plat in the conveying document The private ingress, egress and utility easements require a "New Private Easement for Ingress, Egress and Utilities Maintenance Agreement" statement. Note the attachment on the drawing. Include a note to the effect that the easements pursuant to the underlying lot line adjustment are to be extinguished upon the recording of the short plat. Note the easements at issue never were created since there was not express grant to another. The Site information shown on sheet 1 of 2 together with the Gross and Net Area data can be removed as it is only required for preliminary approval. There be additional Storm Water BMPs Please check with the Ran: May 09,2016 Page 3 of 3 ." DEPARTMENT OF COMI\,"",NITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE PLAN, SHORT PLAT, AND STREET MODIFICATION REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: Project Name: Project Number: Project Manager: Owner: Applicant I Contact: Project Location: Project Summary: Exist. Bldg. Area SF: Site Area: June 3, 2014 Blakey Townhomes LUA13-001711; SA-A, SHPL-A, MOD Kris Sorensen, Associate Planner RENDEVl LLC; 2233 102 0d PI SE; Bellevue WA 98004 Emily Buchwalter; Medici Architects; 1167 1" St, #302; Bellevue WA 98005 Two parcels; PID 2963900010 and PID 2963900011 The applicant is requesting Site Plan and Short Plat Review and a Street Modification for two residential lots totaling 9,598 sf (0.22 acre), proposed for subdivision into 5 attached town home lots in the Residential-Multi Family Traditional (RMT) zone. Net density after subtracting a private access easement of 2,130 sf, is 29 dulac. Lot sizes for the residential parcels would range from 1,735 sf to 2,401 sf. Access would be taken from a private shared driveway along the northerly property lines and connects to the public alley, with no driveway connection to Morris Ave S. Studies submitted include geotechnical engineering and drainage reports. 2,097 sf Proposed New Bldg. Area (footprint): 4,794.94 sf Proposed New Bldg. Area (gross): 10,207.61 sf 9,598 sf (0.22 acre) Total Building Area GSF: 1,570 sf Project Location Map City of Renton Department of Con BLAKEY TOWNHOMES SHORT PL 'ity & Economic Development Ad ',trative Short Plat Report & Decision WAH-OOl71I; SA-A, SHPL-A, MOD Report of June 3, 2014 B. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Administrative Short Plat Report and Decision Neighborhood Detail/Zoning Map Site and Short Plat Plan Landscape Plan Water and Sewer Plan Structure Elevations Page 2 of 28 Exhibit 7: Geotechnical Engineering Study, prepared by Geotech Consultants, Inc., dated January 15, 2007. Exhibit 8: Exhibit 9: Storm Drainage Report, prepared by Litchfield Engineering, dated December 15, 2013. Street Modification Determination, January 17, 2014 email from Neil Watts, Development Services Director Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Advisory Notes / Review Comments School District Attendance Tree Retention Worksheet First floor plan layout Public Comments - 3 letters C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: RENDEV1 LLC; 2233 102"d PI SE; Bellevue WA 98004 Residential Multi Family Traditional (RMT) Urban Center Downtown (UC-D) Residential 5. Neighborhood Characteristics: Residential a. North: Multi family residential use in RMT zane b. East: c. South: d. West: 6. Access: 7. Site Area: Multi family use and Single family residential use in RMT zane Single family residential use in RMT zone Multi family use and Single family residential use in RMT zane Public alley between Smithers Ave S and Morris Ave S between 56th 5t and 57th SI 9,598 sf (0.22 acre) D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation, Incorporation Short Plat Land Use File No. N/A N/A N/A LUA07-028 Report and Admin Decision LUA13-001711; SA-A, SHPL-A, MOD Ordinance No. 5099 5100 o N/A 11/01/2004 11/1/2004 09/06/1901 5/31/2007 • City of Renton Department of Caml .. _nity & Economic Development BlAKEY TOWNHOMES SHORT PIA T Ad .... ,Istrative Short Plat Report & Decision WA13-00171l; SA-A, SHPL-A, MOD -- Report of June 3, 2014 Page 3 of 28 E. PUBLIC SERVICES: 1. Utilities a. Water: Water service would be provided by City of Renton. b. Sewer: Sewer service would be provided by City of Renton. c. Surface/Storm Water: A storm conveyance system is in Morris Ave S. 2. Streets: Morris Ave S has existing curbs, gutters, sidewalk, and planter strip. Morris Ave S is classified as a residential access street. A public alley also provides access to the subject site. 3. Fire Protection: City of Renton Fire Department provides service. 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 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-100: Urban Design District Overlays 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-070: Landscaping c. Section 4-4-080: Parking, Loading and Driveway Regulations d. Section 4-4-090: Refuse and Recyclables Standards e. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-030: Drainage (Surface Water) Standards b. Section 4-6-060: Street Standards S. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivisions b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards c. Section 4-7-150: Streets-General Requirements and Minimum Standards d. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review b. Section 4-9-2S0: Variances, Waivers, Modifications, and Alternates S. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Urban Center Downtown (UC-D) land use designation 2. Community Design Element Report and Admin Decision WA13-001711; SA-A, SHPL-A, MOD City of Renton Deportment of Com~nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Report of June 3, 2014 H. DEPARTMENT ANALYSIS: 1. Project Description/Background Ad Istrative Short Plot Report & Decision LUA13~OOl711; SA~A, SHPL~A, MOD Page 4 of 28 The applicant, Emily Buchwalter, has requested preliminary site plan and short plat approval for as-lot short plat where 5, 3~bedroom town homes would be constructed, one on each lot. Additionaly, the applicant has requested a street modification for Morris Ave 5 street frontage to keep the existing curb, gutter, 3-foot planting strip, and 6-foot sidewalk rather than install additional street paving width, 8- foot planting strip, and 5~foot sidewalk that is required by current code. The applicant is proposing to subdivide the 9,598 sf (0.22 acre) lot in the City Center and South Renton community, zoned Residential-Multi Family Traditional (RMT) which allows up to 35 dwelling units per acre (du/ac) (Exhibit 2). The area is designated Urban Center Downtown (UC·D) in the City of Renton Comprehensive Land Use Plan. The subject site is comprised of 2 parcels with two single family homes and located on the east side of Morris Ave 5, west of the alley that splits the block. The proposal for 5 lots would arrive at a net density of 29 dulac. The proposed lot sizes range in size from 1,735 sfto 2,401 sf for each new parcel (Exhibit 3). A private access easement of 2,130 sf would be created for access and utilities (Exhibit 3). Site topography is generally flat. Access to the new lots would be from the public alley between Morris Ave 5 and Shattuck Ave 5 and 5 6th St and 57th St (Exhibit 3). Right-of-way dedication would not be required along the public street Morris Ave S. Street improvements to meet current code widths for sidewalk and planter strip would be required (Exhibit 9). 2. Environmental Review Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA Environmental Review pursuant to WAC 197·11-800(6)(a). This proposal for 5 units is also exempt. 3. Staff Review Comments Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the "Advisory Notes to the Applicant" (Exhibit 10). 4. Comment from the Public Public comments were received and no comments were received from agencies. Comments consisted of concern over off-site parking, stormwater collection and runoff, multi~family structures as there is a discussion of rezoning some of the neighborhood to a lower residential denSity, and location of existing property lines (Exhibit 14). S. Consistency with Site Plan and Short Plat Criteria SITE PLAN & SHORT PLAT REVIEW CRITERIA: Approval of a site plan and short plat is based upon several factors. The following criteria have been established to assist decision~makers in the review ofthe site plan and plat. (,;' Compliant; Note 1: Partially compliant; Note 2: Not compliant; Note 3: Compliance not yet demonstrated) Report and Admin Decision LUA13~001711; SA-A, SHPL·A, MOD City of Renton Department of Com . nity & Economic Development BLAKEY TOWNHOMES SHORT PLA T Ad ..... Istrative Short Plat Report & Decision WA13-001711; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 5 of 28 l. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site has the Comprehensive Land Use designation of Urban Center -Downtown (UC-D). Land designated UC-D is intended to expected to redevelop as a destination shopping area proViding neighborhood, citywide, and sub-regional services and mixed-use residential development. UC-D residential development is expected to support urban scale multi-family projects at high densities, consistent with Urban Center policies. Site planning and infrastructure will promote a pedestrian scale environments and amenities. The proposal is consistent with the following Comprehensive Plan land Use and Community Design Element policies, if all conditions of approval are met, unless noted otherwise: Policy LU-197. Residential Multi-Family projects should be zoned in areas where low rise multi- family development already exists and further infill is appropriate, or where such development can provide as transition between higher intensity downtown uses and surrounding areas. Transit and shopping areas should be available within one half mile. Staff Comment: The proposal would provide five new infill development lots in an area where of' low rise multi-family development exists within the South Renton area of the City Center Planning area. There is a variety of low rise multi-family, single and multiple stories in height. The proposal is within half mile of shopping and transit services (Exhibit 2). Shopping is south of the site at the intersection of Talbot Rd Sand S Grady Way, west of the site along Rainier Ave S, and north of the site in downtown along S 3'" St. Transit centers are the South Renton Park and Ride at Shattuck Ave Sand S ]'h St to the southwest and in the downtown core at Burnett Ave Sand S 3'd St. Policy LU-209. Net residential development densities in the Urban Center -Downtown of' designation should achieve a range of 14-100 dwelling units per acre and vary by zoning district. Staff Comment: The proposed density is 29 dulac and complies with the designation's range of densities. Objective CD-C. Promote reinvestment in and upgrade of existing residential neighborhoods through redevelopment of small, underutilized parcels with infill development, modification and of' alteration of older housing stock, and improvements to streets and sidewalks to increase property values. Staff Comment: Five new residential parcels would be created for infill. The porcels would contain shared wall "attached" residential townhomes (Exhibit 3). Policy CO-14. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. of' Staff Comment: The five proposed lots would allow for updated housing stock and add to the variety of housing stock in the surrounding neighborhood which is made up of rental and ownership single family and multi-family dwellings. Policy CO-15. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and lor responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and of' walkways, to reflect the site planning and scale of existing areas. Staff Comment: Proposed design of the attached townhomes ore of a similor style as surrounding single family and multi family structures, in regards to roof pitch and dormers, a mix of siding materials of clapboard and board and batten, gridded windows, and craftsmon styled doors with window panes (Exhibit 6). Report and Admin Decision LUA13-001711; SA-A, SHPL-A MOD City of Renton Deportment of Com.L_nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Adn ... Istrative Short Plot Report & Decision WAH-OOI71I; SA-A, SHPL-A, MOO Report of June 3, 2014 Page 6 of 28 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: Objectives and policies of the Comprehensive Land Use Plan Urban Center -Downtown (UC-D) designation are implemented by Residential Multi-Family Traditional zoning (RMT). RMC 4-2-110A provides development standards for development within the RMT zoning classification. The proposal is consistent with the following development standards if all conditions of approval are met, unless noted otherwise: Density: The minimum density allowed in the RMT zone is 14 dwelling units per net acre (du/a). The maximum density permitted in the RMT zone is 35 du/a. Net density is calculated after the deduction of critical areas, areas intended for public rights-of-way, and private access easements. Calculations for minimum or maximum density that result in a fraction that is 0.50 0/ or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: The grass site area is 9,598 sf with a deduction of 2,130 sf for private access easements provides 7,468 net square feet. Therefare, the net density far the proposed project is 29du/ac. Lot Dimensions: Staft Comment: RMT Standards apply: Proposed Lots Lot Size Width minimum Depth minimum N/A 14 feet 65 feet 0/ Lot I-Interior 2,401 sf 30 ft 80 ft lot 2-lnterior 1,735 sf 21.69 ft 80 ft lot 3-lnterior 1,735 sf 21.69 ft 80 ft lot 4-lnterior 1,735 sf 21.69 ft 80 ft lot 5-lnterior 1,995 sf 24.9 ft 80 ft Setbacks: The minimum front yard setback in the RMT zone is 5 feet; minimum side yard is 3 feet for the unattached side(s) of the structure and zero feet for the attached side(s), and if along a 0/ public street, as with Unit 1, 10 feet; minimum rear yard is 5 feet if abutting the same RMT zone. Staft Comment: The lots have sufficient area for new residential structures that would comply with setbacks. Exhibit 3 shows proposed footprints of attached homes with setbacks. Building Standards: The RMT zone permits attached dwellings such as town homes on individual lots. Accessory structures are permitted and limited in size according to the maximum lot coverage of the primary residential structure with all accessory buildings. Accessory structures are permitted only when associated with a primary structure located on the same parcel of land. The maximum building height in the RMT zone is 35 feet. Building height is based on the measurement of the vertical distance from the grade plane to the average height of the roof 0/ surface. The grade plane is the average of existing ground level adjoining the building at exterior walls. Where the finished ground level slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line, or where the lot line is more than 6 feet from the building, between the building and a point 6 feet from the building. The maximum building coverage in the RMT zone is 75 percent of lot size. The maximum impervious surface area is 85 percent of lot size. Staft Comment: Building elevations (Exhibit 6) submitted show the height wauld vary with the .. Report and Admm DeCISIOn WA13-00l7II; SA-A, SHPL -A, MOD City of Renton Department of Com "nity & Economic Development BLAKEY TOWNHOMES SHORT PLA T Ad ..... istrative Short Plat Report & Decision WA13-00171l; SA-A, SHPL-A, MOD Report of June 3. 2014 Page 7 of 28 tallest height of the structure at 34 feet, 5 and ane-quarter inches. Along the olley and street, the heights ore roughly 25 feet for the units at the sides, the western most and eastern most units. Building coverage far the proposal is 52% which is under the 75% maximum. Impervious surface is 7,868 sf which is 82% af the site. Landscaping: Landscaping is required for all subdivisions, including short plats. A detailed landscape plan must be approved prior to issuance of street or utility construction permits. A ten foot-wide landscaped area is required along all public street frontages, with the exception of areas for required crosswalks and driveways. This landscaped area shall be on-site and shall include front yard trees and ground cover at a minimum. Staff Comment: The landscape plan indicates the landscape requirements wauld be met for ./ the 10 feet af street frontage landscape buffer which includes a mix of trees, shrubs, and groundcover (Exhibit 4) including dogwood trees, compact strawberry tree, azalea, rhododendron, and ground cover of gar/and daphne, campact lingonberry, and creeping lily turf. The landscape plan shows the required front yard trees including tall stewartia near the porches of Units 2, 3 and 4, street trees in the right-of-way planter area and in the first 10 feet of the property for Unit 1. For Unit 5, there are five hogan cedars running along the north property line. Tree Retention: Existing trees shall be retained where feasible. RMC 4-4-130 requires 30 percent of trees to be retained. If the required number of trees cannot be retained, they must be replaced according to RMC 4-4-130H. Of the 3 trees over 6 inches in diameter, 4 replacement trees will be provided. Replacement trees must have a minimum 2-inch caliper (diameter at breast height) according to the City'S Tree Retention Worksheet. Staff Comment: There are 3 significont trees (diameter greater than 6 inches) on the site. Two existing trees will be removed with street trees propased to be retained (Exhibit 4b). Four trees ./ are required as replacements according to the Tree Retentian Plan (Exhibit 12) and more than four trees are proposed to be planted made up of 5 dogwoods, 6 tall stewartia, and 35 hogan cedars primarily around the subject site baundary lines. All trees to be planted are shown with caliper sizes less than 2" caliper, with each of the trees proposed at 1 and 3/4-inch caliper (Exhibit 4)_ Staff recommends as a condition of approval, that 4 of the trees counted towards the replacement be planted with a minimum 2-inch caliper. The trees with the minimum 2-inch caliper would need to be submitted on an updated landscape plan for approval by the Current Planning Project Manager prior to construction/building permits approval. Parking, Vehicle and Bicycle: Vehicle: The maximum and minimum off-street parking requirement, for a 3 bedroom or larger residential unit, is 1.6 vehicle spaces. Staff Comment: The applicatian praposes at 1_8 per unit which provides a total of 9 off street spaces according to the site plan parking spaces (Exhibit 3) although the actual Not area for each garage provides different numbers. Exhibit 3 shows that Unit 1 on the Com-west end of the structure would have a 2-car garage and the other four units would pliant have one-car garage, either compact or full-size. Only 1.6 parking spaces are necessary per unit. It seems the site plan is incorrectly marked over the garage spaces, where the parking analysis on Exhibit 3 states 9 spaces will be provided. Staff recommends, as a condition of approval, that an updated site plan be provided or a parking plan with analysis and location of parking areas, and approved by the Current Planning Project Manager prior to construction/building permit approval. Bicycle: Bicycle parking is required. As such, this proposed town home development would Report and Admin Decision WA13-001711; SA-A SHPL-A, MOD City of Renton Department of Com. ".nity & Economic Development BLAKEY TOWNHOMES SHORT PLA T Ad ..... /Strative Short Plot Report & Decision WAH-OOl71i; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 8 of 28 require one-half bicycle parking spaces per one dwelling unit with specific requirements for location and access. Staff Comment: The applicatian does not show bicycle parking in submitted plans, where 3 bicycle parking spaces would be required. Therefore, staff recommends as a condition of approval that a revised site plan be provided that shows the requirement and meets the minimum standards of code RMC 4-4-0BOF, for approval by the Current Planning Project Manager prior to construction/building permit approval . ./ Critical Areas: There are no critical areas on site. Refuse and Recyclables Standards: The refuse and recyclables deposit area and collection points for multi-family residences shall be apportioned, located and designed according to minimum standards in RMC 4-4-090. The minimum size is one and one-half square feet per dwelling unit in multi-family residences for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of 3 square feet per dwelling unit shall be used for refuse deposit areas. A total minimum area of 80 square feet shall be provided for refuse and recyclables deposit areas. Not Additionally, if refuse or recyclable containers are located within a building, then the space which Com-these facilities utilize as well as parking space for refuse/recyclable container-towing vehicles pliant must be clearly shown on plans submitted to the City. Additionally, an exterior space must be provided to accommodate the containers on pick-up days. Containers may not obstruct a required parking space at any time. Staff Comment: See subsection below "3. Design Regulation Compliance and Consistency -i. Site Design and Building Location -4. Service Element Location and Design" discussion of individual bins or common facilities and location for collection and non-collectian days. Staff recammends multiple conditions af approval in the subsection below. This standard would be met if the conditions of approval for service elements below are met. 3. DESIGN REGULATION COMPLIANCE AND CONSISTENCY: The site is located within Design District 'B'. 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 encouroge pedestrian activity throughout the district. As demonstroted 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. Staff Comment: As demonstrated in the tables below, the proposal meets the intent of the Design Regulations on the basis of individual merit if all conditions of approval are met. Each standard is evaluated and shown with a check mark if compliant (>1 with the standard, "N/ A" for not applicable to the proposal, and "Not compliant" where the standard is not met_ Staff comments are provided following explanation of the standard being evaluated. i. SITE DESIGN AND BUILDING LOCA TION: Intent: To ensure that buildings are locoted in relotion to streets and other buildings so thot 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 alang sidewalks and pedestrian pathways. To organize buildings for pedestrian use and sa 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 Report and Admin Decision WA13-00i7i1; SA-A, SHPL -A, MOD City of Renton Deportment of Com .... nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Report of June 3, 2014 Ad ,. 1strotive Short Plot Report & Decision LUA13-001711; SA-A, SHPL-A, MOD Page 9 of 28 with the roods, 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 pravided 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 praposed building is oriented lengthwise east to west, with the private driveway on the north side of the property and structure on the southside {Exhibit 3}. The ., building is flanked by a public street and sidewalk on the west side and an alley on the east side_ The praposed building varies in height, with both auter units, Units 1 and 5, being lower in height than the middle units which allaws less potential blocking of natural light and direct sun exposure to surrounding areas than if the whole structure were built to the allowed height maximum for the zone. Availability of natural light and direct sun exposure to the single family home to the south and multi-family residential structure ta the north would not be impacted by the proposed structure. Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Staff Comment: The proposed building plans as submitted show clear connections to the sidewalk to Morris Ave 5 through three paths (Exhibit 4), twa pathways connecting ta Unit ., 1 which is clasest ta the street, one to the entry doar and one ta the garden shed daar {Exhibit 6}, and the third pathway fram the private driveway ta the street. All pathways are 3 feet in width. The private driveway path is a stamped concrete three faat wide path that runs the length af the property, providing clear cannection ta the street sidewalk and alley far each of the 5 units. Standard: Buildings with residential uses locoted at the street level shall be set back fram 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: The building setback along Marris Ave S is 10 feet except far the front parch area af Unit 1 and garden shed area along the west side of the building {Exhibit 3} where 5 feet setback far the building is allowed. Substantial landscaping is provided between the sidewalk and the structure {Exhibit 4}. The landscaping between the sidewalk and front fafade alang Morris Ave 5 consists of 5 dogwood trees and a variety of shrubs and graundcover. 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 mast visually praminent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Staff Comment: The building is a multi-family, 5-unit townhome structure. One unit faces the street, and provides a visible connection to the street and public realm as other homes along the street through the a parch and entry door, multiple openings and windows on the first and second floors including sliding glass doors, and a three pathways that connect to Report and Admin Decision WA13-001711; SA-A, SHPL-A, MOD City of Renton Deportment of Com. .. _nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Ad strative Short Plat Report & Decision WA13-001711; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 10 of 28 the Unit 1 residence and to the front doors of each of the other units, Human scale elements along the fa~ade include the windows and openings, shed roof window seat area, porch area, and gabled roof above the garden shed pop out. 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: The proposal includes human scale elements mentioned in the previous ., section_ A garden arbor is provided over the pedestrian pathway that connects the street to the alley, where the pathway provides pedestrian access to each entry door of the 5 units along the private driveway_ The unit closest to the street, at the west, provides an overhang through the porch's gabled roof. The porch has a larger looking front door through the combination of a vertical window next to the front door and front door window (Exhibit 6)_ 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-halt feet (4·1/2 ') wide (illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is praportional to the distance ., above ground level . Staff Comment: The proposed structure has one unit along Morris Ave S where the other units are setback from the street. The entry to Unit 1, which is closest to the street, is clearly marked with porch columns, where the porch area is roughly 10 feet wide by 7 feet in depth (Exhibit 3) and projects closer to the street than the structure's street facing fa~ade. Standard: Building entries from a parking lot shall be subordinate to those related to the street. Staff Comment: The proposed front doors for each of the units face the private driveway ., except far an entry door far the unit closest to Morris Ave S. There are multiple residential units on the underlying lat. There is no surface parking lot as is typical of a commercial business or apartment complex. A prominent front entry is provided along the street facing fa~ade for Unit 1 (Exhibit 6). As all vehicular connection to the sight is through the alley, there is no curb cut along Morris Ave S. As a screen, a 10-foot wide landscaped planting screen is between the sidewalk and public realm and on-site driveway area_ Standard: Features such as entries, lobbies, ond display windows shall be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. ., Staff Comment: The proposal includes human scale elements alang the street facing fa~ade mentioned in the previous section including large front porch, multiple openings such including sliding glass doors, windows, and decarative features including the born style doors for the garden shed and the arbor over the common pathway that connects each unit's front door to the sidewalk (Exhibit 6). Standard: Multiple buildings on the same site shall direct views to building entries by providing 0 continuous network of pedestrian paths and open spaces that incorporate N/A landscaping. Staff Comment: There is only one building on site. The 5 units would be in one structure; entries connected by baths. ., Standard: Ground floor residential units that are directly accessible from the street sholl include entries from front yards to provide transition spoce from the street or entries from an open space such as a caurtyard or garden that is accessible from the street. Report and Admin Decision WA13-001711; SA-A, SHPL-A, MOD City of Renton Deportment of Com ... _nity & Economic Development BLAKEY TDWNHOMES SHORT PLAT Ad strotive Short Plot Report & Decision WA13-001711; SA-A, SHPL-A, MOO Report of June 3, 2014 Page 11 of 28 Staff Comment: The unit that faces the street (Unit 1) provides a visible connection to the street and public realm as other homes along the street through the a porch and entry door, mUltiple openings and windows on the first and second floors including sliding glass doors, and a few pathways that connect to the Unit 1 residence and to the front doors of each of the other units (Exhibit 6). Human scale elements along the farade include the windows and openings, shed roof window seat area, porch area, and gabled roof above the garden shed. 3. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the charocter ond value of Renton's lang-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; (b) Building articulation to divide a larger architectural element into smaller increments; or (c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator of the Department of Community and Economic '" Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards. Staff Comment: A variety of building articulations and roof lines are shown on the west facing elevation (Exhibit 6). The articulations include multiple gabled dormers and a shed dormer far a pop out with window seat and building facades projections and stepbacks along the southerly half of the front farade (including porch area, window bumpout, ond Unit 1 dining area (Exhibit 13). Additionally multiple siding materials are used to break up the height, bulk, and scale of the townhome farade along with a bellyband (horizontal band) between that breaks up the first and second floor siding materials. 4. