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~g![1 ! I I! I! GRANT PLACE TOWNHOMES Engineering ~. WA !iI61e8 • Pacific ",...,."'",,."". [I
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CRT OF RENTON Design LLC (208) 431-7970 ~~ s 'FAX' ;:: '"
(206) 388-1648 .., ~
WEB Sfl'E'
Civil Engineering IlIld PACENG.CQIoA
Planning Consultants
RECEIPT EG00059449
BILLING CONTACT
Satwant Singh
24419 105th PI SE
Kent, WA 99030
REFERENCE NUMBER FEE NAME
LUA 15-000885 PLAN· Modification
Technology Fee
Printed On: September 19, 2016 Prepared By: Jill Ding
------.--~enton ®
1055 S Grady Way, Renton, WA 98057
TRANSACTION
TYPE
Fee Payment
Fee Payment
Transaction Date: September 19, 2016
PAYMENT
METHOD
Check #3415
Check #3415
SUB TOTAL
TOTAL
AMOUNT PAID
$150.00
$4.00
$154.00
$154.UU
Page 1 of 1
June 27, 2016
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
Attn: Rocale Timmons, Senior Planner
MILBRANDT ARCHIJE[TI
Re: Request for Modification to the Private Open Space Requirements of section 4-9-150 E item #2 below:
Dear Rocale;
In response to the Private Open Space recommendations from the planning department, the following are
the modifications and/or proposed changes we are requesting.
Standard required for Private Usable Open Space: Each residential unit in a planned urban development
shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the
exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have
private open space contiguous to the unit. The private open space shall be well demarcated and at least
fifteen feet (15') in every dimension (decks on upper floors can substitute for the required private open
space).
Required Standard: The required standard proposes providing an open space with a minimum dimension of
15 'x 15' in every direction for private usable open space contiguous to each unit which also equates to 225
square feet of usable open space per unit.
Currently Provided: The current PPUD submittal shows units with front yards provided for individual usable
open space having dimensions from 16X' to 21' wide and depths between 9' and 11' to the inside face of
front facades. These dimensions provided usable open space ranging in area from 148 to 231 square feet
which is well below what would be achieved utilizing the 15' x 15' minimum dimension required.
Proposed for consideration: In an effort to provide the minimum required dimensions for private open
space, units have been reduced in depth by approximately 18" and shifted on site 12" toward the perimeter
street for buildings 1 through 3 and 6 through 8. Buildings 4 and 5 have had their driveway aprons reduced
from approximately 8 Y> feet down to approximately 4 feet. The result is that we now have units with larger
front yards that will more closely follow the minimum depth required but more importantly provide
approximately equal to greater square footages that can be used for the private usable open spaces. With
the proposed revision to the site plan and unit sizes we achieve open space square footages ranging from
approximately 223 square feet at the smallest units up to approximately 300 square feet or greater at the
larger units. All units have minimum dimension of 12.4 feet to the bay bump outs and 14.4 feet to the face of
the main wall which still does not meet the minimum 15' in all directions as required by section 4-9-150 E.
Requested Modification: We ask that a modification to the minimum IS-foot dimension required by section
4-9-150 E be reduced to a minimum of 12.4 feet and the provided 223 to 300 square feet be allowed in its
place. Please note that we have not reduced any of the public open space with the exception of the center
green space between buildings 3, 4, 5 & 6 due to the need to provide a minimum of 10' planted easement
along the east property line also a requirement for approval.
Key Notes per section 4-9-250
a. The proposal meets the objectives/intent of the private open space requirements by providing a similar
amount of usable square footage for open space if the 15' x 15' minimum dimensions were used.
_ 25 CENTRAL WAY SUIIE 210 KIRKLAND, WA 9B033 425.454.7130 WWW.MILBRANDTARCH.(OM
June 27, 2016
Page 2 of 2
b, The proposal will not be injurious to other properties as the buildings along the South property line
move no more than 1 foot toward the adjacent property providing approximately 30 feet versus the
previous 31 feet previously provided, The buildings along the North property line have no effect on
adjacent properties,
The proposal does conform to the intent of the open space requirement by providing approximately
the same amount of usable open space that would be provided per section 4-9-150 E.
c, Accommodations have been made in an effort to meet the letter of the code by reducing unit
depths, relocating and adjusting the site plan, however dimensional constraints restrict the ability to
achieve the required 15 feet.
d. The modifications to the buildings and relocation on the site plan does not create adverse impacts to
other properties.
Please see the attached site plans with the first being from the PPUD submittal and the second showing the
revisions to both building depths and locations,
Sincerely,
Robert E. Weible
Principal
Denis Law f -r o •
_________ ~M:a:Yo:r .................... .-.
June 2, 2016
STATE OF WASHINGTON
COUNTY OF KING
.l,g'rrrr)rl
City Clerk -Jason A. Seth, CMC
CERTIFICATE OF MAILING
)
) §
)
JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and
says that he is a citizen of the United States and a resident of the State of Washington, over the
age of 21 and not a party to nor interested in this matter.
That on the 2nd day of June, 2016, at the hour of 4:30 p.m. your affiant duly mailed and placed
in the United States Post Office at Renton, King County, Washington, by first class mail the
HEX's Final Decision for Grant Place Townhomes PUD (LUA-15-000885) to the attached parties
of record.
1055 South Grady Way • Renton. Washington 98057. (425) 430-6510 I Fax (425) 430-6516. rentonwa.gov
Apex Enterprises
5218 76th Ave W
University Place, WA 98467
John Sommer
1708 SE 16th PI
Renton, WA 98055
Satwant Singh
24419 105th PI 5E
Kent, WA 98030
Cathy Joss
1626 Grant Ave 5, #0103
Renton, WA 98055
Lala Meling
1626 Grant Ave 5, #A-201
Renton, WA 98055
David Vincent
Milbrandt Architects
25 Central Way
Kirkland, WA 98033
Rhonda & John Sommer
1708 SE 16th PI
Renton, WA 98055
Denis Law
Mayor
June 2, 2016
Satwant Signh
24419 105th Place SE
Kent, WA 98030
Subject: Hearing Examiner's Final Decision
City Clerk -Jason A. Seth, CMC
RE: Grant Place Townhomes PUD; LUA-15-000885
Dear Mr. Signh:
The City of Renton's Hearing Examiner has issued a Final Decision dated May 31, 2016.
This document is immediately available:
• Electronically online at the City of Renton City Clerk Division website at
www.rentonwa.gov/citycierk.Click the "Hearing Examiner Decisions" link on the
right side of the screen located under the section titled, "Helpful Links." The
Hearing Examiner Decisions are filed by year and then alphabetical order by
project name.
• To be viewed at the City Clerk's office on the 7th floor or Renton City Hall, 1055
South Grady Way, between 8 am and 4 pm. Ask for the project file by the above
project number; and
• For purchase at a copying charge of $0.15 per page. The estimated cost for the
Hearing Examiner Documents is $4.20, plus a handling and postage cost (this cost
is subject to change if documents are added).
APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner
is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of
the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the
date of the hearing examiner's decision. Appeals must be filed in writing together with
the required fee to the City Council, 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.
1055 South Grady Way • Renton, Washington 98057. (425) 43G-6510 / Fax (425) 430-6516. rentonwa.gov
•
RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be
filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8-
100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the
reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -
7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon
the issuance of a reconsideration decision.
I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you.
cc: Hearing Examiner
Rocale Timmons, Senior Planner
Jennifer Henning, Planning Director
Vanessa Dolbee, Current Planning Manager
Brianne Bannwarth, Development Engineering Manager
Craig Burnell, Building Official
Sabrina Mirante, Secretary, Planning Division
Ed Prince, City Council member
Julia Medzegian, City Council liaison
Parties of Record (6)
Grant Place Townhomes PUD
(LUA1S.00088S)
Public Hearing
NameslTltles
Ronl. Timmons, 500 ... 0. Plan_
Date
May 17 ,2016
-----r+Kenton ®
Proposal
5/17/2016
Presentation Outline
Project Description
• Process to Date
-Comment ".nod
-SEPAAdd~ndum
-Staff AnalVlj~
• Renton Municipal Code Analysis
-ComprehenaivlII PI"n Compl;OIncIII
-Zoning Compliantlll
-Preliminary Pia! Codlll ("mpll.n""
-Design Revllllw C .. mpUIIIl\elll
-Planned Urban Development Compliance
• Staff Recommendation
Site Characteristics
Former Proposal
1
Proposal
Renton Municipal Code Analysis
• Comprehensive Plan Compliance
• Zoning Compliance
• Adequate Infrastructure
• Design Review Compliance
• Preliminary Plat Compliance
• Planned Urban Development Compliance
Staff Analysis -PU D
5/17/2016
Process to Date
Modifications Requested as part of PUD
Necessitated by the Subdivision of the Site· SUPPORT
-LotWidth
-Setbacks
-lot Coverage
-Tree Density
-Street Standards
• Refuse a nd Recycle -SUPPORT W/CONDInON of APPROVAL
• Design Standards -SUPPORT W/CONDITION of APPROVAL
• Parking Standards-SUPPORT
• Landscaping Standards -DO NOT SUPPORT
• Density Bonus -00 NOT SUPPORT
Recommendation
Staff recommends approval of the Grant Ave
Townhomes PUD, as depicted in Exhibit 2 subject
to 22 conditions of approval.
2
\ ;
Plat
Lal.d,.eaplnlg Buffer
Open Space
-... -~ _;w. •• __ ••
5/17/2016
Landscaping Buffer
Building Design
""'''''''~ I
Circulation
3
5/17/2016
Superiority Secondary Access
Drainage
4
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M 0 RAN 0 U M
DATE: May 17, 2016
TO: Hearing Examiner
FROM: Rocale Timmons, Senior Planner
SUBJECT: Grant Place Towhomes, LUA15-000885, PP, PPUD
The staff recommendation to the Hearing Examiner, dated May 10, 2016, did not
contain information regarding proposed utilities and the needs around placement
within an easement or the proposed public alley. Given the proposed looped road is
public the sewer main is required to be relocated to the looped public alley instead of
the current location within the pedestrian courtyard down the center of the site. As a
result, staff would like to recommend the following condition of approval:
The applicant shall revise the utilitv plan to relocate the sewer line from the pedestrian
courtyard to the public looped alley. The revised utility plan shall be submitted to, and
approved by, the Plan Reviewer prior to engineering permit approval.
I2itliI01\ 1:0
-rtex Me:jVI"V
h:\ced\pJanning\current planning\projects\2014 projects\14-000550.rocaJe\hex memo -ere c1arificaiton. errors.docx
Phil Olbrecht, Olbrecht Associates Hearing Examiner
David Vincent Applicant
Apex Enterprises Owner
Satwant Singh Contact
Parties of Record See Attached
(Signature of Sender):
STATE OF WASHINGTON )
) 55
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 the,t,!§11!6
mentioned in the instrument.
Dated:
Notary (print): _____ +h:..c.~-'-:d?"+-....,rL-"'-17W""'-~US ..... · ________ _
My appointment expires: ~1r5+-d ~ -:}d7--
Grant Place Townhomes
LUA15-000885, PP, PUD
template -affidavit of service by mailing
Apex Enterprises
5218 76th Ave W
University Place. WA 98467
John Sommer
1708 SE 16th PI
Renton. WA 98055
Satwant SinRh
24419 105th PI SE
Kent. WA 99030
Cathy Joss
1626 Grant Ave S, #D103
Renton. WA 98055
Lala Meling
1626 Grant Ave S, #A-201
Renton. WA 98055
David Vincent
Milbrandt Architects
25 Central Way
Kirkland. WA 98033
Rhonda & John Sommer
1708SE 16th PI
Renton. WA 98055
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Grant Place Townhomes
Preliminary Planned Urban
Development
)
)
) FINAL DECISION
)
)
)
)
LUAI5-000885, PP, PPUD )
-------------)
SUMMARY
The applicant proposes a preliminary planned urban development ("PUD") for the construction of a
multi-family development on a 2.12-acre parcel for eight separate multi-family buildings composed
of a total of 36 zero lot line townhomes located at S 18 th St at 1600 Grant Ave S. The applicant
seeks PUD approval in order to vary street, setback, design, landscaping, lot standards, and density
bonus criteria. The PUD and preliminary plat are approved subject to conditions.
TESTIMONY
Note: The following is a summary of testimony provided for the convenience of the reader only and
should not be construed as containing any findings of fact or conclusions of law. The focus upon or
exclusion of any particular testimony or hearing evidence in this summary is not refiective of the
22 priority or probative content of any particular hearing evidence and no assurance is made as to
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accuracy
Rocalle Timmons, senior City of Renton planner, summarized the proposal. Ms. Timmons noted that
none of the modifications would have been necessary had the applicant not applied for a preliminary
plat and instead processed the project exclusively as a site plan. Staff supports all requested PUD
modifications except for a reduction in landscape perimeter buffering because adjoining residential
development is at a much lower density. In response to examiner questions, Ms. Timmons noted that
PRELIMINARY PLANNED URBAN DEVELOPMENT - I
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the proposal doesn't provide for anyon-street parking and no such parking is available off of Grant
Avenue. Ms. Timmons acknowledged that without the modifications the project would have roads
wide enough for on-street parking, perhaps up to seven stalls, but that there would probably be no
looped road involved and also that if a PUD were not involved the applicant would likely not
subdivide and would then not be required to provide for roads with on-street parking in any event.
Schools are not within walking distance and the conditions of approval require the applicant to assure
safe walking conditions to bus stops prior to the issuance of utility permits.
EXHIBITS
The May 17,2016 Staff report in addition to Exhibits 1-16 identified in pages 2 of the Staff
Report were admitted into the record at the May 17, 2016 hearing. The staff power point
presentation was admitted as Ex. 17. A memo from Ms. Timmons dated May 17,2016 regarding
an additional recommended condition of approval was admitted as Ex. 18.
FINDINGS OF FACT
Procedural:
1. Applicant. Satwant Singh.
14 2. Hearing. A hearing on the application was held on May 17, 2016 at II :00 am in the
Renton City Council meeting chambers.
15
16 Substantive:
17 3. Project Description. The applicant proposes a preliminary planned urban development for
the construction of a multi-family development on a 2.l2-acre parcel for eight separate multi-family
18 buildings composed of a total of 36 zero lot line townhomes located at S 18 th St at 1600 Grant Ave S.
19
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Requested PUD modifications are summarized as follows:
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RMC Code Citation
RMC 4·2-11OA
Development
Standards for
23 Residential Zoning
Designations-Lot
24 Width
25
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RMC 4-2-110A
Development
Standards for
Required Standard Requested Modification
A minimum lot width of 25 feet is Internal lots range in width from
required (30 feet for corner lots) for 16.5 feet to 20 feet and corner lots
townhouse development. range from 26.8 feet to 27.1 feet.
The required setbacks for townhouse The average rear yard setback is
development in the RMF zone are as approximately four feet from the
follows: front yard is 10 feet, the side rear drive aisle.
PRELIMINARY PLANNED URBAN DEVELOPMENT - 2
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Commercial Zoning yard is 0 feet for the attached sides
Designations-and 5 feet for the unattached sides,
Setbacks side yard along the street 20 feet, and
the rear yard is 10 feet.
RMC 4-2-110A Maximum impervious surface
Development coverage is limited to 75%.
Standards for
Commercial Zoning
Designations-Lot
Coverage
RMC 4-4-130 Tree Four significant trees for every 5,000
Retention Regulations sq ua re feet of site a rea.
-Tree Density
RMC 4-4-o90D Refuse The refuse and recycla bles deposit
and Recyclables area and collection points for multi-
family residences shall be
apportioned, located and designed as
follows a total minimum area of
eighty (80) square feet shall be
provided for refuse and recyclables
deposit areas.
RMC 4-6-060F Street Various: See discussion in FOF 28: PUD
Standards Decision Criteria, Circulation
RMC 4-3-100 Urban Various: See discussion in FOF 32:
Design Standards Design District Review
RMC 4-4-070FA A fifteen-foot (15') wide partially
Landscaping sight-obscuring landscaped visual
Standards barrier, or ten-foot (10') wide fully
sight-obscuring landscaped visual
barrier, is required along the common
property line.
RMC 4-4-080F, Based on the proposed use/ a
Parking, Loading, and minimum and maximum of 55 parking
Driveway Regulations spaces would be allowed in order to
meet code.
RMC 4-9-065, Density The applicant shall provide one
Bonus Review affordable housing unit, either for sale
or rental (per net acre). Additional
bonus units (per net acre) may be
PRELIMINARY PLANNED URBAN DEVELOPMENT - 3
Consider the site collectively for lot
coverage requirements as opposed
to each individual lot.