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and locoted 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. Not Compliant 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 canvenient for tenant use. Staff Comment: Service elements are not shown but the application mentions that refuse and recycling cans would be kept within the individual garage spaces during non-collection days. Whether common larger containers would be required or individual unit containers is to be determined by Solid Waste Utility Division of the City of Renton. Therefore, staff recommends as a candition of approval, that the applicant contact the City's Solid Waste Utility to receive a determination of what type of waste collection would be required of the proposed development and documentation pravided to the Current Planning Project Manager prior to building permit. Report and Admin Decision LUA13-001711; SA-A, SHPL-A, MOD City of Renton Deportment of Com",unity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Ad ..... istrative Short Plot Report & Decision LUA13-001711; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 12 of 28 If individual containers, each of the five units would have 3 containers (trash, general recycling, and organics -yard and kitchen scraps), which is a total of potentially 15 trash bins along the alley during collection day. RMC 4-4-090 Refuse and Recyclobles standards requires that deposit area and collection points for multi-family residences shall be apportioned, located and designed per minimum standards in the code. A waste management plan is needed, where the 4-4-090 code requirements are met and the waste bin locations are shown for both collection days along the alley and within the individual garages. Therefore, a staff recommendation is that as a condition of approval, that a plan specific to the waste and recycling area be provided for where the trash, recycling, and organics recycling containers would be located for pick-up days, and that the updated plan be approved by the Current Planning Project Manager prior to building permit issuance. Or, if trash and recycling is through community bins, rather than individual bins, an updated site plan would be required showing the location of the facility and required screening that would be provided to the Current Planning Project Manager for approval prior to building permit issuance. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclased on all sides, including the roof and screening around their ./ perimeter by a wall or fence and have self-closing doors . Staff Comment: Service elements are not shawn but the application mentions that refuse and recycling cans would be kept within the individual garage spaces. If the conditions of approval above for waste management are met, this section would not apply. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some ./ combination of the three (3) . Staff Comment: Service elements are not shown but the application mentions that refuse and recycling cans would be kept within the individual garage spaces. If the conditions of approval above for waste management are met, this section would nat apply. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscoped planting strip, minimum 3 feet wide, shall be locoted on 3 sides of such facility. ./ Staff Comment: Service elements are not shown but the application mentions that refuse and recycling cans would be kept within the individual garage spaces, except for collection. If the conditions of approval above for waste management are met, this section would nat apply. ii. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Vii/age; incorporate various modes of tronsportation, including public mass transit, in order to reduce troffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouroging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, with aut parking lot siting along sidewalks and building facodes; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the 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 locoted 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 locoted so that no sUrface parking is locoted between a building and the front property line, or the building and side property line, on the street side of a Report and Admin Decision L UA13-001 711; SA-A, SHPL-A, MOD City of Renton Deportment of Com. ,,_nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Ad ..... Istrotive Short Plat Report & Decision LUA13-001711; SA-A, 5HPL-A, MOD Report of June 3, 2014 Page 13 of 28 corner lot. Staff Comment: No parking would be located between the building and the frant property line. A landscape strip is provided on the private side of the sidewalk continuously from north to south with no curb cut for vehicle access (Exhibit 4a). Private parking areas and the private driveway would be screened from street view by the landscaping. Standard: Parking shall be locoted so that it is screened from surrounding streets by ./' buildings, landscaping, and/or gateway features as dictated by location . Staff Comment: Private parking areas and the private driveway would be screened from street view by the landscaping along Morris Ave S which is roughly 10 feet in width and consists of trees, shrubs and groundcover (Exhibit 4a). 2. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be complementary with adjacent and abutting buildings. They shall be sited to complement, not subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s) should be used to enhance garages. N/A Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of the Department of Community and Economic Development may approve parking structures N/A that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least six feet (6') from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial. N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or ather architectural elements and/or materials. Standard: The entry to the parking garage shall be located away from the primary street, to ./' either the side or rear of the building . Staff Comment: Parking garages for each of the five proposed units would be along the side of the multi family structure (Exhibit 3). Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments. Staff Comment: The potential views towards the on-site garoges from the northern neighboring property would be screened by a 3-/oot wide landscaped border along the subject site's northern property line where primarily hogan cedars are to be planted Not (Exhibit 4a; 4 to 5 feet in height at time of planting). Within the Fences and Hedges Compliant municipal code section, heights of hedges in a side yard are allowed up to 6 feet in height, not including the front yard area which is the first 15 feet back from the right-of-way. Given the number of same cedar trees are proposed to be planted and that the height of 6 feet could be exceeded with natural growth of the trees, the cedars would be considered a hedge. To provide an alternative to the hedge on the northern boundary, the southerly boundary landscaping is a good example of plantings where variety of species is used and variety of heights through plant growth and maturity, a similar planting pattern as the southerly border should be used along the northern landscape border where the cedars are Report and Admin Decision LUA13-001711; SA-A, SHPL-A, MOD City of Renton Department of Com,,,_nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Ad "".lstrative Short Plat Repart & Decision LUA13-001711; SA-A, SHPL-A, MOO Report of June 3, 2014 Page 14 of 28 proposed. Therefore, stoff recommends as a condition of approval that a /inallandscape plan be updated and submitted for approval by the Current Planning Project Manager where a hedge would not be created along any sideyard landscaping. Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicont con successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these stondards and guidelines. Possible treatments to reduce the setback include landscoping components plus one or more of the following integrated with the architectural design of the building: (a) Ornamental grillwork (other than vertical bars); N/A (b) Decorative artwork; (c) Display windows; (d) Brick, tile, or stone; (e) Pre-cast decorative panels; (f) Vine-covered trellis; (g) Raised landscaping beds with decorative materials; or (h) Other treatments that meet the intent of this standard .. 3. 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 an 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: Parking garages for the town home units ore accessed from the alley only with no driveway curb cut across the public sidewolk along Morris Ave 5 (Exhibit 3). Standard: The number of driveways ond curb cuts shall be minimized, 50 that pedestrian ., circulation along the sidewalk is minimally impeded . Staff Comment: No curb cut or driveway connects to Morris Ave S, where the pedestrian circulation along the sidewalk would not be impeded (Exhibit 3). iii. PEDESTRIAN ENVIRONMENT: Intent: To enhonce the urban choracter of development in the Urbon Center and the Center Vii/age by creating pedestrian networks ond by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and mare 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 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 typicol seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of prajects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, sholl be provided, Staff Comment: The proposed landscape plan provides a landscape strip olong the street ., facing fa~ade where there is a front porch and entry door to the townhome closest to Morris Ave 5 (Exhibit 4a). The landscaping width is mostly 10 feet in width and consists of tree, shrub and groundcover plantings. Within the right-of-way there is an existing planting strip where there is grass and at least one street tree. The landscaping provided by the Report and Admin Decision LUA13-001711; SA-A, SHPL-A, MOD City of Renton Department of Com.,,_nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Ad lstrative Short Plat Report & Decision WA13-001711; SA-A, SHP~-A, MOD Report of June 3, 2014 Page 15 of 28 proposal in addition to the public planting strip will provide an inviting pedestrian realm between the public and privately owned areas. 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 Meets spaces or building entrances. Guidelines Staff Comment: The townhomes are proposed as privately owned units. An arbor is provided within the 10-foot landscape strip along the street and sidewalk frontage and a stamped concrete pedestrian path is proposed from the Morris Ave S. sidewalk to the al/ey with connection to each of the five homes' entries. The pedestrian sidewalk along the public street frontage has a 10-foot wide landscaping strip between the sidewalk and building where plantings will consist of new trees, shrubs and groundcover. The arbor is over the pedestrian pathway as an amenity. iv. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in canvenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments locoted at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity (illustration below). Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians Standard: All attached housing developments shall provide at least 150 sf of private usable space per unit; where at least 100 sf of the privote space sholl abut each unit and private space may include porches, balconies, yards, and decks. Staff Comment: Each of the five townhomes have outdoor courtyards on the ground level '" along the south side of the building (Exhibit 6). Additional/y, the middle three units, Units 2, 3, and 4, have an outdoor second level covered deck (Exhibit 6). The outdoor courtyards range in size (Unit 1 with rough dimension of 18xll feet at 198 sf; Unit 2, 3 and 4 with rough dimensions of lOxl6 at 160 sf; and Unit 5 with rough dimension of 13x12 feet at 156 sf). The minimum 150 sf of private usable space is provided for each of the townhomes through the private courtyards and the second level decks. v. BUIWING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in charocter, 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 .. Report and Admin DeclSlon LUA13-001711; SA-A, SHPL-A, MOD City of Renton Department of Com, .. _nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Ad Istrative Short Plat Report & Decision WAH-OOI71I; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 16 of 28 than 20feet Staff Camment: All building facades except for the alley facing side of the structure have articulated intervals at no more than 20 feet This is a two and three story structure and the first floor plans (Exhibit 13) show articulation along the first floor where pedestrian orientation and relationship is greatest Meets • West Elevation: This is the public street facing side, with articulation provided by a Guidelines porch entry way to Unit 1, a garden shed utility space, a window seat and window projection from the main exterior wall, and a step back to a dining room and patio area_ • East Elevation: This is the alley facing side, where there is no articulation across the wall horizontally, • North Elevation: This is the private driveway facing side, where the articulation is provided through porch entryways to each unit with step backs to garages along the first floor_ • South Elevation: This is the side with courtyards for each unit, where articulation is provided by the open, private courtyard spaces that are all separated fram each other through interior spaces shown as flex rooms, kitchens and dining areas (Exhibit 13)_ Standard: Modulations shall be a minimum of 2 feet in depth and 4 feet in width, Meets Staff Comment: All modulations on the first floor are a minimum of 2 feet in depth and 4 Guidelines feet in width (Exhibit 13) for the west, east, and south facing facades_ The East elevation facing the alley does not have articulation. Standard: Buildings greater than one hundred sixty feet (160') in length shall proVide a N/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, caurtyard, fountain, or public gathering area, Staft Comment: The structure is not greater than 160 feet in length. 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 Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape ~ feature sholl be provided along the facade's ground floor, Staft Camment: Human-scaled elements including entry porches, lighting fixtures, a trellis, openings (windows and doars), and trees and shrubs are provided on all sides of the structure (Exhibit 6). 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 graundfloor facade that is between 4 feet and 8 feet above ground (as measured on the true elevation). Not 5taft Comment: The front fafade has a width of raughly 47 feet where only 20 feet of the Compliant 47 have openings between 4 and 8 feet (Exhibit 6). This equates ta less than SO percent, at roughly 42 percent. For an alternative calculation, if the front facing sliding glass door for the Unit 1 dining area is included in the fafade length, then of 54 feet fa~ade length, only 25.5 feet of the publicly visible fafade along Morris Ave S has openings between 4 and 8 Report and Admin Decision WAH-DOl 711; SA-A, SHPL -A, MOD City of Renton Department of Com ... _nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Ad ... Istrative Short Plat Report & Decision LUA13-001711; SA-A, SHPL-A, MOO Report of June 3, 2014 Page 17 of 28 feet (Exhibit 6). This equates to less than 50 percent, at roughly 47 percent. Therefore, stoff recommends as 0 condition of approval that an opening or larger openings be added to the street facing western farade that provide the minimum amount of transparency af 50 percent. This recommended condition of approval would be reviewed at time of building permit application. 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 Staff Camment: The upper stories of the building have clear windows with visibility into and aut af the different tawnhomes units (Exhibit 6). N/A Standard: Display windaws shall be designed for frequent change af merchandise, rather than permanent displays. .,. Standard: Where windows or storefrants accur, they must principally contain clear glazing . Staff. Comment: The windows and doors with window panes are clear glazing. .,. Standard: Tinted and dark glass, highly reflective (mirror-type) gloss and film are prohibited . Staff. Comment: Tinted and dark glass or mirror type of film are not proposed. 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 graund 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 graund floor wall has a surface area of 400 square feet or greater and daes not include a window, door, building modulation or other architectural detailing. Staff. Comment: The street facing farade has modulations, windows, and doors. There are no areas greater than 15 feet horizontally without a modulation, window, or door (Exhibit 3). Standard: If blank walls ore 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 ather special N/A detailing that meets the intent of this standard; (d) Artwork, such as base-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance aver 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. ./ Standard: All sides of buildings visible from a street, pathway, parking area, or apen space shall be finished on all sides with the same building materials, detailing, and color scheme, or Report and Admin Decision LUA13-001711; SA-A, SHPL-A, MOO City of Renton Deportment of Com,,,unity & Economic Development BLAKEY TOWNHOMfS SHORT PLA T Ad Istrative Short Plat Report & Decision WA13-00I711; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 18 of 28 if different, with materials of the same quality_ Staff Comment: Siding and dormer fafades consist of horizontal clapboord ond verticol board and batten treatments with corner vertical trim and trim around all doors and windows. The moteriols for all facades are similar in style. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Staff Comment: Siding and dormer fafades consist of horizontal clapboard and vertical board and batten treatments with corner vertical trim and trim around all doors and ./ windows. Patterns and textural changes are created through the use of the horizontal and vertical siding treatments. Additionally, windows will be gridded style and bellybands are used between floor one and two on the exterior to break down the bulk of vertical walls where a single siding material is used (for example on the east elevation and west elevation where clapboard is used) (Exhibit 6). 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, gloss and cost-in-ploce concrete. Staff Camment: Traditional development within the neighborhood primarily consists of ./ single family and multi-family homes, where many single family homes were built between 1900 and 1950_ The area is urban, near to the downtown, and the traditional shape of older homes consist of gabled roofs, upper story dormers, covered porches facing the street, and clapboard siding. The same shapes are used in the design of the proposed townhome structure. N/A Standard: If concrete is used, walls sholl be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Standard: If concrete block walls are used, they shall be enhanced with integral color, N/A textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. 3. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for proposed subdivisions. The proposed project is consistent with the following subdivision regulations if all conditions of approval are complied with: Access: Each lot must have access to a public street, private road, or by a private access easement per the requirements of the street standards. ./ Staff Comment: The new lots would be accessed from a 20-foot wide private driveway (Exhibit 3). The private driveway is part af an access easement that is 20-foot wide from Unit 5 to Unit 2 with an alley connection to the public alley between Morris Ave S. and Smithers Ave S. (west to east) and between S 6th St and S 7'" St (north to south). Streets and Alley: Streets: Along Morris Ave 5, there are existing curb, gutter, planting strip and sidewalk improvements, Current code requires a wider planting strip and sidewalk. No dedication of right-of-way is required. A request for street modification from the current standards has been ./ submitted to keep the existing street improvements that runs a few blocks north to south along Morris Ave S. (between 5 7'" St and Houser Way). The proposed private driveway is within a 20-foot easement across Units 2, 3,4 and 5 along the northerly lot boundary and provides access to Unit 1 nearest the public street. The minimum distance between a driveway and a property line is 5 feet. The proposed cement concrete paved Report and Admin Decision WA13-00I711; SA-A, SHPL -A, MOD City of Renton Department of Com ... _nity & Economic Development BLAKEY TOWNHOMES SHORT PLA T Ad ..... /Strative Short Plat Report & Decision WA13-00171l; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 19 of 28 drive would be 20 feet in width. Alley: Access to the short plat is proposed via a shared driveway from the alley between Morris Ave 5 and Smithers Ave 5 (west to east) and between 56th St and 57th St (north to south). Staff Comment: Staff recommends as a condition of approval, that a joint maintenance agreement of common access and landscaped areas be created through a Home Owners Association, covenants, or other mechanism. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. No new blocks would be formed. 4. OFF SITE IMPACTS: Structures: Restricting oversea Ie structures and overconcentration of development on a particular portion ofthe site. Staff Comment: The proposed residential structure contoins 5 townhome, attached wal/, units and varies in height Units olong the street and al/ey are a lesser height than the middle three townhomes {Exhibit 6}. The lower roof heights olong the al/ey and street are roughly 25 feet and more closely match the heights of neighborhood single family homes, where the middle units are roughly 35 feet in height. The proposal would create 5 separate lots, where the lots would contain a single townhome unit on the southern portion of the new subdivided property, londscaping and open space at the south and north boundaries, and the ground level driveway. The improvements proposed would not result in an over concentrotion of development or overscale structure on a particular portion of the site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The current circulation system for both pedestrians and vehicles would remain similar to what exists today in the neighborhood. On-site, a wider and longer driveway would connect from the public al/ey than exists currently. The proposol would not create a new curb cut or driveway entry fram Morris Ave S but rather continue to keep the established vehicle access to the site from the al/ey_ The private driveway connected to the al/ey would provide vehicle access to each of the proposed properties and associated tawnhomes. There would be added vehicular traffic to the al/ey through the addition of 5 residential units campared to the 2 existing residential units. Along the public street, there are sidewalk improvements as with the majority of the South Renton neighborhood. The sidewalk would be kept To provide pedestrian circulation on site that connects each unit to the public sidewalk and the public al/ey, a pedestrian path would connect to both public spaces with connections to each units' entryways and garages {Exhibit 3}. The proposed site improvements would keep the traditional vehicular connection in the neighborhood from al/eyways and not impede the existing public realm, street side sidewalk with a curb cut where vehicles would cut across the public sidewalk area. The proposed site improvements would result in pedestrian linkages between the public street and proposed townhome units and not impact the sidewalk connection along the block face and to adjacent properties. 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 above subsection 2.1 Design Compliance "Site design and building Report and Admin Decision WA13-00171l; SA-A, SHPL -A, MOD City of Renton Department of Com .. _nity & Economic Development BLAKEY TOWNHOMES SHORT PLA T Ad Istrative Short Plat Report & Decision WA13-001711; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 20 of 28 layout -Service Elements" where a condition of approval by staff is recommended. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: There are no views of Mt. Rainier or other natural features such as Lake Washington or the Cedar River from this site. No visual blocking to regional natural features is created through the proposal. 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 Landscaping discussion under subsection "2. Compliance with the underlying zoning designation -Landscaping". Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: Lighting is shown on the building elevations submitted {Exhibit 6} where lighting would be provided on the ground level floors of the near doors of courtyards and front door entryways in addition to second level balcony areas for those units with outdoor balcanies. Glazing is shown on the elevations for front doors, courtyard daors, balcony doors, and windows on the different levels of the townhome structure. For doors to courtyards along the south of the proposal, the glass doors are setback roughly 15 feet from the property to the south which reduces a possibility of having too much, or excessive brightness, from internal lighting through the glass door to the southerly neighboring property. S. ON-SITE IMPACTS: Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: On-site for the five units proposed, there townhome structure has several features to allow reduction in noise across units on the outside and additionally provide individual private spaces. The individual courtyards for each unit are separated by the structure, where courtyard spaces are setback in a pocket, between walls and viewing to other courtyard areas would be screened by the building and landscaping. The middle three units have balconies that are not connected through a common wall and separated from each other. Therefore, potentially negative privacy and noise impacts would be mitigated through the design of the structure and spacing of the outdoor spaces. 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 residential structure contains 5 townhome, attached wall, units and varies in height. Units along the street and alley are a lesser height than the middle three townhomes {Exhibit 6}. The lower roof heights along the alley and street are roughly 25 feet and more closely match the heights of neighborhood single family homes, where the middle units are roughly 35 feet in height. The proposal would create 5 separate lots, where the lots would contain a single townhame unit on the southern portion of the new subdivided property, landscaping and open space at the south and north boundaries, Report and Admin Decision WA13-001711; SA-A, SHPL -A, MOD City of Renton Department of Com ... "nity & Economic Development BLAKEY TOWNHOMES SHORT PLA T Ad. strative Short Plat Report & Decision WA13-001711; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 21 of 28 and the ground level driveway_ The improvements proposed would not result in an over concentration of development or overscale structure on a particular portion of the site. Natural Features: Protection ofthe natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The subject site is established with two residential single family homes now and some landscaping and trees. More landscaping, including trees and shrubs, will be provided (Exhibit 4) than exist on the site currently although it will take time for new plantings to reach mature sizes. The landscaping would be planted with added soil to the site to provide quality growing medium that may not exist currently at the location. 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. Staff Comment: See Landscaping discussion under subsection "2. Compliance with the underlying zoning designation -Landscaping". C. ACCESS and CIRCULATION: Safe and efficient access and circulation for all users, including: 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: For the proposed five new parcels, vehicular access to each of the new parcels will be consolidated to an access point from the improved alley rather than the Morris Ave S street (Exhibit 3). Internal Ciculation: Promoting safety and efficiency of the internal circulation system; including the location, design and dimension of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Stoff. Comment: See the previous subsection A "Off site impacts -Circulation." loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff. Comment: The proposal is not commercial but residential. The public pedestrian realm and sidewalk along the street frontage would not be impacted by cross over vehicular traffic from the street to the townhomes as no curb cut would be created through the project. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff. Comment: For bicycle parking analysis, see comments above in subsection "2. Compliance with Underlying Zoning Designation -Parking, Vehicle, and Bicycle. " The subject site is not served by public transit directly along the street frontage but there are two transit centers within one-half mile, to the north and the south (Exhibit 2). The nearby South Renton pork and ride and Downtown Renton transit center offer regional and local transit connections. For school buses, there are bus stops in the neighborhood within walking of the subject site. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, Report and Admin Decision WA13-001711; SA-A, SHPL-A, MOD City of Renton Deportment of Com.,._nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Adn, strotive Short Plat Report & Decision LUA13-001711; SA-A, 5HPL-A, MOD Report of June 3, 2014 Page 22 of 28 buildings, public sidewalks and adjacent properties. Staft. Comment: See comments above under C "0// site impacts -Circulation." E. 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. Staft. Comment: See previous subsection comments under subsection "2. Complionce with the underlying zoning designation -Londscaping". F. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. Staft. 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. G. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable. Staft. Comment: There are no natural systems located on site. 6. SERVICES AND INFRASTRUCTURE: Police and Fire: Fire and Police Department staff has indicated that existing facilities are adequate to accommodate the subject proposal. For fire, based on the proposed location of the new bUildings, three fire hydronts are required. One fire hydrant is required within 15D-feet of the proposed buildings and two hydront within 300-feet. Existing hydronts can be counted toward the requirements as long as they meet current code; all existing hydrants need 5-inch storz fittings, which they do. For police, there are recommendations for security during construction and for the finished building and individual units (Exhibit 10). Water and Sewer: Water service will be provided by City of Renton (Exhibit 10). Drainage: A drainage report has been submitted with the land use application as "Storm Drainage Report for Blakey Townhomes", prepared by Litchfield Engineering, dated December 5,2013 (Exhibit 8). The drainage plan and drainage report dated December 5, 2003 was provided by Litchfield Engineering. The report complies with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. The site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The site is currently developed. The new townhome project will add 7,851 square feet of new plus replaced impervious sUrface area and is subject to full droinage review. However the project is exempt from flow control since it will not generate an increase in runoff of more than 0.1 cfs in the developed condition'. Water quality is not triggered by this project. Onsite storm will be collected in a storm pipe and connected to the city's storm system in Morris Ave S. For public comments, one person living near the subject site communicoted a general concern about stormwater drainage (Exhibit 14). Transportation: The site has one public street frontage, Morris Ave S. (Residential Access) to the west and an improved alley to the east. No new curb cuts along Morris Ave S. will be made as vehicular would be through a connection to the site from the olley (Exhibit 3). Around the site, there are pedestrian connections and sidewalks into the surrounding neighborhoods and to nearby shopping areas and public transit connections (Exhibit 2). Staff believes the site design would result in safe movements for vehicles and pedestrians. Schools: Students wauld attend Renton School District, specifically Bryn Mawr Elementary, Dimmitt Middle School, and Renton High School. The high school is within walking distance but transit is Report and Admin Decision LUA13-DOl711; SA-A, SHPL-A, MOD City of Renton Department of Cam ... _ .. ity & Economic Development BLAKEY TOWNHOMES SHORT PLA T Ad strative Short Plat Report & Decision WA13-001711; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 23 of 28 provided by the school district for elementary and middle school attendance. 7. PHASING: The applicant is not requesting any phasing. 8. STREET MODIFICATION: The applicant requests modification from the required street improvements along Benson Rd S, where decision criteria for a modification, per RMC 4-9-250.D, states: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 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; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose ofthe Code; e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Camment: The applicant requests the modification from street frontage improvements as required by City cade (curb, gutter, 8-faat planter strip, and S-foot sidewalk) because there are existing street frontage improvements including curb, gutter, 3-foot planting strip, and 6-foot sidewalk along the block face of the street. The applicant requests the modification from frontage improvements that require wider planting strip and sidewalks. Existing improvements provide pedestrian connections to the surrounding residential areas and to the adjacent commercial areas. The intent of the City code is to provide access for vehicles and pedestrians and all users of the public right-of-way, where the existing improvements comply with this intent and not create injurious or adverse impacts to other properties in the vicinity. Staff recommends approval of the applicant's street modification as part of the administrative decision. 9. AVAILABILITY AND IMPACT ON PUBLIC SERVICES: -/' Police: The Renton Police Department has commented that the proposed project would have probable minor impacts with an estimated annual CFS of 4 (Exhibit 10). Fire: Sufficient resources exist to furnish services to the proposed development (Exhibit 10), subject to the condition that the applicant provides Code required improvements and fees. Fire department apparatus access are adequate as proposed. No hammerhead turnaround is required for fire related needs. -/' A minimum three fire hydrants are required within 300 feet of the proposed building, one within 150 feet and 2 within 300 feet of the bUilding. Existing fire hydrants can be counted toward the requirements as long as they meet current code including 5-inch "Storz" fittings. Fire Impact Fees shall be paid prior to issuance of building permits. This fee is assessed per new single family lot at the rate in place at the time the building permit is issued. For 2014 the fee is $418.42 per new multi-family lot and fees may increase year to year. The fee shall be payable Report and Admin Decision LUA13-001711; SA-A, SHPL-A, MOD City of Renton Deportment of Com nity & Economic Development Adrlstrative Short Plat Report & Decision LUA13-001711; SA-A, SHPL-A, MOO BLAKEY TOWNHOMES SHORT PLA T Report of June 3, 2014 Page 24 of 28 to the City as specified by the Renton Municipal Code prior ta building permit issuance. Schools: The Renton School District has verified that existing schools would have capacity to accommodate the anticipated increased enrollment from the proposed project. Students would attend Bryn Mawr Elementary School, Dimmitt Middle School, and Renton High Schoof- School impact fees shall be paid prior ta issuance of building permits. This fee is assessed per ./ new single family lot at the rate in place at the time the building permit is issued. For 2014 the fee is $1,339.00 per multi-family dwelling unit and shall be paid prior to building permit issuance_ Fees may increase year to year. For the Safe Routes to School requirement, there is school bussing to the elementary and middle schools, and Renton High School is within walking distance and full sidewalk improvements are available from the subject site to the high school. Parks: Although there would be no significant impacts to the City of Renton Park System anticipated from the proposed project, an impact fee is required of all new residential ./ development . Park impact fees shall be paid prior to issuance of building permits. This fee is assessed per new single family lot at the rate in place at the time the building permit is issued. For 2014 the fee is $649.62. Fees may increase year to year. Stormwater: A drainage report was submitted by Litchfield Engineering (Exhibit 8) with the land use application. The drainage report follows the 2009 King County Surface Water Manual and City Amendments. Based on the City's flow control map, this site falls within the Flow Control Duration Standard Existing Site Conditions. There are no conveyance systems on-site or in the alley, and there is a piped conveyance system in Morris Ave S. to which developed site runoff will be tightlined. Hardscaping and permeable paveing are proposed, where permeable paving is proposed in the parking area. The permeable paving is proposed as a BMP (Exhibit 8, page 7 "Flow Control BMPs). City staff comments (Exhibit 10 -"Storm") mentions the project is exempt from flow control since it will not generate an increase in runoff of more than 0.1 cfs in the developed condition (Exhibit 8, page 6). The net increase in impervious surface due to the proposed project (3,790 sf) will not add appreciable flows considering size ofthe tributary basin (Exhibit 8, page 5). The report also mentions that the project would not include more than 5,000 square feet of pollution generating impervious surface, and therefore water quality requirement is not triggered (Exhibit 8, page 8). Drainage plans and a final drainage report based on the City adopted 2009 Surface Water Design Manual Amendment and the 2009 King County Surface ./ Water Drainage is required to be submitted with the Utility Construction permit and should also include the Stormwater BMP's applicable on the individual lots. Subsurface exploration and geotechnical engineering report, prepared by Geotech Consultants, Inc (Exhibit 7), included excavation of one text boring. The exploration found the site appears to be underlain by approximately 28 feet of loose to very loose, wet, sandy silts overlying medium- dense to dense sand and gravel to the maximum explored depth of 50 feet below grade. Groundwater was encountered at 5 feet below grade (page 2). According to the report (page 7), it is not recommended that the underlying lodgement till be used as a storm water infiltration receptor. The wet, loose to medium-dense sands would be considered potentially liquefiable in a large earthquake (page 2) and recommendations are made for foundation support to mitigate possible seismic activity where proposed pilings would not be highly susceptible to seismic liquefaction (page 4). Settlement of building slaps is also a concern due to the on-site loose near-surface soils. Recommendations are made to mitigate for settlement potential. Additionally, recommendations are made in consideration of nearby structures and possible additional Report and Admin Decision LUA13-001711; SA-A, SHPL-A, MOD City of Renton Department of Com nity & Economic Development BLAKEY TOWNHOMES SHORT PLA T Ad IStrative Short Plat Report & Decision LUA13-001711; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 25 of 28 settling from the subject project's construction. Storm water drainage plans for individual lots will be required prior to issuance of construction permits. The Surface Water System Development fee for 2014 is $1,228.00 per new lot. Fees may increase year to year_ Fees are payable prior to issuance of the constructian permit. Water Service: The project is located in City of Renton service area. Extension of an 8-inch water " main will be required on-site. System development fee for water is based on the size of the new domestic water to service the townhome on each new lot. Water fee for a %-inch or 1-inch meter install is $2,809.00 per new home. Credit would be provided for existing homes. Sanitary Sewer Service: All lots of the short plat will be connected City of Renton. Extension of " an 8-inch sewer main would be required. System development fee for sewer is based on the size of the new domestic water to serve the townhome on each new lot. Sewer fee for a Yo-inch or l- inch meter install is $2,033.00. Credit would be provided for existing homes. Transportation: Impacts to the city transportation system are expected, due to increased vehicle " trips to and from the proposed project. The transportation impact fee is $789.44 per townhome. The Transportation Impact fee would be calculated and assessed at the rate in effect when the building permits are issued. 1_ FINDINGS: Having reviewed the written record in the matter, the City now enters the following: 1. Request: The project proponent has requested approval of site plan review and short plat subdivision of a 9,598 sf (0.22 acre) property in the City Center's South Renton community into 5 lots suitable for development with attached wall residential structures. The project would have a density of 29 dulac. Z. Application: The property, located on the east side of Morris Ave S, south of S 6th St and north of S ]'h St, is owned by RENDEV1, LLC. 3. Comprehensive Plan: The property has a Comprehensive Plan land use designation of Urban Center Downtown (UC-D). The proposed project furthers the objectives and policies of the UC-D section of the Land Use Element of the Comprehensive Plan. The objectives and policies of the Community Design Element are also supported by the project as proposed. 4. Zoning: Objectives and policies of the UC-D designation are implemented by standards and regulations of the Residential Multi-family Traditional (RM-T) zone. The project, as proposed, meets or exceeds the RM-T zone standards and regulations if all conditions of approval are met. 5. Subdivision Regulations: The short plat, as proposed, would meet the requirements of RMC 4-7 Subdivision Regulations. 6. Existing Land Uses: The site is made of two residential lots, with one single family home on each lot. 7. Setbacks: Minimum setback requirements of the RM-T zone could be met. 8. System Development Charges: As of the date of this report the Surface Water System Development Fee is $1,228.00 per new lot; and sanitary sewer and water is provided by City of Renton will fees of $2,809.00 per new lot for water and $2,033.00 for sewer. Credit would be provided for existing homes. 9. Public Utilities: Impacts to public services are assessed on a per dwelling basis at the rate in place at the time the construction permit is issued. 10. Street frontage improvements: The applicant has submitted a street modification to not expand the width of the sidewalk and planter strip that already exist (Exhibit 9). Report and Admin Decision WA13-001711; SA-A, SHPL -A, MOD City of Renton Department of Com . nity & Economic Development BLAKfY TOWNHOMfS SHORT PLA T Ad "lstrative Short Plat Report & Decision WA13-001711; SA-A, SHPL-A, MOD Report of June 3, 2014 Page 26 of 28 11. Safe Routes to School: Students attending Renton School District would be bussed for elementary and middle school. The Renton High School is within walking distance from the subject site, where full street improvements including sidewalks exist for routes between the subject site and high school. J. CONCLUSIONS: 1. The subject site is deSignated Urban Center Downtown (UC-D) in the Comprehensive Land Use Plan and complies with the goals, objectives, and policies established with this designation. 2. The subject site is zoned Residential Multi-family Traditional (RM-T) and complies with the zoning and development standards established with this deSignation, provided the applicant complies with the Renton Municipal Code, mitigation measures, and conditions of approval. 3. The proposed S-Iot short plat complies with the subdivision regulations as established by City Code and state law provided all adviSOry notes and conditions are complied with. 4. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 5. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 6. The proposed S-unit townhome development is anticipated to be compatible with existing and future surrounding uses as permitted in the RM-T zoning classification. 7. The scale, height and bulk of the proposed buildings are appropriate for the site. 8. Safe and efficient access and circulation has been provided for all users. 9. There are adequate public services and facilities to accommodate the proposed use. 10. A street modification is recommended for approval of the existing street improvements on Morris Ave S to remain with no additional improvements. 11. The proposed location would not result in the detrimental overconcentration of a particular use within the City or within the immediate area ofthe proposed use. The proposed location is suited for the proposed use. 12. The use would not result in a substantial or undue adverse effect on adjacent properties. 13. Adequate parking for the proposed use will be provided with requirement of parking analysis update on the site plan and subdivision plan as required through one of the conditions of approval. 14. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area. 15. 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. 16. Landscaping has been provided in all areas not occupied by buildings or paving. Report and Admin Decision WA13-001711; SA-A, SHPL-A, MOD City of Renton Department of Com lity & Economic Development BLAKEY TOWNHOMES SHORT PL Report of June 3,2014 K. DECISION: Ad . trative Short Plat Report & Decision LUA13-001711; SA-A, SHPL-A, MOD Page 27 of 28 The Blakey Townhomes Site Plan, Short Plat, and Street Modification, File No. LUA13-001711; SA-A, SHPL- A, MOD is APPROVED WITH CONDITIONS and subject to the following conditions: 1. A revised site plan shall be provided, or automobile parking plan and bicycle parking plan, with analysis and location of parking areas, prior to construction/building permit approval, to be approved by the Current Planning Project Manager. The minimum and maximum number of vehicular stalls is required unless a modification is applied for and approved. 2. A waste management plan shall be provided, with analysis and location of waste bin locations for collection days and storage, as approved by Renton Solid Waste Division (Linda Knight #425-430-7397), prior to building permit issuance, to be approved by the Current Planning Project Manager. 3. If the waste management plan is to create a shared or common waste bins where larger containers are used for the development, an updated site plan would need to be provided to the Current Planning Project Manager showing the location of the facility, meeting the minimum screening standards, to be approved prior to building permit issuance. 4. A revised landscaping plan shall be provided, with updated plantings for the northern boundary landscaping, prior to building permit issuance, to be approved by the Current Planning Project Manager. 5. A revised west elevation of the structure shall be provided, that meets the minimum 50 percent provision for openings between 4 and 8 feet of height along the fa~ade, prior to building permit issuance, to be approved by the Current Planning Project Manager. 6. A joint maintenance agreement of common access and landscaped areas will be created through a home owners association, covenants, or other mechanism prior to short plat recording. DECISION ON LAND USE ACTION: SIGNATURE: C.E. "Chip" Vincent, CEO Administrator TRANSMITTED this 3'd day of June, 2014 to the Contoct/Applicant/Owner{s}: Contact/Applicant: Emily Buchwolter Medici Architects 11671" St, #302 Bellevue WA 98005 Owner{s): RENDEV1 LLC 2233 102nd PI SE Bellevue WA 98004 TRANSMITTED this 3'd day of June, 2014 to the Party{ies) of Record: Dale Armitage Douglas Creson Michael Riley Ewing Stringfellow Kim Sweet TRANSMITTED this 3'd day of June, 2014 to the following: Chip Vincent, CEO Administrator Neil Watts, Development Services Director Report and Admin Decision LUA13-001711; SA-A, SHPL-A, MOD City of Renton Department of Comm~nity & Economic Development BLAKEY TOWNHOMES SHORT PLAT Report of June 3, 2014 Craig Burnell, Building Official Jennifer Henning, Planning Directar Vanessa Dolbee, Current Planning Manager Fire Marshal Adm" "strotive Short Plat Report & Decision LUA13-001711; SA-A SHPL-A, MOD Page 28 of 28 L. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days ofthe 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 June 17, 2014, An appeal of the decision(s) must be filed within the 14- day appeal period (RCW 43,21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-7th Floor, (425) 430-6510. EXPIRATION: The administrative short plat and site plan 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 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. Report and Admin Decision WA13-001711; SA-A, SHPL-A, MOD . '~. ~' 1M T_~~~~~M~AP BOOK • TECHNICAL SERVICES PRINTED DATE: 1010212013 This document is a '<J~hic representation, not glJlI"ooleed 10 survey acClSIIC'Y, and IS based on the best information availabla as til the dale ~own This map is intended few-CIty display purposes only. Community & Economic Development C, E, "CrNp-""~ ~~"f<~',;' EXHIBIT 2 <#8TH p\.. G4 \f\QO T23N R5E W 112 840 F4W ! Feel 1'9,390 17T23N RSE W 112 Page 35 of 80 City Limitll 0 (COR) CommercialOflicelResidential 0 (R-4) Residential4dulac CJ RENTON 0 (eV) Canter Village 0 (R-8) Residential8dulac c..-:J PcrtentialAnnBllation Area 0 (IH) Industrial Heavy 0 (Re) Resource Conservabon loning Oetignation D (IL) Industrial Ugh! D (RM-F) Residential ~tIJ-F!mity D (CA) GommercialArterial 0 (1M) Indusirialll.\ldium 0 (AMoT) Resi. MJtti-Fami~ Traditional D (CD) Center DownlDwn 0 (R-l) ResidenHalldulac 0 (RM-U) Resi. M.J1ti·Fami~ lkban Canter o (eN) Commercial Nelghbomood D (R_l0) Residen~all0dulac 0 (RMH) Residential Mar.Jladured Homes D (CO) Commercial Office 0 (R_14) Residen~all4!IJlac 0 (UC.Nl) Urb!l1 Center Nocth 1 D (UC-N2) Urbil1 Center Ntrth 2 N t --~'--n------"~-, -",'-... 129 5428 5428 54 5427 5428~5426 54255425'6 B1W B1E B2W B2E B3W B3E B4W 4E B5W B5E B6W B6E B7W':!ZB7E B8W B8E B 2tiT24N 26T24N 25T24N 25T24N 3OT23N ~4N 24N 26T24N 28T24N 27T24N 27T24N 26T24N 26T24N 25T24N 25T24N 30 R4E W 1/2 R4E E 112 R4E W 112 R4E E 112 R5E W 112 W 1/2 E 112 R5E W 112 RSE E 112 R5E W 112 RSE E 1/2 RSE W 1/2 RSE'£.lf2 R5E W 1/2 : R.5E E 1/2 R6E Jak. . Washington , J, =, I, " ~ ,4435 4435 4436 4436 5431 5431/5432: ~ 5433 '5433 5434 5434 5435 5435 5436' 5436 64 S~,~ ~T1.~ Sf,'!Y ~f24~ 9,~,'!Y ~~i Y,~kY~~32T24N 19,9,y'y .~t S~,!!, ~g4~ 1 S7,kY ~7,4~ S~kY ~§.~ Y,T R4EWI/2 R4EEl" R4EWI/2 R4EElI2 1 RSEW,,, RSE(~~,-"'EW'""""""':JI=~;~~~:7~R5EWll'. RSEElI2' RSEW1I, RSEEI/' R6E 4302.4302 4301 '4301 5306 5306~05 5305 53~~415303 53~530? 5302 530115301163 ' 1 f-,---:-rot= ' W 04E 05W ilE 06W 0 07W 07E .. 9)~~.1. ~~131~l.j. ~?,.:~ 1 !~ QE~~. R*,/~:3:~2 ,~ETi3,7, ~/:'~2 R~ETi3,% :ET~31~2~ET~ :/:,'" R~f,% 1 ~E~ •. E~~ 9E~ , :1 L_J rr-~ ,-:-1 "~~~cr&eI( ,43 11143114312 43125 15307530815308 53095309 5310 53101~11 5311 5312 i 53T2T63 ~\CI' ~T1,~ E 1 ~~3~ ~1,~' ~~~ '~9,~ ~~23~' ~o9YY ~~23~ i ~~'Ul ~7,~ S~~ I ~§3~ I ~:, ;-~~~112 i R4EEl12 RSEEll2 ; R5EW1/2 RSE E 112 R5EWl12 RSEE1!2 RSEWll2 RSEE1!2! RSEW R5EEl12 RSEWll2 i RSEEI/2 R6EW \ -~ ! I. ..... " •.• rd_. 14,4 13 43 3 5318 5318"53~7 5317 5316 5316 5315 5315 5~~313 53f3T~3i F.T "f,Y/,. 13T"~ f.,¥yy f.~4~ ~1:rt-f;i~c.J~: f.~~ ~6 15T23~ ~T23 trrr~3~YY ~23~ ~T R4E E 1 _ ~-W~""'~4E E 1/2 R5E W 1/2 RSE E 112 RSE W 1/2 RS!: E 'tt£> .... RsEW4./1 RSE E 112 E W 112 RSE E 112 RSE W 112 ASE W 112 RSE E 112 , RSE .,. , X. . '" .. _ _ _ I ·~t~ i~ i~~il~;i~ ~~.;~ ~~ •. ;~: '~~, i ~~ ~t? ~~~'i)~;~i·ril ~~; ~;~tJt;':~ ~~ ~~ ~tii~1 ~~li~: ·4335' 4335 433~;:533T~331'~5s32' 5332' 53~~! 5334",5334 15335, 5~36 5336 1' 633 . ltY!:'~,~ f~gt~<~.~~V~.l~~ . !~1~rW!,~¥~~L~, 4202 4202 ".JQ1 . 4201 5206l~Q§,·l~?J!..5J52Q5· 5204 ~{5203: 52D315202 · g20Zra201 • 5to~ 6~0 J1 W J1 E ;/ J2W ,J2E J3W i J3E J4W 1 J4E\1 J5W J5E t. 6W",-JS . . Residential D (Re) Resource Conservation D (R-1) Residential 1 dulac D (R-4) Residential4du/ac D (R-8) Residential8dulac D {R-10} Residential10dulac D (R-14) Residential 14du/ac D (RM-F) Residential Multi-Family D (RM-T) Res Multi·Family Traditional D (RM-U) Res Multi-Family Urban Center D (RMH) Res Manufactured Homes Mixed Use Centers D (CV) Center Village D (CD) Center Downtown D (UC·Nl) Urban Center North 1 D (UC-N2) Urban Center North 2 Commercial D (CA) Commercial Arterial D (CN) Commercial Neighborhood D (CO) Commercial Office D (COR) Commercial/Office/Residential Industrial D (iL) Indusbi,l Ligbt D (1M) Induslrial Medium D (IH) Industrial Heavy [=] RENTON ~-, l ____ J Potential Annexation Area PAGE~ INDEX Page Number SectfrowniRange ~-BLAKEY TOWNHOMES 1': -"" 1'''-""-'0" _ ""A '""/ l ~~~.'~O~'io .. , I ",,' >os ~. lB' I :~ :~:~, _ '0," P~OJECT DATA "~OJfCT OI:~C~,"TlO~ ~PC~ITI'CT 5;~(}crur"'l ~'J<;"OUR CIVil ~"GIN~~~ LAHD rLAH~E~ LA~rec~~~ --.. ~ . ,,," ,"00'" ON ... 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''''''',''-,,,''' ''-'''''.'.':0''''',' C_""'.'~ G-'W."'-~"""""""'" ~.·.~"v, ...-,,"'""""",.,oCCOC"=""<!_",,","M_J,A_,, . • .-''''''''''''''''-'''''''-'-'''"' '" "0' ~ '""c-"D'''''-''''"''''.'''.,. ... ,.-''''~-.._, ",","0.,.,"","'" , ,,,,,,,,o''''''''''-'.~r,,''''''''' ",-"",,'''CO' • "'".M,.,1"''''',,"''''. ::.';""..:;';,:,:-"~~,,'!::,:~::~.'c;;~~<'I-~' '''C<. <YP tJ(rERIO~~1A'~~AL5 Ll'G~r-,D El [[[] ~ '''''.''''"'''''' 'WOE-"'" ",,'DY I ·" .... -"IE""m.''"''''"', ,,v," ". .. 'riC,"""",:'; ,,,'" ,''-'I'rL,'''" ""''''.Il ...-:';>-"< !I(,~~.t. "'-nc,".iC"". (,,, '" I AOt::rl""~TU"', O:"""<<"r"" K,f"1ALT '"""..,n, ,"," A0 ) ''-"1.,,"1.)0: %'L<C. C"_~'.lec " MEDlCJ=--~ ARCHITECTSl A-ch;'"."". _ ~~~~":::'-~~"q~/ '"\~"o' Do,;;" ! --r-----=-= \ .. , ~ ,,,,, 1M.,,, '" ,." ..... ..,'"~"oc 0800<-'. (0'''"'_"" ,,,.(,,,:..,,-,,,, -• "!,."", "'."''':,,:'_~,-1 ",--,'Nt I 'OO-.l[CT "'~-""'ff'tAlrlN"""c"", ------ ""'''' ~",""y,,, __ " ro'~"._:_~D_D";,o _"me _____ _ "'r,",".",-_ < 50L. TH t 'Nf'S r .~LEV.1l.. TI('\)S -........ -.... ~ .. - -,~.~.-~ .... --.. ~ _ ~ ~ _'M' _. __ w __ .--~.--... ~-,~-~, -,---.... "'~" .. : A6 } ",,,,,,,, ''''"""N''~ I "'-'l 'r;-__ " ~"IT~) ,'''',~.,_''(."['''f''.Pljc'',5<'''', "j ~ ; '=--'- GEOTECH CONSULTANTS, INC. RenDev One, LLC 2233 102nd Place Southeast Bellevue, Washington 98004 Attention: Emily Buchwalter EXHIBIT 7 Entire Document Available Upon Request ~6 Northeast 20th Street. Suite 16 Bellevue. Washington 98005 1747·5618 FAX (425) 747-8561 January 15, 2007 IN 06428 Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Townhomes 604 Morris Avenue Renton, Washington Dear.Ms. Buchwalter: via facsimile: (425) 452-8448 We are pleased to present this geotechnical eng ineering report for the proposed construction of the town home development at 604 Morris Avenue in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and thEm developing this report to provide recommendations for general earthwork and design criteria for foundations and retaining walls. This work was authorized by your acceptance of our proposal, dated December 7, 2006. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. JHS: alt Respectfully submitted, GEOTECH CONSULTANTS, INC. 9:~ - James H. Strange, Jr., P.E. Geotechnical Project Manager GEOTECH CONSULTANTS. INC. J Prepared By: LITliHFIELD EN( Civil Engineering & Devel EXHIBIT 8 Entire Document Available Upon Request STORM DRAINAGe KI:.t"UK I for BLAKEY TOWNHOMES Prepared for: Emily Buchwalter Medici Architects 11671 SE 1st Street, Suite 302 Bellevue, WA 98005 425-453-9298 Keith A. Litchfield, P.E. Date Issued: December 5, 2013 12840 81 ST AVENUE NE • KIRKLAND, WA 98034 PH 425'821'5038 FAX 425'821'5739 - -, LITCHFIELD E EXHIBIT 9 Civil Engineering & D 12840 81" Avenue NE, Kirkland, WA 98034 tel425-821-5038 fax 425-821-5739 ka.litchfield@frontier.com December 10, 2013 City of Renton Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 Attention: Subject: Jennifer Henning Modification Request: Frontage Road Improvements Blakey Townhomes City of Renton File No.: PRE13-001207 Dear Ms. Henning: I have prepared this letter in support of a modification request for the Blakey Townhome project. The proposed project is 5 town homes located at 604 and 608 Morris Avenue South. In response to the City's recent preapplication review comments, I am requesting a modification from the City of Renton Code 4-6-060 Street Standards. The following was your comment regarding Transportation/Street elements of the project: "Existing right-of-way width in Morris Ave South fronting the site is 60 feet. Morris Ave is classified as a residential access street. To meet the City's complete street standards, street improvements including a pavement width of 26 feet, curb, gutter, on B-foot planter strip, 5- foot sidewalk, and storm drainage impravements are required ta be constructed in the right-of- way fronting the site per City code 4-6-060. To build this street section, no dedication of right-of- way will be required. Street sectian for Morris Avenue South will be a 53-foot right-of-way" Please note that the existing street section consists of approximately 35 feet of asphalt pavement, concrete vertical curb and gutter, 3.5 foot planter strip, and 6 foot sidewalk. This existing road section of Morris Avenue South is consistent to the north to Houser Way South and to the south to South J'h Street. Given the width from curb to curb, on-site parking is provided while maintaining sufficient remaining pavement width for two cars to pass by one other. I have provided photographs of the street corridor for your review and consideration. To proVide the suggested road section would require transitions at the north and south project boundaries. The transition would be approximately 4' and. would provide additional width to construct the combined 13' wide planter strip and sidewalk. However the drawback is that this project would be the only property on Morris Street with a decreased road section. -, '. Jennifer Henning -City of Renton Page 2 December 10, 2013 I respectfully request that the City reconsider the road section being required for this multi- family project_ I am hopeful that the above discussion will be sufficient for the City to complete its' review. If you should have any questions, or need additional information, please do not hesitate to call me. I thank you in advance for the time that you have committed to this project. Sincerely, Litchfield Engineering Keith A. Litchfield, P .E. Principal Engineer -Copy: Elizabeth Higgins Jan lilian Emily Buchwalter Attachments: Morris Street South Photographs I. ~, ' , \ Photograph Plate 1: Looking east to the project site. Photograph Plate 2: Standing in front of the project site looking north. Photograph 3: Standing in front of the project site looking south. ... --------- PLAN REVIEW COMMENTS (LUA13-001711) EXHIBI. 10 )f ltUSJ. PLAN ADDRESS! DESCRIPTION: Engineering Review Techntcal Services June 03, 2014 604 MORRIS SAVE RENTON, WA 98057-2515 APPLICATION DATE: 1211912013 The project proponent has submitted a land use master application for subdivision of 9,600 sf of land into 5 lots that would be developed into 5 attached townhouses. The site consists of two tax parcels. There are currently 2 houses on the site that would be removed. There are no knOlNn critical areas on the site or in the vicinity. The project is exempt from environmental review. Administrative short plat and site plan review are required. A street modification has been requested. Jan lilian Ph: 425--430-7216 email: jillian@rentonwa.gov Recommendations: EXISTING CONDITIONS WATER water service is provided by the City of Renton. There is a 12-inch ductile iron water main in Morris Ave South and a 6 -inch water main N. 6th Street Available fire flow at the 12-inch main in Morris Ave S. exceeds 4,000 gpm. The proposed project is located in the 196-water pressure zone and inside Aquifer Protection Zone 2. Static pressure in the area is approximately 70 psi. There is an existing domestic water meter serving the existing residence. SEWER Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Morris Ave South. There is a side se\\ler serving the residence STORM There is a storm conveyance system in Morris Ave S. STREETS There are existing street improvements in Morris Ave S. Existing right-of-way width in Morris Ave South fronting the site is 60 feet Morris Ave is classified as a residential access street. CODE REQUIREMENTS WATER 1. Extension of an 8-inch water main will be required onsite. It is shown on the plans. 