Consider the site collectively for
tree density requirements as
opposed to each individual lot.
The applicant is proposing
individual curb-side pickup for
residential units.
Various: See discussion under FOF
28: PUD Decision Criteria,
Circulation
Various: See discussion under FOF
32: Design District Review
The eastern portion of the southern
property line would have as-foot
visual barrier between the
proposed development and the
abutting R-8 single family
development to the east.
The applicant proposed a total of
79 spaces within structured and
surface parking areas. The proposal
exceeds the maximum parking stall
allowance (24 stalls).
The 22.97 dulac proposal does not
include an affordable housing
component or built green
elements.
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achieved through compliance with
additional criteria.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. Water and sanitary sewer service for the development would be
provided by the City of Renton. The development is subject to applicable water system
development charges (SDC) fee and water meter installation fees based on the number and
size of the meters for domestic, landscape and fire sprinkler uses. The SDC fee is paid
prior to issuance of the construction permit.
B. Fire Protection. Fire protection would be provided by the City of Renton Fire Department.
The Fire Department has determined that the preliminary fire flow requirement for the
project is 3,250 gpm. The modeled fire flow available from the existing water main in
Grant Ave Sis 3.500 gpm.
C. Drainage. In conjunction with the City's storm water regulations. the proposal mitigates
all significant drainage impacts. A combined detention and water quality vault is
proposed to meet the detention facility and water quality treatment for the project. The
vault design shall be designed per the 2009 King County Surface Water Design Manual.
Staff has found that the preliminary design is acceptable for preliminary review. The
City's stormwater regulations require that stormwater facilities don't increase off-site
storm water flows or velocities.
D. Parks/Open Space. The project provides for adequate parks and open space. For parks
impacts, the applicant will be paying a park impact fee, which in 2015 was assessed at
$1,094.35 per multi-family unit in a four-plex and $979.90 per multi-family unit in a five-
plex with credit given for the existing residence.
The proposed development is designed specifically to increase the access and opportunity
for open space. The multiple open spaces throughout the site are well designed and
provide a variety of recreational opportunities both passive and active. Townhome
buildings are clustered to the interior of the site allowing for large opens spaces. Building
entries face a centralized 'garden plaza'/pedestrian corridor that runs through the center of
the site.
PRELIMINARY PLANNED URBAN DEVELOPMENT - 4
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E. Pedestrian Circulation. As conditioned, the proposal provides for an appropriate
pedestrian circulation system that is clearly delineated and connects buildings. open space,
and parking areas with the sidewalk system and abutting properties. The applicant has
proposed a series of pedestrian connections throughout the site, however it is unclear if
there is a differentiation of materials across the drive aisles (Exhibit 2). A condition of
approval requires the applicant to revise the site plan to depict a differentiation In
materials for all pedestrian connections within parking areas and/or drive aisles on site.
F. Street Improvements. The proposal is served by adequate and appropriate off-site street
infrastructure.
The applicant submitted a Traffic Impact Analysis prepared by Jake Traffic Engineering,
dated January 21, 2014 (Exhibit 16). The report states that the proposed development
would generate 199 new daily trips and 18 net new trips during PM peak hour. Given the
proposal would generate less 20 peak hour trips, no traffic impact study or concurrency
analysis was required for the proposal. In order to mitigate transportation impacts the
applicant would be required to pay the appropriate Transportation Impact Fee as required
by City code at the time of building permit issuance. The 2015 fee was assessed at
$1,180.84 per multi-family unit with credit given for the existing residence.
There is currently no planter strip existing along the street frontage. The required street
section for this portion of Grant Ave S includes half-street improvements including travel
lane width of 10-feet, the existing parking lane width, storm drainage as applicable, 0.5-
foot wide curb, 8-foot wide landscape planter, and a five-foot wide sidewalk. The right-
of-way width will be required to be extended approximately 1.5 feet in order to
accommodate required improvements and a condition of approval requires a 1.5-foot
dedication for this purpose.
The applicant is proposing a 20.5-foot wide public internal alley to serve proposed lots as
part of the PUD in place of the required 53-foot wide residential access street. By pushing
the vehicular drive to the perimeter of the site, the applicant is able to achieve a
transitional buffer between the proposed development and surrounding uses. The
proposed landscape buffer along the southern property line would also serve to provide a
suitable transition while allowing ample daylighting to both the proposed and existing
developments. The proposed circulation pattern would not be achieved without the use of
the proposed PUD. Therefore, the requested modification is justified.
PRELIMINARY PLANNED URBAN DEVELOPMENT - 5
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Public works staff have reviewed the proposal and determined that the proposal provides
for appropriate sight distance, separation of vehicles from pedestrians, limited driveways
on busy streets, avoidance of difficult turning patterns, minimization of steep gradients,
appropriate street alignment, safe and efficient vehicular and pedestrian circulation and
adequate emergency vehicle access. Given no evidence to the contrary and the expertise
of public works staff, the staff findings on these issues are taken as conclusive.
G. Schools. It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Talbot Hill Elementary (1.6
mile from the subject site), Dimmitt Middle School (4 miles from the subject site) and
Renton High School (2.3 miles from the subject site). Future students are designated to be
transported to school via bus for Elementary, Middle, and High School. It is unclear
where bus stops will be located for the proposed development. Therefore, a condition of
approval requires the applicant to demonstrate safe walking conditions for students
to/from the subject plat to bus stop locations prior to construction permit. This may
include a dedicated shoulder, curb, or some other alternative as determined by the Current
Planning Division.
A School Impact Fee, based on new multi-family units, will be required in order to
mitigate the proposal's potential impacts to Renton School District. The fee is payable to
the City as specified by the Renton Municipal Code at the time of building permit
application. The 2015 fee was assessed at $1,339.00 per multi-family unit with credit
given for the existing residence.
5. Adverse Impacts. There are no significant adverse impacts associated with the proposal.
There are no critical areas on site. As noted in the staff report, the applicant exceeds the City's tree
retention standards by significantly exceeding tree replacement requirements (providing for 238
caliper inches of replacement when only 48 caliper inches is required). The applicant has also
requested a modification to tree density standards in order to apply the tree density requirement to the
entire project site as opposed to individual lots. The modification is justified, as it results in a much
greater number of trees overall (123 instead of the required 74) and enables the applicant to place and
retain trees in a more cohesive, aesthetic and logical open space/landscaping network.
As conditioned, the proposed development would provide a suitable transition to the adjacent lower
density and intensity zone to the south and is compatible with the adjacent/abutting developments of
the RMF and R-8 zone. Although the density of Grant Avenue Homes and Heritage Village (the
multi-family residential development to the south) are similar, without adequate setback there could
be potential impacts for light blockage and aesthetics due to the height of the proposed structures.
However, the proposed 30-35-foot setback from the southern property line provides for an adequate
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buffer to mitigate potential impacts of light blockage and aesthetics. Additionally, the applicant is
proposing an 8-foot landscape strip along the southern property line in order to provide privacy and
separation from the abutting multi-family use to the south.
The new development is anticipated to fit into the existing developed fabric of the neighborhood.
The proposed landscaping throughout the site along the perimeter of the development provides a
screen from the lower intensity residential development proposed on the subject site. A condition of
approval requires the applicant to provide a materials board to the satisfaction of the Current Planning
Project Manager (see discussion in FOF 32: Design District 'B' Review). The materials board would
also be used to confirm that siding materials are non-reflective which would reduce glare. Each unit
would have windows, which could slightly reflect light from the building but not to an extent beyond
any typical multi-family development.
The applicant has indicated that the proposal would not result in excessive glare onto adjacent
properties, in the submitted design district compliance narrative. However, a lighting plan was not
submitted with the application package. A condition of approval requires the applicant to provide a
lighting plan that adequately provides for public safety without casting excessive glare on adjacent
properties.
One of the PUD modifications requested by the applicant is to reduce eastern perimeter landscaping
from a required la-foot sight obscuring landscaped visual barrier to a five-foot wide partially sight
obscuring landscape buffer. The staff report recommends against this modification and the applicant
did not contest this recommendation at the hearing. As noted in the staff report, the development
adjoining the proposal to the east is at a lower density and due to topography the proposal's dwelling
units are highly visible along the eastern perimeter. For these reasons the staff recommendation for
denial of the modification is accepted and the conditions of approval require conformance to the
City'S perimeter landscaping requirements along the eastern perimeter of the proposal.
6. Superioritv in Design. As conditioned, the PUD results in a superior design than what would
result by the strict application of the City's development standards for several reasons. The proposed
design provides for the retention of the natural grade on site, retention of significant trees beyond tree
retention requirements and a noteworthy amount of landscaping and re-vegetation. Additionally, the
plan provides for both active and passive recreation spaces significantly beyond the standard code
requirements. The proposed design can provide for the aforementioned amenities because of the
PUD modifications requested by the applicant.
7. Public Benefit. The proposal provides several public benefits as detailed in pages 14-19 of
the Staff Report, adopted and incorporated by this reference as if set forth in full.
CONCLUSIONS OF LAW
25 Procedural:
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I. Authority. RMC 4-9-150(F)(8) authorizes the Examiner to conduct hearings and make final
decisions on planned urban development applications. RMC 4-7-020(C) and 4-7-050(0)(5) provide
that the hearing examiner shall hold a hearing and issue a final decision on preliminary plat
applications.
Substantive:
2. Zoning/Comprehensive Plan Designations. The project site is zoned Residential Multi-Family
(RMF) and has a comprehensive plan land use designation of Residential High Density.
7 3. Review Criteria. A PUD may be pursued by "any applicant" as authorized by RMC 4-9-
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150(B), which is interpreted to authorize the application of PUD regulations to preliminary plat
applications. Chapter 4-7 RMC governs the criteria for subdivision review and RMC 4-9-150
governs PUD criteria. Applicable criteria are quoted below in italics and applied through
corresponding conclusions oflaw.
PUD STANDARDS
RMC 4-9-150(8)(2): Code Provisions That May Be Modified:
a. In approving a planned urban development, the City may modifY any of the standards of chapter 4-
2 RMC, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except as listed in subsection B3 of
this Section. All modifications shall be considered simultaneously as part of the planned urban
development ...
4. As shown in Finding of Fact No.3, the requested revisions are limited to the regulations
identified in the regulation quoted above. The staff support suggests that the applicant may also be
requesting a modification to the requirements for qualifying for a density bonus under RMC 4-9-065.
RMC 4-9-065 does not qualify for modification under the PUD standard quoted above. The
conditions of approval require the applicant to either reduce the density to required levels or provide
for affordable housing amenities that would qualify the project for a density bonus under RCW 4-9-
065.
RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the
22 following requirements are met.
23 1. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a
24 proposed development is in compliance with the purposes of this Section and with the Comprehensive
Plan, that the proposed development will be superior to that which would result without a planned
urban development, and that the development will not be unduly detrimental to surrounding
properties.
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5. The criterion is met. The purposes of the PUD regulations, as outlined in RMC 4-9-150(A),
are to preserve and protect the natural features of the land and to encourage innovation and creativity
in development of residential uses. As outlined in Finding of Fact No.4 and 5 the natural features of
the site (achieved by retaining trees in excess of code standards and also retaining sloped topography)
are protected by open space, buffers and mitigation that exceeds minimum code standards. As
determined in Finding of Fact No.6, the proposal is superior in design to that which would result
5 without a planned urban development. As determined in Finding of Fact No.4 and 5 the project will
6 not create any significant adverse impacts and provides for and/or is served by adequate infrastructure
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so it would not be unduly detrimental to surrounding properties.
RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the
following requirements are met.
2. Public Benefit Required' In addition, Applicants shall demonstrate that a proposed development
will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable
effects of the proposed planned urban development, particularly those adverse and undesirable
impacts to surrounding properties, and that the proposed development will provide one or more of
12 the following benefits than would result from the development of the subject site without the proposed
planned urban development:
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b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject
property, such as significant woodlands, native vegetation, topography, or noncritical area
wildlife habitats, not otherwise required by other City regulations; or
c. Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development.
e. Overall Design: Provides a planned urban development design that is superior to the
design that would result from development of the subject property without a planned urban
development. A superior design may include the following: ...
20 6. The proposal provides for public benefit for the elements quoted above as determined In
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Finding of Fact No.7.
RMC 4-9-150(D): The City may approve a planned urban development only ifitfinds that the
following requirements are met.
3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria:
a. Building and Site Design:
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i. Perimeter: Size, scale, mass, character and architectural design along the planned urban
development perimeter provide a suitable transition to adjacent or abutting lower density/intensity
zones. Materials shall reduce the potential for light and glare.
4 7. The criterion is met for the reasons identified at page 19 of the staff report.
5 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the
6 following requirements are met.
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3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria:
a. Building and Site Design:
ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be
related by coordinated materials and roof styles, but contrast should be provided throughout a site by
the use of varied materials, architectural detailing, building orientation or housing type; e.g., single
13 family, townhouses, jiats, etc.
14 8. The criterion is met for the reasons identified at pages 20 of the staff report.
15 RMC 4-9-150(D): The City may approve a planned urban development only ifitfind~ that the
16 following requirements are met.
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3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria
20 b. Circulation:
21 i. Provides sujjicient streets and pedestrian facilities. The planned urban development shall have
22 sufjicient pedestrian and vehicle access commensurate with the location, size and density of the
proposed development. All public and private streets shall accommodate emergency vehicle access
23 and the traffic demand created by the development as documented in a traffic and circulation report
approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas.
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9. The proposal provides for adequate streets and pedestrian facilities as determined in Finding
of Fact No.4.
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RMC 4-9-1S0(D): The City may approve a planned urban development only if it finds that the
following requirements are met.
3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for
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b. Circulation:
ii. Promotes safety through sufficient sight distance. separation of vehicles from pedestrians, limited
driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep
gradients.
10. The proposal meets this requirement as determined in Finding of Fact No.4.
12 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the
following requirements are met.
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3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria
b. Circulation:
iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public
walkways, schools. and commercial activities.
11. As noted in Finding of Fact No.4, as conditioned the proposal provides for a well-integrated
system of internal pedestrian improvements that ultimately connect to required frontage pedestrian
improvements on Grant Avenue S. The conditions of approval also require the applicant to establish
safe walking conditions to school bus stops. Beyond this, since much of the surrounding area is
undeveloped, no further pedestrian connections can be reasonably required of the project.
25 RMC 4-9-150(D): The City may approve a planned urban development only ifitfinds that the
following requirements are met.
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3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria
4 b. Circulation:
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iv. Provides safe, efficient access for emergency vehicles.
12. The proposal provides for safe and efficient access for emergency vehicles as determined in
Finding of Fact No.4.
RMC 4-9-150(D): The City may approve a planned urban development only ifitfinds that the
following requirements are met.
3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria
c. Infrastructure and Services: Provides utility services, emergency services, and other improvements,
existing and proposed, which are sufficient to serve the development.
13. As determined in Finding of Fact No.4, the proposal is served by sufficient public
infrastructure and services to serve the development.
RMC 4-9-1S0(D): The City may approve a planned urban development only if it finds that the
18 following requirements are met.
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20 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria
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d. Clusters or Building Groups and Open Space: An appearance of openness created by clustering,
separation of building groups, and through the use of well-designed open space and landscaping, or
a reduction in amount of impervious surfaces not otherwise required.
14. The proposed development is designed specifically to increase the access to and opportunity
for open space. The multiple open spaces throughout the site are well designed and provide a variety
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of recreational opportunities both passIve and active. Townhome buildings are clustered to the
interior of the site allowing for large opens spaces. Building entries face a centralized garden
plaza/pedestrian corridor that runs through the center of the site.
The overall project has less impervious surface than otherwise would be expected by staff. Based on
the provided TIR the site would contain approximately 65% impervious surfaces for the overall site.
This would include building areas, associated walkways, driveways, parking and drive aisles and
would total approximately
7 RMC 4-9-150(D): The City may approve a planned urban development only ifitfinds that the
following requirements are met.
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3. Additional Review Criteria: A proposed planned urban development shall also be reviewedfor
consistency with all of the following criteria
e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external
privacy for adjacent dwelling units. Each residential or mixed use development shall provide visual
and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks,
barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of
the property, the privacy v.fsite occupants and surrounding properties, and for screening of storage,
mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a
height or location or screened to provide sufficient privacy. Sufficient light and air are provided to
each dwelling unit.
IS. Perimeter planting and the access to the road provide a buffer and privacy screen between the
proposed project and existing development surrounding the site. Main living spaces in the proposed
townhomes would be located above finished grade and windows above eye level along the pedestrian
corridor.