2. System development fee for water is based on the size of the new domestic water to serve the townhome on each new lot. Water fee for a %-inch or 1-inch meter install is $2,809.00 Credit will be given to the existing home. SEVVER 1. Extension of an a-inch sewer main will be required onsite. It is shown on the plans. 2. System development fee for sewer is based on the size of the new domestic water to serve the town home on each new lot. Sewer fee for a 'I.-inch or 1-inch meter install is $2,033.00. Credit will be given to the existing home if it is connected to sewer. STORM 1. There is a drainage conveyance system in Morris Ave South. 2. Surface water system development lee is $1 ,228.00 per new lot. Credit will be given to existing home(s). Fees are payable prior to issuance Of the construction permit 3. A drainage plan and drainage report dated December 5, 2003 was provided by Litchfield Engineering. The report'complies with the 2009 King County Surface water Manual and the 2009 City of Renton Amendments to the KCS\IVfoJI, Chapter 1 and 2. The site falls within the Peak Rate Flow COntrol Standard, Existing Site Conditions. The site is currently developed. The new townhome project will add 7,851 square feet of new plus replaced impervious surface area and is subject to full drainage review. However the project is exempt from flow control since it will not generate an increase in runoff of more than 0.1 cfs in the developed condition. Water quality is not triggered by this projed. Onsite storm will be collected in a storm pipe and connected to the city's stann system in Morris Ave South. TRANSPORTATION 1. To meet the City's complete street standards, street improvements including a pavement width Of 26 feet, curb, gutter, an a-foot planter strip, 5-foot Sidewalk, and storm drainage improvements are required to be construded in the right of way fronting the site per City code 4-6-060. To build this street section, no dedication of right-or-way will be reqUired. Street section for Morris Ave South will be a 53-foot right-aI-way. 2. Existing right-of-way width in the alley is 15 feet. 3. Payment of transportation impact fees is applicable at the time of issuance of the building permit. The current rate is $789.44 for condominiums. The transportation impact fee that is current at the time of building permit issuance will be applicable. Credit will be given to existing residence. 4. Street lighting is required along Morris to meet City standards. 5. The applicant has submitted a request for a modification to the st Bob MacOnie Ph: 425--430-7369 email: bmaconie@rentonwa.gov Recommendations: Note the City of Renton land use action number and land record number, LUA 13-001711 SHPL and LNO-20-0601, respectively, in the spaces provided on the final short plat submittal. Note that the reference Lot Line adjustment is the Basis of Bearing but also contains the required two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Page 1 of3 Reviewer Comments Provide short plat and sure calculations. bmaconielndicale what has been, or is to be, set at the comers of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The city will provide addresses for the proposed lots as soon as possible Note said addresses on the final short plat drawing. Do note encroachments, if any. Note all easements, covenants and agreements of record on the drawing The City of Renton Administrator, Public Works Department, is the only city official who signs the final short plat. Provide an appropriate approval block. and Signature line. Pertinent King County approval blocks also need to be noted on the drawing. All vested owner(s) of the subject final short plat need to sign the final short plat drawing. Include notary blocks as needed. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the final short plat. The final short plat drawing and the associated document(s) are to be given to the Project Manager as a package. The recording number(s) for the associated document(s) are to be referenced on the final short plat drawing. Provide spaces for the recording numbers thereof. The new easements for ingress, egress, utilities, etc. shown for the benefrt of future owners of the proposed lots each need a note defining the rights associated with the easement at issue. Since these new "proposed' easements shown aren't 'granted and conveyed" until the benefited and/or burdened lots are conveyed to others add the following language on the face of the short plat draWing DECLARATION OF COVENANT: The a.vners of the land embraced within this short plat, in return for the benefrt to accrue from this subdivision, by signing hereon covenant and agree to convey the benefICial interest in the new private easements shQ\Nl1 on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as sho",," on this short plat. The preceding statement obligates the seller of the lots created to "expressly grant and convey' the lots "together with andlor subject to' any new private easements delineated on the short plat in the conveying document. The private ingress, egress and utility easements require a "New Private Easement for Ingress, Egress and Utilities Maintenance Agreement" statement. Note the attachment on the drawing. Include a note to the effect that the easements pursuant to the under1ying lot line adjustment are to be extinguished upon the recording of the short plat Note the easements al issue never were created since there was not express grant to another. The Site information shown on sheet 1 of 2 together with the Gross and Net Area data can be removed as it is only required for preliminary approval. There may be additional language regarding Storm Water BMPs required on the short plat. Please check with the project manager. Leslie Betlach Ph: 425-430-6619 email: L8etlach@rentonwa.gov Community Services Review Created On: 0413012014 A. Parks impact fee per ordinance 5670 applies. B_ There are no impacts to Parks. C. There are no impacts to Parks Planning Review Created On: 0610312014 Planning: June 03, 2014 1. RMC section 4-4-030.C.2Iimits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.rn. No work shall be permitted on Sundays. 3. Wrthin thirty (30) days of completion of grading work, the applicant shalt hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mUlch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces. or compact the earth in any way within the area defined by the drip line of any tree to be Page 2 ofJ retained 5 The applicant shall erect and maintain six foot (6') high chain Imk temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups oftrees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supelVision whenever equipment or trucks are moving near trees Technicat Services Created On: 05102/2014 Fire Review -Building Police Review June 03, 2014 Addition storm BMP language? Corey Thomas Ph: 425--430-7024 email: cthomas@rentonwa.gov Recommendations: Environmental Review Comments: 1 . Fire impact fees are applicable at the rate of $41 8.42 per multi-family unit. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 2,500 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. Existing hydrants may be counted towards the requirements as long as they meet current codes and distance requirements, induding 5-inch storz fittings, which they do. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct. outside access is required to the fire sprinkler riser room Fully addressable and full detection is required for the fire alarm system. 3. Fire department apparatus access roadways are adequate as they exist. 4. An electronic site plan is required prior to occupancy for pre-fire planning purposes. Recommendations: 13-001711 -Blakey Townhomes Location: 604 1 608 Morris Ave S Estimated CFS Annually: 4 CONSTRUCTION PHASE Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier 10 any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are obselVed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes The doors should have heavy-duty deadbolt locks with a minimum 1-~' throw and installed with 3" wood SCrev.fS. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. Sliding windows and glass patio doors should have secondary locks installed to restrict movement. Simply placing a sturdy, fitted dowel into the tracks may be adequate. Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal railing so that visibility is possible through them. There should not be solid walls in any stailway that would limit visibility up and down the stairs, or provide a place for a criminal to hide while waiting for someone to target. Balcony construction should also be of lattice or railing -no solid walls, for the same reason. Security lighting should be installed along Sidewalks, in stairways, foyers, alleys, and pathways. Each residential unit should have individual unit numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. Unit numbers should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. Latch guards should be installed on any and all doors leading from the outside in. And any lever-handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain ac:cess inside a building. If you have a deadbolt as a secondary lock, levers are fine. Where egress might be an issue, bar-releases can be installed to meet Fire Code requirements This would include any storage or maintenance rooms, etc Any separate resident storage units should have latch guards and deadbotts installed. Dumpster locations should be secured within their own housing and well lit. If possible, creating a dumpster location that can be secured for resident's use, but accessible for waste management, is recommended. Landscaping should be inslalled with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents feel isolated, and will provide criminals with concealment to commit aimes such as burglary and vandalism. Page 3 of3 May 23, 2014 Nancy Rawls Department of Transportation Renton School District 420 Park Avenue N Renton, WA 98055 Subject: Blakely Townhomes LUA13-0017U EXHIBIT 11 The City of Renton's Department of Community and Economic Development (CED) has received an application for a short plat located at 604 & 608 Morris Ave S. Please see the attached Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CEO, Planning Division, lOSS South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300, by May 30, 2014. If easier, you can type on this letter and email it back to me at ksorensen@rentonwa.gov. Elementary School: Bryn Mawr Elementary __________________ _ Middle School: Dimmitt Middle _____________________ _ High School: Renton High ________________________ _ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes_x __ No __ _ Any Comments: ____________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-6593. Sincerely, ~~ $-" MOl' 'P'\.ooo Kris Sorensen Associate Planner Enclosure J City ofRI EXHudT 12 TREE REl WORKSHEET 1. Total number of trees over 6"in diameter1 on project site: 1. 3 ____ trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 _0 trees Trees in proposed public streets _0 trees Trees in proposed private access easements/tracts ° trees Trees in critical areas3 and buffers __ 0 __ trees Total number of excluded trees: 2. ___ 0 ___ trees 3. Subtract line 2 from line 1: 3. ___ ,3 ___ trees 4. Next, to determine the number of trees that must be retained4 , multiply line 3 by: 0.3 in zones Re, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. 0.3 ____ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain4 : 6. Subtract line 5 from line 4 for trees to be replaced: (If line 6 is less than zero, stop here. No replacement trees are required). 5. 1 __ trees 6. ___ .0.7 __ trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. ____ 8.4 inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. __ ~2 ___ inches 9. Divide line 7 by line 8 for number of replacement trees6 : (if remainder is .5 or greater, round up to the next whole number) 1. Measured at chest height. 9. per tree ___ 4 ___ trees 2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Se~~~q.efIV E D' the Renton Municipal Code (RMC). 1"< t: V C . 4. Count only those trees to be retained outside of critical areas and buffers. APR 04 2014 5. The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC4-4-13QH7a CITY OF RENTON 5. 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U,<uelc)PM~j- 'K e;<..-ro v L.f- ';2e: ?,/qker lOtuvkoWl~) ?rDjCU!-ji: LUQ. n -()J{1-(/ SljPL-/f- RECEIVED c~~ 0;:: RFc'fON IJNING DiVISiON ~ri5 s,rE';vSOA/ I ..-\--'CivV'-t.v,.kv9 fa e:f-(JVC"SS .<A..../ di'S5cr-PI"'Ovq{ o-P--+4z ct~ve~F;r\.~f proj»sed qf-COOl{ :1 Got So, tl!\ov/{'S /JcJe., Jr S >u'-',+ 1~\w"e S;1voted iv fL.e-><,))/0 ot +le 6~ct ot-sr'v0/e PQjVl(L( ka.'\€'5 Lvi' (l c\~Jc/' PvcJ~ k-\~ cJ-arq~*-ev aud .p{C{vur at:'--t~e AJC2,', ~t/hOc<J '1 .fV.,. c:; { 7+-wtl( ".AJc(eqse;VOiS e ; +vccpr>c OIU 000"'- !{Yi<-t s t md-'iN) ,,-,;[ ( c\euey) c S+"" e f-pre,£.~, {''''~ +~ C)Jsh visit/h) +k. IS ~ 'Zd Me-V - AJ e. (y}J)or) / . . . . il-. prDpert y <.vi \( q lSIl los" c,eue,rC( i 1,,11''1 e 'tre ~ 5 -t Lt"l t--.pt6Uidc-\ ~?or-+q~ +-6; rc/ CL..vd LJ r 1ft A/ Lv tl d li P e 6 C( b; fq I-; • .;t\sa( +~L L ~d( OOO;K 0q ( 6 f-rct(',v~C{+ev C uV t" E"A.-i-L( be,' ;V~,pf'd ( e's)pd 1.::>'( +Lu_ In.. k-A-/ c:v/J cLQu't Pev I Ivto -t-~ Cedq",r-'gr'u<Y' Lu l q \y:-cLuer ~ 0) to S+urVd_-vq-+cv t u-vcJPt: *' ~??, (; (v 0 f rC{,'V PCf / ( y: q{,OO sq f-f- E'ftcL-t sq f+-0+ IC(Lu,v qds w l)5 'h><)'1 I of~fr!(?v a,vtVVC{ l'( , ~ u n 7e you~O QC\uiSC ceqa/vsf i-Llr'5' (JdJjcJ OC-t--t-~"5 s) e, r~ IJeleu~ +~€.rc tx-Hf'v {oeq {(ClY \0, L'l PrVj'E"ct--o~ fLlr'> ~Vl.q0A-/tu)e cd-i-~<--ou+<:.-- ed 9~) of-001' /Jer' c:)r brha;;J. '~qrvL ~ou c-~O()~ {q5 Cre5()A-/ tta"""'-E' otJ-AJe.r S S cr 1!V\c) r( is-A ue. <;~ . ~ QI\..-JU,(J I Gfr q;b~ r J[)UL} , cveso lJ @) iqkoc) ,co~ <we ,'1 L{ q. -qL{U May 1', 2014 Michael Riley 528 Williams Ave S Renton, WA 98057 Kris Sorensen Dept of Community and Economic Development 1055 S Grady Way Renton, WA 98057 Re: Project Blakey Townhomes / LUA13-001711, SHPL-A Dear Mr. Sorensen, I am writing to comment on the above project. It is not clear that the underlying project, which I understand has been submitted for permits, has any legal bearing on the issue of the land use application. It does however affect the neighborhood. I, and a couple of the adjacent property owners are very concerned about the impact of the proposed building in a primarily single family housing area. The project as proposed is certainly withing the current zoning for the property. However; as we have discussed, there is a neighborhood group request to consider a rezoning of the South Renton Neighborhood that would make this project non-compliant. It is our understanding that the long- term planning group is moving forward with this request for consideration by the council. In light of this action I would like to request that the proposed land use request and the building permit application be suspended until such time as the rezoning proposal is dealt with. Thank you for your attention. ~ Michael Riley • '~---. ;ity of Renton Oi21ning Di\j!s::G[-1 ! 0 ~~e-v~c~!~ 'vJC,-<j;jLY' ~~tfE~W~;l2! f.l-S"S06 iC--~"-' p\u.-''''AW-1i b } 0 .Jf); 1-. C \ t'1 ot Rev-.--\-Q.'\. . T h \re~",v J +uiV1~ B\~l"-1· 'To ,-0 "". 'n 0 vv..~. '>.' V--. ~ j~ 0. "i .. "'. 00 ~ .. Mo ,rv \ S. .' !iJ2-v'-IA'<-.-~i.)",-,1-", J Ke ""'toY\ l/0"",.. .... :r O-w, LDV\c.e" lAe:& 0-Lou...--+ -+hK-. .. . t",_v,c c. 0...,1 \\e.. ex \ ~ t, "''i. f'O \;>"-"'+( I \ "'--<L- cL +\~ -s. '-'c Y-l)€. j L.0 L ,c.-h f \A.---+",:> ~ I, "'-L 8" o~ 50 .. ","b 'i\A1 'P'n>~e.'i~+' u 5' l~c .fb~Y\CV>c.,j~S\': iPctB1c<-'t Ie Jt:N"r~~1\0~' ~-\-.... G\~M\oY'v-\':>A~_ ~o, OV'\. -\-\n..e.... So,,,--\-v\ 'S \ J e. o.c. +he . Pr-o j ec-r-. , DZ~ to / z.. P?1o n/,('Sj(,c So Re.V\--\ D V\ vJc~ CZ §o!;7 25 ~ 335' ~30S;- Denis Law Mayor May9,2014 Michael Riley 528 Williams Ave 5 Renton, WA 98057 Community and Economic Development Department C. E:Chip"Vincent, Administrator SUBJECT: Response to Public Comment; RE: LUA13-001711, Blakey Townhomes Short-Plat Dear Mr. Riley: Thank you for providing comment on the Blakey Townhomes, Residential 5-lot Short Plat as part of the public comment period. Your letter, dated May 1, 2014, specified concern about the multi-family proposal. Current zoning standards allow for the construction of attached residential units like town homes. The building permit submitted for the project would not be approved until the land use subdivision proposal has been evaluated and a determination made. As you are aware, zoning is being evaluated within the South Renton neighborhood but there has been no change ... ~-". . =-. tCJ'.date so tRe applicant·has rights to applrfor this type ofstructur~ith·more··than'one'unit in the Duilding. • • In your email dated May 6, you ask for details as to the process for application review. I have enclosed the Administrative Review Process the proposal would follow. The Renton Municipal Code will be used to evaluate the proposal. The documents submitted for the project proposal are available at City Hall, 6th Floor, for further review if interested. Thank you for providing comments. You will be added as an official Party of Record to receive notifications as the project moves through the application process. Sincerely, ~t $-... " .• *"'- Kris Sorensen Associate Planner cc: File Renton City Hall • '055 South Grady Way. Renton, Washington 98057 • rentonwa.gov Denis Law Mayor May9,2014 Douglas Creson 539 Morris Ave S Renton, WA 98057 Community and Economic Development Department C. E."Chip"Vincent, Administrator SUBJECT: Response to Public Comment; RE: LUA13-00171l, Blakey Townhomes Short-Plat Dear Mr. Creson: Thank you for providing comment on the Blakey Townhomes, Residential 5-lot Short Plat as part of the public comment period. Your letter, dated May 2, 2014, specified concern about rainwater and storm water runoff for the proposed project and proposal of a 5 unit townhome amongst existing single fam.ily residences and associated noise, traffic, parking, and tree removal. Current zoning standards allow for the construction of attached residential units like town homes. Zoning is being evaluated within the South Renton neighborhood, but there has ·---·~o. beenno'ch-ange-to date"S~HhecaPJ3lkanFhas rights·to applyfor this type of strueturewittnrrore " . '. than on~ u'nit in the building. In rega~dsto parking and tree removal and replacement there a're Renton Municipal Code regulations that specify parking must be provided forthe units and trees rhat are removed must be replaced according to the ratio applicable to the residential zone. The Renton Municipal Code will be used to evaluate th.e proposal and the drainage and on-site stormwater will be evaluated according to set standards. A storm drainage report was submitted for this project. All of the documents submitted for the project proposal are available at City Hall, 6th Floor for review if interested. Thank you for providing comments. You will be added as an official Party of Record to receive notifications as the project moves through the application process. Sincerely, ~~ £ .. ,~ .• -- Kris Sorensen Associate Planner cc: File Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • > Denis Law Mayor May 9, 2014 Dale Armitage 612 Morris Ave S Renton, WA 98057 Community and Economic Development Department C. E.-Chip·Vincent, Administrator SUBJECT: Response to Public Comment; RE: WA13-00HU, Blakey Townhomes Short-Plat Dear Mr. Armitage: Thank you for providing comment on the Blakey Townhomes, Residential 5-lot Short Plat. Your letter, dated February 10, 2014, specified concern about the shared property line. Your letter was addressed to Gerald Wasser who is no longer at the City. Property lines between neighboring private properties are not within the city's area of regulation. Property boundaries are a private property matter that should be discussed with the other owner and/or with a land use attorney where legal advice and direction can be provided. If you.would like to see the survey and other dotuments'provided·for the project, the'-..•. documents' a~e~vailable at City Hall, 6'"-j:io~r. Thankyo~ for providing comments. You will b~' added as an official Party of Record to receive notifications as the project moves through the application process. Sincerely, ~tS-"M .. , ........ Kris Sorensen Associate Planner cc: File Renton City Hall • 1055 South Grady Way. Renton, Washington 98057 • rentonwa.gov ~ (.S ~~r (''''SO "-' Uc,A-0+ (O"'If1()V( iy ; \<. e~r00' M-- Aty-; ( ") 0 I [Q(L[ I::. Cd <--01''-'1 .-C U<2 u clop 14 <--"--j- '~e: 61~JeT \OU/J~owtP) ? ruj e cJ-::tt L UC( n -CO 11-II S UPI.-. -4 ~friS ~rE';0SClA./ I .-l--' C:C,v"l Lvi J,',v9 +a efpv t'Ss vvt-i d ;S5 ~py"OVq f Cl ~ +~ e. c\" ve ~ r"" eJ p'o f"''Fd <z f-,,0 '\ ~' (PM So, ~,,/ d Au e , A-s· u v ,+ -\Q<.V~ho",e s;-/vqfed ,v +tc ",,))(0 ot +I..e. b Ix Ie ot s.' " 9 /~ ~h ... ,1 y ka.w 5 "-,, [\ cleJc./' fl.·" '4 -t\.G clarqc-~ev ttvd .plC(vcJ~/ c)~t~e /Jec~ ~)')Orlov)( J:-+ Lull ( I'A) c-~'eC(se jv'Cl is e ~ +vctf}('c'C: 0 A./ 00 V <U'i"-~ st,-eeJ/4:",J eud (CkUe9~e S+,.-ce f-p:(F"L~J 1'.0'""-+~ CJu?S+5 Vi.,}"N) +-k 1<;"-'ZCl .1/ev AJ e('Cy4 i)orS I - I k proper" +y wi V q b luSc seue,C{ I he <"') t L..'l f-prDU ide : ""fX'r k.(.. +-b i rei lJ r b«ov Lv tld l. ~e b qb { fq r. " • . A-\ so ( + Lc <-L.. ~( 0001' 0"1 i 6 t. rq, '.0 "-,,d 'v- CUvreA--W,,( be l'A--5 Pf'oC e"s<;"pd fJ'{ +kL IQk..-A-- Ul,vJ CLQuCi rev r',vtc) t~c Cedq.,r gr'u~/ Lu l ~ l b~ dr' u& t ()J + 0 S+()VV\. WC( fe 1/ t u-vciP( *' ~?!, ro;v o-P rC{c'vPG(/( 'I q(;Q() sq ~I- eA-cL-t sq ft 0+ lC{t.(..I,(/ qJs()(/Js '"")...] 9C( lot-u...-fr!C'v- CtAltfJ uC{ l '( ( ~ uri]e 'IoU tu <tdv;sc c<qa;0 1 {-/..;, {JdJj",J Ol+-+-~;5 s~+e. r~ 'xdeu~ --t~ev~ beHf'v (oc~(-{(CJ-sr \o{ Ct prtJj e'er-ot-+4('~ ~lAq0 A-if"je cct-+~L ou+ev--- ed9 -e5 ot Our /VC?,'0Lr l):,r~J ~qtVl 'Iou '--;~ 0 () ~ l q 5> C( eS(JA.-/ J utA€' OLJ/J e.,'--s~> cr r!\drri<; Au~ C;o, ~ <2/\./~c)~ I GiJ-qfbs: r JuU(] ( Cvcsov ~ ycc koo .CO~ '/,DC -1 L/ q -c('-(z£ vJ ...s;:, ("'\- -1 0) l IS ~ ,.. '" \.r -. ~ -. _. -', May 1, 2014 Michael Riley 528 Williams Ave S Renton, WA 98057 Kris Sorensen Dept of Community and Economic Development 1055 S Grady Way Renton, WA 98057 Re: Project Blakey Townhomes / LUA13-001711, SHPL-A Dear Mr. Sorensen, I am writing to comment on the above project. It is not clear that the underlying project, which I understand has been submitted for permits, has any legal bearing on the issue of the land use application. It does however affect the neighborhood. I, and a couple of the adjacent property owners are very concerned about the impact of the proposed building in a primarily single family housing area. The project as proposed is certainly withing the current zoning for the property. However; as we have discussed, there is a neighborhood group request to consider a rewning of the South Renton Neighborhood that would make this project non-compliant. It is our understanding that the long- term planning group is moving forward with this request for consideration by the council. In light of this action I would like to request that the proposed land use request and the building permit application be suspended until such time as the rewning proposal is dealt with. Thank you for your attention. Michael Riley Michae I Rile y 528 Williams Ave S. Renton, WA 98057 Kris Sorensen CITY OF RENTON RECEIVED MAY 01 2014 BUILDING DIVISION Dept of Community and Economic Development 1055 S Grady Way Renton, WA 98057 Denis Law Mayor May9,2014 Michael Riley 528 Williams Ave S Renton, WA 98057 Community and Economic Development Department C. E. 'Chip'Vincent, Administrator SUBJECT: Response to Public Comment; RE: lUA13-00I71I, Blakey Townhomes Short-Plat Dear Mr. Riley: Thank you for providing comment on the Blakey Townhomes, Residential 5-lot Short Plat as part of the public comment period. Your letter, dated May 1, 2014, specified concern about the multi-family proposal. Current zoning standards allow for the construction of attached residential units like town homes. The building permit submitted for the project would not be approved until the land use subdivision proposal has been evaluated and a determination made. As you are aware, zoning is being evaluated within the South Renton neighborhood but there has been no change ~~.-'. ,~"'". to'date so the applicant·has rights to applv·-for this type ofstructurecwith·more·tnaryone'unitin the building. -.. -.-.--.--•••. In your email dated May 6, you ask for details as to the process for application review. I have enclosed the Administrative Review Process the proposal would follow. The Renton Municipal Code will be used to evaluate the proposal. The documents submitted for the project proposal are available at City Hall, 6 th Floor, for further review if interested. Thank you for providing comments. You will be added as an official Party of Record to receive notifications as the project moves through the application process. Sincerely, ~t 6-.. M •• ..".. Kris Sorensen Associate Planner cc: File Renton Oty Hall. 1055 South GradyWay • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor May 9, 2014 Douglas Creson 539 Morris Ave S Renton, WA 98057 Community and Economic Development Department C. E. "Chip"Vincent. Administrator SUBJECT: Response to Public Comment; RE: LUAH-001711, Blakey Townhomes Short-Plat Dear Mr. Creson: Thank you for providing comment on the Blakey Townhomes, ResidentialS-lot Short Plat as part of the public comment period. Your letter, dated May 2, 2014, specified concern about rainwater and storm water runoff for the proposed project and proposal of a 5 unit townhome amongst existing single fam.ily residences and associated noise, traffic, parking, and tree removal. Current zoning standards allow for the construction of attached residential units like town homes. Zoning is being evaluated within the South Renton neighborhood, but there has ,--,cheen'no'change-to dat~·1:he"-appHcanfhas rights·to apply"forthis type ofstrueturewiHnTrore _.,.. than ~ne unit in the buildi~g. In rega;:ds to parking and tree removal and repiacement there a're Renton Municipal Code regulations that specify parking must be provided forthe units and trees that are removed must be replaced according to the ratio applicable to the residential zone. The Renton Municipal Code will be used to evaluate the proposal and the drainage and on-site stormwater will be evaluated according to set standards. A storm drainage report was submitted for this project, All of the documents submitted for the project proposal are available at City Hall, 6th Floor for review if interested, Thank you for providing comments. You will be added as an official Party of Record to receive notifications as the project moves through the application process, Sincerely, ~~$"M;. __ Kris Sorensen Associate Planner cc: File Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor May 9, 2014 Dale Armitage 612 Morris Ave S Renton, WA 98057 Community and Economic Development Department C. E. "Chip"Vincent, Administrator SUBJECT: Response to Public Comment; RE: LUA13-001711, Blakey Townhomes Short-Plat Dear Mr. Armitage: Thank you for providing comment on the Blakey Townhomes, Residential S-Iot Short Plat. Your letter, dated February 10, 2014, specified concern about the shared property line. Your letter was addressed to Gerald Wasser who is no longer at the City. Property lines between neighboring private properties are not within the city's area of regulation. Property boundaries are a private property matter that should be discussed with the other owner and/or with a land use attorney where legal advice and direction can be provided. If you would like to see. the survey and other dotum€ntsCprovided'for the project, the' documents'a;e'available at City Hall, 6thFi~~~. Thank'yo~ for providing comments. You will b~ added as an officiall'arty of Record to receive notifications as the project moves through the application process. Sincerely, ~t do" ....... M".. Kris Sorensen Associate Planner cc: File Renton City Hall • 1055 South Grady Way. Renton, Washington 98057 • ,entonw •. gov Sabrina Mirante From: Sent: To: Subject: Kris Sorensen Wednesday, April 30, 2014 8:48 AM Sabrina Mirante FW: Party of record Hi Sabrina -Please add Kim below to the POR list for LUA13-001711 Blakey Townhomes and add this email to the file. Thank you. Kris -----Original Message----- From: Kim Sweet [mailto:kim.sweet@rentonschools.usl Sent: Tuesday, April 29, 2014 12:12 PM To: Kris Sorensen Cc: bmedlang@gmail.com Subject: Party of record Please include me as a party of record for the Blakey Town home project. Kim Sweet 425.208.1582 622 Morris Ave S Renton, Wa 98057 Sent from my iPhone 1 City of ~.,._on Deportment of Community & Economic Dehlopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~. .. ;'/',I';I>WI/' \ y'Z-f~'L/ Vvl i illl~YV' COMMENTS DUE: APRil ~ 1, 2914 <;/z/If APPLICATION NO: LUA13-001711 DATE CIRCULATED: AFI}!!;:W; 2614 Y/ 18/ Jif APPLICANT: Emily Buchwalter, Medici PROJECT MANAGER: Kris Sorensen / I { PROJECT TITLE: Blakey Townhomes PROJECT REVIEWER: Jan lilian SITE AREA: EXISTING BLDG AREA (gross): LOCATION: 604 and 608 PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The project proponent has submitted a land use master application for subdivision of 9,600 sf of land into 5 lots that would be developed into 5 attached townhouses. The site consists of two tax parcels. There are currently 2 houses on the site that would be removed. There are no known critical areas on the site or in the vicinity. The project is exempt from environmental review. Administrative short plat and site plan review are required. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans ortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. POLlCY·RELATED COMMENTS C. CODE-RELATED COMMENTS ~aA-~ /UJP-V?r~ We have reviewed this application with particular attention ta those areas in which we have expertise and have i ified areas of probable impact where additional information is needed to pr. perly assess this proposal. Date i --ii: r:"'Ci~~. " --__ ...--""" ,I, ) (, r --' I' r 1 r: ,f', ,r I,: _ ~ -J~" __ NOTICE OF APPLICATION A M .. te, Application h .. bun filed and .«opled with the OepHlment 01 CommunHy II. «onomle D ••• lopmen! (CEO) -plonnlnl Division althe Oty of Renton. Th. following brlefiV d.,trlb •• Ih. ~pplj""tlcn .n~ the no,,, .. '1 Public Approvol,. Oo\.TE Of ~OTlCE OF APPUCATION: ,o.pr1118, Z~14 PAOJECT NAME/NUMBEII: PROJECT OESCRlPTlON: TIl. p,ol~ pro~n.nt h •• mbmJtt.d • I.nd os. m •• b!r ,,,!,I!callen fIlr ,utxl;vl,ion of 9,600 .fol rond Into 5 lots that would be do""lopod Into 5 att;Khed tawnhou .... The ,It. cOn,j,t; Ollwo b. p.rcel, There aN! currently 2 rl<m, •• on the ,it. that would b. reme •• d. Ther. ar. no Imown crilk.1 ar •• , on Ih. sit. Of In the ".,Inily. Tha project ,. .~.mpt 'tom environmental ... i,w. Admlnlstrati •• ,hort pl~1 ond sk. pla~ reviow aro requl(ed. A !!11!.t modifit~tlQn hal been requ.'t<!d to keep •• Il~ng street Impm""","nt!. PRC1E!;T!.OCATlCN, 604 ono 508 Morn, A~enu. South PU6UC.6.PPRCVALS: Adm'ni>t"ti~" S/1ort PI~t Ro,lcw, Site Plan R .. lew, Street Modjfi<Uion ,",PPUCAJIT/PROJECT CONTACT PERSON: Emllv Ouchw.!.r I Medici Arthit.",nI80, P"..,cht. ~.nn.r, Pep.;ortmolll 01 Community" ~noml' Otl'elopmlnt, 1055 Sguln G",dy W.V. Renton, WA 98.057, by 5;00 p.m. on May 2. 2014. II ,;<>u hay. qu .. ~ono aboullh" pmpo .. l, or wl,h to be mad. ~ party 01 (.<o,d and ,eee"," additional no~nc.tian by mall. amt'ct the Pro"',' Man"ser at (425) 430-6593. Anyon. woo .ubmia w,ltten ,om menU Will autom.tklily become; pirty 01 rocorU and will h ""tifi.d of Or1\' d""15lon on this project. PLEASE INCLUDETHE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPUCATION: December 19, 2013 (Addltic"~1 projec: items pr<lvided April 4, 2014) NOTICE Of COMPLETE APPUCATION: AprlI18,1014 If you would like tc be rna"" a pany of,.,o,d to 'Heeiv. further Inform~tjon on this proposed project, CQmplet~ !hr, lorm."" ",tum tc: City ol~enlon, eED. PI.nning Division, lOSS South G,.d~ Way, Renton, WA 98057 FII~ Nome I No.: Blakey T0Wl1homes/lUA13-oo1711. SHPL-A NAME: -;;;;;;;=============~;;;;;;;;;;;:========= MAILING IIDDAESS: Clty/$tit..!Zlp: ________ _ TELEPHONE NO.: ______ ------ CERTIFICATION rr /> ~~rf [1 .;e£ 1 <'? I, f\. I , hereby certify that --,,"7~_ copies of the above document were posted in ~ conspicuous places or nearby the scribed property on ? Signed:--I-_.!L.!:::.L;"'T-~~==--==-_____ _ Date: A-fvt'l (g I 1A-' i f STATE OF WASHINGTON SS COUNTY OF KING I certify that I know or have satisfactory evidence that kris 5 ore"!)!?=-- Signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument, Dated: Notary (Print): J± fI 1) -4-"U,:Lll.L~+--,: --l:+--Cl:Ali:.l:=~d-o-n-- CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC.DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE .BY MAILING On the 18 day of April, 2014, I deposited in the mails of the United States, a sealed envelope containing NOA and acceptance documents. This information was sent to: Name Representing See attached 300 surrounding property owners Emily Buckwalter Contact Rendevl LLC Owner Dale Armitage Party of Record Michael Riley Party of Record .YA tJ\4JJ I\~ 0 (Signature of Sender): \ ::" ~ STATE OF WASHINGTON ~ ) SS ~ 'C~ I? COUNTY OF KING ) I certify that I know or have satisfactory evidence that Sabrina Mirante ,.~:.'~ ~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for mentioned in the instrument. ". Dated: Notary (print): ____ Hl..J.J.l\n+-_l>-'-',.,""-"=e.lL~""_ ___________ _ My appointment expires: ~ . ..: IN "<:\ t Ol.q, .;101"1 Blakey Townhomes LUA13-001711 1790600010 2963900105 2963900050 STRI NGFELLOW EWING FAKHARZADEH M HADI TRAN TIMOTHY HUU PO BOX 393 PO BOX 78404 642 MORRIS AVE S NORTH BEND, WA 98045 SEATTLE, WA 98178 RENTON, WA 98055 2963900055 2963900010 2963900020 PRATHER ROBERT D+PRATHER ELIZABETH J RENDEV I LLC ARMITAGE DALE LEE 633 SMITHERS AVE 5 2233 102N 0 PL SE 612 MORRIS AVE S RENTON, WA 98055 BELLEVUE, WA 98004 RENTON, WA 98057 2963900060 2963900045 2963900065 ROWDON C. AU & MICHELL T.AU GONEDRIDGE ROSS J LE THIEN 0 M 0 8214 127TH AVE SE 2323 CAPITOL WAY 5 1416 SW ROXBURY ST NEWCASTLE, WA 98056 OLYMPIA, WA 98501 SEATTLE, WA 98106 2963900040 2963900115 2963900070 MEDLANG JAOCB+SUTTON BRYN FAKHARZADEH AMIR+PATRICIA EL CAP PROPERTIES L L C 628 MORRIS AVE S 11624 100TH AVE NE #115 623 SMITHERS AVE S RENTON, WA 98057 KIRKLAND, WA 98034 RENTON, WA 98057 2963900035 2963900120 2963900075 SWEET GREGORY 0 NGUYEN HOA THI+HIEU Q MARCH MARY M 622 MORRIS AVE S 625 MORRIS AVE S 621 SMITHERS AVE RENTON, WA 98055 RENTON, WA 98057 RENTON, WA 98055 2963900030 2963900125 1823059060 SMITH NICHOLAS S DISBROW THOMAS LOREN RENNER MICHAEL 620 MORRIS AVE S 621 MORRIS AVE S 618 SMITHERS AVE S RENTON, WA 98057 RENTON, WA 98057 RENTON, WA 98055 2963900080 2963900025 2963900130 MERSAI STEVENSON L NGUYEN TRI+ANHTHI LU OAT H+MYTHU CHIEM 619 SMITHERS AVE S 2601 NE 12TH ST 665 PA5CO PL NE RENTON, WA 98055 RENTON, WA 98056 RENTON, WA 98059 2963900135 2963900085 2963900140 MELDRUM DAVID M REED ALICE HANSON TERESA C 617 MORRIS AVE S 613 SMITHERS AVE S 22029 SE PETROVITSKY RD RENTON, WA 98057 RENTON, WA 98057 MAPLE VALLEY, WA 98038 2963900090 2963900145 1823059068 NEWMAN ROBERT E+DIANE BERGMAN SALLY E SMITHERS PROPERTY LLC 341 SMITHERS AVE S 29047 220TH PL SE PO BOX 359 RENTON, WA 98055 BLACK DIAMOND, WA 98010 RENTON, WA 98057 2963900100 2963900005 2963900150 NAUD RONALD LEE RYAN MARY PATRICIA+RYAN MAX RIGGINS ALICE E 25506 1515T PL 5E 123 MAIN AVE 5 605 MORRIS AVE S COVINGTON, WA 98042 RENTON, WA 98057 RENTON, WA 98055 7839300060 7841300320 7841300315 PRINGLE SUWANEE PORTER ROWENA P+MADHEW K KLEPACH FRANCES M 540 SMITHERS AVE S 545 MORRIS AVE S 515 MORRIS AVE S RENTON, WA 98057 RENTON, WA 98057 RENTON, WA 98057 7840300110 7840300105 7839300055 CHEN TOMMY & SHU-MEl H ARROWSMITH GEORGE C+PAMELA J DENAXAS JOHN 8125 144TH AVE SE 544 MORRIS AVE S 536 SMITHER AVE S NEWCASTLE, WA 98059 RENTON, WA 98055 RENTON, WA 98055 7841300325 7840300115 7840300100 PARK SHIRLEY J DOLAN LARRY E MR GRUBBS BARBARA L PO BOX 37 13525 181ST AVE SE 540 MORRIS AVE S EASTON, WA 98925 RENTON, WA 98059 RENTON, WA 98055 7839300050 7841300330 7840300120 FIELDS SUSAN L CASTELAZO JORGE+SUSAN TEODOSIO NEIL F+MORA S 1658 105TH AVE SE 23020 SE 37TH ST 535 SMITHERS AVE S BELLEVUE, WA 98004 SAMMAMISH, WA 98075 RENTON, WA 98055 7840300095 7841300335 7840300125 SPROUSE MARK R DANG HOANG DAVID+CAM SIN TASCA MICHAEL A & RUTH M 538 MORRIS AVE S PO BOX 1196 531 SMITHERS AVE S RENTON, WA 98055 RENTON, WA 980S7 RENTON, WA 98055 7840300090 1823059127 1823059061 MCGANN MARTIN C+SANDEE K BURKHARDT PAUL ALAN+CHERYL CCS/RENTON HOUSING LIMITED 536 MORRIS AVE S 619 BURNEDE AVE S 100 23RD AVE S RENTON, WA 98055 RENTON, WA 98055 SEADLE, WA 98144 1823059066 1823059091 182305906S CUGINI ALEX JR SWINHART WILLIAM S+SUSAN K KELLY CATHRINE T PO BOX 359 621 BURNED AVE S 629 BURNED AVENUE SOUTH AVE S RENTON, WA 98057 RENTON, WA 98057 RENTON, WA 98055 April 18, 2014 Emily Buckwalter Medici Architects 11671 SE 1 ,t St Ste. 302 Bellevue, WA 98005 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Subject: Notice of Complete Application Blakey Townhomes, LUA13-001711 Dear Ms. Buckwalter: The Planning Division of the City of Renton has determined that the subject application is complete according to subrnittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at(425) 430,6593 if you have any questions. Sincerely, . Kris Sorensen Associate Planner cc: Rendevl, LLC I Owner!s) Dale Armitage, Michael Riley / Party(ie~) of Record Renton City Hall. 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov ~--.... -.... --- ~, rJ ' Citr~.Of r ____ "~jiIj\I-lIIl'-, r S. i I ~' (iJ S 1 NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CEO) -Planning Division of the City of Renton. The foHowlng briefly describes the application and the necessary Public Approvals, DATE OF NOTICE OF APPLICATION: April 18, 2014 PROJECT NAME/NUMBER: Blakey Townhomes / LUA13-001711, SHPL-A PROJECT DESCRIPTION: The project proponent has submitted a land use master application for subdivision of 9,600 sf of land into 5 lots that would be developed into 5 attached townhouses. The site consists of two tax parcels. There are currently 2 houses on the site that would be removed. There are no known critical areas on the site or in the vicinity. The project is exempt from environmental review. Administrative short plat and site plan review are required. A street modification has been requested to keep existing street improvements. PROJECT LOCATION: 604 and 608 Morris Avenue South PUBLIC APPROVALS: Administrative Short Plat Review, Site plan Review, Street Modification APPLICANT/PROJECT CONTACT PERSON: Emily Buchwater ! Medici Architects! emily@mediciarchitects.com/ 11671 SE 15t Street, Suite 302, Bellevue, WA 98005 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 May 2, 2014. 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) 430-5593. 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: December 19, 2013 (Additional project items provided April 4, 2014) NOTICE OF COMPLETE APPLICATION: Aprii18,2014 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Blakey Townhomes! LUA13·001711, SHPL-A NAME: ______________________________________________________________ _ MAILING ADDRESS: _________________ City!StatejZip: __________ __ TELEPHONE NO.' _________________________ __ PLANNING DIVISION WAIV [OF SUBMITTAL REQU .. :MENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUaMITTAL WAIVED MODIFIED . <;OMMENTS: REQUIREMENTS: BY: BY: Plat Name Reservation 4 PreappHcation Meeting Summary 4. . . . . Public Works Approval Letter 2 Rehabilitation Plan. . Screening Detail 4 . , Shoreline Tracking Worksheet, .. . . .•... . Site Plan 2 AND 4 . !>tream or Lake Siudy, Sfundard, .WO· .,~ . .,,' "-. . -. . -- Stream. or Lake Study, Supplemental. Strearnor Lake Mitigation Plim 4 . '. , ..; .......... I. . '. : '. ," <.'" -'. ,', Str.eet Profiles 2 ru . ",. Title ReP()rt or Plat Certificate 4 ..vi . . .- Topography Map' Yt " T raffle Study 2 (f/ Tree Cutting/Land Clearing Plan, v Urban. Design Regulations Amliysis. . .' Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final, . '. Wetlands Mitigation Plan, Preliminary • Wetlands Report/Delineation. VlIU Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND' " Lease Agreemen~ Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulalions 2 AND 3 . .' . ~ ,.'. , .. ..... . ' ,: . '. This requirement may be waived by: 1. Property Services 2. Public Works Plan Review PROJECT NAME: ,6\ <A t:Lt1 Tcun ho/t1£. s . DATE: \/ I~ 11'1 3. Building 4. Planning . H:1l:ED\DaIaIForms-Templa! .. lSeJI-Heip HandOlJ1s\PIanni~ubmll!alreqs I I RECEIVED APR 04 ZQ!4 CITY OF RENTON PIIINNII,G DIVIS!ON PLANNING DIVISION WAIVEI F SUBMITTAL REQUIRr :NTS FOR LAND USE APPLICATIONS LAND USE PERNIIT SUBNlITTAL WAIVED MODIFIED COMNIENTS: REQUiREMENTS: . BY: BY: . Calculations 1 Colored Maps for Display 4 . .~D . Construction Mitigation Description 2 AND 4 Deed of Right:<>f-WaYOedicatfon . .. . Density Works~eet 4 Drainage Control PI!lIi 2 ... .. . . Drainage Report 2 - EI~vations, Arshife~ral3AND4 . . ... ' . Environmental Checklist 4 Existing¢o\iemints (R~rciedtopY)4 .....•... < •. . '. Existing Easements (Recorded Copy) 4 FlbodHazard Daia 4 . , . lW ' . Roor Plans 3 AND • Ge<>tEi<;hnical Rep()rt;; "",03 . Grading Plan, Conceptual 2 . . , Grading Plan, Detailed 2 ....... Habitat Data Report 4 1AA) Improvement Deferral·2 . I rrigation Plan. King County Assessor's Map Indicating Site. Landscape Plan, Conceptual. Landscape Plan, Detailed 4 .. Legal Description 4 . Map of Existing Site Conditions 4 . Master Application Form 4 . Monument C.ards (one per monument) 1 Neigh borhood Detail Map 4 Parking, Lot Coverage & Landscaping Analysis. , Plan Reductions (PMTs) 4 Post Office Approval 2 . This requirement may be waived bt 1. Property Services 2. Public Works Plan Review. PROJECT NAME: --"~~au::tru~:-LT.ldM1=-u.h.:.::o.L:.M.::.::e:...=S~_ DATE: ----.!.If.!./ 1-1:m~/.!.>,5L-____ _ 3. Building 4, Planning H:\cED\Oata\Forms-TempIates\seJf·Help Hal"ldouts\Planning\waiverofsubmittaJreqs 06ID9 1. 2. 3. of Renton TREE RETENTION WORKSHEET 3 Total number of trees over 6" in diameter1 on project site: 1. -- Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 --° Trees in proposed public streets --° Trees in proposed private access easements/tracts --° Trees in critical areas 3 and buffers _0 __ Total number of excluded trees: 2. ° Subtract line 2 from line 1: 3. 3 trees trees trees trees trees trees trees 4. Next, to determine the number of trees that must be retained4 , multiply line 3 by: 0.3 in zones Re, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. __ 0.3. ____ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain4 : 6. Subtract line 5 from line 4 for trees to be replaced: (If line 6 is less than zero, stop here. No replacement trees are required). 5. 1 __ trees 6. ___ 0.7 __ trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. ____ .8.4 inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. __ ----'2. ___ inches 9. Divide line 7 by line 8 for number of replacement trees6 : (if remainder is .5 or greater, round up to the next whole number) 1. Measured at chest height. 9. per tree ___ 4 ___ trees 2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Se~fL-3A.CfefIV E D the Renton Municipal Code (RMC). t< t_ \..j' t:. , 4. Count only those trees to be retained outside of critical areas and buffers. APR 04 2014 5. The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a CITY Of RENTON 6. Inches of street trees, inches of trees added to critical areaslbuffers, and inches of trees retained 6rl.!§;fit~; DI\llS10N are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. C:\Documents and Settings\Shikha\Loca1 Settings\Temporary Internet F Bes \Content. Out! ook\ 1GK3YN3L \ T reeRetention Worksheet.doc 12108 April 1 , 2014 Mr. Kris Sorensen, Associate Planner City of Renton 1055 South Grady Way Renton, WA 98057-3232 Subject: Construction Mitigation Description Blakey Townhomes, LUA 13-001711 The existing site is a 9,597.5 square feet. The project is being permitted for five fee simple residential townhomes. Two of the homes will be two stories, and three homes will be three story All units are designed to have garages. The building as a whole will reflect the craftsman style. Currently the project does not have a designated General Contractor. The project is to be sold and does not have a buyer at this time; therefore start of construction has not yet been planned. However, it can be assumed that construction hours will be on regular basis 7:30 am until 4 pm, and main truck/material transportation access will be from the alley. Special hours can be expected to be non-frequent, since this is a medium construction project. Once selected, it will be expected that the General Contractor will implement all necessaries construction measures to comply with City of Renton codes and regulations. A traffic control plan will be prepared by general contractor to obtain City's approval in construction, repair, or maintenance work is to be conducted within the City's right-of-way. This project does not require the use of cranes. s;~~ Emily Buchwalter, AlA . Principal MEDICI ARCHITECTS 2233 1 02 NO PL. SE Bellevue, Washington 98005 Tel. (425) 453-9298 Fax. (425) 452-8448 RECE-IVE-D APR 04 201'; CITY O~: RENTON PI. /INNING n,\t!.~IOI'\ April 1 ,2014 Mr. Kris Sorensen, Associate Planner City of Renton 1055 South Grady Way Renton, WA 98057-3232 Subject: Construction Mitigation Description Blakey Townhomes, LUA 13-001711 The existing site is a 9,597.5 square feet. The project is being permitted for five fee simple residential town homes. Two of the homes will be two stories, and three homes will be three story. All units are designed to have garages. The building as a whole will reflect the craftsman style. Currently the project does not have a designated General Contractor. The project is to be sold and does not have a buyer at this time; therefore start of construction has not yet been planned. However, it can be assumed that construction hours will be on regular basis 7:30 am until 4 pm, and main truck/material transportation access will be from the alley. Special hours can be expected to be non-frequent, since this is a medium construction project. Once selected, it will be expected that the General Contractor will implement all necessaries construction measures to comply with City of Renton codes and regulations. A traffic control plan will be prepared by general contractor to obtain City's approval in construction, repair, or maintenance work is to be conducted within the City's right-ol-way. This project does not require the use of cranes. S;J~ Emily Buchwalter, AlA Principal MEDICI ARCHITECTS 2233 102NO PL. SE Bellevue, Washington 98005 Tel. (425) 453-9298 Fax. (425) 452-8448 R· r::r"i\/ED l,,-.. 'Jtl . .APR 04 Z01:\ CITY OF RENTON FLANN!f'.JG QVISION , LITCHFIELD ENGINEERING Civil Engineering & Development Services 12840 81" Avenue NE, Kirkland, WA 98034 tel425-821-5038 fax 425-821-5739 ka.litchfield@frontier.com December 10, 2013 City of Renton Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 Attention: Subject: Jennifer Henning Modification Request: Frontage Road Improvements Blakey Townhomes City of Renton File No.: PRE13-001207 Dear Ms. Henning: I have prepared this letter in support of a modification request for the Blakey Townhome project. The proposed project is 5 town homes located at 604 and 608 Morris Avenue South. In response to the City's recent preapplication review comments, I am requesting a modification from the City of Renton Code 4-6-060 Street Standards. The following was your comment regarding Transportation/Street elements of the project: "Existing right-of-way width in Morris Ave South fronting the site is 60 feet. Marris Ave is classified as a residential access street. Ta meet the City's complete street standards, street improvements including a pavement width of 26 feet, curb, gutter, an 8-foot planter strip, 5- foot sidewalk, and storm drainage improvements are required to be constructed in the right-af- way fronting the site per City code 4-6-060. To build this street section, no dedication of right-of- way will be required. Street section for Morris Avenue South will be a 53-foot right-of-way" Please note that the existing street section consists of approximately 35 feet of asphalt pavement, concrete vertical curb and gutter, 3.5 foot planter strip, and 6 foot sidewalk. This existing road section of Morris Avenue South is consistent to the north to Houser Way South and to the south to South ]'h Street. Given the width from curb to curb, on-site parking is provided while maintaining sufficient remaining pavement width for two cars to pass by one other. I have provided photographs of the street corridor for your review and consideration. To provide the suggested road section would require transitions at the north and south project boundaries. The transition would be approximately 4' and would provide additional width to construct the combined 13' wide planter strip and sidewalk. However the drawback is that this project would be the only property on Morris Street with a decreased road section. Jennifer Henning -City of Renton Page 2 December 10, 2013 I respectfully request that the City reconsider the road section being required for this multi- family project. I am hopeful that the above discussion will be sufficient for the City to complete its' review. If you should have any questions, or need additional information, please do not hesitate to call me. I thank you in advance for the time that you have committed to this project. Sincerely, Litchfield Engineering Keith A. litchfield, P .E. Principal Engineer Copy: Elizabeth Higgins Jan lilian Emily Buchwalter Attachments: Morris Street South Photographs Photograph Plate 1: Looking east to the project site. Photograph Plate 2: Standing in front of the project site looking north. Photograph 3: Standing in front of the project site looking south. Denis Law Mayor January 15,2014 Emily Buchwalter Medici Architects 11671 SE 1st Street - Bellevue, WA 9800S Department of Community and Economic Development . C.E."Chip"Vincent,Administrator Subject: Notice of Incomplete Application Blakely Townhomes, LUA13-001711 Dear Ms. Buc'hwalter: The Planning Division of the City of Renton has determined that the subject applicatiori is incomplete accordingto submittal requirements and, the following items will need to be submitted by April15, 2014, in order to continue processing your application: Pre-Application Meeting Summary: If the application was reviewed at a "pre- application meeting", please provide S copies of the written summary provided to you. Waiver Form: If you received a waiver form during or after a "pre-application meeting", please provideS copies of this form. (Enclosed) Environmental Checklist: Please provide 12 copies of the Environmental Checklist. Please ensure you have signed the checklist.andthat all questions on the checklist have been filled in before making copies. If a particular question on the checklist does not apply, fill in the space with "Not Applicable". This is needed to verify compliance with the 2007 SEPA determination. Urban Center Design Overlay District Report: For any multi-family projects in the Center Downtown or Residential-Multi-family Urban Zones, please provide S copies ofa . statement addressing how the project meets the requirements of the Urban Center Design Overlay District. The statement shall address the following: • Pedestrian building entries • Transition to surrounding development -. Location and design of parking • Vehicular access • Pedestrian circulation • Common space • Landscaping • Building character and massing,rooflines, and materials Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Ms. Buchwalter Page 2 of 4 January 15, 2014 • Construction Mitigation Description: Please provide 5 copies of a written narrative addressing each of the following: • Proposed construction dates (begin and end dates) • . Hours and days of operation • Proposed hauling/transportation routes • Measures to be implemented to minimize dust; traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics • Any special hours proposed for construction or hauling (i.e. weekends, late nights) • Preliminary traffic control plan • If your project requires the use of cranes, please contactthe City's Airport . . Manager at (425) 430-7471 to determine whether Federal Aviation Administration notification will be required. Site Plan: Please provide 12.copies of a fully~dimensioned plan sheetdrawn at a scale of 1"=20' (or other scale approved by the Planning Division). We prefer the site plan be · . . drawn on one sheet of paper unless the size of the site requires several plan sheets to be used. If you are using more than a single plan sheet, please indicateconnecting points on each sheet. The Site Plan should show the following: • Name of proposed project • Date, scale, and north arrow (oriented to the top of i:he paper/plan sheet) • Drawing of the subject property with all. property lines din:ensioned and · names of adjacent streets • Widthsof all adjacent streets .and alleys • Location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage • Location and dimensions of existing and proposed: 1. structures 2. parking, off-street loading space, curb cuts and aisle ways 3. fencing and retaining walls. 4. free-standing signs and lighting fixtures 5, refuse and recycling areas 6. utility junction boxes and public utility transformers 7. storage areas and job shacks/sales trailers/model homes • Setbacks of all proposed buildings from property lines • Location and dimensions of all easements referenced in the title report with · the recording number and type of easement (e.g. access, sewer, etc.) .indicated Ms. Buchwalter Page 3 of 4 January 15, 2014 • Location and dimensions of natural features such as streams, lakes, required buffer areas, open spaces, and wetlands Ordinary high water mark and distance to closest area of work for any project located within 200-feet from a lake or stream Architectural Elevations: Please provide 5 copies, for each buildingand each building face (N,S,E,W), of a 24" x 36" fully-dimensioned architectural elevation plan drawn at a . scale of 1/4" = l' or 1/8" = l' (or other size or scale approved by the Planning Division). The plans must clearly indicate the information required by the "Permits" section of the currently adopted Uniform Building Code and RCW 19.27 (State Building Code Act, Statewide amendments), including, but not limited to the following: • Identify bUilding elevations by street name (when applicable) and orientation i.e. Burnett Ave. (west) elevation • Existing and proposed ground elevations • Existing average grade level underneath proposed structure • Height of existing and proposed structures showing finished roof top elevations based upon site elevations for proposed structures and any existing/abutting structures • Building materials and colors including roof, walls, any wireless communication facilities, and enclosures • Fence or retainingwall materials, colors, and architectural design • Architectural design of on-site lighting fixtures • Screening detail showing h€'ights; elevations, and building materials of proposed screening and/or proposed. landscaping for refuse/recycling areas • Cross section of roof showing location and height of roof-top equipment (include air conditioners, compressors, etc.) and propos€'d screening Floor Plans: Please provide 5 copies of a plan showing general building layout, proposed uses of space, walls, exits and proposed locations of kitchens, baths,and floor drains, with sufficient detail for City staff to determine if an oil/water separator or grease interceptor is required and to determine the sizing of a side sewer. Topography Map: Please provide 5 copies of a plan showing the site's existing contour lines at fiveCfoot vertical intervals . . Tree Retention Worksheet: This was submitted with the application, however it was not competed correctly Please provide 2 copies of a completed correct City of Renton tree retention worksheet. Ms. Buchwalter Page 4 of 4 January 15, 2014 Please contact me at (425) 430-7382 if you have any questions. Sincerely, Gerald Wasser Associate Planner EnClosure: Waiver Form cc Rendev LLC I pwner(s) Note: letter prepared by Vanessa.Dolbee, Current Planning Manager PLANNING DIVISION WAIVEr<. OF SUBMITTAL REQUI~EMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Plat Name Reservation. Preapplication Meeting Summary • Public Works Approval Letter 2 Rehabilitation Plan 4 Screening Detail. Shoreline Tracking Worksheet 4 Site Plan 2 AND' Stream or Lake Study, Standard. 1M) Stream or Lake Study, Supplemental. Stream or Lake Mitigation Plan 4 Street Profiles, fU Title Report or Plat Certificate 4 ,;, Topography Map 3 1/ ~ J Traffic Study 2 & Tree Cutting/Land Clearing Plan. v Urban Design Regulations Analysis. Utilities Plan, Generalized, Wetlands Mitigation Plan, Final. Wetlands Mitigation Plan, Preliminary 4 Wetlands Report/Delineation 4 VvU Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 'AND3 Map of Existing Site Conditions, AND 3 Map of View Area, AND 3 Photosimulations 'AND 3 : .. . This requirement may be waived by: 1. Pro perty Services 2. Public Works Plan Review 3. Building 4. Planning PROJECT NAME ~ CA lc£.1Tcu:nhoJU:e <"";) DATE: ,/i ~ / IL/ H:\CED\Data\Forms-Templa!es\Self-Help Handouts\Planning\waiverofsubmittalreqs 06109 PLANNING DIVISION WAIVER uF SUBMITTAL REQUIREIVIENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: . BY: BY: Calculations, Colored Maps for Display 4 tGP Construction Mitigation Description 2 AND' Deed of Right-of-Way Dedication Density Worksheet, Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 AND' Environmental Checklist 4 Existing Covenants (Recorded Copy) , ... Existing Easements (Recorded Copy) , Flood Hazard Data, LtV . Floor Plans 3 AND 4 Geotechnical Report 2 AND 3 Grading Plan, Conceptual 2 Grading Plan, Detailed 2 Habitat Data Report 4 ItO Improvement Deferral 2 Irrigation Plan 4 King County Assessor's Map Indicating Site, Landscape Plan, Conceptual, Landscape Plan, Detailed 4 Legal Description, Map of Existing Site Conditions, Master Application Form 4 Monument cards (one per monument) , Neighborhood Detail Map 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) , Post Office Approval 2 . This requirement may be waived by: 1. Property Services 2. Public Works Plan Review PROJECT NAME: -"C~::.!....=a=tru7' +·---.......,1 c=w",-0iLh,,-,of!,.:....:.1e-=-S __ DATE: ----l..,1 /f-!-I ~--'-'1T11----'-'<'15'----___ _ 3. Building 4. Planning H:\CEO\Data\Forms-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs 06/09 11; -00t111 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME:~~;;.Vl L...\...~ 17l-~~-e-y rrowNt1o~; ADDRESS: 'Z2~?? tD(/~ p( S~ CITY: tz,et(~ ZIP Q'(OO1 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: bbt H;O~ Ave5, ~~ 'HOr?~? A.~:;, TELEPHONE NUMBER: It"V?_'7 o 3 -l'?7 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 7.-'1 (.,'310 --(":>610 APPLICANT (if other than owner) L-q C::. ~ '1 (::7 .-00 Ij EXISTING LAND USE(S): NAME: -;;'f" PROPOSED LAND USE(S): COMPANY (if applicable): l'iuLti -rnwl.:.-/ ADDRESS: ~MPREHENSIVE PLAN MAP DESIGNATION: . T ,)-.. /, -L: ,-' / PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) TELEPHONE NUMBER: ~STING ZONING: 1-1-1 CONTACT PERSON PROPOSED ZONING (if applicable): NAME: -i3M tL,f bJC\:lWA~ SITE AREA (in square feet): Q,0 00 C), L"L AC~ COMPANY (if applicable): ~~~ S~~J FOOTAGE OF PUBLIC ROADWAYS TO BE DEDIC TED: t::::, ADDRESS: I \ b 7 }f}t,W' ~ ~Ol~ SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: Cs, 777,7 CITY.f;cll~ ZIP: ~y., / PRoplisED RESIDErtA,h DENSITY IN UNITS PER NET ACRE (if/~Iicable) . '~j[el~ vw'~r;:"-~ ~7 Dv ~G(e : ~ ~n,'-/'~~' l,c',,;,, r, TELEPHONE NUMBER AND EMAIL ADDRESS: L{nJ] -Lt'1'S-42-1 '8 ~ll-(6~WlG \'AP4 .+eL:t-7 LOY11 NUMBER OF PROPOSED LOTS (if appficable) 5 NUMBER OF NEW DWELLING UNITS (if applicable): S Macintosh HD:Users:emily:Downloads:masterapp-3.doc , I ' 03/11 ;"" PROv_CTINFORMAT~IO~N~~(lc~o~n~ti~n~u~ __ ~,) ______________ -, NUMBER OF EXISTING DWELLING UNITS (if applicable): 1--- SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): to 0 -z...." b I I SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): t/A SQUARE FOOTAGE OF PROP~D NO~-RESIDENTIAL BUILDINGS (if applicable): f' SQUARE FOOTAGE OF EXISTING NON~DENTIAL BUILDINGS TO REMAIN (~applicable): NET FLOOR AREA f: rON-RESIDENTIAL BUILDINGS (if applicable): '/; PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFIER PROTECTION AREA ONE o AQUIFIER PROTECTION AREA TWO o FLOOD HAZARD AREA ___ sq. fl. o GEOLOGIC HAZARD ___ sq. fl. o HABITAT CONSERVATION ___ sq. fl. o SHORELINE STREAMS & LAKES ___ sq. fl. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): o WETLANDS ___ sq. fl. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION __ , TOWNSHIP __ , RANGE __ , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON L.VA-cq-054 -LL..!I AFFIDAVIT OF OWNERSHIP I, (Print Name/s) phiL=( We.-tfWI1 v~ ,declare under penalty of per jUlY underth~aws of the State of Washington that I am (please check one) __ the current owner of the property involved in this application or _V_ t tlhe authorized representative to act for a corporation (p ase attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith respects true and correct to the best of my knowledge and belief. 