Additionally, the proposed development would be designed to building code standards for multi-
family construction. Each residential unit would have a separate exterior entrance with insulated
walls separating the units. All residential units and would have access to light and air, as each
structure contains windows. The placement of the buildings, oriented to open space, provides
separation and privacy for the residents while maintaining a communal atmosphere.
24 RMC 4-9-150(D): The City may approve a planned urban development only ifitfinds that the
following requirements are met.
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3. Additional Review Criteria: A proposed planned urban development shall also be reviewedfor
consistency with all of thefollowing criteria
4 f Building Orientation: Provides buildings oriented to enhance views from within the site by taking
advantage of topography, building location and style.
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16. The proposed buildings would site the smallest building profile to the east and west in order to
help reduce solar glare. The site layout affords uninterrupted views form the highest point of the site
down across the development and to the landscape beyond. All lots would have views of common
open space areas as wells as private yards. The overall orientation of the project enhances local views
by taking advantage ofthe site's natural features.
9 RMC 4-9-150(D): The City may approve a planned urban development only ifitfinds that the
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3. Additional Review Criteria: A proposed planned urban development shall also be reviewedfor
consistency with all of the following criteria
g. Parking Area Design: Provides parking areas that are complemented by landscaping and not
designed in long rows. The size of parking areas is minimized in comparison to typical designs, and
each area related to the group of buildings served. The design provides for efficient use of parking,
and shared parking facilities where appropriate.
17. Parking across the site would be handled in way as to not have large surface parking areas.
Instead the applicant is proposing the use of seven parallel private parking stalls along the perimeter
of the proposed alley and unit would accommodate two car garages.
20 RMC 4-9-150(D)(4): Each planned urban development shall demonstrate compliance with the
development standards contained in subsection E of this Section, the underlying zone, and any
21 overlay districts; unless a modification for
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a specific development standard has been requested
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18. As discussed below, the proposal complies with all development standards imposed by RMC
4-9-150(E). The proposal is compliant with the standards of the underlying RMF zone for the
reasons identified in Finding of Fact No. 26 of the staff report. As a project located in the RMF zone,
the project is in the District B design district as regulated by RMC 4-3-100. For the reasons identified
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in Finding of Fact No. 32 of the staff report, the proposal is consistent with all District B design
standards.
RMC 4-9-1S0(E)(1): Common Open Space Standard: Open space shall be cancentrated in large
usable areas and may be designed to provide either active or passive recreation. Requirements for
residential, mixed use, commercial, and industrial developments are described below.
a. Residential: For residential developments open space must equal at least ten percent (10%) of the
development site's gross land area.
i. Open space may include, but is not limited to, the following:
8 (a) A trail that allows opportunity for passive recreation within a critical area buffer (only the square
9 footage of the trail shall be included in the open space area calculation), or
10 (b) A sidewalk and its associated landscape strip, when abutting the edge of a critical area buffer and
when a part ofa new public or private road, or
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(c) A similar proposal as approved by the reviewing offiCial.
ii. Additionally, a minimum area equal to fifty (50) square feet per unit of common space or
recreation area shall be provided in a concentrated space as illustrated in Figure 1.
19. The administrative record doesn't contain any precise numbers on how much space is devoted
to open space, but it is clearly over I 0%. The site plan, Ex. 2, notes that 32,680 square feet of the
92,721 project site is landscaping area. As noted in the criterion quoted above, landscaping strips
along sidewalks qualifY as open space. As shown in the site plan, Ex. 2, all of the landscape area is
either landscaping along sidewalks or open space areas with the exception of perimeter landscaping
along the roadways, which mayor may not qualify as open space under City standards. The
sidewalks and walking paths themselves also qualify as open space and are not factored into the
32,680 square feet of landscaping. Under these circumstances it appears that almost a third of the
project site qualifies as open space. Further, the approximately 30,000 square feet of open space also
exceeds the 1,800 square feet of open space required at 50 square feet per dwelling unit.
RMC 4-9-1S0(E)(2): Private Open Space: Each residential unit in a planned urban development
shall have usable private open space (in addition to parking, storage space, lobbies, and corridors)
23 for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or
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detached, shall have private open space which is contiguous to the unit. The private open space shall
be well demarcated and at least fifteen feet (15') in every dimension (decks on upper floors can
substitute jor the required private open space). For dwelling units which are exclusively upper story
units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less
thanfivefeet (5').
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20. Each residential unit appears to have private open space. However, the private open space
does not appear to meet the minimum requirement of 15-feet in every dimension. As such, a
condition of approval requires that the applicant provide revised site plan demonstrating compliance
with the private open space standard of at least 15-feet in every dimension.
RMC 4-9-150(E)(3): Installation and Maintenance of Common Open Space:
a. Installation: All common area and open space shall be landscaped in accordance with the
landscaping plan submitted by the Applicants and approved by the City: provided, that common open
space containing natural features worthy of preservation may be left unimproved. Prior to the
issuance of any occupancy permit, the developer shall furnish a security device to the City in an
amount equal to the provisions of RMC 4-9-060. Land.~caping shall be planted within one year of the
date of final approval of the planned urban development, and maintained for a period of two (2)
years thereafter prior to the release of the security device. A security device for providing
maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable
landscaping firm licensed to do business in the City of Renton is executed and kept active for a two
(2) year period. A copy of such contracl shall be kept on file with the Development Services Division.
b. Maintenance: Landscaping shall be maintained pursuant to requiremenls ofRMC 4-4-070.
21. As Conditioned.
RMC 4-9-150(E)(4): Installation and Maintenance of Common Facilities:
a. Installation: Prior to the issuance of any occupancy permits, all common facilities, including but
not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the
developer or, if deferred by the Planning/Building/Public Works Administrator or hislher designee,
assured through a security device to the City equal 10 the provisions of RMC 4-9-060 ...
19 22. As Conditioned.
20 RMC 4-9-150(E)(4): Installation and Maintenance of Common Facilities:
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b. Maintenance: All common facilities not dedicated to the City shall be permanently maintained by
the planned urban development owner, if there is only one owner, or by the property owners'
association, or the agent(s) thereof In the event that such facilities are not maintained in a
responsible manner, as determined by the City, the City shall have the right to provide for the
maintenance thereof and bill the owner or property owners' association accordingly. Such bill, if
unpaid, shall become a lien against each individual property.
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23. As conditioned.
SUBDIVISION STANDARDS
RMC 4-7-080(B): A subdivision shall be consistent with the fiJI/owing principles of acceptability:
1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code.
2. Access: Establish access to a public roadjor each segregated parcel.
3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied
because of flood, inundation, or wetland Conditions. Construction of protective improvements may be
required as a Condition of approval, and such improvements shall be noted on thefinal plat.
4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water
supplies and sanitary wastes.
24. As modified by the PUD regulations, the lots will comply with all requirements of the Zoning
Code. As shown in the site plan, Ex. 2, all lots have access to Grant Ave. S., a public road, via an
internal looped private road. The project is not located within a floodplain and there are no wetlands
or streams impacted. As determined in Finding of Fact No.4, the project makes adequate provision
for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes.
RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure conformance with the general purposes
of the Comprehensive Plan and adopted standards ...
25. The proposed preliminary plat is consistent with the Renton Comprehensive Plan as outlined
in Finding 31 of the Staff report, which is incorporated by this reference as if set forth in full.
RMC 4-7-120(A): No plan for the replalling, subdivision, or dedication of any areas shall be
approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road
or street (according to City specifications) to an existing street or highway.
26. The internal circulation system of the subdivision connects to Grant Ave. S., an existing
public street.
RMC 4-7-120(B): The location of all streets shall conform to any adopted plans/or streets in the
City.
27. The Staff report and administrative record do not identify any applicable street plan or grid
system that would compel the connection of the interior streets to any other roads beyond South 55 th
Street. The aerial photo on page 1 of the Staff report shows that there are no other roads in proximity
to the project that could be feasibly extended to the project.
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RMC 4-7-120(C): If a subdivision is located in the area of an officially designed trail, provisions
shall be made for reservation of the right-ot~way or for easements to the City for trail purposes.
28. The Staff report and administrative record do not identify any officially designated trail in the
vicinity.
RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance
with the following provisions:
1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes
land with features likely to be harmful to the safety and general health of the future residents (such as
lands adversely affected by flooding, steep slopes, or rockformatiom). Land which the Department
or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless
adequate safeguards are provided against these adverse Conditions.
a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is
subject to flooding or inundation, that portion of the subdivision must have the approval of the State
according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider
such subdivision.
b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a
lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3-
050Jla, without adequate area at lesser slopes upon which development may occur, shall not be
approved.
3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
29. As noted in Finding of Fact No.5, there are no critical areas at the project site, which would
include any natural features that make the land unsuitable for development, such as geologically
hazardous areas, coal mine hazard areas or floodplains. As further determined in Finding of Fact No.
5, the proposal complies with the City's tree retention standards.
RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi-
23 family residential zones as defined in the Zoning Code shall be contingent upon the subdivider's
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dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the
adverse effects of development upon the existing park and recreation service levels. The requirements
and proceduresfor this mitigation shall be per the City of Renton Parks Mitigation Resolution.
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30. As outlined in Finding of Fact No.4, the proposal satisfies park requirements by the payment
of park impact fees and exceeds open space requirements.
RMC 4-7-1S0(A): The proposed street system shall extend and create connections between existing
streets unless otherwise approved by the Public Works Department. Prior to approving a street
system that does not extend or connect, the Reviewing Official shall jind that such exception shall
meet the requirements of subsection E3 of this Section. The roadway classifications shall be as
defined and designated by the Department.
31. As discussed in Conclusion of Law No. 27, the only street that the project could connect to is
Grant Ave. S ..
RMC 4-7-1S0(B): All proposed street names shall be approved by the City.
32. As conditioned.
RMC 4-7-1S0(C): Streets intersecting with existing or proposed public highways, major or
secondary arterials shall be held to a minimum.
33. The public works classification of Grant Ave S. is unclear, but the project would be
landlocked if it could not directly access this road.
RMC 4-7-1S0(D): The alignment of all streets shall be reviewed and approved by the Public Works
Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street
alignment offsets o.f less than one hundred twenty jive feet (125,) are not desirable, but may be
approved by the Department upon a showing of need but only a/ier provision of all necessary safety
measures.
34. The Public Works Department has reviewed and approved the street alignment as noted in
Finding of Fact No.4.
RMC 4-7-1S0(E):
1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the
predominant street pattern in any subdivision permitted by this Section.
2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within
and between neighborhoods when they can create a continuous and interconnected network of roads
and pathways. Implementation of this requirement shall comply with Comprehensive Plan
Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design
Element, Objective CD-M and Policies CD-50 and CD-60.
3. Exceptions:
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a. The grid pattern may be adjusted to a ':flexible grid" by reducing the number of linkages or the
alignment between roads, where thefollowingfactors are present on site:
i. Infeasible due to topographical/environmental constraints; and/or
ii. Substantial improvements are existing.
4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link
existing portions of the grid system shall be made. At a minimum, stub streets shall be required
within subdivisions to allow future connectivity.
5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential
Low Density land use designation. The Residential Low Density land use designation includes the
RC, R-I, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall
evaluate an alley layout and determine that the use of alley(s) is not feasible ...
6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations.
7. Cul-de-Sac Streets.' Cul-de-sac streets may only be permitted by the Reviewing Official where due
to demonstrable physical constraints no foture connection to a larger street pattern is physically
possihle.
15 35. As discussed in Conclusion of Law No. 27 there are no roads other than Grant Ave S with
16 which the project could connect. A grid pattern connecting to other roads to the south or north is not
possible because intervening lots are fully developed. There is no evidence in the record of any plans
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to build any roads to the north, so no stub road in that direction can be required ofthe applicant. See
Burton v. Clark County, 91 Wn. App. 505, 516-17 (I998)(stub roads can't be constitutionally
required absent a demonstration that they will be connecting to a road within the foreseeable future).
RMC 4-7-1S0(F): All adjacent rights-ol-way and new rights-ol-way dedicated as part of the plat,
including streets, roads, and alleys, shall be graded to their jull width and the pavement and
sidewalks shall be constructed as specified in the street standards or deferred by the
Planning/Building/Public Works Administrator or his/her designee.
36. The only new right of way that will be dedicated to the city is added right of way to Grant Ave
S. for required street frontage improvements.
RMC 4-7-1S0(G): Streets that may be extended in the event of future adjacent platting shall be
required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot
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shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be
required in certain instances to facilitate future development.
37. As discussed in Conclusion of Law No. 35 there are no feasible or legal street connections
that can be required other than to Grant Ave. S.
4-7-160(A): Blocks shall be deep enough to allow two (2) tiers of lots, except where:
1. Abuttingprincipal arterials defined in the Transportation Element of the Comprehensive Plan.
2. The location and extent of environmental constraints prevent a standard plat land configuration,
including size and shape of the parcel.
3. Prior to approval of single-tier lot configuration based on exceptions 1 and 2, the proponent must
demonstrate that a different layout or provisions of an alley;,ystem is not feasible.
The proposed blocks incorporate two tiers of lots as required. 11 38.
12 4-7-160(B): Where circumstances warrant, the Reviewing Official may require one or more public
crosswalks or walkways of not less than six feet (6') in width dedicated to the City to extend entirely
across the width of the block at locations deemed necessary. Such crosswalks or walkways shall be
paved for their entire width and length with a permanent swface and shall be adequately lighted at
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the developer's cost.
39. It's not entirely clear from the site plans whether or where any crosswalks will be located. It's
likely that the issue will be addressed during final engineering, but since cross-walks are one of the
standards imposed by the subdivision code (as opposed to street design standards or the like), the
conditions of approval will require that the applicant install cross-walks as determined by public
works to be necessary for public safety and compliance with City development standards.
RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial
to curved street lines.
40. As depicted in Ex. 2, the side lines are in conformance with the requirement quoted above.
RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private
access easement street per the requirements of the street standards.
41. Each lot will have access to Grant Ave S via the private internal roads.
RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width
requirements of the applicable zoning classification and shall be appropriate for the type of
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development and use contemplated. Further subdivision of lots within a plat approved through the
provisions of this Chapter must be consistent with the then-current applicable maximum density
requirement as measured within the plat as a whole.
42. As previously noted, as modified by this PUD decision the proposal meets all applicable lot
standards. The proposal is conditioned to meet applicable density requirements by either providing
affordable housing as necessary to qualify for a density bonus or to reduce the number of lots to meet
the density requirements of the RMF zone.
RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the
side lot lines intersect with the street right-of:way line) shall not be less than eighty percent (80%) of
the required lot width except in the cases of (/) pipestem lots, which shall have a minimum width of
twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which
shall be a minimum of thirty five feet (35').
43. All proposed lots are rectangular with uniform lot widths that comply with the lots widths
approved through this PUD decision.
RMC 4-7-170(E): All lot COrners at intersections of dedicated public rights-or-way, except alleys.
shall have minimum radius offifteenfeet (/5').
14 44. As Conditioned.
15 RMC 4-7-190(A): Easements may be requiredfor the maintenance and operation of utilities as
16 specified by the Department.
17 45. As conditioned.
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RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees,
watercourses, and similar community assets. Such natural features should be preserved, thereby
adding attractiveness and value to the property.
46. The only natural features that need to be preserved are significant trees, which the applicant
has done in excess of the requirements of the City's tree retention regulations as determined in
Finding of Fact No.5. The applicant will also be preserving the slopes of the site by providing for a
stepped gradient instead of leveling the entire parcel.
RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department
and the King County Health Department, sanitary sewers shall be provided by the developer at no
cost to the City and designed in accordance with City standards. Side sewer lines shall be installed
eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision
development.
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47. As Conditioned.
RMC 4-7-200(8): An adequate drainage system shall be provided for the proper drainage of all
surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of
sufficient length to permit full-width roadway and required slopes. The drainage system shall be
designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage
5 system shall include detention capacity for the new street areas. Residential plats shall also include
detention capacity for future development of the lots. Water quality features shall also be designed to
6 provide capacity for the new street pavingfor the plat.
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48. The proposal will be designed to meet all City drainage standards including those above as
outlined in Finding of Fact No.4.
RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be
designed and installed in accordance with City standards as defined by the Department and Fire
Department requirements.
49. As outlined in the staff report, fire hydrants have already been reviewed by the Fire
Department. Conformance to city standards shall be assured during final engineering review.
RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any
utilities installed in the parking strip shall be placed in such a manner and depth to permit the
planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all
service connections, as approved by the Department. Such installation shall be completed and
approved prior to the application of any surface material. Easements may be required for the
maintenance and operation of utilities as specified by the Department.