1J.f;L -'\,-'lP \?7 STATE OF WASHINGTON) ) SS COUNTY OF KING ) -------------------- Signature of Owner/Representative Notlry PubliC State of Washington BENJAMIN B WICK Date My Appointment expire. Feb 1 3. ~017 I certify that I know or have satisfactory evidence that BMII.-"1 Jl,lALif""At..-~ signed this instrument and acknowledge it to be hislheritheir free and voluntary act for the uses and purpose mentioned in the instrument. ......... _____ ................. ~ Dated Notary a~hington , Notary (Print): __ b_'e>J __ .'>_A-<'n __ ,_,,-, __ '~_._W_1k _______ _ l=--A. I'). LUI+-My appointment expires: ___ -='-='-'-""_-'--'-1-__________ _ Macintosh HD:Users:emily:Downloads:masterapp-3.doc - 2 -03/11 • PREAPPLICATION MEETING FOR Blakey Townhouses 604 and 608 Morris Ave S PRE 13-001207 CITY OF RENTON Department of Community & Economic Development Planning Division September 26, 2013 Contact Information: Planner: Elizabeth Higgins, 425.430.6581 Public Works Plan Reviewer: Jan lilian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMIV1UNITY AND ECONOMIC DEVELlJr MENT DATE: TO: FROM: SUBJECT: MEMORANDUM 9/26/2013 Pre-Application File No. PRE13-001207 Elizabeth Higgins, Senior Planner (Blake y Town Homes) . 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 on September 26, 2013. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.ge, 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 $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The proposed project site is located on the east side of Morris Ave S, between S 6th and 7th Streets. The site, consisting oftwo tax parcels (296390-0010 and 296390-0011), is approximately 9,600 sf (0.22 acre). The project proposal is to subdivide the property into S fee-simple lots suitable for residential development (townhouses). Current Use: The land is currently developed with two single-family residential structures built in 1923 and 1933, a shed, and a garage. Zoning: The property has a Comprehensive Plan land use designation of Urban Center -Downtown (UC-D) and is zoned Residential Multi-family Traditional (RM-T). Access: The townhouses would be sited on the south portion of the site, with an access road connecting Morris Ave S with the alley abutting on the east side of the property. Development Standards: The project is subject to RMC 4-2-110A, "Development Standards for Residential Zoning Designations" as follows: Density -The minimum density required is 14 dwelling units per net acre (du/a). The maximum density allowed is 35 du/a. In order to calculate the proposed density of the project, the area ofthe access easement must be known. Based on a gross site area of 0.22 a (net area not provided), the proposed density for a 5 unit development would be 22.73 du/a, which is above the minimum and below the maximum required density. Lot Dimensions -There is no minimum lot size, but minimum lot width is 14 feet and the minimum depth 65 feet. Page 1 of 3 Setbacks -Setback requirements in the PAzone are as follows: minimum front yard,S f ninimum side yard, 3 feet on the unattached side and O"!!!l'the attached side; minimum side yard along a ,deet, 10 feet; minimum rear yard, 5 feet. The proposed project would met setback requirements. Building Height-The maximum building height allowed Is 35 feet. Maximum Building Coverage -The maximum amount of sulface covered by buildings allowed in the RM-T zone Is 75 percent. Impervious Sulface Area -The maximum amount of impervious sulface allowed in the RM-T zone is 85 percent. Design Standards -Urban Design Regulations (RMC 4-3-100) as they pertain to District '8' are applicable In the RM-T zone at this location(attached).·· landscaping -The development standards require that all perllious areas within the property bounda-ries be landscaped. Therefore, aUar"as ofthe site""t covered by structures, reqlliredparklng,attess,anif .'. , ... circulation, and/or patios, must be landscaped with native, drought-resistant vegetative cover. A landscape plan has been prepared for the project. Refer to landscape regulations (RMC 4-4-070, "Landscaping," attached) for additional general and specific landscape requirements. Screening of Mechanical Equipment -Standards pertaintng to screening of mechanLcal equipment and outdoor service and storage areas apply as per RMC 4-4-095, "Screening and Storage Height/location limitations," attached. Screening of Recyclables and Refuse -On-site refuse and recyclables deposit areas and collection points are regulated by RMC 4-4-090, "Refuse and Recyclable Standards," attached. Screening of Utility Boxes -Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. The landscape plan and utility plans should be coordinated in this regard. Dumpster/TrashjRecyciing Collection Area -Trash and recycling shall be located so that they are easily accessible to residents. They shall also be invisible to the general public. The following are required (see also RMC 4-4-090, attached): 1. Trash and recycling containers shall be located so that they have minimal impact on residents and the,r neighbors and so that they are not visible to the general pubHc; and 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. Parking -Access to the project must be from the existing alley. The minimum aryd maximum requirement for parking is 1.6 spaces per 3 bedroom or larger dwelling unit; 1.4 per 2 bedroom unit; 1.0 per 1 bedroom or studio dwelling unit (see RMC 4-4-080, "Parking, loading, and Driveway Regulations"). Signs -Development signage is regulated by RMC 4-4-100, "Sign Regulations." Critical Areas: Based on City of Renton Critical Area mapping, there are no known critical areas present. The responsibility for identifying critical areas lies with the project proponent. Page 2 of 3 Environmental Review: Short plats are not 5 :t to environmental review by the City of Ren Environmental Review Committee unless crit ____ areas are present on or near the site. Permit Requirements: The project would require a Short Plat approval (see attachment), which is a land use review process requiring an decision by the Department of Community and Economic Development Administrator. fees: The Short Plat application fee (preliminary and final phases) is $1,400. There is a 3 percent technology fee ($21) at the time of land use application. Detailed information regarding the land use application submittal requirements (and waivers of reqUirements) is provided in the attached handouts. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Impact fees are calculated at the time of building permit application and payable prior to building permit issuance. The fees, for each new townhouse unit, as of the date of this memorandum are listed below, with the City Council-approved increase effective January 1, 2014: Fee 2013 2014 Transportation $435.75 $789.44 Park $354.51 $649.62 Eire $388.00 $418.42 Renton School District $1,308.00 Not known Credit would be given equal to the number of existing, addressed residential dwellings on the property (2). Note: When the formal application materials are complete, the applicant needs to make an appointment to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Expiration: Upon approval, short plats are valid for two years with a possible one year extension. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM September 24, 2013 Elizabeth Higgins, Planner Jan lilian, Plan Review rrR- Blakely Townhomes Short Plat 604 -Morris Ave Sout!! PRE13-Q01207 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by . City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by the City of Renton. There is a 12-inch ductile iron water main in Morris Ave South and a 6-inch water main N. 6th Street. Available fire flow at the 12-inch main in Morris Ave S. exceeds 4,000 gpm. The proposed project is located in the 196-water pressure zone and is outside an Aquifer Protection Zone. Static pressure in the area is approximately 70 psi. 2. Extension of a water main will be required onsite. 3. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of all structures. There are fire hydrants in the vicinity that may be counted towards the fire protection ofthis project, but is subject to verification for being within 300 feet of the nearest corner of all bUildings. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. 4. Existing hydrant(s) counted as fire protection will be required to be retrofitted with a S" quick disconnect storz fitting if not already in place. 5. System development fee for water is based on the size of the new domestic water meterthat will serve the new townhomes on each new lot. Fee for %-inch or 1-inch water meter install is $2,523.00. Credit will be given for the 3/4-inch domestic water serving the existing home. 6. Fee for a %-inch meter installed by the City is $2,668.00. Fee for a 1-inch meter installed by the City is $2,870.0D. BI,kelyTownhomes -PRE13-QO 1 Page 2 of 3 September 24. 2013 7. If the buildings exceeds 30 feet in height, a backflow device to be installed on the domestic water meter(s). Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Morris Ave South. 2. Extension of a sewer main will be required onsite. 3. System development fee for sewer is based on the size of the new domestic water to serve the townhome on each new lot. Sewer fee for a %-inch or 1-inch meter install is $1,812.00. Credit will be given to the existing home if it is connected to sewer. Storm Drainage LThere is adr"inageconveyailce system in Morris Aile South. -',---"','-, ~ ..... _._",,--"'"'""'-""'" 2. A drainage plan and drainage reportwill be required with the site plan application. The report shall comply with the City adopted 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 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 Flow Control Duration Standard, Existing Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP opt.ions with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 4. Surface water system development fee is $1,120.00 for each new lot. Credit will be given to the existing home. S. 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 Morris Ave South fronting the site is 60 feet. Morris Ave is claSSified as a residential access street. To meet the City's complete street standards, street improvements including a pavement width of 26 feet, curb, gutter, an 8-foot planter strip, 5-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. To build this street section, no dedication of right-of-way will be required. Street section for Morris Ave South will be a 53-foot right-of-way. 2. Existing right-of-way width in the alley is 15 feet. 3. Payment of transportation impact fees is applicable at the time of issuance of the building permit. The current rate is $ 435.75 per condominium unit. The impact fee for this type of land use will increase on JanU<lryl, 2014, to $ 789.44 for condominiums. The transportation impact fee that is current at the time of building permitissuance will be applicable. Credit will be given to existing residences. 4. Street lighting is required along Morris Ave South to meet City standards 5. The maximum width of a single loaded garage driveway shall not exceed nine feet (9') and a double- loaded garage driveway shall not exceed sixteen feet (16'). H:\CED\Planning\Current Planning\PREAPPS\13-Q01207.Elizabeth\Plan Review Comments PRE13-001207.doc 81akelyTownhomes -PR[13-DO 1207 Page 3 of3 September 24, 2013 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, side sewer connection and storm water connection. 3. Water service, sewer stub, and a drainage flow control BMP is required to be provided to the new lot prior to recording of the short plat. H:\CED\Plannlng\Current Planning\PREAPPS\13-OO1207.Elizabeth\Plan Review Comments PRE13-001207.doc LIJ. ~HFIELD ENGINEERIr-..u Civil Engineering & Development Services 12840 81" Avenue NE, Kirkland, WA 98034 lel425-821-5038 fax 425-821-5739 kaJilchfield@frontier,com December 10, 2013 City of Renton Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057 Attention: Subject: Jennifer Henning Modification Request: Frontage Road Improvements Blakey Townhomes City of Renton File No,: PRE13-001207 Dear Ms. Henning: I have prepared this letter in support of a modification request for the Blakey Townhome project. The proposed project is 5 town homes located at 604 and 608 Morris Avenue South. In response to the City's recent preapplication review comments, I am requesting a modification from the City of Renton Code 4-6-060 Street Standards. The following was your comment regarding Transportation/Street elements of the project: "Existing right-oJ-way width in Morris Ave Sauth fronting the site is 60 feet. Morris Ave is classified as a residential access street. To meet the City's complete street standards, street improvements including a pavement width of 26 feet, curb, gutter, an B-foot planter strip, 5- 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. To build this street section, no dedication of right-of- way will be required. Street section for Morris Avenue South will be a 53-foot right-of-way" Please note that the existing street section consists of approximately 35 feet of asphalt pavement, concrete vertical curb and gutter, 3.5 foot planter strip, and 6 foot sidewalk. This existing road section of Morris Avenue South is consistent to the north to Houser Way South and to the south to South i h Street. Given the width from curb to curb, on-site parking is provided while maintaining sufficient remaining pavement width for two cars to pass by one other. I have provided photographs ofthe street corridorfor your review and consideration. To provide the suggested road section would require transitions at the north and south project boundaries. The transition would be approximately 4' and would provide additional width to construct the combined 13' wide planter strip and sidewalk. However the drawback is that this project would be the only property on Morris Street with a decreased road section. Jennifer Henning -City of R_ ... on Page 2 December 10, 2013 I respectfully request that the City reconsider the road section being required for this multi· family project. I am hopeful that the above discussion will be sufficient for the City to complete its' review. If you should have any questions, or need additional information, please do not hesitate to call me. I thank you in advance for the time that you have committed to this project. Sincerely, Litchfield Engineering Keith A. Litchfield, P.E. Principal Engineer Copy: Elizabeth Higgins Jan lilian Emily Buchwalter Attachments: Morris Street South Photographs Photograph Plate 1: Looking east to the project site, Photograph Plate 2: Standing in front of the project site looking north, Photograph 3: Standing in front of the project site looking south, RESID N IAL USE RESIDEN I L USE S. SIXTH ST. 51 irE o /'\ RESIDENTIAL USE ,.. rz;~ (" \:.J rr\)V ( to RESIDE~T AL USE S. SEVENTH ST. COMMERCIAL USE NEIGHBORHOOD DETAIL MAP ~1·_IOO..(1 604 MORRIS AVE. S. ~ w w l!:! z ~ co -w !2 1M CD ZONING MAP BOOK PLANNING· TECHNICAL SERVICES PRINTED DATE: 10I02I2013 T1ia docu""r1; ill • Vllpllic NpIHInbltion, nd; 1JI..na.d to ISUIvey _1f1/,.,d ill btl_ on III, bell: itonnlllbn ....... dIM ddt n.n. Ttilll\lllie intInDd III' City chplly lIUPOM.on~ CDnmuIity 8& I5conontK: Development -t,1,"OII!Ir" ....................... ~ -...... ---'ltitfi1:ru.lE; • E4W 08 T23N R5E W 112 G4W20 T23N R5E W 112 \ , . "' .. ~ ... RC 840 Feet ------1:9,390 F4W 17T23N R5E W 112 Page35ofBO aty Limb CJ (COR) Galrm&rQalIOft:elR-.lden1lal D{Roo4) 1WIidtn1ll14dUilc C'J"'HTON OiC'll"''''''..... 01"-8)-' ...... Q Pcltential Ameutian Ara 0 ~H) InI1iIlrtlJ H...,. CJ (ReI RliIl:Uat ConuNatIDn ZonIng D.IIlJnatIon c:J ~L) InduIb1al LJ;II c::J (RM-F) RIfIIIdentIIII ""lI-F ... ., CJ (CA) Q)m1l'lMilJ Ar1IrIaI CJ OM) InduCial MtcIum c:J (RW-1J ReIi. ~~ Trlldllmll CJ(CD)c.ntarDownklwn c::JlR-1) Ralid1lrtla11du/ac D(RfMJ)Rfti. MUll-fnlyttbM c.nw CJ (eN) CorrunRiI tt.l;/VIOItIoad C](R'10} RllldBntlll11J&1a: c::J(RIIiJ RaIiOriaI MIrvfadurad tiD .. CJ (CO) CommIrcial Ofb CJ (R-U) RNIcI&ntlll14dt1Jc t::l (UC-Nt) LhtI., Cellla' Ncir111 c:J (lICN2) lktI., 0.,. NtI'Ih 2 N t R4E W 112 i . 543515435 5436115436 C7E caw. caE 35 T2<I~ 36 T20IN 36 T24N R5H 112 "RfiE W 1/2 RSE E 11'2 o"u ... 5~!Q215302 5301 i 5301 Q~ g~ R5EWlf2 5308 5308 5309 5309 5310 5310 531115311 E4W E4E E5W E5E E6W E6E E7E IlBT23N OSTZ!N 09T23N 09T23N r lDT23N 10T23N 11123M RSE W 1/2 RSEe 112 RSE W 112 RSH 112 I RSE W 112 ! RSE E 112 R5E E 11'2 1 19531915320 53205321 1,."", .. 1 G3E ,G4W G4E G5W 19 T23N 2C T23N 31 T23N 21 T23N 4326 4·3: 26. H1W H1E 2fI T23H 26 TZlN R4E W 112 R4E E 1/2 4335,433:51;1~~fOl[! 11W " TZl' R4EWll2 I 4202·4202 . J1W J1E I Residential o (RC) ResoUrce Conservation o (R-1)~ntlaI1!IJlac o (R-4) Residontial4dulac o (R-8) Residontial B<illac o (R-10) Residontial10duloc o (R-14) R .. ~ontiaI14du/ac o (RM-F) Res~ntial MuliI-Faml~ o (RM-T) Res MuW-Famlly TllIdllionai o (RM-U) Res MUti-FamI~ U1ban Conter o (RMH) Roo Manu_ Homos RSE E 112 RSE W 112 R5f E 112 R5E W 112 Mixed Use Centers o (CV) Conter Vlnago o (CD) Conter Down_ o (UC-N1) Urban Conter North 1 o (UC-N2) Urban Conter North 2 Commercial o (CA) Cormon:ial Arterial o (CN) COIT'f11O!OiaI Neighborhood o (CO) Corm"';'l Office o (COR) CommorcialiOfficalResidenlia1 Industrial o ~L)lndu.trlal Ughl o ~M) Industrial ModlLln o (IH) Induslrial Hoavy PAGE INDEX Page Number • DENSITY WORKSHEET City 01 Renton Development services DlvlslBIi 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. q (."GX7 7 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" Private access easements" Critical Areas' Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: ~~t?~ ___ square feet l.. ~,-<) square feet I Q square feet 2. 1... ezz..? square feet 1 3. Co;7 -77, 5 square feet I 4. 0 .. l 55 (P acres 5. _~S~ __ unitsllots 6. Divide line 5 by line 4 for net density: = dwelling units/acre 'Crltical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded . •• Alleys (public or private) do not have to be excluded. R:IPWIDEVSERVlFonnslPlanningldensity.doc Last updated: 11/0812004 1 From: Emily Buchwatter emily@mediciarchitects.com Subject: Blakey Town homes Narrative Date: December 5,2013 at 11 :10 PM To: Emily Buchwalter em1!y@mediciarchitects,com December 5, 2013 RE: Project Narrative -Name: Blakey Town Homes -Lot Size: 9597,5 SF -Address: 604 and 608 Morris Ave, S, Land Use Permits required for Proposed Project : -Zoning for these lots is RMT like the adjacent properties, Fourteen units per net acre are allowed, -The current use of this site is a single family residence with a cottage at 608 Morris Ave, S, and a single family house at 604 Morris Ave, S, -There are no special site features as tt is a ltat lot. -We have a geotechnical engineering study performad December 7, 2006, Based on the boring resuits, tt appears the site is underlain by apprOximately 28 feet of loose to very loose, wet, sandy, silts overlying medium dense sand and gravel. -The proposed use of the property Is for five, fee simple town homes, -For this site we propose to divide tt into five lots. Lot 1 will be 2,401 sl. Lot 2 will be 1,735 SF, Lot 3 will be 1,735 SF. Lot 4 will be 1,735 SF. Lot 5 will be 1,995 sf. -Access to all of the town homes will be off of the alley behind Morris Ave, S, to the East, -There are no off site improvements proposed, -The total estimate construotion cost can not be determined until a builder buys the project, -The estimated sell price for the land and the architectural design shall be $304,000,00, -We estimated 24 inches of excavation at the building footprint and 12 inches at the driveway and lanes. The excavated soil will be replaces wtth struotural fill material. -There are no existing trees to be maintained, There is an existing Holly tree to be removed as tt is located within the drive aisle to lot 1, -There is no land to be dedicated to the ctty. -There is a proposed job shack to be located off the alley and be on the property during construction. -No existing struotures on these lots or the adjacent properties have views that will be obstructed, Emily Dovey BuchwaIter, AlA Principal An::bitect MEDICI ARCHITECTS 11671 S,E, 1st Stree~ Suite 302 Bellevue, WA 98005 Tel: 425,453,9298 Cell: 425,503,9733 Fax: 425,452,8448 www·mesJ jS'[Qbitec1s·corn City of Renton TREE RETENTION WORKSHEET trees over diameter on 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 Trees in proposed public streets Trees in proposed private access easementsltracts Trees in critical areas3 and buffers Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 3. ____ trees ____ trees ____ trees ____ trees __ ~o~ __ trees __ --'0==--__ trees 4. Next, to determine the number of trees that must be retained4 , multiply line 3 by: 0.3 in zones Re, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. __ .!OO~ __ trees 5. List the number of 6" or larger trees that you are proposingS to retain4 : 5. 0 trees 6. Subtract line 5 from line 4 for trees to be replaced: 6. __ ..JQz-__ trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply lIne 6 by 12" for number of required replacement inches: 7. ______ inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. ______ inches 9. Divide line 7 by line 8 for number of replacement trees6 : per tree (if remainder is .5 or greater, round up to the next whole number) .. Measured at chest height. 9. _____ trees ,. Dead, diseased or dangerous trees must be oertlfled as such by a forester, registered landscape arch~ect, or oertified arborist, and approved by the C~. ,. Crnical Ateas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4·3-050 of the Renton Municipal Code (RMC) . •. Count only those trees to be retained outside of crnical areas and buffers. 5. The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a •. Inches of street trees, inches of trees added to critical areaslbuflers, and Inches of trees retained on s~e that are less than 6" but are greater than 2" can be used to meet the tree replaoement requirement. Macintosh HD:Users:emily:Downloads:TreeRetentionWorksheet.doc 12108 Prepared By: LITL,dFIELD ENG INEERL., J- Civil Engineering & Development Services STORM DRAINAGE REPORT for BLAKEY TOWNHOMES Prepared for: Emily Buchwalter Medici Architects 11671 SE 1st Street, Suite 302 Bellevue, WA 98005 425-453-9298 Keith A. Litchfield, P.E. Date Issued: December 5,2013 12840 81 ST AVENUE NE. KIRKLAND, WA98034 PH 425-821-5038 FAX 425-821'5739 Contents SECTION 1: Project Overview ...................................................................................... 1 SECTION 2: Core and Special Requirements ............................................................. 5 SECTION 3: Discharge at Natural Location ................................................................ 5 SECTION 4: Offsite Analysis ........................................................................................ 5 SECTION 5: Flow Control ............................................................................................. 6 SECTION 6: Conveyance System ................................................................................ 7 SECTION 7: ESC Analysis and Design ........................................................................ 7 SECTION 8: Maintenance and Operations .................................................................. 7 SECTION 9: Financial Guarantees & Liability ............................................................. 8 SECTION 10: Water Quality .......................................................................................... 8 SECTION 11: Other Adopted Requirements ............................................................... 8 SECTION 12: Floodplain/Floodway Delineation ......................................................... 8 SECTION 13: Flood Protection Facilities .................................................................... 8 SECTION 14: Source Control ....................................................................................... 8 SECTION 15: Oil Control ............................................................................................... 8 SECTION 16: Aquifer Protection Area ......................................................................... 8 Appendix Geotechnical Engineering Study by Geotech Consultants Inc., dated January 15,2007 SECTION 1: Project Overview This Technical Information Report is submitted in support of the Blakey Townhome project (PRE13-001207). The project will create 5 fee-simple building lots from two tax parcels (296390-0010 and -0011) located at 604 & 604.5 (a.k.a. 604 and 608) Morris Ave South. The site totals about 9,600 sq. ft. (0.22 ac) and currently contains a single family home, shed and garage, all to be demolished. Proposed construction includes five town homes with attendant parking and utilities. Drainage design complies with the 2009 King County Surface Water Design Manual (KC SWDM) and the 2009 Renton Amendments to it (Renton SWDM). The site is zoned Residential Multifamily Traditional and is located on the east side of Morris Ave S. between S 6th St and S ]'h 5t, in a fully developed residential neighborhood. The site is 120 ft. deep by 80 ft. wide and very flat. Access to the new town homes will be from an existing alley to the east; there will be no access from Morris Ave. A preliminary condition for the project was specified to improve Morris Street to City's street standards. This would include a pavement width of 26 feet, curb, gutter, an 8-foot planter strip, and 5-foot sidewalk. A departure from this requirement has been prepared and submitted to the City of Renton. The departure is based on the fact that the existing street section consists of approXimate Iy 35 feet of asphalt pavement, concrete vertical curb and gutter, 3.5 foot planter strip, and 6 foot sidewalk. This existing road section is consistent to the north to Houser Way South and to the south to South 7th Street. Given the width from curb to curb, on-site parking is provided while maintaining sufficient remaining pavement width for two cars to pass by one other. A decision on the departure request is pending. Sewer and water mains will be extended from Morris Ave onto the site. The project is exempt from providing formal flow control and water quality treatment facilities, but will utilize permeable pavement as a flow control BMP. The project geotechnical report (Geotechnical Engineering Study -Proposed Townhomes, 604 Morris Ave; Geotech Consultants; June 15, 2007; submitted under separate cover) indicates site soils are loose, sandy silts with a winter groundwater depth of 5 feet beneath existing grade. Pin piles may be required to support the proposed town homes. On-site stormwater infiltration is not feasible. 1 i ""~"""'...--~ j-,...,...----" ~ i --~ "'-'<'·'-'---4 I -~-,--<t ~~.-... ---~",.-".".,-~ Vicinity Map ...... 2 EXISTING SITE Total site area Roofs Pavement, hardscape Lawn, landscaping KCRTS areas, landcovers: 0.0755 ac IMP 0.1449 acTG 9,S98 sq. ft. 2,424 sq. ft. 863 sq. ft. 6,311 sq. ft. 3 DEVELOPED SITE Total site area Roofs Hardscape Permeable pavement (parking area) Lawn, landscaping M • 9,598 sq. ft. 4,870 sq. ft. 793 sq. ft. 2,188 sq. ft. 1,747 sq. ft. • • , , , " , , L _______ Ii " UNIT 5 ,'~;.o. .. "iC,_~ ,000070:.I' KCRTS areas, land cover (permeable pavement = 1094 sq. ft. IMP,1094 sq. ft. TG) 0.1551 aclMP 0.0652 acTG 4 SECTION 2: Core and Special Reauirements To obtain preliminary approval with the City of Renton, the relevancy of the 8 core and 6 special requirements per Section 4-6-030 of the Renton Municipal Code (RMC), KCSWDM are required to be addressed: • Core Req. #1-Discharge at natural location • Core Req. #2 -Offsite Analysis • Core Req. #3 -Flow Control • Core Req. #4 -Conveyance System • Core Req. #S -Erosion & Sediment Control. • Core Req. #6 -Maintenance and Operations • Core Req. #7 -Financial Guarantees & Liability • Core Req. #8 -Water Quality • Special Req. #1-Other Adopted Requirements • Special Req. #2 -Floodplain/Floodway Delineation • Special Req. #3 -Flood Protection Facilities • Special Req. #4 -Source Control • Special Req. #S -Oil Control • Special Req. #6 -Aquifer Protection Area SECTION 3: Discharge at Natural Location The parcel is essentially flat with no appreciable slope in any direction. There are no conveyance systems on-site or in the alley; there is a piped conveyance system in Morris Ave, to which developed site runoff will be tightlined. SECTION 4: Offsite Analysis The proposed project is in an older neighborhood (say 1940s) of detached single family homes. It is completely built out with full street improvements and utilities. Stormwater is conveyed away from the neighborhood in a system of catch basins, manholes and pipes and discharges some 1.3 miles to the west along S 7th St to the Black River Riparian Area. The tributary basin is some 120 ac of high density, older development (no stormwater controls) at the point where the conveyance system intersects S 7th St, about l' mile downstream of the site. The net increase in impervious surface due to the proposed project (3,970 sq. ft.) will not add appreciable flows considering size of the tributary basin. 