18 50. As Conditioned.
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RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic
utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line
by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley
improvements when such service connections are extended to serve any building. The cost of
trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to
bring service to the development shall be borne by the developer and/or land owner. The subdivider
shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final
ground elevation and capped. The cable TV company shall provide maps and specifications to the
subdivider and shall inspect the conduit and certify to the City that it is properly installed.
51. As Conditioned.
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RMC 4-7-210:
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Concrete permanent conlrol monuments shall be established al each and every controlling corner of
the subdivision. Interior monuments shall be located as determined by the Department. All surveys
shall be per the City of Renton surveying standards.
B. SURVEY
7 All other lot corners shall be marked per the City surveying standards.
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C. STREET SIGNS:
The subdivider shall install all street name signs necessary in the subdivision.
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DECISION
The proposed preliminary plat and PUD meets all applicable criteria quoted in this decision and for
that reason is APPROVED subject to the following conditions of approval below. The PUD
modifications identified in Finding of Fact No.3 are all approved as modified by these conditions of
approval except for the request to modify perimeter landscaping along the eastern side of the
proposal.
1. The applicant shall comply with the mitigation measures issued as part of the
Determination of Non-Significance Mitigated ERC Addendum, dated March 7, 2016.
2. The applicant shall be required to provide at least two affordable housing units, either for
sale or rental in exchange for two bonus units (for a total of 34 townhomes). The
additional two bonus units may be (for a total of 36 townhomes) achieved on a 1:1 ratio
for either: affordable housing units, either for sale or rental; or units constructed to Built
Green 3 Star (at minimum) building standards. Alternatively, the proposal shall be
revised to eliminate those units which exceed the maximum density allowance pursuant
to RMC 4-2-11 OA resulting in a 32-unit proposal.
3. The project's bylaws or CC & R's shall restrict parking across the access aisle throughout
the development and no parking signage shall be posted. A copy of the bylaws and no
parking signage specifications shall be submitted to, and approved by, the Current
Planning Project Manager prior to construction permit.
4. The applicant shall place all protected trees which do not contribute to the sites required
minimum tree density be held in perpetuity within a tree protection tract(s). A revised
PUD/Plat Plan shall be submitted to, and approved by, the Current Planning Project
Manager prior to construction permit approval.
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5. The applicant shall be required to demonstrate where and how refuse and recyclables
would be picked up on pick-up day to the satisfaction of the Current Planning Project
Manager prior to engineering permit approval. Specifically, the applicant will be required
to provide a designated refuse and recycle pickup pad, as to not block the drive aisle, for
proposed Lots 14-23.
6. The applicant shall be required to demonstrate that all retaining walls can be constructed
on site. Alternatively, a construction easement shall be furnished to the City allowing the
ability utilize adjacent property to construct proposed retaining walls. Compliance with
this condition shall be completed prior to engineering permit approval.
7. The applicant shall be required to provide, to the Current Planning Project Manager, tree
retention inspection/monitoring reports after initial clearing, final grading, and annually
for two years by a qualified professional forester. The inspection/monitoring reports shall
identify any retained trees that develop problems due to changing site conditions and
prescribe mitigation.
8. The applicant shall be required to provide specifications for the proposed the two
electronically operated access gates for entry and exit just south of SlOth St, to the
satisfaction of the City'S Fire Department prior to engineering permit approval.
9. The applicant shall provide interpretive signage/information regarding differentiating
elements (trees, landscaping, drainage, architecture, etc.) of the proposed development at
a strategic place(s) on site. The sign design and site plan and location shall be submitted
to, and approved by, the Current Planning Project Manager prior to building permit/Final
Plat approval whichever comes first.
10. The applicant shall revise the landscape plan to include a IO-foot wide sight obscuring
visual buffer along the eastern property line (FOF 28: PUD Decision Criteria,
Landscaping/Screening). If all conditions of approval are complied with the applicant will
have exceeded code requirements for screening of the proposed development.
11. The applicant shall revise the landscape plan to reflect: a visual landscaping barrier, along
the eastern property line, at minimum of 10-feet in width and with a mixture of plantings
that have a maturity height of at least 6-feet and 100% obscurity for the entire length.
The revised landscape plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to engineering construction permit approval.
12. The applicant shall provide fencing along the east and south property lines, in addition to
the low fencing in the front yard for each individual unit. A detailed fencing plan shall
be provided identifying the location and specifications for all fencing. Fences along the
courtyard in the center of the site shall not exceed forty-two inches 42-inches in height
and shall have an access gate to the courtyard for all units. Perimeter fencing shall not
exceed 6-feet in height. All fencing shall be made of quality materials in keeping with
the architectural aesthetic of the proposed structures. The fencing plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to building permit
approval.
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13. The applicant shall submit revised elevations for the garage doors with the provision of
additional architectural details. The revised elevations shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
14. The applicant shall provide a lighting plan that adequately provides for public safety
without casting excessive glare on adjacent properties; at the time of engineering permit
review. Pedestrian scale and down lighting shall be used in all cases to assure safe
pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been
approved administratively or is specifically listed as exempt from provisions located in
RMC 4-4-075 Lighting, Exterior On-Site.
15. The applicant shall be required to dedicate approximately 1.5 feet, subject to survey
verification, for required street improvements. The revised site plan shall be submitted
to, and approved by, the Current Planning Project Manager, prior to construction permit.
16. The applicant shall be required to demonstrate safe walking conditions for students
to/from the subject plat to bus stop locations prior to construction permit. This may
include a dedicated shoulder, curb, or some other alternative as determined by the Current
Planning Division.
17. The applicant shall provide revised site plan demonstrating compliance with the private
open space standard of at least IS-feet in every dimension. The revised site plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building
permit approval whichever comes first. If this condition of approval is met the proposal
would satisfy this standard.
18. The applicant shall be required to establish a home owners' association for the
development, which would be responsible for any common improvements. All common
facilities, not dedicated to the City, shall be permanently maintained by the PUD home
owners' association. The CC&Rs shall provide that if the homeowner's association fails
to properly maintain the common facilities and integral elements of the City may do so at
the expense of the association. The CC&Rs shall also provide that the provisions
pertaining to the obligation to maintain common areas shall not be amended without
approval of the City of Renton.
19. The applicant shall submit a revised preliminary plat plan demonstrating compliance with
all recommendations of approval. The revised plat plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to construction permit approval.
20. The applicant shall revise the site plan to depict a differentiation in materials for all
pedestrian connections within parking areas and/or drive aisles on site. The revised site
plan shall be submitted to, and approved by, the Current Planning Project Manager prior
to building permit approval. If this condition of approval is met the proposal would
satisfy this standard.
21. The applicant shall submit revised elevations depicting added architectural detailing
elements including lighting fixtures, contrasting materials, or special detailing along the
ground floor of all units. The revised elevations shall be submitted to, and approved by,
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the Current Planning Project Manager prior to building permit approval. If this condition
of approval is met the proposal would satisfy this standard.
22. The applicant shall submit a materials board subject to the approval of the Current
Planning Project Manager prior to building permit approval. Acceptable materials
include a combination of brick, integrally colored concrete masonry, pre-finished metal,
stone, steel, glass, cast-in-place concrete, or other high quality material. If this condition
of approval is met the proposal would satisfy this standard.
23. The applicant shall revise the utility plan to relocate the sewer line from the pedestrian
courtyard to the public looped alley. The revised utility plan shall be submitted to, and
approved by, the Plan Reviewer prior to engineering permit approval.
24. All road names shall be approved by the City.
25. Sanitary sewers shall be provided by the developer at no cost to the City and designed in
accordance with City standards. Side sewer lines shall be installed eight feet (8') into each
lot if sanitary sewer mains are available, or provided with the subdivision development.
26. Any cable TV conduits shall be undergrounded at the same time as other basic utilities
are installed to serve each lot in conformance with RMC 4-7-200(E).
27. Concrete permanent control monuments shall be established at each and every controlling
corner of the subdivision. Interior monuments shall be located as determined by the
Department. All surveys shall be per the City of Renton surveying standards. All other lot
corners shall be marked per the City surveying standards. The subdivider shall install all
street name signs necessary in the subdivision.
28. Prior to the issuance of any occupancy permits, all common facilities, including but not
limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by
the developer or, if deferred by the Planning/Building/Public Works Administrator or
his/her designee, assured through a security device to the City equal to the provisions of
RMC 4-9-060
29. The applicant shall dedicate right of way and construct frontage street improvements
19 pursuant to City standards as outlined in page 21 of the staff report.
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30. Where circumstances warrant, Public Works staff may require one or more public
crosswalks or walkways of not less than six feet (6') in width to extend entirely across the
width of the block at locations deemed necessary. Such crosswalks or walkways shall be
paved for their entire width and length with a permanent surface and shall be adequately
lighted at the developer's cost.
31. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have
minimum radius of fifteen feet (15').
32. All utilities designed to serve the subdivision shall be placed underground. Any utilities
installed in the parking strip shall be placed in such a manner and depth to permit the
planting of trees. Those utilities to be located beneath paved surfaces shall be installed,
including all service connections, as approved by the Public Works Department. Such
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installation shall be completed and approved prior to the application of any surface
material. Easements may be required for the maintenance and operation of utilities as
specified by the Public Works Department.
DATED this 31 st day of May, 2016.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the
Renton City Council. RMC 4-8-11O(E)(l4) requires appeals of the hearing examiner's decision
to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision.
A request for reconsideration to the hearing examiner may also be filed within this 14-day appeal
period as identified in RMC 4-8-110(E)(l3) and RMC 4-8-100(G)(9). A new fourteen (14) day
appeal period shall commence upon the issuance of the reconsideration. Additional information
regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -
7th floor, (425) 430-6510.
Affected property owners may request a change In valuation for property tax purposes
notwithstanding any program of revaluation.
PRELIMINARY PLANNED URBAN DEVELOPMENT-
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CIlYOFRENTO
DEPARTMENT OF COMMUNIlY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: May 11, 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: Grant Place Townhomes
LUA (file) Number: LUA-15-000885, PP, PUD
Cross-References:
AKA's:
Project Manager: Rocale Timmons
Acceptance Date: February 5, 2016
Applicant: David Vincent, Milbrandt Architects
Owner: Apex Enterprises
Contact: Satwant Singh
PID Number: 2023059052
ERC Determination: DNS-M Date: May 2, 2016
Appeal Period Ends:
Administrative Decision: Date:
Appeal Period Ends:
Public Hearing Date: May 17, 2016
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 applicant is requesting a Preliminary Planned Urban Development and a
Preliminary Plat for the construction of a multi-family development containing 36 zero lot line
townhomes. The vacant 2.12 acre site is located within the Residential Multi-Family (RMF) zoning
classification and the Residential High Density (RHD) land use designation. Environmental 'SEPA'
Review was completed on a 36 townhome proposal, in 2007 (LUA07-018). Therefore, additional
Environmental 'SEPA' Review is not required. The development would be comprised of 8 separate
multi-family residential structures resulting in a density of 22.98 dulac. The subject site is located
on the east side of Grant Ave S just north of S 18th St at 1600 Grant Ave S. Access to the site is
proposed via new loop road extended from Grant Ave S. There are no critical areas located on site.
The PPUD would be used to vary street, setback, impervious surface, building coverage, and lot
standards. The applicant has proposed enhanced open space, pedestrian and vehicular circulation,
pedestrian amenities, and landscaping as a public benefit. Studies include a stormwater report,
arborist traffiC study, and a geotechnical report.
3/14/16 -Project Placed on hold.
4/19/16 -Project taken lold.
Location: 1600 Grant Ave S
Comments:
ERe Determination Types: ONS -Determination of Non-Significance; ONS-M -Determination of
Non-Significance-Mitigated; OS -Determination of Significance.
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March 14, 2016
David Vincent
Milbrandt Architects
25 Central Way
Kirkland, WA 98467
SUBJECT: "On Hold" Notice
Community & Economic Development Department
C.E. "Ch i p"Vincent, Administrator
Grant Place Townhomes, LUA1s-00088s, PP, PPUD
Dear Mr. Vincent:
The Planning Division of the City of Renton accepted the above master application for
review on December 28, 2015. During our review, staff has determined that additional
information is necessary in orderto proceed further.
The following information will need to be submitted before June 14, 2016 so that we
may continue the review of the'above subject application:
+ Fire Safety, Emergency and Evacuation Plan: Please provide 5 copies of a Fire Safety,
Emergency and Evacuation Plan which provides for adequate evacuation of
residents (within proposed townhome units) and/or response times, in case of an
obstruction to the evacuation route southbound on Grant Ave S.
+ Maintenance Plan -Internal Private Street: Please provide 5 copies of a Maintenance
Plan containing additional information regarding the maintenance of the proposed
internal private street.
At this time, your project has been placed "on hold" pending receipt of the requested
information. The public hearing, tentatively scheduled for March 15, 2016, will be
rescheduled upon receipt of the requested information.
Please contact me at (425) 430-7219 if you have any questions.
Sincerely,
j~~
Senior Planner
cc: Apex Enterprises Group, lLCj Owner(s)
Satwant Singh / Applicant
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • ,entonwa.gov
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March 14, 2016
John and Rhonda Sommer
1708 SE 16th Place
Renton, WA 98055
Community & Economic Development Department
C.E."Chip"Vincent, Administrator
SUBJECT: GRANT AVE TOWNHOMES COMMENT RESPONSE LETTER
LUA15-000885, PPUD, PP
Dear Mr. and Mrs. Sommer:
Thank you for your comments related to the Grant Place Townhomes; dated February 10, 2016
(letter), February 26, 216 (email), and March 4, 2016 (email). Your comments will be added to
the public record for consideration by the reviewing official and you have been added as a party.
of record.
To address your concerns related to the emergency evacuation, setbacks, utilities, refuse and
recycle, and animal habitat the applicant will be required to demonstrate compliance with the
City's development regulations as well as Washington State's Environmental Policy Act (SEPA)
which include requirements for mitigation for impacts caused by the development. The City will
provide analysis of the proposal in three upcoming documents: the Environmental Review
Committee Report, the Staff Recommendation the Hearing Examiner, and the Hearing Examiner
Decision (Final Decision).
Please note the project has been placed on hold, pending the receipt of an Evacuation Plan and
a Maintenance Plan for the internal road system. As a result, the public hearing schedule far
March lS'h has been cancelled and will be rescheduled upon receipt af the requested
infarmatian. Additionally, the timing for all reports/decisions mentioned above will be
contingent upon receipt of the requested materials. You will receive notification when the
project is taken off hold with information regarding the rescheduled hearing.
Thank you for interest in this project and if you have any further questions please feel free to
contact me at 425-430-7219 or rtimmons@rentonwa.gov. Thank you.
Sincerely, ,
t1~
Senior Planner
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
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February 29, 2016
Lala Meling
1626 Grant Ave S #A-201
Renton, WA 98055
Community & Economic Development Department
C.E. "Chip"Vincent, Adm i n i strator
SUBJECT: GRANT AVE TOWNHOMES COMMENT RESPONSE LETTER
LUA15-000885, PPUD, PP
Dear Mrs. Meling:
Thank you for your comments related to the Grant Place Townhomes; dated February 18, 2016
(letter). Your comments will be added to the public record for consideration by the reviewing
official and you have been added as a party of record.
To address your drainage concerns the applicant will be required to demonstrate compliance
with the City's development regulations as well as Washington State's Environmental Policy Act
(SEPA) which include requirements for mitigation for impacts caused by the development. The
City will provide analysis of the proposal in three upcoming documents: the Environmental
Review Committee Report, the Staff Recommendation the Hearing Examiner, and the Hearing
Examiner Decision (Final Decision). You will receive copies of all correspondence.
I have also attached a copy of the drainage plan proposed for the development. Drainage
control would be provided by a drainage vault on western portion of the site. Stormwater
would then be directed to the Grant Ave S from the vault.
Thank you for interest in this project and if you have any further questions please feel free to
contact me at 425-430-7219 or rtimmons@rentonwa.gov. Thank you.
Sincerely, •
ti:m~~
Senior Planner (atv y~ ,Rtr/f'ire (f.,tC '~n~ VCt[tJ'vQ!4lR
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Renton City Hall • 1055 South Grady Way. Renton, Washington 98057 • ,entonwa.gov
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ADVISORY NOTES TO APPliCANT
LUA 15-000885
Application Date: December 28, 2015
Name: Grant Place Townhomes
PSE.
-.. R CITYOF ~ ".. enton~
Site Address: 1600 Grant Ave S
Renton, WA 98055-3608
1. Fire impact fees are applicable at the current rate of $495.1 0 per zero lot line unit. This fee is paid at time of building permit issuance.
Code Related Comments:
1. The preliminary fire flow requirements for this project as proposed is 3,250 gpm. A minimum of one fire hydrant is required within 150
feet of the proposed buildings and three hydrants within 300 feet. Existing fire hydrants shall meet current code including 5 inch storz
fittings.
2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet
outside tuming radius. Access roadways shall be provided with approved fire lane signage on both sides of the access roadways. Fire
access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all
Location: 1600 Grant Avenue S
Estimated CFS Annually: 30
CONSTRUCTION PHASE
Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is
recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or
storage area should be completely fenced in with portable chain link fencing. The fence will provide both a physical and psychological
barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when
not in use, and should be fitted with heavy duty deadbolts with a minimum 1 1/2" throw when bolted. Glass windows in construction
trailers should be shatter resistant. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when
not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs will aid police in
making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. This particular
part of the city is very isolated and has minimal foot and vehicle traffic following commuter hours, so this construction site could be
especially susceptible to theft of construction materials and equipment.
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 Yo" throw and installed with 3" wood screws. Any extemal storage areas should also have solid wood or
metal doors, with dead bolts 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 stailways 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, 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 deadbollas 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 supply,
Ran: May 11,2016 Page 1 of 5
ADVISORY NOTES TO APPliCANT
LUA15-000885 •
CITYQF ~ --'--"""""" .... Ren to n ~
Oriiialr:rteruii1Ce rooms.
Any 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
residents feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism.
There are several locations throughout the complex that have benches or tables. While nice to have these amenities for residents, they
can sometimes attract unwanted subjects who are looking for a comfortable place to loiter. It's recommended that these locations be
close to the I area of each I i and not set so casual surveillance of the area is minimal.
i
unit multifamily apartments 1600 Grant Ave South. The following comments are based on the application submittal made to the City of
Renton by the applicant.
EXISTING CONDITIONS
WATER: The site is located in the City of Renton water service area. There is existing 12 inch diameter water main on Grant Avenue South
SEWER: The site is located in the city of Renton sewer service area. There is no sewer main on the project frontage. 6 inch diameter
sewer main is located south of the property on Grant Avenue South.
STORM: There is storm drainage In Grant Ave South. There is existing 12 inch diameter storm water pipe on the frontage.
STREET: Grant Ave South fronting the site is a residential street with existing 60 feet right of way (ROW) width.
Water
1. The subject development is within the city of Renton 490 pressure zone water service area.
2. Fire Department has determined that the preliminary fire flow requirement for the project is 3,250 gpm. The modeled fire flow
available from the existing 12 inch diameter water main on Grant Avenue South is 3,400 gpm.
3. The conceptual utility plan was submitted with the land use application. The proposed water plan along with changes to meet City
standards will be required during utility construction permit review stage.
4. A looped 10 inch diameter water main is proposed on the site. Extension of 10 inch diameter water main between building 4 and
building 5 is also required and will need to extend at a minimum to the east side of the buildings 4 and 5. A minimum 15 feet wide
easement is required to be provided for the water main and for the appurtenances.
5. The required minimum horizontal sep~ration between the utility lines should be provided. The current plans do not have the required
minimum separation between water and storm water line in the north side of the site.
6. Installation of fire hydrant(s) as required by Renton Fire Prevention should be provided. The number and location of the hydrants shall
be determined based on the City's review of the final building plans and site plan.
7. Installation of minimum 1 "domestic water service and 1" domestic water meter for each individual townhome unit. A double check
valve assembly is required behind each water meter for buildings taller than 30 feet. . A pressure reducing valve will be required
downstream of each water meter If the static water pressure is over 60psl.
6. Installation of landscape inrigation meter and double check valve assembly, if applicable.
9. A minimum 15 feet wide water easement should be provided along the north property line.
10. Trench of the water pipe or any utility should not be in the zone of influence of the retaining wall or of the building.
11. The development is subject to applicable water system development charges (SDC) and water meter installation fees based on the
number and size of the water meters. The current rate of SDC fee for 1" domestic meter is $3,245.00. The rate that is current at the time of
utility permit issuance will be applicable.
12. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State
of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in
Appendix J of the City's 2012 Water System Plan.
Ran: May 11,2016 Page 2 of 5
ADVISORY NOTES TO APPliCANT
LUA 15-000885 --·,..."".,..... ... Renton e
1. The site is localed in the city of Renton sewer service area.
2. The conceptual utility plan shows the extension of 6 inch diameter sewer main from the existing 6 inch diameter sewer main (S 0463)
located south of the property, and extended through the subject site.
3. The submitted plan includes the addition of a new sewer manhole on the existing 6 inch diameter sewer main on Granl Ave South ..
The proposed SS MH 5 should be moved further to the east to be located in the paved portion of the private drive between buildings 5 and
building 6.
4. The sewer main located between buildings 4 and 5 should be relocated to provide a minimum 7.5 feet separation from the building.
Required minimum separation between utility lines should be provided.
5. The sewer main in the private drive internal to the site can be private sewer.
6. The development is subject to applicable water system development charges (SDC). The current rate of SDC fee for is based on the
number and size of domestic water meters. The current sewer SDC fee for 1" sewer is $2,242.00. The rate that is current at the time of
utility permit issuance will be applicable.
7. Civil plans for the sewer main improvements will be required and must be prepared by a registered professional engineer in the State
of Washington.
Stormwater
1. A drainage plan and drainage report prepared by Pacific Engineering DeSign LLC was submitted for the project. The drainage report
was based on the 2009 King County Surface Water Manual (2009 KCSWDM). Based on the City's flow control map, this site falls within
the Flow Control Duration Standard (Forested Conditions). A combined detention and water quality vault is proposed to meet the
detention facility and water quality treatment for the project. The vault design shall be as per the 2009 King County Surface Water Design
Manual. The report mentions that multifamily development requires enhanced basic water quality and a Storm Filter manhole with CSF
cartridges is proposed in addition to the combined detention and water quality vault for this. The drainage plans and drainage report for
the utility construction permit should be prepared based on Chapter 2 of the City of Renton's 2009 Surface Water Design Manual
Amendment to the King County Surface Water Design Manual. The drainage report should include the eight core requirements and the six
special requirements. Storm water flow control BMP's are required for the project and should be designed as per the Appendix C of the
2009 KCSWDM. Additional flow control BMP's should be provided.
2. A geotechnical report for the site prepared by Nelson Geotechnical Associates Inc. and a limited geotechnical review prepared by
Cobalt Geosciences was submitted for the project. The geotechnical report mentions that the soil Is till soil and is not suitable for
infiltration. The geotechnical report also recommends that the site development construction activities be limited to the dry weather
season. All geotechnical recommendations regarding erosion control, drainage, site preparation, and construction shall be followed.
The City GIS maps show (1) that a seismic fault line runes east west across the subject site, (3) the site has portions with high erosion
hazard, (3) moderate landslide area. The geotechnical report submitted with the utility construction permit submittal should include this
information also, and the geotechnical engineer's recommendation regarding the storm water vault and other features with consideration
of the above mentioned elements. The geotechnical report submitted with the utility construction permit should also mention the correct
location of the storm water vault and the access driveway.
3. The storm water vault should be designed based on the geotechnical engineer and structural engineer's recommendations and
based on the requirements of the City Amendments of the 2009 KCSWDM.
4. A Construction Storm water General Permit from Department of Ecology is required since grading and clearing of the site exceeds
one acre
5. Surface water system development charge fee is $0.594 per square foot of new impervious surface area, but not less than $1,465.00.
This fee is subject to change at the rate that is applicable at the time of issuance of the utility construction permit will be applicable.
6. A portion of the proposed storm water vault is situated in the area over which there is an easement for the power lines. The applicant
should verify that the existing easement does not prevent the construction of the storm water vault. The confirmation should be provided to
the City with the utility construction permit application.
7. The site development work will be restricted to only the dry weather season as per the geotechnical report, therefore no construction
work will be allowed during the wet season from October 1 to April 30th.
Transportation
1. Payment of transportation impact fee is applicable at the time of issuance of the building permit. The transportation impact fee rate
that is current at the time of building permit application is applicable on the project. The current rate for apartment is $1,923.63 per
dwelling and for apartment is $1,546.31 per dwelling.
2. A sight distance and traffic impact fee traffic letter prepared by Jake Traffic was submitted for the project. The letter mentions that both
Ran: May 11, 2016 Page 3 of 5
ADVISORY NOTES TO APPliCANT
LUA15-000885 .. "'Renton0
i i I
and therefore no traffic impact study is required. Sight distance study recommended trimming and removal of vegetation and trees and
restricting parking for 30 feet on either side of the site access points. The survey sight distance study that was recommended by the traffic
consultant should be produced by the applicant and should be reviewed and approved by the City prior to preliminary plaUPUD approval.
3. Grant Avenue South is a residential street with existing ROW width of 60 feel. The required street section for this portion of Grant
Avenue South includes a half street travel width of 10 feet. the existing on street parking lane width. storm drainage as applicable. 0.5 feet
wide curb. 8 feet wide landscaped planter. and 5 feet wide sidewalk. The ROW width will be required to extend to the back of the sidewalk.
This may require a ROW dedication of a minimum 1.5 feet. subject to survey verification. The ROW dedication and the street
improvements are required to be provided by the developer. The maximum slope back of sidewalk is 4H:1V.
4. A lot line adjustment with the adjacent north neighbor will be required to obtain the sliver of parcel in between the subject site and
Grant Avenue South.
5. The internal site access
a. Access is proposed by means of a looped private drive of 20 feet paved width. to meet fire department requirements.
b. Different sections with varying widths are proposed on the north private drive (24 feet). west private drive (20 feet). and south private
drive (28 feet).
c. The paved width and the drive width must be designed to allow the utilities to be located with the required minimum separation.
d. Drop offs adjacent to the driveway shall require hand rails andlor guard rails as per IBC.
e. Parking is not allowed on roads with 20 feet paved travel width and No Parking signs are required to be provided by the developer.
f. Sight distance and safety must be considered when determining the location of the common parking spaces.
g. Provide a minimum 2 feet of separation between the face of any wall and the nearest paved travel surface edge.
h. The construction of retaining wall near the property line may require obtaining easement from the adjacent property owner.
i. All access must have turning radius to satisfy Fire department requirements.
7. Street lighting is required on public street frontages. The existing street light on Grant Avenue South frontage can be relocated to
accommodate the frontage improvements.
8. Pavement thickness must follow city of Renton standards.
9. The City of Renton Trench restoration and Street overlay requirements will be applicable for any work in the public right of way.
General Comments
1. All construction or service 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. All utilities serving the site are to be undergrounded.
3. Trench of the water pipe or any utility should not be in the zone of influence of the retaining wallar of the building.
4. Required minimum separation should be provided between all utility lines.
5. When utility plans are complete. please submit four (4) copies of the drawings. two (2) copies of the drainage report. permit
application. an itemized cost of construction estimate. and application fee at the counter on the sixth floor.
6. Separate building permit application is required to be submitted for the storm water vault and for walls that are 4 feet in height or taller.
Mitigation condition
shall not be allowed in the wet 110 I 30th.
fee per
2. Street trees -Nyssa sylvatica -do not use due to overhead electric lines proximity to the planting strip. Spacing is too close at 20 feet
o.c. Select only species that attain a small mature size and spce the plantings a minimum distance of 30 feet o.c. Do not plant close than
30 feet from street lights.
3. North buffer plantings -do not use conifer species that attain a large mature size as these will interfere with nearby electric lines
(electric lines not shown on the landscape plan)
4. I on -some not shown lidentified in the I
Ran: May 11. 2016 Page 4 of 5
Denis Law
_~M::aYOr _,.".,.,.~91·~' r rtL)' r l
May 10, 2016
Parties of Record
Various
Community & Economic Development Department
C.E. "Chip"Vincent, Administrator
SUBJECT: Report to the Hearing Examiner
Grant Place Townhomes, LUA15-000885, PP, PUC
Dear Parties of Record:
A public hearing on Grant Place Townhomes will be held on Tuesday, May 17, 2016 at 11:00 am
in the City Council Chambers of Renton City Hall, located at 1055 S Grady Way. The Staff Report
to the Hearing Examiner, including exhibits and public comment letters, is available:
• Electronically on line at the City of Renton website (www.rentonwa.gov)
• To be viewed at the City Clerk's office on the ih Floor at Renton City Hall, 1055 S Grady
Way, between 8 am and 4 pm. Ask for the project file by the project number LUA14-
001572.
• Purchased for a copying charge of $0.15 per page. The estimated cost for the staff
report is $7.95, plus a handling and postage cost of $2.00 (this cost is subject to change
if documents are added).
Please contact me at (425) 430-7219 or rtimmons@rentonwa.govifyou have any questions.
Sincerely,
Rocale Timmons
Senior Planner
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
DEPARTMENT OF CO~ JNITY -----.... ·Renton 0 AND ECONOMIC DEVElOPMENT
A. REPORT TO THE HEARING EXAMINER
HEARING DATE:
Project Name:
Owners:
Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Site Area:
May 17, 2016
Grant Place Towhomes
APEX Enterprises Group LLC; 5218 76 th Ave Ct W; University Place, WA 98467
Washington Commercial Investment; 24419 10Sth Place SE; Kent, WA 98030
Satwant Singh; 24419 10Sth Place SE; Kent, WA 98030
David Vincent; Milbrandt Architect; 25 Central Way; Kirkland, WA 98033
LUA1S-00088S, PP, PPUD
Rocale Timmons, Senior Planner
The applicant is requesting a Preliminary Planned Urban Development and a Preliminary
Plat for the construction of a multi-family development containing 36 zero lot line
townhomes. The vacant 2.12 acre site is located within the Residential Multi-Family
(RMF) zoning classification and the Residential High Density (RHD) land use designation.
Environmental 'SEPA' Review was completed on a 36 townhome proposal, in 2007
(LUA07-018j. Therefore, additional Environmental 'SEPA' Review is not required. The
proposed development would be comprised of 8 separate multi-family residential
structures resulting in a density of 22.98 dulac. The subject site is located on the east
side of Grant Ave S just north of S 18th St at 1600 Grant Ave S. Access to the site is
proposed via a new looped public alley extended from Grant Ave S. There are no critical
areas located on site. The PUD would be used to vary street, setback, design,
landscaping, lot standards, and density bonus criteria. The applicant has proposed
enhanced open space, pedestrian and vehicular circulation, pedestrian amenities, and
landscaping as a public benefit. Studies provided include a storm water, arborist, traffic
study, and a geotechnical report.
1600 Grant Ave S
2.12 acres
Project Location Mop
HEX Report -Grant Place Townhomes
City of Renton Department af C
GRANT PlACE TOWNHOMES
,unity & Economic Development Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Report of May 17, 2016
II B_ EXHIBITS:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
HEX Recommendation Report
Site Plan
Landscape Plan
Elevations
Floor Plans
Grading and Drainage Plan
Revised Tree Retention Plan (dated April 29, 2016)
Drainage Report
Preliminary Plat Plan
CI 73-Residential Height Requirements
Geotechnical Report
SEPA Determination -Mitigation Measures (dated March 12, 2007)
SEPA Addendum, dated May 2, 2016
Public Comment Letter -Meling
Public Comment Letter -Sommer
Traffic Report
II C. GENERAL INFORMATION:
APEX Enterprises Group LLC
1. Owner(s) of Record: 5218 76th Ave Ct W
University Place, WA 98467
Page 2 of 39
Washington Commercial Investment
24419 105th Place SE
Kent, WA 98030
2. Zoning Classification: Residential Multi-Family (RMF)
3. Comprehensive Plan Land Use Designation: Residential High Density (HD)
4. Existing Site Use: Single Family Residence to be demolished
5. Neighborhood Characteristics:
a. North: Vacant/Transmission Lines (R-B Zone)
b. East: Single Family Residential (R-B Zone)
c. South: Multi-Family (RMF Zane)
d. West: Vacant (RMF Zane)
6. Site Area: 92,721 SF
II D. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Land Use File No. Ordinance No.
HEX Report -Grant Place Townhomes
N/A
N/A
5758
5758
Date
06/22/2015
06/22/2015
City of Renton Department of COT1''1Junity & Economic Development
GRANT PLACE TOWNHOMES
Report of May 17, 2016
Annexation
Site Plan Review (Expired)
II E. PUBLIC SERVICES:
1. Existing Utilities
N/A
LUA07-018
1871
N/A
Hearing Examiner Recommendation
WA1S-00088S, PP, PPUD
Page 3 of 39
03/08/1961
12/10/2007
a. Water: The site is located in the City of Renton water service area. There is an existing 12-inch
diameter water main in Grant Ave S.
b. Sewer: The site is located in the City of Renton sewer service area. There is no sewer main along
the project frontage. There is an existing 8-inch diameter sewer main south of the property in
Grant Ave S.
c. Surface/Storm Water: There is an existing 12-inch storm water conveyance system along the
Grant Ave S property frontage.