5 SECTION 5: Flow Control The project is within the Peak Rate Flow Control Standard (existing site conditions) area, adds 7,851 sq. ft. of new plus replaced impervious area and is subject to full drainage review. However, Exception 2 in Renton SWDM Section 1.2.3.1 Flow Control (p. 1-34) applies to the proposal and formal flow control facilities are not required. Exception 2 states in part • ... the facility requirement is waived ... for any threshold discharge area in which the target surfaces .... generate no more than a 0.1 cfs increase in the eXisting site conditions 100-year peak flow." The project generates a 0.021 cfs increase as follOWS: Existi ng site (0.0755 ac IMP, 0.1449 ac TG) a.,.oo = 0.066 cfs Developed site (0.1551 ac IMP, 0.0652 ac TG) a.,.oo = 0.087 cfs 0.087 -0.066 = 0.021 cfs increase, < 0.1 cfs (see KCRTS output, following) King County Runof f TimB Series Program. Version 6.00 All files viiI be read/written in the Vorking Directory Vorking Directory:C:,kc_svda'Output'Blakey Tovnhomes I(CRrS eo"",and CREATE a new Tiae Series Production of Runoff Time Series Project Location Sea-Tae Computing Series existing.tsf Regional Scale Factor 1.00 Da ta Type : \leduced Creating Hourly Tiae Series File loading Tiae Series File:C:'I(C_SiDH~e_DATA~TTG60R.rnf 8 Till Grass 0.14 acres Scaling Yr: 8 Loading Tiae Series File:C:'KC_SiDH,I(C_DAT1~TEI60R.rnf 8 I.pervious 0,08 acres Adding Yr: 8 Total Area: 0.22 acres Peak Discharge: 0.066 eFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:existing.tsf 8 Time Series Co1lLputed 6 KCRTS COllmand CREATE a new Time Series Production of Runoff Time Series Proiect Location : Sea-Tac Coaputing Series: proposeci.tsf Regional Scale Factor 1.00 Data Type : Reduced :reating Hourlv Tiae Series File Loading Tiae Series File:C:,KC_SWDM'KC_DATA'STTG60R.rnf 8 Till Grass 0.07 acres Scaling Yr: 8 Loading Tiae Series File:C:'KC_SWD~KC_DATA'STEI60R.rnf 8 I.pervious 0.16 acres Adding Yr: 8 Total Area: 0.22 acres Peak Discharge: 0.087 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:proposed.tsf 8 Ti_e Series eoaputed Flow Control BMPs -The KC SWDM requires all projects to provide supplemental flow control BMPs. This project is considered a "small lot" (less than 22,000 sq. ft. lot area) per KC SWDM Section 5.2.1.1 (p. S-6). Full dispersion BMPs are infeasible due to lot size and soils will not support full infiltration. Permeable pavement is therefore proposed to satisfy the flow control BMP requirement. Section 5.2.1.1 requires the BMP (permeable pavement) be used on an impervious surface area equal to 10% of the site area, or 959 sq. ft., and the proposed area of permeable pavement is 2,188 sq. ft. A perforated downspout connection is also included in the downspout leader system. SECTION 6: Conveyance System The proposed on-site drainage conveyance system consists of a series of catch basins connected with 6" pipe. The KCRTS 15 min 100-year peak flow is 0.12 cfs; the capacity of 6" PVC pipe at 1% is 0.65 cfs. SECTION 7: ESC Analysis and Oesisn The site is very small and potential for either on-site erOSion or off-site sedimentation is limited. Proposed ESC facilities include silt fencing (if necessary), rock construction entrance (if necessary), and catch basin filter inserts. SECTION 8: Maintenance and Operations Given the scope of the project, a formal stormwater control system is not required. The stormwater system, catch basins, pipes and site pavement areas will be privately maintained. 7 .. SECTION 9: Financial Guarantees & Liability Financial Guarantee & Liability commitments between the property developer and the City of Renton will be established at the time of permit issuance. SECTION 10: Water Quality Water quality treatment is not required since the proposed PGIS area is 2,188 sq. ft., below the 5,000 sq. ft. threshold set in KC SWDM Section 1.2.8 (p. 1-65). SECTION 11: Other Adopted Requirements A review of the Renton SWDM was performed and no additional requirements were noted. SECTION 12: Floodplain/Floodway Delineation Nt A -Not within a mapped FEMA floodplain. SECTION 13: Flood Protection Facilities NtA -Not proposing flood protection facilities. SECTION 14: Source Control N/A -The project does not require a commercial site development permit. SECTION 15: Oil Control Nt A -This is not a "high use" site. SECTION 16: Aquifer Protection Area N/ A -While the project is mapped within the Cedar Valley Sole Source Aquifer area and a Five Year Wellfield capture lone, it is not within an Aquifer Protection Area 8 APPENDIX 9 GEOTECH CONSULTANTS, INC. RenDev One, LLC 2233 102nd Place Southeast Bellevue, Washington 98004 Attention: Emily Buchwalter 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747·5618 FAX (425) 747·8561 January 15, 2007 IN 06428 Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Townhomes 604 Morris Avenue Renton, Washington Dear Ms. Buchwalter: via facsimile: (425) 452-8448 We are pleased to present this geotechnical engineering report for the proposed construction of the town home development at 604 Morris Avenue in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwor1< and design criteria for foundations and retaining walls. This wor1< was authorized by your acceptance of our proposal, dated December 7,2006. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. Respectfully submitted, GEOTECH CONSULTANTS, INC. ?9tCPY James H. Strange, Jr., P.E. Geotechnical Project Manager JHS: alt GEOTECH CONSULTANTS. INC. GEOTECHNICAL ENGINEERING STUDY Proposed Townhomes 604 Morris Avenue Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for a proposed new townhome project to be located at 604 Morris Avenue in Renton, Washington. An existing one-and-a-half-story, wood-framed house and a detached cottage and garage exist on the subject property; we understand these structures will be demolished and five townhome units constructed. Based on preliminary sketches provided by Medici Architecture, the buildings would have finished floor elevations near existing grade and would be two to three floors tall. The units would be accessed by a new drive along the northern edge of the site. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDIVONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site. The rectangular site has frontage along Morris Avenue to the west and a similar frontage along an unpaved alley to the east. The property is developed with an old, one-and-a-half story house, a detached cottage, and a detached garage. None of the structures have basements. The site is nearly flat and is vegetated with lawn, ornamental plants, and shrubs. Adjacent properties to the north and south are developed with residential structures similar to the subject site. The adjacent house to the south is over 10 feet from the site, and the adjacent house to the north is about 5 feet from the common line. Many of the older houses in the neighborhood have been modified or remodeled over the years. SUBSURFACE The subsurface conditions were explored by drilling one test boring on December 12, 2006 at the approximate location shown on the Exploration Site Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The boring was drilled using a trailer-mounted hollow stem auger drill. Samples in the boring were taken at 2.5-to 5-foot intervals with a standard penetration sampler. This split-spoon sampler, which has a 2-inch outside diameter, is driven into the soil with a 140-pound hammer falling 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or conSistency. An engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soil encountered. The Test Boring Log is attached as Plates 3 and 4. GEOTECHCONSULTANTS.INC. Ren Dev One, LLC January 15, 2007 Soil Conditions • • IN 06428 Page 2 Based on the results of our boring, it appears that the site is underlain by approximately 28 feet of loose to very loose, wet, sandy silts overlying medium-dense to dense sand and gravel to the maximum explored depth of 50 feet below grade. Groundwater was encountered at 5 feet below grade. Groundwater Conditions Shallow groundwater was encountered at a depth of 5 feet below grade.· The test boring was left open for only a short time period. Therefore, the seepage level in our boring may represent transient water seepage rather than the static groundwater level. Groundwater levels encountered during drilling can be deceptive, because seepage into the boring can be blocked or slowed by the auger itself, particularly if silty soils are being drilled. It should be noted that groundwater levels vary seasonally with rainfall and other factors. We anticipate that groundwater could be found perched in seams within the fill soils and between the looser upper soil and the denser underlying soils .. The final log represents our interpretations of the field log and laboratory tests, if completed, for this project. The stratification lines on the log represent the approximate boundaries between soil types at the exploration location. The actual transition between soil types may be gradual, and subsurface conditions will likely vary away from the exploration location. The log provides specific subsurface information only at the location tested. If a transition in soil type occurred between samples in the boring, the depth of the transition was interpreted. The relative densities and moisture descriptions indicated on the test boring log are interpretive field deSCriptions based on the conditions observed during drilling. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDA T/ONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. We explored the subject site by drilling one test boring. Based on the results of this boring, it appears that the site is underlain by approximately 28 feet of loose to very loose, wet, sandy silts overlying medium-dense to dense sand and gravel to the maximum explored depth of 50 feet below grade. Groundwater was encountered at 5 feet below grade. The main geotechnical concern for redevelopment of the site would be the foundation support in the relatively loose near-surface soils. The proposed town homes may be supported by driven pipe (pin) piles, which will extend through the looser sands into the medium-dense to dense sand and gravel beneath the site. The wet, loose to medium-dense sands would be considered potentially liquefiable in a large earthquake, and the pipe piles will mitigate the risk of seismic liquefaction by extending the building loads through the marginally compact wet soils into the dense silts and sands. Another option for foundation support would be augercast piers, and we can provide design information for augercast piers, if desired. GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 IN 06428 Page 3 Due to the depth of soft soils, there is concern with the support of the building slabs. On-grade slabs would be anticipated to settle over time and all of this settlement would be differential to the level of the house foundation (as it will be pile supported). Slab cracking and downsets would result. Therefore, we recommend that the living space floors be structurally supported on the pipe piles either using a structural slab or a crawispace. If some potential for future slab settlement and cracking is acceptable, the garage slabs may be constructed on grade on a minimum of 12 inches of imported clean crushed rock, but to reduce the magnitude of the cracking in this 'floating' slab, we recommend reinforcing the slab with a minimum of #4 rebar placed at 16-inch centers. If no potential for future cracking of the garage slabs is allowable, we would recommend that the slabs be structurally supported as with the living-space slabs. Temporary cuts should be planned no steeper than a 1.5:1 (HorizontaI:Vertical) inclination due to the loose surficial soils and the groundwater. Excavations that cannot be kept within these parameters will require excavation shoring. The adjacent houses (structures) are likely supported on conventional foundations that bear on compressible soils. As a result, it is likely that they have undergone excessive settlement already. There is always some risk associated with demolition and foundation construction near structures such as this. It is imperative that unshored excavations do not extend below a 2:1 (Horizontal:Vertical) imaginary bearing zone sloping downward from existing footings. Contractors working on the demolition and construction of your home must be cautioned to avoid strong ground vibrations, which could cause additional settlement in the neighboring foundations. During demolition, strong pounding on the ground with the excavator, which is often used to break up debris and concrete, should not occur. Large equipment and vibratory compactors should not be used. The installation of pipe piles will cause some noticeable vibrations, but the piles typically pass through the looser site soils without excessive vibration and on numerous sites where we have observed the pile installation and the vibrations were monitored, the vibrations were found to abate to a "safe structural' level within several feet of the pile. Additionally, in order to protect yourselves from unsubstantiated damage claims from the adjacent owners, 1) the existing condition of the foundation should be documented before starting demolition, and 2) the footings should be monitor~d for vertical movement during the demolition, excavation, and construction process. These are common recommendations for projects located close to existing structures that may bear on loose soil and have already experienced excessive settlement. We can provide additional recommendations for documentation and monitoring of the adjacent structures, if desired. The drainage anellor waterproofing recommendations presented in this report are intended only to prevent active seepage from flOwing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be hanmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Another geotechnical consideration for development of this site is the silty site soils. As they are poorly drained, the silty soils should not be used for backfill directly against walls. Furthenmore, the site soils are not adequate to use as structural fill due to their wet condition and silty nature. GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 IN 06428 Page 4 The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. While site clearing will expose an area of bare soil, the erosion potential on the site is relatively low due to the gentle slope of the ground. All curbs and gutters around the edges of the site should be left in place to avoid surface water from entering the site. We anticipate that a silt fence and a row of hay bales will be needed around the downslope sides of any cleared areas until the excavation. Rocked construction access roads should be extended into the site to reduce the amount of mud carried off the property by trucks and equipment. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site,' development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERA TIONS In accordance with Table 1615.1.1 of the 2003 International Building Code (IBC), the site soil profile within 100 feet of the ground surface is best represented by Soil Profile Type 0 (Stiff Soil Profile). The design criteria presented in this report consider the effects of a one-in-100-years seismic event. The native silty sand/sandy silt site soils that will support the proposed piling are not highly susceptible to seismic liquefaction because of their medium-dense consistency and the overburden solis at that depth. PIPE PILES Three, four, or 6-inch-diameter pipe piles driven with a 650-or 800-or 1,1 OO-pound hydraulic jackhammer to the following final penetration rates may be assigned the follOwing compressive capacities. Note: The refusal criteria indicated in the above table are valid only for pipe piles that are installed using a hydraulic impact hammer carried on leads that alloW the hammer to sit on the top of the pl/e dunng driving. If the piles are installed by altemative methods, such as a vibratory hammer or a hammer that is hard-mounted to the installation machine, numerous load tests to 200 percent of the design capacity would be necessary to substantiata the allowable pile load. The appropriata number of GEOTECH CONSULTANTS. INC. Ren Dev One, LLC January 15, 2007 IN 06428 Page 5 load tests would need to be determined at the time the contractor and installation method are chosen. As a minimum, load tests on 20 percent of the piles is typical where alternative pile instal/ation methods are used. To SUbstantiate the pile loads provided above, we recommend a minimum of two load tests to 200 percent of the design (allowable) load be completed dUring the pile installation at the site. Our engineers should observe the pile installation periodically and the load test on a full-time basis. As a minimum, Schedule 40 pipe (Schedule 80 for 2-inch) should be used. We recommend that corrosion protection, such as galvanizing, be used for the pipe piles. The driving criteria and assumed allowable loads have been reduced from typical values used where dense to very dense native soils are encountered. Since the piles will be driven into a variable stratum of medium-dense to dense soils, the reductions are warranted. If the piles consistently encounter hard driving during construction, and pile load tests indicate acceptable loads can be obtained, some increase in the driving criteria and allowable pile loads may be possible. This will need to be determined at the time .of construction when pile driving can be observed and full-scale load test conducted. Optionally, test piles and load tests could be conducted prior to construction. Based on our boring, we recommend a minimum pile length of 40 feet to achieve embedment into medium-dense to dense, native soils. Our experience with installation of small-diameter pipe piles indicates that it is likely that the piles will be longer than this minimum length. Pile caps and grade beams should. be used to transmit loads to the piles. Isolated pile caps should include a minimum of two piles to reduce the potential for eccentric loads being applied to the piles. Subsequent sections of pipe can be connected with Slip or threaded couplers, or they can be welded together. If slip couplers are used, they should fit snugly into the pipe sections. This may require that shims be used or that beads of welding nux be applied to the outside of the coupler. Lateral loads due to wind or seismic forces may be resisted by passive earth pressure acting on the vertical, embedded portions of the foundation. For this condition, the foundation must be either poured directly against relatively level, undisturbed soil or surrounded by level, structural fill. We recommend using a passive earth pressure of 350 pounds per cubic foot (pet) for this resistance. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate passive value. Due to their small diameter, the lateral capacity of vertical pipe piles is relatively small. However, if lateral resistance in addition to passive soil resistance is required, we recommend drMng battered piles in the same direction as the applied lateral load. The lateral capacity of a battered pile is equal to one-half of the lateral component of the allowable compressive load, with a maximum allowable lateral capacity of 1,000 pounds. The allowable vertical capacity of battered piles does not need to be reduced if the piles are battered steeper than 1:5 (Horizontal:Vertical). PERMANENT FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for permanent walls that restrain backfill: GEOTECH CONSULTANTS. INC. Ren Dev One, LLC January 15, 2007 1-------~ ----------~ -----, , I I' \\{ \ \11 TI I{ , \ \I I I Active Earth Pressure -Level backslope • 40 pet Passive Earth Pressure· 350 pet Soil Unit Weight 1200et Where: (i) pcI is pounds per cubic fool For a restrained wall that cannot deflect at least 0.002 times Its height, a uniform lateral pressure equal to 10 (H) psi should be added to the above active equivalent fluid pressure, where (H) i. height of the wall In feet. 1 I JN 06428 Page 6 The values given above are to be used to design permanent foundation and retaining walls only. It is not appropriate to back-calculate soil strength parameters from the earth pressures and soil unit weights presented in the table. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from comers or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a comer. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid denSity. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall deSign criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill and Waterproofing Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 3 percent silt-or clay-sized particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the NO.4 sieve should be between 25 and 70 percent. The on-site soils are not free-draining. If the native silty sand/sandy silt are used as backfill in the upper slope portions of the building walls, a minimum 18-inch width of free-draining builder's sand or coarse sand and gravel should be placed against the backfilled retaining walls. Free-draining backfill or gravel should be used for the entire width of the backfill where seepage is encountered. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The section entitled General Earthwork and Structural Fill contains GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page 7 recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls or to prevent the formation of mold, mildew, or fungi in interior spaces. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where Mure seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. Waterproofing systems should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. We recommend that you contact a specialty consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. SLABS-ON-GRADE If some risk of slab cracking and settlement can be tolerated, the garage floor may be constructed on grade over a minimum of 12 inches of crushed rock fill. For slabs-on-grade, the subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with additional select, imported structural fill. To reduce the potential for crack separation and slab breakage, we recommend that the slab be reinforced with a minimum of NO.4 rebar placed at 16 inches of center each way. In the living space areas of the house and if no risk of slab cracking is desired in the garage slab, the slabs should be structurally supported on the piling. Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. All interior slabs-on-grade must be underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No.4 sieve) of no more than 10 percent. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below anyon-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders, such as 6-mil plastic sheeting, are typically used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (pst) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where plastic sheeting is used under slabs, joints should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. GEOTECH CONSULTANTS. INC. Ren Dev One, LLC January 15, 2007 IN 06428 Page 8 In the recent past, ACI (Section 4.1.5) recommended that a minimum of 4 inches of well-graded compactable granular material, such as a 5/8 inch minus crushed rock pavement base, should be placed over the vapor retarder or barrier for protection of the retarder or barrier and as a "blotter" to aid in the curing of the concrete slab. Sand was not recommended by ACI for this purpose. However, the use of material over the vapor retarder is controversial as noted in current ACI literature because of the potential that the protection/blotter material can become wet between the time of its placement and the installation of the slab. If the material is wet prior to slab placement, which is always possible in the Puget Sound area, it could cause vapor transmission to occur up through the slab in the future, essentially destroying the purpose of the vapor barrier/retarder. Therefore, if there is a potential that the protection/blotter material will become wet before the slab is installed, ACI now recommends that no protectionlblotter material be used. However, ACI then recommends that, because there is a potential for slab cure due to the loss of the blotter material, joint spacing in the slab be reduced, a low shrinkage concrete mixture be used, and "other measures" (steel reinforcing, etc.) be used. ASTM E-1643-98 "Standard Practice for Installation of Water Vapor Retarders Used in Contact with Earth or Granular Fill Under Concrete Slabs" generally agrees with the recent ACI literature. We recommend that the contractor, the project materials engineer, and the owner discuss these issues and review recent ACI literature and ASTM E-1643 for installation guidelines and guidance on the use of the protectionlblotter material. Our opinion is that with impervious surfaces that all means should be undertaken to reduce water vapor transmission. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Vertical cuts should not be made near property boundaries, or existing utilities and structures without appropriate shOring measures. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. Based upon Washington Administrative Code (WAC) Section 296-155, Part N, the soils at the subject site would generally be classified as Type C soils. Therefore, Part N indicates that temporary cut slopes greater than 4 feet in height cannot be excavated at an inclination steeper than 1.5:1 (H:V), extending continuously between the top and the bottom of a cut. No unshored cuts should be made within a 1.5: 1 (H:V) slope of any property lines or adjacent building footings. If, at the time of construction the site soils are wet, temporary cuts of 2:1 (H:V) may be attempted. However, if the soils are saturated and/or freely seeping groundwater, the use of shoring is recommended as the behavior of saturated soils can be extremely difficult to predict and there would be a high risk of sloughing and caving of excavation sidewalls. The above-recommended temporary slope inclinations are based on what has been successful at other sites with similar but dry soil conditions. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Again, saturated and/or freely seeping soils may have a risk of sloughing and caving and we recommend that cuts into these soils in such circumstances be shored. Temporary cut slopes should be protected with plastic sheeting dUring wet weather. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sand, silt, or loose/soft soils can cave suddenly without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger, particularly at this site. All permanent cuts into native silt soils should be inclined no steeper than 3:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 IN 06428 Page 9 permanently exposed soil should be landscaped to reduce erosion and improve the stability of the surficial layer of soil. DRAINAGE CONSIDERA TIONS Foundation drains should be used at the base of all foundation walls and earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 5. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. At its highest point, a perforated pipe invert should be at least as low as the bottom of the footing, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical foundation drain detail is attached to this report as Plate 5. As a minimum, a vapor retarder, as defined in the Siabs-On-Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an outlet drain is recommended for all crawl spaces to prevent a bUild up of any water that may bypass the footing drains. Perched groundwater was observed during our fieldwork. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations or slabs are to be constructed. Final site grading in areas adjacent to the buildings should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. PAVEMENT AREAS The pavement section may be supported on competent, native soil or on a minimum of 12 inches of coarse structural fill placed above the existing site soils compacted to a 95 percent density. Because the site soils are silty and moisture sensitive, we recommend that the pavement subgrade must be in a stable, non-yielding condition at the time of paving. Additional granular structural fill and/or geotextile fabric may be needed to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional overexcavation and fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in the section entitled General Earthwork and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 IN 06428 Page 10 The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt-treated base (ATB). We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRB or 4 inches of ATB. Heavily loaded areas are typically main driveways, dumpster sites, or areas with truck traffic. Increased maintenance and more frequent repairs should be expected if thinner pavement sections are used. Water from planter areas and other sources should not be allowed to infiltrate into the pavement subgrade. The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. As with any pavements, some maintenance and repair of limited areas can be expected as the pavement ages. Cracks in the pavement should be sealed as soon as possible after they become evident, in order to reduce the potential for degradation of the subgrade from infiltration of surface water. For the same reason, it is also prudent to seal the surface of the pavement after it has been in use for several years. To provide for a design without the need for any maintenance or repair would be uneconomical. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, construction debris, foundation remnants, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content of that material. The optimum moisture content is that moisture content that results in the greatest compacted dry density of the fill material. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. As discussed in the General section, the on-site soils are not suitable for reuse as wall backfill or structural fill due to their poor drainage characteristics. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 3 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it should be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: GEOTECH CONSULTANTS,INC. Ren Dev One, LLC January 15, 2007 " ----~~--1-------~~- toe \110\ 01· fll.L I \IJ,\"I! \1 HI I \ J 1\ I i I'L \( I \IF,\ I ; ( 0\11' \( 110'\ , Beneath footings, 95% slabs or walkways Filled slopes and 90% behind retaining walls 95% for upper 12 inches Beneath pavements of subgrade; 90% below that level Where: Minimum Relative Compaction Is the ratio, __ ed in percentages, of the compacted dry density to the max/mum dry density, as detennined in accordance with ASTM Test Oesignatlon 0 1551-91 (Modified Proctor>. Grading of On-Site Soil IN 06428 Page 11 If grading activities take place during wet weather, or when the silty, on-site soil is wet, site preparation costs may be higher because of delays due to rain and the potential need to import additional granular fill. The on-site soil is generally silty and therefore moisture- sensitive. Grading operations will be difficult during wet weather, or when the moisture content of this soil exceeds the optimum moisture content. Moisture-sensitive soil may also be susceptible to excessive softening and "pumping" from construction equipment, or even foot traffic, when the moisture content is greater than the optimum moisture content. It may be beneficial to protect subgrades with a layer of imported sand or crushed rock to limit disturbance from traffic. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles paSSing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The analyses, conclusions, and recommendations contained in this report are based on site conditions as they existed at the time of our explorations and assume that the soil and groundwater conditions encountered in the test borings are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples from test borings. Subsurface conditions will likely vary between exploration locations. Such conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects: This report has been prepared for the exclusive use of Ren Dev One, LLC, and its representatives, for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and selective laboratory soil classification and testing, if performed. Our conclusions and recommendations are professional opinions derived in accordance with GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 IN 06428 Page 12 current standards of geotechnical practice in this area within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the eXisting or proposed site development. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services only when requested by you or your representatives. We can only document site work that we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The following plates are attached to complete this report: Plate 1 Vicinity Map Plate 2 Exploration Site Plan Plates 3 &4 Test Boring Log Plate 5 Typical Foundation Drain GEOTECH CONSULTANTS. INC. Ren Dev One, LLC January 15, 2007 • IN 06428 Page 13 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. JHS: alt Respectfully submitted, GEOTECH CONSULTANTS, INC. 'EXPIRES 01-31-()S I James H. Strange, Jr., P.E. Geotechnical Project Manager ~.~ ~~~l~~Q~§§~.~~~~--~ GEOTECH CONSULTANTS, INC. (Source: Kmg County ASSessor. 20(2) VICINITY MAP 604 Morris Avenue South Renton, Washington l./Db No' I Date: I 06428 Jan. 2007 I Plate: Morris Avenue South rl ................ ,-•• """""""" _ •• -..... --•• " •• _ •• -.... .. Proposed Structures ....................................................................... legend: alley o Test boring location GEOTECH CONSULTANTS, INC. §2 SITE EXPWRATION PLAN 604 Morris Avenue South Renton, Washington I Job No: I Date: I • 06428 Jan. 2007 No Scale 1 nate: 40 BORING 1 Description Mottled orange gray, slightly sandy SIL Twith roots, slight plasticity, moist, loose Brown to gray SAND, medium-grained, wet, loose -peat layer -becomes gray, increased sltt -3" layer of peat -becomes less silty -S" layer of peat -becomes gravelly -becomes medium-dense to dense --,-._------------------------------ • continued on next page GEOTECH CONSULTANTS, INC. BORING LOG 604 Morris Avenue South Renton, Washington IDate: 06428 Jan. 2007 1 Logged by: DLB Iplate: 31 36 14 esORING 1 . continued Description -becomes medium-dense * Test boring was terminated at 49.5 feet during drilling on December 12, 2006. * Groundwater was encountered at 5 feet during drilling. GEOTECH CONSULTANTS, INC. jL BORING LOG 604 Morris Avenue South Renton, Washington I Date: 06428 Jan. 2007 I Logged by: DLB Iplate: 41 Slope backfill away from foundation. Provide surface drains where necessary. Backfill (See text for requirements) Tightline Roof Drain (Do not connect to footing drain) Washed ROCk~ ...... (7/8" min. size) NOTES: '---4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) \/a~~r Retarder/Barrier and Capillary Break/Drainage Layer (Refer to Report text) (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage, waterproofing, and slab considerations. GEOTECH CONSULTANTS, INC. FOOTING DRAIN DETAIL 604 Morris Avenue South Renton, Washington / Job No: / Date· / • 06428 J~n.2007 I Plate: 5 I First American Title 1. CLTA 14 Subdivision Guarantee 2 -WA :;,j~ First American First American Title Insurance Company December 06, 2013 Billy OSullivan Keller Williams Realty 505 106th AVE NE STE 210 Bellevue, WA 98004 Phone: (425)454-0911 Fax: (425)454-4577 TiUe Officer: Phone: Fax No.: E-Mail: Order Number: Escrow Number: Buyer: Owner: Property: 818 Stewart St, ste 800 Seattle, WA 98101 Tim Daniels (425)635-2100 (425)635-2101 tdaniels@firstam.com 2186309 2186309 604 and 604.5 Morris Ave 5 Renton, Washington 98057 Second Report Attached please find the following item(s): Guarantee Thank You for your confidence and support. We at First American Title Insurance Company maintain the fundamental principle: :orm 5003353 (2-1-13) -lpage 1 Of 8 First American Title Customer First! uarantee Number: 2186309 CLTA #14 Subdivision Guarantee (4-10-75) Washington First American Title Subdivision Guarantee "Of!" :"""'-...... ~ First American ISSUED BY Guarantee GUARANTEE NUMBER First American Title Insurance Company 5003353-2186309 SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE liMITS OF LIABILIli' AND THE CONDmONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY a california corporation, herein called the Company GUARANTEES Keller Williams Realty the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assuned shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. First American Title Insurance Company Dennis J. Gilmore President fonn 5003353 (2-1-13) Ipage 2 of 8 First American Title Timothy Kemp Secretary This jacket was created electronically and constitutes an original document uarantee Number: 2186309 CLTA #14 Subdivision Guarantee (4-10-75) WashIngton First American Title SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1, Except to the extent that specific assurances are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (e) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (i), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. Cd) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDmONS AND STIPULATIONS 1. Definition of Tenns. The following terms when used In the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or Interest which is adverse to the title to ttJe estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to COOperate. Even though the Company has no duty to defend or proserute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to tl1e AssUred. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its molce (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to 50 prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all form 5003353 (2-1-13) age 3 of8 I uarantee Number: 2186309 ClTA #14 Subdivision Guarantee (4-10-75) Washington First American Title First American Title GUARANTEE CONDmONS AND STIPULATIONS (Continued) reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the COmpany is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee whim constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejud"ced by the failure of the Assured to provide the required proof of loss or damage, the COmpany's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permiSSion, in writing, for any authortzed representative of the Company to examine, inspect and copy all records, books, ledgers, meeks, correspondence and memoranda in the custody or control of a third party, whim reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. 6. Options to Payor otherwise settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Payor Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to payor settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for whim the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Payor otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To payor otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosection of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or Incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the ExclUSions From Coverage of This Guarantee. The liability of the Company under this GUarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. S. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by orm S003353 (2-1-13) Page 4 of 8 uarantee Number: 2186309 CLTA #14 SubdiviSion Guarantee (4-10-75) Washington First American Title First American Title GUARANTEE CONDmONS AND STIPULATIONS (Continued) any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these COnditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. SUbrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured daimant. The COmpany shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been Issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American land Title Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of liability is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may Include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire COntract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be con5trued as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice president, the Secretary, an AssiStant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, California 92707 ClgjmI,NIC@firstam.c:om Phone: 888-632- 1642 Fax: 877-804-7606 First American Title arm 5003353 (2-1-13) Page 5 ofS Fi rst American Title uarantee Number: 2186309 CLTA #14 Subdivision Guarantee (4-10-75) Washington First American Title , First American Subdivision Guarantee ISSUED BY Schedule A First American Title Insurance Company GUARANTEE NUMBER 2186309 Order No.: 2186309 Liability: $1,000.00 Name of Assured: Keller Williams Realty Date of Guarantee: December 02, 2013 The assurances referred to on the face page hereof are: 1. Title is vested in: RENDEV ONE, L.L.c., A WASHINGTON UMITED UABILITY COMPANY Fee: $350.00 Tax: $33.25 2. That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. 3. The following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. Form 5003353 (2-1-13) age 6 of B uarantee Number: 2186309 ClTA #14 Subdivision Guarantee (4-10-75) Washington First American Title First American Title Subdivision Guarantee ISSUED BY :.:,;$: First American Schedule B First American Title Insurance Company GUARANTEE NUMBER 2186309 RECORD MATTERS 1. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by Short Plat or Plat of Gunn's Addition to Renton recorded in Volume 17 of Plats, Page(s) 76. 2. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revisions): Recorded: May 03, 2010 Recording Infonnation: 20100503900004 Informational Notes, if any A. General taxes for the year 2013, which have been paid. Tax Account No.: 296390-0010-00 Code Area: 2100 Amount: $ 2,057.04 Assessed Land Value: $ 83,000.00 Assessed Improvement Value: $ 61,000.00 Affects: Parcel A B. General taxes for the year 2013, which have been paid. Tax Account No.: 296390-0011-09 Code Area: Amount: Assessed Land Value: 2100 $ $ Assessed Improvement Value: $ 1,202.97 73,000.00 11,000.00 Affects: Parcel B rm 5003353 (2-1-13) age 7 of 8 uarantee Number: 2186309 First American Title CLTA #14 Subdivision Guarantee (4-10-75) Washington First American Title First American Subdivision Guarantee ISSUED BY Schedule C GUARANTEE NUMBER First American Title Insurance Company 2186309 The land in the County of King, State of Washington, described as follows: PARCEL A: LOT 1 OF OTY OF RENTON LOT UNE ADJUSTMENT NO. LUA-09-0S4-LLA, RECORDED MAY 03, 2010 UNDER RECORDING NUMBER. 20100S03900004, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. PARCEL B: LOT 2 OF OTY OF RENTON LOT UNE ADJUSTMENT NO. LUA-09-0S4-LLA, RECORDED MAY 03, 2010 UNDER RECORDING NUMBER. 20100503900004, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON PARCEL c: A NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS AS DEUNEATED ON SAID CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-09-054-LLA, RECORDED MAY 03, 2010 UNDER RECORDING NUMBER. 201OOS03900004, IN THE OFFIOAL RECORDS OF KING COUNTY, WASHINGTON. form 5003353 (2-1-13) age 8 of 8 First American Title uarantee Number: 2186309 CLTA #14 Subdivision Guarantee (4-10-75) Washington "T1 ~ ~ 3 ., ~. ::J =! "'-., u'"'> ; , ;-~, . 0<6<) ,,,,')...-;",,(,~ ,~" 0456 ',~,~ ~;. ~~:_~ ,'~':lI 'w 0445 ,10(1 0440 ," ,~V. 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"~.:' 9024 :(, , '"S' o ' '" b "' ~ I! .0,<32' ' . 0005 • .;;," , '}-.' . 3 ~( :/ ::II ~ ~ 3 ., ~. ~ ::J ;t m First American Title 3. Vestin~L20061222001920 AffiR RECORDING MAIL TO: RENDEV ONE, L.L.C 604 Morris Avenue South Renton, WA 98057 Filed for Record at ReqUest of: Rrst American Title Insurance company E2257355 lZ/2Z/zelS IS:24 "ING COUNTY I WA s:l .18,IIB.10 -,,"." PAGEeeI OF III STATUTORY WARRANTY DEED 20061222001920.001 File No: 4203-938947 (SN) Date: December 21, 2006 Grantor(s): Paul G. Blakey, III Grantee(s): RENDEV ONE, L.L.C Abbreviated Legal: LOTS 2-3, BLOCK 1, GUNN'S ADD. TO RENTON, VOL. 17, P. 76. Additional Legal on page: Assesso~s Tax Parcel No(s): 296390-0010-00 THE GRANTOR(S) Paul G. Blakey, III as his sole and separate property for and in consideration of Ten Dollars and other Good and Valuable Conslderatlon, in hand paid, conveys, and warrants to RENDEV ONE, LL.C. a Washington Umited Uabllity COmpany, the following described real estate, sftuated In the County of King, State of washington. LOTS 2 AND 3, BLOCK 1, GUNN'S ADDmON TO RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 17 OF PLATS, PAGE 76, IN KING COUNlY, WASHINGTON. Subject To: This conveyance is subject to covenants, conditions, restrictions and easements, if any, affecting titie, which may appear in the public record, including those shown on any recorded plat or survey. Page 1 of2 lPB 10·05 First American Title First American Title • APN: 2963!l().()D1Q.OO STATE OF Washington COUNTY OF King Statutory Warranty Deed ~ continued ) )-55 ) • 20061222001920.00, Ale No.: 4203-938947 (ON) Date: 11/21/'1JJ06 I certify that I know or have satisfactory evidence that Paul G. Blakey, Ul, "are the person(s) who appeared before me, and said ~n(s) acknowledged that ~/she,lthey signed this instrument and acknowledged it to be ~/her/thAnd. voluntary act for the uses and purposes men 'oned In this Instrument. Dated: \'L 11., &p 7k~t S. NtWct First American Title ~...;.-Public in and for the state of Washington Residing at: ~ My apPointment expires: to" y i5} Page 2 of 2 LPB 10·05 <D ..... 1 ..... ~ 1 Q) ~ ~ a i= 1 c c 0 cu C+J 0 <l. "C Q) Q) 0 E )( « w -.t en ~ u::: G\lJ~lN~ AwwIT1rITcmlN TO THE. CITY OF RENTON ,sCAL.£.", r \NGtl = 50 r-I':.!:T KING COUNTY W"ASHINGTON :41 I ~;;"I ~ .::-:·[:)l[THEFI.':S F\ It"YH .A,r::C');'Tl()l--.J I ~'_:;r, .. li"THEE'.:"') 'T"i-4iiRf") )\D::-.l\TiON I L____ __J I ________ ~ ____ ~~ __ I L ________ I .N I ~ 6 "T>-I. ------~~I~ ~ ~I (", , .. 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"''''',"'''''«><.''',''''''''''_ WCHWA,lTtRf$TEW,uT LOT UNE oUIJUSTMENT First American Title CITY OF RENTON tOT l1N~ ADJUSTMENT KING COUHrf, WASHINGTON CITY OF RENTON flU # LUA.Q9..o54-UA 01"'1' OF ~'~'ON LAND R£C. # lNP'=st "" ..... ,,' .. ~,~, "."" ' ........ ""arr"" ..... _ .... """"","' ....... ''"' WJ'" ~'A""""" Of'" "P_ ,. pA,rnN'J""""lh;Oo,,!,nO •• S. 3RD ST, 3. M<""""'SS ,,;;~ "Al'N",·""''''''"',' ,·."~i" ''''' e'Sin" Will bI' '-'XAlmc," c .... .c. .. " AI1Hf ,lOmts<c,cr LOT I <<Fe",,'C! iii; -',,,-mo 01' ''''V'{, ",. ~() 1{105~'O"OQac, ,'1) ~,<:o.D Of ~J"", ~,c. ".; 10C.'0;1 '0000' J ('j, On' '" '''''to''",,0'''lAT.''C ,"", 2"""O~' .. O.OOO,~ {f' ",","'S .womo", TO 'lH"_N, "?L '0, M':"" 30' 30' "'" co' C>'.M,,,·ro~' ,~""'''''' ..... '' "-''''' """'" t" m."."~, , .. ,,~. , w,' .... ,", .... ".,;::,t,~,,: ~~':.",'%'~~;:.::::~'..-~,~::t' " . . ~.~~------ First American Title 30' 30' SOUTH 6TH STREET , ~1 """""-' ~"L-il~: r-;.;, .,,\ <= LOT 2 ,1 j LOT 1 "" ..... , -""", .. "" .. ~ r'~,':~m' -Ji '" SOUTH 7TH STREff -"--<10 1WCHw ... ln~lsTEWAflT lOT UNE ADJUSTMENT First American Title 6. Legal Description_01_20100503900004 CITY Of RENTON LOT liNE ADJUSTMENT KING COUNTY, WASHINGTON CITY OF RENTON FILE # lUA-09..()S4-lLA CITY OF RENTON LAND lEe. # LNJ)..aG-0351 OWNEltOS D~a.ARATION '-""" ~' .. MfI. e' "'l<~ .,"", C" TeA-w, "" ,,,,,,,. ',._"10 O ... ~'''S'()f TIE lJJJO"' ..... "E""'I!BI""~ .... " II ... "A lO' LM A<>Jl""H<8<T ,,,[',,0< ............. ' ro.~w 5>'''0.0''-''" """'''''''"''''JU",,,,,,,,·o,, "" c·' .. ""C.E'OfllN'"'''' G- M , .. ~,_ ..... "'I" "'"'0 .~,~,,_," .... "......,. ,."c· "''''« WI''''''' ~""'" AC:OO""oI<C! Wl"H ,>If ""'''.< "'" ''''' "'0'1"""1 L~ W" .... ,~ w>;to!Of ;-;E !lA,'l '" 0';> >IA""" ''''in -:~ __ 7",.::-. _____ ' __ -"'-____ _ [MILV wQtw*n •• , ~U1HO~'lW """".'!. ~ENCi'\lONf.I\C ,<»"" _" 'MlW '" '''''1£ >om" -0'" ,.:c . .,,,,,,,, -'''''' OIJ01w .... "",,"" "'!.C>!ow"".",,,,,o 1oVCO .... 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Of 7\', cOl!, O~ or ~NY St!;[)IVIS~ONS l"lf'EOF. fH:~ (eWENA."T ~H~l, 'JN WIll'1 THo lAND..s SHOWN ON ~S 107110" ADJ\J~TM'NT. ''''''o'''''.''~ •. '_''''·..,",_." •. ",,",,,,, "'''''''''''''"'''' ,",$'"(*,, .. ='",,"C~"~" , .... """, ...... ",. or J,."""",,.-u. "".Q\' ""-"_" SI,,"to 000 c,,-';;,Oo<> i""o"""'''','C"'' .. '! .... , .. ~._'~r_"K,._ .. w ..... II< ,~. <:rrr 0, ""'ON, ..... <Xl<IJ<fY, WA""""ON EMilY BUCHWAmR First American Title CtTY OF RENTON lOT LINE AOJUSTMENT KING COUHTY, WASHINGTON CITY OF RENTON FilE # lUA-09-0S4-ltA orr OF ~Wl'ON LANti ne. # lMD-3O-OO'52 S. 3RO ST. NCT'S, ~o EA.sw.~'" rs Of OEC,'"" 1 ~A~aL ...uMI!~ 2~6J'IOOQ1Q 3. At; AOPI,SS SlCN &TA""C-·~o£ ""Ol<~IS"'VE sINn", OF S,T;' W,l( IE LOCAml Off CF MO~",S H f1;f NO.TII Sl:>f Of lOT 1 ~OCC';ro OF~~·R~ •• t(CIDl,'G NO. ~tl(}506O/,'I0000J, OKOW, Of THE ~"'G r.::>UNIT ~l!CITO' .~""a Ii1r~OItP O!' ~~\lE1. ~K-HO.100S!)6()6'1COOC$ InJ RKOIo:O OF SlJl;VI;Y. ~c NO. 1()()5M13~OOO14 li:;l em Of UNroN !HOItTP""r. ~H;. ~0 l00~0914;OOOI6 ,Pi GU~"'o 4DUrrtON TO ~<NTON, VO\.. ; 7. rAGe 76 30' OJ" ~ ~ ~ w ~ ~ < ~ ~ « 0 ~ 30' II",·oj u.. ""~.\.,, ... , , ... "'''t' ........ ,," """" "",., t" rr·. '" "',"" m, ,," ... ,~,. " oe,""",oc" ,,~, ...... ",~."""",, 0' .... "","""",t. """"",, (fl'" ~-'~'"I. 0" (?d~,,,.," ',. "'o'"',--,t.", ,_""'. First American Title 3\" 30' .'-' ""',01-0<1'1 .""',,,"'- 0'''00:' '300"'.'" C" ",", SOUTH 6TH STREET i_ lOT1 ,M,,,,."' " ,',,,""- ,oro """'." ~-'" .c", "'''''''''''''''" "c",,,' ...... n .. "..=' .• I __ """~>O"-,,'t",l ",,..'.-,, 16' I 11/Mr; SOUTH 7TH STREET ""'"""..sle,.., ''''''''''''''~.w." w",,-.,,':Qo;c.!, EMiLTIUCHWAtn.l _~or! First American Title 7. Invoice· 420973612 • 'I. ,. I( t./ ~¥C; First American First American Title Insurance Company RIP. StewC1rt St, .",'Ie NO() Seattle. WA 9RIOI Phone: (206)72R·()4(X) I Fax: PRo NWEST ore: 4209 (874) To: Keller Williams Realty RE: 505 106th AVE NE STE 210 Bellevue. WA 98004 Attention: Billy OSullivan Your Reference No.: Property: Final Invoice Invoice No.: 874 ·420973612 Date: 12/06/2013 Our File No.: 4209·2186309 Title Officer: Tim Daniels Escrow Officer: Customer ID: WABEKEOOOI 604 Morris Avenue S, Renton, WA 98057 Liability Amounts Owners: Lenders: Buyers: Sellers: Rendev One LLC Description of Charge Guarantee: SubdivisionIPlat Certificate Sales Tax INVOICE TOTAL Comments: Thank you for your business! To assure proper credit. please send a copy of this Invoice and Payment to: Printed On: 12(6120[3, 1:16 A~ Fi rst American Title Attention; Accounts Receivable Department 818 Stewart St, Ste 800 Seattle. WA 98101 Requester: NP Invoice Amount $350.00 $33.25 $383.25 Page: 1 \ AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) being first 1. On the 13 day of De.c e=6 .... 20 13, I installed J public information §l9!}(s) and plasti?! flyer box on the property located at fpOL..f 1 ~o '0 Morn::> ltv <.. S. for the following project: BlG...~ J;w'-' M6tM<2.-S Project-'name £\IIA \ \ 'i B v.... c..-IA vOo...\ +e.r- Owner NtIme 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/the$e public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information' Installation" dout packa e . • Installer Signature SUBSCRIBED AND SWORN to before me this ~day of DeCf'1Mbev,20 (3 NOTARY PUBLIC ip.,and fo~ State of Washington, residing at t"'--enf Il...L/. . My commission expires on 7 .-I q -17 H:\CED\Data \Forms-Templates \Self-Help Handouts\Plann ing \p u bsign. doc -3-03/12 96" ~ ' .. o C~~(j _ PROPOSED LAND USE ACTION TY~fAction; (Provided by App"oant) i ------S-rTEMAP------, , , Project Name; (provided by Applicant), Laminallld I Site Address: (p'rovided' by Applicant) : : : In5lalled by Applicant : TO SUBMtTCOMMENTS OR OBTAIN L __________________ J ADDITIONAL INFORMATION PLEASE o CONTACT CITY OF RENTON STAFF AT; Development Se.tvlces DMsinn 1055 South Grady Way Rentoll, Washlngton 980.55 (425) 430-7200 Plftase: reference 1he projec:t number'. If no o number is listed reference the rroJ.ect name. Jn~:'aller lnstructiors: f---space-i I rese rved for I i City provided! 'I PUBLIC i : NOTICE II i B.S-x 14" L-______ . _, ~'-···--·----·-·-t i PLASTIC ! ! ·CASE i Installed by i applioant I i P (ease ens ur'e the bottom of the 5 i gn does not exceed 48 b ft"crI the !ll"cund. NOTES: U~ 4" )( 4" X 12' POSTS ~-4')(8'x 1!2' PLYWOOD uk It;!" x 3' GI\LV. Ll\G BOLTS. W!WASH2RS LETTERING: Uoe HELVETICA LETTERING, BLAC1\ ON WHITIE BACKGROUND. TITLE 3" ALL CAPS OTHf.R 1112" CAPS and j'LOWER CASE H:\CEDIData\Forms-Templates\Self-Help Handouts\PJanning\pubsign.doc o o o b '" • ,. -4-03112 RECEIPT EG00017080 BILLING CONTACT Emily Buchwalter RENDEVLLC 2233 SE 102ND PL BELLEVUE, WA 98000 REFERENCE NUMBER FEE NAME LUA13-001711 PLAN -Short Plat Fee PLAN -Site Plan Review -Admin Technology Fee Printed On: 12119/2013 Prepared By: Elizabeth Higgins •. :;;::: Cityof --...--~ ... r(~JltOJl TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Transaction Date: December 19,2013 PAYMENT METHOD "heck #1255 Check #1255 "heck #1255 SUBTOTAL TOTAL AMOUNT PAID $1,400.00 $1,000.00 $72.00 $2,472.00 $2,472.00 Page 1 of1 CITY OF RENTON SHORT PLAT KING COUNTY, WASHINGTON OWNER'S DECLARATION KNOW ALL MEN BY THESE PRESENT THAT WE THE UNDER-SIGNED OWNER(S) OF INTEREST IN THE LAND HEREBY SHORT SUBDIVIDED, HEREBY DECLARE THIS SHORT PLAT TO BE THE GRAPHIC REPRESENTATION OF THE SHORT SUBDIVISION MADE HEREBY, AND THAT SAID SHORT SUBDIVISION IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE OWNER(S). IN WITNESS WHEREOF, WE SET OUR HANDS AND SEALS. -------------------------~ WILLIAM GUSTAVSON, SOLE MEMBER 604 MORRIS AVE LLC STATE OF WASHINGTON) ) COUNTY OF KING ) I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT WILLIAM GUSTAVSON IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PERSON ACKNOWLEDGED THAT HE SIGNED THIS INSTRUMENT, ON OATH STATED THAT HE WAS AUTHORIZED TO EXECUTE THIS INSTRUMENT, AND AS SOLE MEMBER OF 604 MORRIS AVE LLC, A WASHINGTON LIMITED LIABILITY COMPANY, ACKNOWLEDGED IT TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. GIVEN UNDER MYHAND AND OFFICIAL SEAL THIS __ DAY OF _____ ~, 201 . APPROVALS: KING COUNTY DEPARTMENT OF ASSESSMENTS CITY OF RENTON DEPARTMENT OF PLANNING/BUILDING/PUBLIC WORKS Examined and approved this __ day of _________ • 201 __ Examined and approved this ____ day of __ '-_____ • 20'L_ Assessor-------------------------------- ADMINISTRA TOR -----------------------------------DepuTy-Assessor --------------------------- Account Number 2963900010. 2963900011 . LEGAL DESCRIPTION LOTS 1 AND 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-09-054-LLA, RECORDED MAY 3, 2010 UNDER RECORDING NUMBER 20100503900004,IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. ~---------------~ RECORDING NO. VOL./PAGE BLAKEY TOWN HOMES SHORT PLAT LUA-13-001711-SHPL ---~ ... LNO----------~----- SE 1/4, SE 1/4, S. 18, T. 23 N, R. 5 E., W.M. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON . SITE INFORMATION: PROPOSED NUMBER OF LOTS: 5 ZONING: RM-T --~-. ----.----------~ -----~ ~-----~---.--~-~. ---~-~------.-~------------T r"\ T j,J..........)' _ ~ ~-..A.----; "0 ! .. '" ",';" /' ... j',!-.... \~ -------·-y~6UU:;-Q.ri:-~--·---~----··-· ~~ .~ NOTARY PUBLIC, IN AND FOR THE STATE OF WASHINGTON, RESIDING AT _________ _ MY COMMISSION EXPIRES _____ _ ;2,~ 0 C;;;'/" \~----.1"\. ~ 1-+--r--''fi-'--.... -;1(' ~) TH S' Iii " '\ 17TH ST1'C~ V / -----I-SITE GRp..Oi V.f ViCiNITY' MAP 4"=1MILE DECLARATION OF COVENANT: THE OWNER OF LAND EMBRACED WITHIN THIS SHORT PLAT, IN RETURN FOR THE BENEFITS TO ACCRUE FROM THIS SUBDIVISION, BY SIGNING HEREON COVENANTS AND AGREES TO CONVEY THE BENEFICIAL INTEREST IN THE NEW EASEMENTS SHOWN ON THIS SHORT PLAT TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISION THEREOF. THE COVENANT SHALL RUN WITH THE LAND AS SHOWN ON THIS SHORT PLAT. PRIVATE ACCESS AND UTILITIES MAINTENANCE AGREEMENT: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNERS OF LOTS 1, 2, 3, 4 AND 5 SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OHlER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BY SHARED EQUALLY. PARKING ON THE PAVING IN THE EASEMENT IS PROHIBITED, UNLESS PAVEMf:NT WIDTH IS GREATER THAN 20 FEET. AQUIFER PROTECTION NOTICE: THE LOTS CREATED HEREIN FALL WITHIN ZONE (lOR 2) OF RENTON'S AQUIFER PROTECTION AREA AND ARE SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE #4367. THIS CITY'S SOLE SOURCE OF DRINKING WATER IS SUPPLIED FROM A SHALLOW AQUIFER UNDER THE CITY SURFACE. THERE IS NO NATURAL BARRIER BETWEEN THE WATER TABLE AND GROUND SURFACE. EXrREME CARE SHOULD BE EXERCISED WHEN HANDLING OF ANY LIQUID SUBSTANCE, OTHER THAT WATER, TO PROTECT FROM CONTACT WITH THE GROUND SURFACE. IT IS THE HOMEOWNERS' RESPONSIBILITY TO PROTECTTHE CITY'S DRINKING WATER. 0.22 ACRES TOTAL AREA OF EXISTING & PROPOSED EASEMENTS: 3,009 SQ. FT. 0.07 ACRES DENSITY: PERMITED BY CODE: MAX: 35 DU/NET ACRE 33 DU/NET ACRE PROPOSED: GROSS AREA NET AREA LOT 1 LOT 1 2.401 SQ. FT. 1,831 SQ. FT. 0.06 ACRES 0.04 ACRES LOT 2 LOT 2 1,735 SQ. FT. 1,171 SQ. FT. 0.04 ACRES 0.03 ACRES LOT 3 LOT 3 1,735 SQ. FT. 1.171 SQ. FT. 0.04 ACRES 0.03 ACRES LOT 4 LOT 4 1,735 SQ. FT. 1,171 SQ. FT. 0_04 ACRES 0.03 ACRES LOT 5 LOT 5 1,993 SQ. FT. 1,346 SQ. FT. 0.05 ACRES 0.03 ACRES ~--------------------------------~------------------------------r---------.------------------~~~------------.------------------~ RECORDER'S CERTIFICATE .................... LAND SURVEYOR'S CERTIFICATE SADLER/ 4J-;--E 0 SHORT PLAT FOR: . . . . . . .. . . ... . . .. .. . .. . .. ........ . . . .. . .. . .. ... .. ...................................................... ~~ C (!)--J-L ......................... V'! •••••••••••• ~ ..... ~. BARNARD ,c~~·o, .. i~i;\;t~ ... 1\ . 604 MORRIS AVE LLC filed for record this ........... doy of .......... 20 ..•.••. at... ... M This Short Plat correctly represents a survey made by S B '---I:" (. ... v' in book .......... of ........ at page ......... at the request of me?r undetr mfYtdhirection in.CtOnfSOtrmtancedwcith thte ~ & ASSOC INC {..[:~i!~ . requJremen s 0 e appropna e a e an oun y • • I~ . : \: : Q;: Statute and Ordinance in November. 2006. ~~~~N;:;;V:~~ TTlNG ~.s:/~is~ ... /~ "':_ 717 W STEWART <Q\r.(L".i.~ #/ Mgr. -.....c..____ PUYALLUP, WA 98371 7"" 7 -/6 Supt. of Records Certificate No. 19635 (253) 848-5170 L-__ ._ .. _ .. _ .. _.'_._ .. _ .. _ .. _ .. _ .. _ .• _ .. _ .. ~ .• ~.~ .. ~ .. ~ .. ~ •. ~ .. __________________________ -L ______________________________________________ ,~ __ , ______________________________________ -U~~ DWN. BY 1 OF 2 DATE JOB NO . 6-24-2016 ow 2015-110 CHKD. BY SCALE SHEET 1" = 20' DEO ------~~-------~--------~----- CITY OF RENTON SHORT PLAT KING COUNTY, WASHINGTON SE 1/4, SE 1/4, S. 18, T. 23 N, R. 5 E., W.M. CITY OF RENTON, KING COUNTY, WASHINGTON PARCEL NUMBERS: 2963900010 & 2963900011 CB RIM:::: 26.97 IE 12" CMP SE :::: 24.27 CB RIM = 26.99 /' IE 1 2" CMP SW = 24.49 /" SDMH ~ RIM= 27.60 LADDER ON FULL OF WATER IE 12" CMP NW, SW, SE, NE = 22.95 IE 12" PIPE N, E, W:::: 23+/-(AS BUILT) BLAKEY TOWN HOMES SHORT PLAT LUA-13-001711-SHPL LND-- -~- ------- N 89°47'30" E (Rl l(c) 315.87(Rl l(c) FOUND TACK IN LEAD IN CASTING- (12/06/06) CB ®~------------SSMH / RIM:::: 26.68 RIM = 27.68 SOUTH 6TH STREET CITY OF RENTON SURVEY CONTROL MON. NO. 1140 N. 178,048.990 • IE 12" CMP NE :::: 24.18 g LADDER ON NORTH ~ 12" PVC E-W, 8" PVC S S. 3RD ST. E. 1,299,198.120 I CB / flOWLINE = 21.16 RIM ±: 27.04 IE 12" CMP NW ,= 23.39 IE 6" PVC ~; = 24.34 N 89 0 47'30" E 119.95' 0' ~ • -:J}-- --D>--- (C) (M) 40' 60' ---~-20' -- SCALE: 1" = 20' LEGEND FOUND MONUMENT AS NOTED SET REBAR & CAP LS # 19635 CATCH BASIN SEWER MANHOLE STORM MANHOLE POWER POLE POWER BOX FIRE HYDRANT GAS VALVE GAS METER WATER METER OR VALVE WOOD FENCE CHAINLINK FENCE ASPHALT CONCRETE CALCULATED VALUE MEASURED VALUE BASIS OF BEARING CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-19-054-LLA, REC. NO. 20100503900004. REFERENCE (R 1) RECORD OF SURVEY, REC. NO. 20050606900003 (R2) RECORD OF SURVEY, REC. NO. 20050613900014 (R3) CITY OF RENTON SHORT PLAT, REC. NO. 20060914900016 SURVEYOR'S NOTES: • ...- OJ • ...-co to ...- N 83·25'34" W -~ ----FOUND BRASS CAP WITH PUNCH MARK IN CASTING (12/06/06) CITY OF RENTON SURVEY CONTROL MON. NO. 1898 N. 176,367.838 E. 1,299,159.285 CB RIM = 26.57 l ED SSMH RIM:::: 27.38 LADDER ON WEST 8" PVC N-S FLOWLINE = 21.81 666.84' ~ ~----- ED ED o rJ ED II w ::l '0 Z ~ w > « til -0:: 0:: IE 12" ADS E == 22.57 o :E ED SDMH/ RIM = 26.90 LADDER ON SOUTH IE 1 2" ADS W = 20.65 IE 12" ADS E == 22.52 30' IE 12" ADS S = 20.94 1. SURVEY PERFORMED BY FIELD TRAVERSE AND ELECTRONIC DATA COLLECTION USING EITHER A TOPCON GPT-J005W TOTAL STATION OR A LEICA TCRP 1205+ 3" ROBOTIC TOTAL STA TlON AND LEICA DATA COLLECTION. 2. CLOSURES EXCEEDED THE MINIMUM REQUIREMENTS AS ESTABLISHED BY WAC 332-130-090. RECORDER'S CERTIFICATE ................... . filed for record this ........... doy of... ....... 20 ....... ot. ..... M in book .......... of... ..... at page ......... ot the request of ..................................................................... .................................................................. Mgr. S~P.~· ... .'?! ... ~ ~.<?~~9.~ .... Q ........................ .. LAND SURVEYOR'S CERTIFICATE This Short Plat correctly represents a survey made by me or under my direction in conformance with the requirements of the appropriate state and County Statute and Ordinance in November. 2006. Certificate No. 19635 x .<1 <J 30' <J il <1 -1'_ ,I <J. Ll <J b ~l ~ 30' I It 1 • M o ") ~ o o o ", ", Z N o d .'(' ~ 'I',' : .. < . . '" .. ' , , .,.:- ---.. ~. :.-, .;' " ,' .. ;." " .. ';', <' :-, ," , . ~, .;. --- · :-: ',; , ~. " .. :"".:' · -, ',' '" f'" .'. " ,. -, .. ' " ... 1" -: IEI····-: , ',' -',"', . ',,, '" «) . C'oI . . o . ___ J 30.00' -o o . OJ LOT 1 BLOCK 1 GUNN'S ADD. ...--_ PRIVATE ACCESS AND UTIlITY EASEMENT, _~ REC. NO. _______ _ 21.69' 21.69' 21.69' • C'oI o • ~ " . " ,,'.-.' -',':' ': < ' 24.89' N ~ o ;;., d ~ I() 0 o o Z 16' L\ <J <J I() :t I() ~ o o o~~ VI = = _f'.-f'.- VlNN « --",,-<>-<> -~ ~ o 0 00 00 ZZ w ::l Z w ~ .." 0:: w :r: .... -:E "7J--rtW----;-I-N---~-%.-:.~~I-_1~N-__ -7-.77;====-~-~ --Ii "----:0--'-~-l-I__-~----------- :-.', .. 0 .. 0 .. .- . ',," .... ". V) ---,:. ,. :: : ---· '" .. . ':',::". ' ,'. ':" ': ' :', ,I < .••••• . ',' . , . '~ " LI ,_ .. '. " --. .. :-'" ~ g ~I Ig ~ g o 0 0 z z z z . Ll <J --30.00' 21.69' 21.69' 21.69' 24.91' il . .-~~~~--~~~~--~~~~--~--~~--~--~~--___ . ,'.: N 89 0 47'19" E 119.98' PRIVATE PEDESTRIAN ACCESS EASEMENT, REC. NO. 20100503900004. TO BE RELEASED UPON RECORDING OF THE DOCUMENT. 10' X 10' UTI LlTY EASEMENT, REC. NO. 20160211001055. CB RIM = 26.76 IE 12" ADS W == 23.45 SSMH RIM:::: 26.47 LADDER ON WEST 8"PVC N·S flOWLINE::;: 22.17 LOT 4 BLOCK 1 GUNN'S ADD. 16' SOUTH 7TH STREET FOUND BRASS CAP WITH PUNCH MARK IN .....• --'. '. CASTING (12/06/06)- SHORT PLAT FOR: 604 MORRIS AVE LLC S B SADLER/ BARNARD & ASSOC. INC. LAND SURVEYING PLANNING & PLA TTlNG 717 W STEWART PUYALLUP, WA 98371 (253) 848-5170 OWN. BY DEO CHKO. BY DfO DATE 6-24-2016 SCALE 1" = 20' JOB NO. 2015-110 SHEET 2 OF 2