2. Streets: There are partial street improvements along Grant Ave S.
3. Fire Protection: City of Renton Fire Department
F_ APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-100: Urban Design Regulations
3. Chapter 4 Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
S, Chapter 7 Subdivision Regulations
6. Chapter 9 Permits -Specific
a. Section 4-9-065: Density Bonus Review
b. Section 4-9-150: Planned Urban Development Regulations
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
II H. FINDINGS OF FACT {FOF}:
1. The applicant is requesting a Preliminary Planned Urban Development (PPUD) and a Preliminary Plat for
the subdivision of a 2.12 acre site into 36 lots for the future construction of 36 zero-lot line town homes.
2. The Planning Division of the City of Renton accepted the above master application for review on
December 28, 2015 and determined the application complete on February 5, 2016. On March 14, 2016
the project was placed on hold pending receipt of a Fire Safety, Emergency, and Evacuation Plan and a
HEX Report -Grant Place Townhomes
City of Renton Department of Community & Economic Development
GRANT PLACE TOWNHOMES
Report of May 17,2016
Hearing Examiner Recommendation
LUA15-000885, PP, PPUO
Page 4 of 39
Maintenance Plan for the internal looped street. The applicant submitted all necessary documentation
and on April 19, 2016 and the project was taken off hold. The project complies with the 120-day review
period.
3. In 2007 the applicant received Hearing Examiner Site Plan approval along with Environmental Review
for the construction of a similar 36 unit townhome development on the same site (LUA07-018).
However, the Hearing Examiner Site Plan approval expired in 2011.
4, The revised proposal includes the same number and type of units as the expired proposal. The
differences between the proposed and expired site plans includes the subdivision of the property,
increased setbacks from neighboring developed properties, and different architectural detailing.
Additionally, vehicular circulation now included a looped public alley round around the perimeter of the
site as opposed to the centrally located street terminating in a cul-de-sac.
5. The effects of the Preliminary Plat request require reductions in the net acreage of the site in order to
calculate the allowed density. Therefore, the 36-unit proposal requires a density bonus, pursuant to
RMC 4-9-065, to maintain the same number of units formerly approved.
6. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on March 12, 2007, the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Grant Avenue Homes project (LUA07-018). The DNS-M included 10
mitigation measures (Exhibit 12). A 14-day appeal period commenced on March 16, 2007, and ended
on March 30, 2007. No appeals of the threshold determination were filed.
7. ERe Addendum: On May 2, 2016 the Environmental Review Committee (ERe) issued an Addendum to
the Determination of Non-Significance -Mitigated (DNS-M) for the project (Exhibit 13). The Addendum
eliminated Mitigation Measures #1, #3, #6, #7, #9, and #10 as they were no longer applicable to the
proposal and retained Mitigation Measures #2, #4, #5, and #8.
a. Mitigation Measure #2: Site construction shall be limited to occur between April 1st and
November 1st.
b. Mitigation Measure #4: The applicant shall provide documentation that ensures that a
storm water detention structure is a permitted use of the overhead transmission line easement
(recording number 5162689) area. The documentation shall be provided to the Development
Services Division prior to receiving utility construction permits.
c. Mitigation Measure #5: The applicant shall be required to provide a Temporary Erosion and
Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion
and Sediment Control Requirements outlined in Volume II of the most recent Department of
Ecology Stormwater Management Manual. This condition shall be subject to the review and
approval of the Development Services Division prior to the issuance of building permits.
d. Mitigation Measure #8: The applicant shall submit information sufficient to calculate required
fire flow prior to issuance of building permits.
S. The project site abuts the east side of Grant Ave S. The vicinity of the property has a high concentration
of utility easements and above-ground power transmission lines for Bonneville Power Administration
(BPA), City of Seattle, and Puget Sound Energy (PSE). A single-family residential subdivision, Rolling
Hills, abuts the property to the east. A 30 unit condominium project, Heritage Village, is abutting the
project site to the south. Land to the west and abutting on the north are utility easements.
9. The property is developed with a single-story, Single-family house since 1946. The existing house and
two outbuildings would be removed prior to redevelopment.
HEX Report -Grant Place Townhomes
City of Renton Department of Com"lunity & Economic Development
GRANT PLACE TOWNHOMES
Report of May 17, 2016
Hearing Examiner Recommendation
LUA1S-000885, PP, PPUD
Page 5 of 39
10. Access to the site would be provided via two curb cuts extended from Grant Ave S. The vehicular
circulation design would utilize a looped public alley that enters at the northwest corner of the site and
exits at the southwest corner.
11_ Grant Ave 5 intersects with Puget Drive 5, an arterial street, to the south, which would be the primary
access to the development. Although Grant Ave 5 dead-ends at one of the easements to the north,
there is an existing gated emergency-only access/egress that continues north from the street end.
12. The property is located within the Residential High Density (HD) Comprehensive Plan land use
deSignation.
13. The site is located within the Residential Multi-Family (RMF) zoning classification and within Design
District 'B'.
14_ Structures would be a 3-story townhouse building type. The tallest point of the structure would be
approximately 33-feet and 7-inches from the lowest grade to the highest peak. The proposed building
materials would be a combination of a natural stone, hardy panels, lap and clear cedar siding (Exhibit
4).
15. The residential units would be contained within 8 separate buildings consisting of 4-5 units each_
16. Residential parking is provided both in private garages and surface parking along the internal circulation
system. Garage parking would be prOVided for 72 vehicles (two vehichles for each of the 36 residential
units). Auxiliary parking in the amount of seven parking stalls would be provided along the internal
road. The total amount of stalls provided on site amounts to 79 parking spaces.
17. The residential lot sizes range from 824 square feet to 1,358 square feet. The follOWing table are
proposed approximate lot sizes for Lots 1-36:
Lot Lot Size SF Lot Lot Size SF Lot Lot Size SF Lot Lot Size SF
Lotl 1,355 Lot 10 1,355 Lot 19 1,358 Lot 28 1,355
Lot2 824 Lot 11 824 Lot 20 864 Lot 29 824
LoU 998 Lot 12 998 Lot 21 1,047 Lot 30 998
Lot 4 824 Lot 13 1,313 Lot 22 864 Lot 31 1,355
Lot 5 1,355 Lot 14 1,407 Lot 23 1,421 Lot 32 1,355
Lot 6 1,355 Lot 15 864 Lot 24 1,291 Lot 33 824
Lot 7 824 Lot 16 1,047 Lot 25 824 Lot 34 998
lot 8 898 Lot 17 864 lot 26 998 lot 35 824
lot 9 1,355 lot 18 1,358 lot 27 1,355 lot 36 1,355
18_ Requested Modifications from RMC through the PUD: When approving a PPUD, the City may modify
standards (RMC 4-2,4-4,4-7, and RMC 4-6-060 Street Standards, except as listed in RMC 4-9-150B.3. All
of the following modifications are required to be considered simultaneously as part of the Planned
Urban Development:
RMC Code Citation Required Standard Requested Modification
RMC 4-2-110A A minimum lot width of 25 feet is Internal lots range in width from
Development required (30 feet for corner lots) for 16.5 feet to 20 feet and corner lots
Standards for townhouse development. range from 26.8 feetto 27.1 feet.
Residential Zoning
Designations-Lot
Width
RMC 4-2-110A The required setbacks for townhouse The average rear yard setback is
HEX Report -Grant Place Tawnhomes
City of Renton Department of Com,unity & Economic Development
GRANT PLACE TOWNHOMES
Report of May 17, 2016
Development development in the RMF zone are as
Standards for follows: front yard is 10 feet, the side
Commercial Zoning yard is 0 feet for the attached sides
Designations-and 5 feet for the unattached sides,
Setbacks side yard along the street 20 feet, and
the rear yard is 10 feet.
RMC 4-2-110A Maximum impervious surface
Development coverage is limited to 75%.
Standards for
Commercial Zoning
Designations-Lot
Coverage
RMC 4-4-130 Tree Four significant trees for every 5,000
Retention Regulations square feet of site area.
-Tree Density
RMC 4-4-090D Refuse The refuse and recyclables deposit
and Recyclables area and collection points for multi-
family residences shall be
apportioned, located and designed as
follows a total minimum area of eighty
(80) square feet shall be provided for
refuse and recyclables deposit areas.
RMC 4-6-060F Street Various: See discussion in FOF 28: PUD
Standards Decision Criteria, Circulation
RMC 4-3-100 Urban Various: See discussion in FOF 32:
Design Standards Design District Review
RMC 4-4-070F.4 A fifteen-foot (15') wide partially sight-
Landscaping obscuring landscaped visual barrier, or
Standards ten-foot (10') wide fully sight-
obscuring landscaped visual barrier, is
required along the common property
line.
RMC 4-4-080F, Based on the proposed use, a
Parking, Loading, and minimum and maximum of 55 parking
Driveway Regulations spaces would be allowed in order to
meet code.
RMC 4-9-065, Density The applicant shall provide one
Bonus Review affordable housing unit, either for sale
or rental (per net acre). Additional
bonus units (per net acre) may be
achieved through compliance with
additional criteria.
Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Page 6 of 39
approximately four feet from the
rear drive aisle.
Consider the site collectively for lot
coverage requirements as opposed
to each individual lot.
Consider the site collectively for
tree density requirements as
opposed to each individual lot.
The applicant is proposing
individual curb-side pickup for
residential units.
Various: See discussion under FOF
28: PUD Decision Criteria,
Circulation
Various: See discussion under FOF
32: Design District Review
The eastern portion of the southern
property line would have as-foot
visual barrier between the
proposed development and the
abutting R-8 single family
development to the east.
The applicant proposed a total of 79
spaces within structured and
surface parking areas. The proposal
exceeds the maximum parking stall
allowance (24 stalls).
The 22.97 dulac proposal does not
include an affordable housing
component or built green elements.
. . 19. The site contains 53 Significant trees of which the applicant IS proposing to retain three trees .
20. There are no critical areas located on site.
HEX Report -Grant Place Townhomes
City of Renton Department of Corr,unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA15-000885, PP, PPUO
Report of May 17, 2016 Page 7 of 39
21. There would be an estimated 7,000 CY of cut and 6,000 CY of fill associated with the proposed project.
22. Construction is anticipated to commence in Summer of 2016 with substantial completion scheduled for
Summer of 2017.
23. Staff received two comment letters expressing various concerns, including but not limited to setbacks,
drainage, wildlife, lighting, and refuse and recycle (Exhibit 14 and 15). No agency comments were
received.
24. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
25. Comprehensive Plan Compliance: The site is designated Residential High Density (HD) on the City's
Comprehensive Plan Map. HD unit types are designed to incorporate features from both single-family
and multi-family developments, support cost-efficient housing, facilitate infill development, have close
access to transit service, and efficiently use urban services and infrastructure. Lands designated HD is
where projects will be compatible with existing uses and where infrastructure is adequate to handle
impacts from higher density uses. The proposal is compliant with the following Comprehensive Plan
Goals and Policies if ill.! conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
" transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
" urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
" Goal l-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
" Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-S1: Respond to specific site conditions such as topography, natural features,
" and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy l-S2: Include human-scale features such as pedestrian pathways, quality
" landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
" Policy L-53: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
Policy l-57: Complement the built environment with landscaping using native,
" naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
26. 20ning Development Standard Compliance: The RMF Zone provides suitable environments for multi-
family dwellings. It is further intended to conditionally allow uses that are compatible with and support
a multi-family environment. The RMF allows for the development of both infill parcels in existing multi-
HEX Report -Grant Place Townhomes
City of Renton Department of COl",,\unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA15-000885, PP, PPUD
Report of May 17,2016 Page 8 of 39
family districts with compatible projects and other multi-family development. Densities range from ten
(10) to twenty (20) dulacre with opportunities for bonuses up to twenty five (25) dwelling units per net
acre. The proposal is compliant with the following development standards if all conditions of approval
are met:
Compliance
Compliant if
Condition of
Approvalis
Met
Requested to
be Modif/ed
Through the
PUD
RMF Zone Develop Standards and Analysis
Density: There is no minimum density requirement for townhouse development in
the RMF zone. The minimum density required for other attached dwelling units is 10
dwelling units per net acre. The maximum density permitted is 20 dwelling units per
net acre. Net density is calculated after the deduction of sensitive areas, areas
intended for public right-of-way, and private access easements.
Staff Comment: After deducting 24,480 square feet for access easements from the
92,721 gross square footage of the site, the net square footage would be 68,241
square feet (1.57 net acres). The 36 unit proposal would arrive at a net density of
22.97 dwelling units per acre (36 units I 1.57 acres = 22.97 dulac), which falls within
the permitted density range for the RMF zoning classification if all density bonus
criteria, pursuant to RMC 4-9-065, are met. To qualify for the density bonus, the
applicant shall first provide one affordable housing unit, either for sale or rental (per
net acre). Additional bonus units (per net acre) may be achieved an a 1:1 ratio for
either: affordable housing units, either for sale or rental; or units constructed to Built
Green 3 Star (at minimum) building standards. The applicant is proposing a total of
four bonus units. Therefore, staff recommends as a condition of approval the
applicant be required to provide at least two affordable housing units, either for sale
or rental in exchange for two bonus units (for a total of 34 townhomes). The
additional two bonus units may be (for a total of 36 townhomes) achieved on a 1:1
ratio for either: affordable housing units, either for sale or rental; or units constructed
to Built Green 3 Star (at minimum) building standards. Alternatively, the proposal
shall be revised to eliminate those units which exceed the maximum density allowance
pursuant to RMC 4-2-110A resulting in a 32-unit proposal.
lot Dimensions: There is no minimum lot size required in the RMF lone. A minimum
lot width of 25 feet is required (30 feet for corner lots) for townhouse development. A
minimum lot depth of 50 feet is required for townhouse development.
Requested to be modified through the PUD
Staff Comment: The proposal complies with the lot depth standards of the RMF zone.
However, the proposal does not comply with the minimum lot width standards of the
zane for all residential units. Internal lots range in width from 16.5 feet to 20 feet and
corner lots range from 26.8 feet to 27.1 feet. The applicont has proposed to modify
the minimum lot width requirement through the PUD. The reduction in lot width
allows the applicant to achieve a dense development with minimal footprint and less
impervious surface while providing amenities which serve to enhance the quality of
the development and meet the PUD decision criteria. Therefore, staff is in support of
the requested modification if all conditions of approval are met.
Lot Coverage: The allowed lot coverage is 70 percent for town home developments.
,/ Staff Comment: The lot coverage would vary for the proposed lots. The lot coverage
for the residential lots would range from 54% to 70%. The lot coverage for the entire
development is at approximately 28%.
Requested to Setbacks: The required setbacks for townhouse development in the RMF zone are as
HEX Report -Grant Place Townhomes
City of Renton Department of COI7'''lunity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Report of May 17, 2016
be Modified
Through the
PUD
Requested to
be Modified
Through the
PUD
Page 9 of 39
follows: front yard is 10 feet, the side yard is 0 feet for the attached sides and 5 feet
for the unattached sides (per CI-76), side yard along the street 20 feet, and the rear
yard is 10 feet. The required setbacks for other attached dwellings in the RMF zone
are as follows: front yard is 20 feet, the side yard is 0 feet for the attached sides and 5
feet for the unattached sides (per CI-76), side yard along the street is 20 feet, and
rear yard is 10 feet.
Requested to be modified throuqh the PUD.
Staff Comment: As part of the PUD the applicant is proposing to modify the setback
from the rear lot line. All other setbacks comply with the setback requirements of the
RMF lone. The average rear yard setback is approximately four feet from the rear
drive aisle.
Staff is in support of a reduction in the setback for proposed lots fram the proposed
drive aisle given the intensity/density of the praposed development. The proposed
development would be of 0 similar density to the obutting development to the south if
all conditions of approvol are complied with. Additionally, the property to the north is
not developable, due to the presence of utility easements and overhead transmission
lines. The perimeter looped alley provides a buffer to the neighboring developments.
However, due to shallow residential rear yard setbacks praposed, there exist the
potential for cars to park in front of proposed garage spaces. In order to ensure
parked vehicles do not encumber to the proposed access aisle the project's bylaws or
CC & R's restrict parking across the access aisle thraughout the development and no
parking signage shall be posted. A copy of the bylaws and no parking signoge
specifications shall be submitted to, and approved by, the Current Planning Project
Manager prior to construction permit.
Building Standards: The RMF zone has a maximum impervious surface coverage of
75%. A Code Interpretation (CI-73) (Exhibit 10) was adopted regarding building
height requirements in residential zones. In the RMF zone, a maximum building
height of 3 stories with a wall plate height of 30 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height; common rooftop features, such as chimneys, may
project an additional four (4) vertical feet from the roof surface. Non-exempt
vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum
wall plate height unless the projection is stepped back one-and-a-half (1.5)
horizontal feet from each fa~ade for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a roof with only one (1) sloping plane (e.g., shed roof) may
exceed the stated maximum if the average of wall plate heights is equal or less than
the maximum wall plate height allowed.
An additional ten feet (10') height for a residential dwelling structure may be
obtained through the provision of additional amenities such as additional recreation
facilities, underground parking, and additional landscaped open space areas; as
determined through the site development plan review process and depending on the
compatibility of the proposed buildings with adjacent or abutting existing residential
development. In no case shall the maximum wall plate height of a residential
structure exceed thirty-five feet (35').
Requested to be modified through the PUD.
HEX Report -Grant Ploce Townhomes
City of Renton Department of Co,....,unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA1S-00088S, PP, PPUD
Report of May 17, 2016
Requested to
be Modi/ied
Through the
PUD
Page 10 of 39
Staff Comment: The overall project has less impervious surface than otherwise would
be expected. Based on the provided TlR the site would contain approximately 65%
impervious surfaces for the overall site (Exhibit 8). The individual lots however would
not likely meet the impervious sur/ace requirement of the zone. As a result, a
modification is being requested as part of the PUD in order to consider the site
collectively for lot coverage requirements. Staff is in support of the requested
modification as it is in support of the overall Planned Urban Development approach.
With respect to height the tallest point of the structure would be approximately 33
feet and 7-inches from the lowest grade to the highest peak. The proposal complies
with the building standards of the zone.
landscaping: The City'S landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060.
Requested to be modified throuqh the PUD.
Staff Comment: See discussion below in FOF 28: PUD Decision Criteria,
Landscaping/Screening.
Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations
require the retention of 20 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); Significant trees
adjacent to critical areas and their associated buffers; and Significant trees over sixty
feet (60') in height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be
preserved; other significant native evergreen or deciduous trees; and Other
significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/
or cottonwoods are used as part of an approved enhancement project within a
,/ critical area or its buffer.
For multi-family development, the minimum tree density is four (4) significant trees
for every five thousand (5,000) square feet. The tree density may consist of existing
trees, replacement trees, trees required pursuant to RMC 4-4-070Fl, Street Frontage
Landscaping Required, or a combination.
Requested to be modified throuqh the PUD.
Staff Comment: The site is contains a mixed canopy dominated by older, maple,
Douglas fir, cedar, lacust, ash, and cherry trees. The applicant pravided a Tree
Protection Plan/Arborist Report, completed by Greenforest Inc., dated December 21,
2015 (Exhibit 7). Based on the provided tree inventory, 53 trees are located an the
subject site. Sixteen trees were identified as dead, diseased, or dangerous. This results
in the exclusion of 16 trees from retention calculations. As such, 37 trees were utilized
to calculate retention requirements of 20% of the significant trees located on the site.
Therefore, the applicant would be required to retain at least 7 trees on site. The
provided Tree Retention Plan depicts the retention of 3 trees (Exhibit 7).
HEX Report -Grant Place Townhomes
City of Renton Department of COrT'''Iunity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA1S-00088S, PP, PPUD
Report of May 17, 2016
Requested to
be Modi/ied
Through the
PUD
Page 11 of 39
When the required number of protected trees cannot be retained, new trees, with a
two-inch caliper or greater, shall be planted. The replacement rate shall be 12-caliper
inches of new trees to replace each protected tree removed. Therefore a total of 48-
caliper inches would be required to be replaced on site. The applicant is proposing
119, 2 caliper inch replacement trees, for a total of 238-caliper inches, in order to
meet the tree retention/replacement requirement.
A modification is being requested, as part of the PUD, in order to consider the site
collectively for tree density requirements given the reduced size of the proposed lots.
Staff is in support of the requested modification as it is in support of the overall
Planned Urbon Development approach.
The project site is approximately 93,000 square feet. As a result, a total of 74 trees are
required to be located on the site in order to meet the tree density requirements of the
code (93,000 square feet / 5,000 square feet x 4 trees = 74.4 trees). The applicant's
proposed landscape pIon includes a total of 119 new trees along with the retention of
3 existing trees for a total of 123 proposed trees located on site following
development.
Protected trees may contribute to the site's required minimum tree density, but any
trees that are in excess of an sites minimum tree density shall not contribute to the
total number of trees that are required to be retained for the Land Development
Permit. Therefore staff recommends a condition a condition of approval requiring the
applicant to place all protected trees which do not contribute to the sites required
minimum tree density be held in perpetuity within 0 tree protection tract(s}. A
revised PUD/Plat Plan shall be submitted to, and approved by, the Current Planning
Project Manager prior to construction permit approval.
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-
street parking stalls be provided based on number of bedrooms proposed per unit.
Requested to be modified thrauqh the PUD.
Staff Comment: The follOWing ratios would be applicable to the site:
Use
Attached
Residential
Units
# Q[ residential units
12-2 bedrooms
24-3 bedrooms
Ratio
1.4 spaces /2-bedroom
1.6 spaces /3-bedroom
Required Spaces
38
17
Based on the proposed uses, a minimum and maximum of 55 parking spaces would be
allowed in order to meet code. The applicant proposed a total of 79 spaces within
structured and sUrface parking areas. The proposal exceeds the maximum parking
stall allowance of 24 stalls. The applicant has proposed to modify the maximum
parking allowance through the PUD. While the proposal exceeds the maximum
number of parking stalls allowed by code, the requested modification conforms to the
intent and purpose of the parking regulations by providing sufficient on-site parking
for the amount necessary to support the new development. The additional parking
stalls would have no negative impact relative to the environment. Therefore, staff is
in support of the requested modification if all conditions of approval are met.
The parking conforms to the minimum requirements for drive aisle, parking stall
dimensions, and the provision of ADA accessible parking stalls.
Per RMC 4-4-080F.11 the number of bicycle parking spaces shall be one-half (0.5)
HEX Report -Grant Ploce Townhomes
City of Renton Department of Co,., "1unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Report of May 17, 2016
Requested to
be Modifjed
Through the
PUD
Compliant if
Condition of
Approvolis
Met
Page 12 of 39
bicycle parking space per dwelling unit. The applicant is proposing bicycle parking
spaces within proposed garoges. The applicant will be required to demonstrate
bicycle spaces meet the requirements of RMC 4-4-080F.ll.c as part of building permit
applications.
Refuse and Recyclables: Per RMC 4-4-090 for multi-family developments a minimum
of 1 Yz square feet per dwelling unit is required for recyclable deposit areas and a
minimum of 3 square feet per dwelling unit is required for refuse deposit areas.
Requested to be modified throuqh the PUD.
Stoff Comment: Based on the proposal for a total 36 residential units, 162 square feet
of refuse and recycle area is required to be provided.
As part of the PUD the applicant is requesting to modify the residential refuse and
recycle standards in order to provide residential refuse and recycle utility areas within
the each individual residential unit.
Staff recommends as a condition of approval the applicant be required to
demonstrate where and how refuse and recyclables would be picked up an pick-up
day to the satisfaction of the Current Planning Project Manager prior to engineering
permit approval. Specifically, the applicant will be required to provide a designated
refuse and recycle pickup pad, as to not block the drive aisle, for proposed Lots 14-23.
Staff is in support of the requested modifications as part of the PUD if all conditions of
approval are met.
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The existing site is generally level with a slight gradient down to the
west with an average slope of 10%. The applicant is proposing several retaining walls
ranging in height from 3 to 6 feet in order to support grade changes. RMC 4-4-080
limits the maximum height of retaining walls to 6-feet. The proposal complies with
the retaining wall requirements of the code. The applicant should nate that if
retaining wall heights change landscaped terracing between retaining walls, can be
used when the maximum height of a single retaining wall exceeds 6-feet.
Many of the proposed retaining walls are located on the property line. Therefore
staff recommends, as condition of approval, the applicant be required to demonstrate
that all retaining walls can be constructed on site. Alternatively, a construction
easement shall be furnished to the City allowing the ability utilize adjacent property to
construct proposed retaining walls. Compliance with this condition shall be completed
prior to engineering permit approval.
The applicant will also be required to provide a minimum two-feet of separation
between the face of any wall and the nearest paved travel sUrface edge.
Fencing is proposed throughout the site, see discussion under FOF 28: PUD Decision
Criteria, Landscaping/Screening.
HEX Report· Grant Place Townhomes
City of Renton Department of Corr'"'lunity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA15-000885, PP, PPUD
Report of May 17, 2016 Page 13 of 39
27. PUD Applicability Standards: Pursuant to RMC 4-9-150B, any applicant seeking to permit development
which is not limited by the strict application of the City's zoning, parking, street, and subdivision
regulations in a comprehensive manner shall be subject to applicability standards. The following table
contains project elements intended to comply with applicability standards, as outlined in RMC 4-9-
150B:
Compliance PUD Applicability Criteria and Analysis
In approving a planned urban development, the City may modify any of the standards
of RMC 4-2, RMC 4-3-100, RMC 4-4, RMC 4-6-060, and RMC 4-7. All modifications
shall be considered Simultaneously as part of the planned urban development.
Compl/ant If Staff Comment: All standards requested to be modified are contained within the
Conditions of Chapters listed above with the exception of the request for a modification to the
Approvol Are density bonus criteria. The Density Bonus Criteria is found in RMC 4-9-065 and cannot
Met be modified as part of the requested PPUD. Therefore, the applicant would be
required to demonstrate compliance with the Density Bonus Criteria pursuant to RMC
4-9-065 (see discussion under FOF 26: Zoning Development Standard Compliance,
Density).
An applicant may request additional modifications from the requirements of the
Renton Municipal Code. Approval for modifications other than those specifically
described in subsection RMC 4-9-150B.2.a shall be approved prior to submittal of a
preliminary planned urban development plan.
Compl/ant if
Staff Comment: All requested modifications are outlined above under FOF 18: Conditions of
Approval are Requested Modifications from RMC through the PUD. Staff is in support of all
Met requested modifications if all conditions of approval are complied with, with the
exception of the landscope buffer modification from the east property line (see
discussion under FOF 28: PUD Decision Criteria, Landscaping/Screening and the
density bonus modification (see discussion under FOF 26: Zoning Development
Standard Campliance, Density).
A planned urban development may not authorize uses that are inconsistent with
those uses allowed by the underlying zone, or overlay district, or other location
,/ restriction in RMC Title 4, including, but not limited to: RMC 4-2-010 to 4-2-080, 4-3-
010 to 4-3-040, 4-3-090, 4-3-095, and 4-4-010.
Staff. Camment: Townhouses are a permitted use in the RMF zone.
The number of dwelling units shall not exceed the density allowances of the
Compliant if applicable base or overlay zone or bonus criteria in chapter 4-2 or 4-9 RMC; however,
Conditions of averaging density across a site with multiple zoning classifications may be allowed if
Approval are approved by the Community and Economic Development Administrator.
Met Staff. Comment: See discussion in FOF 26: Zoning Development Standard Compliance,
Density.
28. PUD Decision Criteria Analysis: Pursuant to RMC 4-9-1500, each planned urban development shall
demonstrate compliance with the Planned Urban Development decision criteria. The following table
contains project elements intended to comply with the Planned Urban Development decision criteria,
as outlined in RMC 4-9-1500:
Compliance PUD Decision Criteria and Analysis
HEX Report -Grant Place Townhomes
City of Renton Department of Co,....,unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA1S-00088S, PP, PPUD
Report of May 17, 2016 Page 14 of 39
Demonstration of Compliance and Superiority Required: Applicants must
demonstrate that a proposed development is in compliance with the purposes of this
Section and with the Comprehensive Plan, that the proposed development will be
superior to that which would result without a planned urban development, and that
the development will not be unduly detrimental to surrounding properties.
Staff Comment: If the canditions of approvol are met, the applicant will have
demonstrated campliance with the PUD regulations and the Comprehensive Plan. The
applicant will have demonstrated that the development is superior to that which
would result without 0 PUD and will not be detrimental to surrounding properties. The
development of this site as a PUD results in a superior design than what would result
by the strict application of the Development Standards for the following reasons:
natural features, overall design, public facilities, and building and site design. The
proposed design provides for the retention of the natural grade on site, significant
trees ond a noteworthy amount of landscaping and re-vegetation. Additionally, the
plan provides for both active and passive recreation spaces significantly beyond the
,r standard code requirements. This proposed design can provide for the
aforementioned amenities because of the modifications requested in FOF 18:
Requested Modifications from RMC obove.
It should be noted that the applicant has also requested bonus density, which requires
an affordable housing component ond potentially additional site features that are
above and beyond RMF minimum standards (see discussion under FOF 26: Zoning
Development Standard Compliance, Density). It is unclear if the applicant can meet all
vegetated buffer standards as well as the bonus density standards. The project's
ability to demonstrate superior design should be evaluated in conjunction with the
bonus density as the additional units should not take away from the quolity of the
overall project's design. Particularly, adequate separation from surrounding lower
density properties shall be provided as conditioned in FOF 28: PUD Decision Criteria,
Landscaping/Screening.
The site is designated Residential High Density (HD) on the Comprehensive Plan Land
Use Map. See analysis under FOF 25: Comprehensive Plan Compliance.
Public Benefit Required: Applicants shall demonstrate that a proposed development will provide
specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the
proposed planned urban development, particularly those adverse and undesirable impacts to
surrounding properties, and that the proposed development will provide one or more of the following
benefits than would result from the development of the subject site without the proposed planned
urban development:
N/A
Compliant if
Condition of
Approvali.
Met
a. Critical Areas: Protects critical areas that would not be protected otherwise to the
same degree as Without a planned urban development.
b. Natural Features: Preserves, enhances, or rehabilitates natural features of the
subject property, such as significant woodlands, native vegetation, topography,
or noncritical area wildlife habitats, not otherwise required by other City
regulations.
Staff Comment: The site slopes up gradually from Grant Ave 5 eastward, with a
topographical change of approximately 60 feet. The applicant is proposing the
stepping of buildings, up the slope, at approximately 18-inches between units. The
stepping between the units would create rooftop modulotion and architecturol interest
in building elevotions. Without the use of the proposed PUD the applicant has
HEX Report -Grant Place Townhomes
City of Renton Department of
GRANT PLACE TOWNHOMES
Report of May 17, 2016
& Economic Development Hearing Examiner Recommendation
LUA15-000885, PP, PPUD
Page 15 of 39
Compliant if
Condition of
Approvali.
Met
N/A
Compliant if
Conditions of
Approval are
Met
indicated that traditional development approaches would have been used, and the site
would have been groded flat creating an unnatural site design. The stepping of the
buildings preserves the naturol topography of the site and enhances the overall design.
Noted in the projects submittal documents, and comments from parties of interest,
severol birds and mammals utilize the site (deer, raccoon, eastern gray squirrel,
common crow, songbirds, and small rodents). However, there is no "critical habitat" as
defined by Renton Municipal Code located on or near the subject site. The preserved
vegetation and proposed open space trocts would serve to accommodate habitat for
common local Wildlife.
The removal of trees would impact existing habitat for common local Wildlife.
However, the applicant proposes use of small tree preservation tracts on site, in
addition to an extensive tree planting plan (Exhibit 3) which would provide a small
sanctuary for the animals that reside in the area. Therefore, it is not anticipated that
the subject development would result in a significant adverse impact to Wildlife.
The trees proposed for retention may be impacted after initial clearing, final grading,
dues to changing site conditions. Therefore staff recommends, as a condition of
approval, the applicant be required to provide, to the Current Planning Project
Manager, tree retention inspection/monitoring reports after initial clearing, final
groding, and annually for two years by a qualified professional forester. The
inspection/monitoring reports shall identify any retained trees that develop problems
due to changing site conditions and prescribe mitigation.
c, Public Facilities: Provides public facilities that could not be required by the City for
development of the subject property without a planned urban development.
Staff Comment: Grant Ave 5 dead-ends to the north of the proposed site, there is a
gated emergency-only access/egress that cantinues north from the street end. During
the Regency Woods fire in 2014, a brush fire traveled along the right of way corridor
effectively cutting off evacuation routes sauthbound on Grant Ave S. While the gate at
the narth end of Grant Ave 5 should have provided a secondary access point, neither
Fire or Police had the resources (staff) to open this gate given the evacuation needed
for neighbors closest to the fire. Residents on Grant Ave 5 and in Falcon Ridge had no
way of evacuating except through the path of the fire.
The applicant is proposing to supply and install two electronically operated access
gates for entry and exit just south of 5 10" st. The gates are proposed to be radio
controlled and a minimum width of 20-feet.
Staff recommends, as a condition of approval, the applicant be required to provide
specifications for the proposed the two electronically operoted access gates for entry
and exit just south of 5 10'h St, to the satisfaction of the City's Fire Department prior to
engineering permit approval.
d. Use of Sustainable Development Techniques: Design which results in a
sustainable development; such as LEED certification, energy efficiency, use of
alternative energy resources, low impact development techniques, etc.
e. Overall Design: Provides a planned urban development design that is superior to
the design that would result from development of the subject property without a
planned urban development. A superior design may include the following:
i. Open Space/Recreation:
HEX Report -Grant Place Townhomes
City of Renton Deportment of Cotr..,unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Report of May 17, 2016 Page 16 of 39
(aj Provides increased open space or recreational facilities beyond standard code
requirements and considered equivalent to features that would offset park mitigation
fees in Resolution 3082; and
(bj Provides a quality environment through either passive or active recreation facilities
and attractive common areas, including accessibility to buildings from parking areas
and public walkways; or
Staff Comment: The applicant has provided a variety of recreation opportunities and
open spaces throughout the development. The largest recreation space is located
along Grant Ave 5 and would provide a visual buffer between the street and the
development which is setback approximately 80 feet from the street. Without the use
of the proposed PUD the applicant has indicated that the proposal would have been
designed with a center drive aisle eliminating the opportunity for a concentrated
recreation space at the front of the site.
All common open spaces are accessed via a pedestrian sidewalk and/or troil directly
from the units and from the street. In addition to the provided recreation space, the
applicant has indicated that there is an opportunity to include interpretive
signage/informotion regarding differentiating elements (trees, landscaping, drainage,
architecture, etc.) of the proposed development at a strategic place(s} on site. The use
of interpretive signage would result in an increase in public benefit for the overall
project. Therefore, staff recommends as a condition of approval the applicant provide
interpretive signoge/information regarding differentiating elements (trees,
landscaping, drainage, architecture, etc.) of the proposed development at a strategic
place(s} an site. The sign design and site plan and location shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit/Final Plat
approval whichever comes first.
ii. Circulation/Screening: Provides superior circulation patterns or location or
screening of parking facilities; or
Staff Comment: The proposal includes a looped public alley to provide access to the
site resulting in a superior circulation pattern to that of a cul-de-sac which was
originally proposed. The project would provide sufficient vehicle access far the
proposed develapment and the proposed public streets could accommodate
emergency vehicles and the traffiC demand created by the development if all
conditions of approval are complied with.
The south perimeter drive aisle has been designed with an 8-foot landscape planting
buffer. Proposed alang the north perimeter of the drive aisle is a 4-foot wide
landscape buffer. And staff is recommending, as a candition of approval, the applicant
revise the landscape plan to include a 10-foot wide sight obscuring visual buffer along
the eastern property line (FOF 28: PUD Decision Criteria, Landscaping/Screening). If all
conditions of approval are complied with the applicant will have exceeded code
requirements for screening of the proposed development.
In addition to looped public olley the applicant is proposing to provide street
improvements along Grant Ave 5 in compliance with RMC 4-6-060, Street Standards.
Internal to the site pedestrian sidewalks continue throughout the development along
the internal courtyard and through the open space areas. The site design promotes
social interoction between the proposed units and would also promote a level of safety
achievable through the use of a PUD. If all conditions of approval are complied with,
the pedestrian circulation system throughout the development would be well designed
HEX Report -Grant Place Townhomes
City of Renton Department of Co,....,unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Exam;ner Recommendation
LUA15-000885, PP, PPUD
Report of May 17, 2016 Page 17 of 39
and would encourage walkability throughout the neighborhood, potentially reducing
the vehicular traffic and impocts on the neighboring community.
iii. landscaping/Screening: Provides superior landscaping, buffering, or screening in or
around the proposed planned urban development; or
Staff Comment: Conceptually, the proposed landscape plan for the entire site is
superior to what would be required by Renton's Municipal Code with the exception of
request in a reduction in a visual barrier requirement along the eastern praperty line
{Exhibit 3}. Thematically the proposed landscaping weaves in a consistent theme
throughout the development and ties all praposed apen space areas together. The
proposed landscape plan includes diverse candidate planting list which consists of: vine
maple, black tupelo, Jelena witch hazel, Douglas /ir, western red cedar, Hogan cedar,
mountain hemlock, and Autumn brilliance serviceberry trees. The proposed shrub
planting list includes: Oregon grape, Pacific wax myrtle, rhododendran, red twig
dogwood, red flowering current, common snowberry, huckleberry, azelea, Japanese
honeysuckle, and fragrant sweet box.
Pursuant to RMC 4-4-070 when a multi-family zoned lot or use is abutting a residential
zone a 15-foot wide partially sight-obscuring landscaped visual barrier, or 10-foot wide
fully sight-obscuring landscaped visual barrier, is required along the common property
line. As part of the PUD request the applicant has requested to modify this standard in
order to provide an approximate 5-foot wide site partially obscure landscape buffer
along the eastern portion of the site abutting the R-8 zoned Rolling Hills single family
development (see FOF 18: Requested Modifications from RMC).
The Rolling Hills subdivision has a considerably lower density than the praposed
project. The most easterly Grant Ave Townhomes buildings, would be highly visible to
the west and northwest fram the rear of abutting Rolling Hills properties. The Grant
Avenue development slopes down in a westerly direction, which would reduce the
visibility of the other units. As a result, a meaningful landscape buffer should be
provided to include trees and other vegetation that would, at maturity, screen the
townhomes fram abutting praperties.
Therefore, staff is not support of the request to reduce the visual buffer fram 10 to 5
feet. Staff recommends a condition of approval requiring the applicant revise the
landscape plan to reflect: a visual landscaping barrier, along the eastern praperty line,
at minimum of 10-feet in width and with a mixture of plantings that have a maturity
height of at least 6-feet and 100% abscurity for the entire length. The revised
landscape plan shall be submitted to, and appraved by, the Current Planning Project
Manager prior to engineering construction permit appraval.
There is not requirement for a landscape buffer along the southern property line as the
property to the south is also zoned far, and developed with, a multi-family residential
use. However, the applicant is proposing an 8-foot landscape strip along the southern
property line in order to provide privacy and separation from the abutting multi-family
use to the south.
Underground sprinkler systems are required to be installed and maintoined for all
londscaped areas. The sprinkler system shall provide full water coverage of the
planted areos specified an the plan.
The applicant has propased law height fencing for each individual unit in order to
delineate the front yard. However, details for such fencing was not provided with the
application. In addition, fencing along the east and south sides of the development
HEX Report -Grant Place Townhomes
City of Renton Department of Co,..-unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA15-000885, PP, PPUD
Report of May 17, 2016 Page 18 of 39
would assist in providing screening for the single-family development to the east and
the existing multi-family development to the south.
Therefore, staff recommends a condition of approval that the applicant provide
fencing along the east and south property lines, in addition to the low fencing in the
front yard for each individual unit. A detailed fencing plan sholl be provided
identifying the location and specifications for all fencing. Fences along the courtyard
in the center of the site shall not exceed forty two inches 42-inches in height and shall
have an access gate to the courtyard for all units. Perimeter fencing shall not exceed
6-feet in height. All fencing shall be made of quality materials in keeping with the
architectural aesthetic of the proposed structures. The fencing plan shall be submitted
to, and approved by, the Current Planning Project Manager prior to building permit
appraval.
iv. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
Staff Comment: The proposed site design incorporates eight townhome buildings of
which six buildings are clustered toward the interior af the site utilizing a pedestrian
garden plaza which would serve to promote community and social interaction as well
as safety. The town home units would have individual front yards with low fences and
associated ornamental landscaping opening onto the pedestrian garden plaza and
walkways. The walkways begin and terminate with courtyards which incorporate
seating. Additionally, a tree preservation tract has been proposed at the east and
southeast portions of the site which would pravide spaces to accommodate wildlife
such as sang birds, squirrels and small animals. The applicant has indicated it would
be difficult to achieve the proposed design without the approval of a PUD. Without a
PUD the proposal would have incorporated a central drive aisle, cul-de-sac and
residences bordering the development and crowding the perimeter of the site.
The architectural design of the proposed buildings are similar for all residential
structures. The contemporary design includes 6-foot wide entries with angle bracing to
provide visual interest. All porches are raised from the court/garden to create a
territorial feel for each unit.
Furthermore, the proposed buildings contain horizontal and vertical modulation,
reducing the bulk of the overall structures. The residential buildings are primarily
three stories in height and include a variety of roof profiles which work to reduce the
apparent bulk of the buildings.
The applicant is proposing to use of a variety of materials and architectural details
such as entry features to break up the fat;ade and reduce the overall bulk of the
structure. However, the pravided elevationsdo not indicate the type or color of
materials proposed for use. As such staff was unable to determine whether or not the
materials proposed add value to overall development. Staff will be recommending, as
a condition of approval the applicant be required to provide revised elevatians and a
materials board which includes a variety in siding materials and color to the
satisfaction of the Current Planning Project Manager (see discussion in FOF 32: Design
District Review).
Opportunities exist to enhance the building design in order to provide a superior
presence along the perimeter drive aisle. Particularly the ground floor garage doors
could provide additional detailing such as windows and the sides of the buildings
facing the Grant Ave S should include an enhanced "front door or front porch"
HEX Report -Grant Place Townhomes
City of Renton Deportment of Co/""-unity & Economic Development
GRANT PLACE TDWNHDMES
Hearing Examiner Recommendation
LUA1S-D0088S, PP, PPUD
Report of May 17, 2016
Compliant if
Condition of
Approvall.
Met
Page 19 of 39
presence. As such, staff recommends a condition of approvol that the applicant
revised elevations for the garage doors in order provide additional architectural
details. The revised elevations shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval. Conditions related to
enhanced entry ways which face Gront Ave 5 can be faund under FOF 32: Design
District Review.
v. Alleys: Provides alleys for proposed detached or attached units with individual,
private ground related entries.
Staff Comment: The applicant is proposing ta provide access from the public alley to
the rear of alliats. The use of the rear laaded garages would serve to reduce conflicts
between pedestrians and vehicles.
Building and Site Design:
i. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
lower density/intensity zones. Materials shall reduce the potential for light and glare.
Staff Comment: The project is abutting the Heritage Village Condominium
development, to the south, and the Rolling Hills single-family residential subdivision to
the east. Develapment to the north and west has been limited due to extensive utility
easements and overhead transmission lines.
With the recammended canditions the propased develapment would provide 0
suitable transition to the adjacent lower density and intensity zone to the south and is
compatible with the adjacent/abutting developments of the RMF and R-8 zone.
Although the density of Grant Avenue Homes and Heritage Village (the multi-family
residential development to the south) are similar, without adequate setback there
could be potential impacts for light blockage and aesthetics due to the height of the
proposed structures. Hawever, the proposed 30-35-foot setback fram the southern
property line provides for an adequate to mitigate potential impacts of light blockage
and oesthetics. Additionally, the applicant is praposing an 8-foot landscape strip along
the southern property line in arder to provide privacy and separation from the abutting
multi-family use to the south.
The new development is anticipated to fit into the existing developed fabric of the
neighborhood. The proposed landscaping throughout the site along the perimeter of
the development provides a screen from the lower intensity residential development
proposed on the subject site. Staff will be recommending, as a condition of approval,
the applicant provide a materials board to the satisfaction of the Current Planning
Project Manager (see discussion in FDF 32: Design District 'B' Review). The materials
board would also be used to confirm that siding materials are non-reflective which
would reduce glare. Each unit would have windows, which could slightly reflect light
from the building but not to an extent beyond any typical multi-family development.
The applicant has indicated that the proposal would not result in excessive glare onto
adjacent properties, in the submitted design district compliance narrative. However, a
lighting plan was not submitted with the application package, as such, staff
recommends a condition of approval that requires the applicant to provide a lighting
plan that adequately provides for public safety without casting excessive glare on
adjacent properties; at the time of engineering permit review. Pedestrian scale and
downlighting shall be used in all cases to assure safe pedestrian and vehicular
HEX Report -Grant Place Townhomes
City of Renton Department of Cor-,unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA1S-00088S, PP, PPUD
Report of May 17, 2016
Compliant if
Condition 0/
Approval Is
Met
Page 20 of 39
movement, unless olternotive pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisians located in RMC 4-4-
075 Lighting, Exterior On-Site.
ii. Interior Design: Promotes a coordinated site and building design. Buildings in
groups should be related by coordinated materials and roof styles, but contrast should
be provided throughout a site by the use of varied materials, architectural detailing,
building orientation or housing type; e.g., single family, townhouses, flats, etc.
Staff Comment: The proposed buildings appear to have been designed to be built in a
coardinated fashion, utilizing a consistent set of materials. The same tectonic
language and roof profiles across all buildings helps to establish a cohesive
development design. Differentiation throughout the design is provided with the use of
different materials and colors. The applicant is proposing the use af fiber cement
board, natural stone, and clear cedar siding in arder to enhance the quality and sense
of warmth for the proposed development. On the west sides of Buildings 1 and 8 the
applicant is proposing the use of additionol glozing and larger entryways to enhance
the design aesthetic along Grant Ave 5.
Furthermore, the site is designed to promote open spoce providing visual ond physical
occess from each unit to 0 shared common area. As mentioned above staff will be
recommending, as a condition of approval, the applicant provide a materials board to
the satisfaction of the Current Planning Project Manager (see discussion in FOF 32:
Design District Review). The materials board would also be used to confirm the use of
varied materials and architectural detailing for the proposal. Additionally, staff will be
recommending a condition of opprovol requiring added architectural detailing
elements including lighting fixtures, contrasting materials, or special detailing along
the facades oriented to Grant Ave 5 and the perimeter alley (see discussion in FOF 32:
Design District Review).
Circulation:
i. Pravides sufficient streets and pedestrian facilities. The planned urban development
shall have sufficient pedestrian and vehicle access commensurate with the location,
size and density of the proposed development. All public and private streets shall
accommodate emergency vehicle access and the traffic demand created by the
development as documented in a traffic and circulation report approved by the City.
Vehicle access shall not be unduly detrimental to adjacent areas.
ii. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns,
and minimization of steep gradients.
iii. Provision of a system of walkways which tie residential areas to recreational areas,
transit, public walkways, schools, and commercial activities.
iv. Provides safe, efficient access for emergency vehicles.
Staff Comment: The development fronts onta Grant Ave 5, a residential street with two
lanes and a pasted speed of 25 mph.
The applicant submitted a Traffic Impact Analysis prepared by Jake Traffic Engineering,
dated January 21, 2014 (Exhibit 16). The repart states that the praposed develapment
wauld generate 199 new daily trips and 18 net new trips during PM peak haur. Given
the praposal would generate less 20 peak hour trips, no traffic impact study was
HEX Report -Grant Place Townhomes
City of Renton Deportment of COlr-unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Report of May 17,2016 Page 21 of 39
required for the proposal.
In order to mitigate transportation impacts the applicant would be required to pay the
appropriate Transportation Impact Fee. The fee, as determined by the Renton
Municipal Code at the time of building permit issuance shall be payable to the City. A
building permit application was submitted in December of 2015. The 2015 fee was
assessed at $1,180.84 per multi-family unit with credit given for the existing residence.
Access -Access to the site would be provided via two curb cuts extended from Grant
Ave S. The vehicular circulation design would utilize a looped public alley that enters
at the northwest corner of the site and exits at the southwest corner.
Street Improvements -In most cases internal road networks are regulated by RMC 4-6-
060 -Street Standards as long as Fire Department access requirements are satisfied.
However, due to the request to subdivide the praperty for zero lot line tawnhomes all
internal roads are required to meet street standards outlined in RMC 4-6-060. The
applicant is requesting modifications to the street standards for the internal road
network as part of the Preliminary Planned Urban Development.
Grant Ave S -There is currently no planter strip existing along the street frontage. The
required street section for this portion of Grant Ave S includes half-street
improvements including travel lane width of 10-feet, the existing parking lane width,
storm drainage as applicable, 0.5-foot wide curb, 8-foot wide landscape planter, and a
five-foot wide sidewalk. The right-of-way width will be required to be extended
approximately 1.5 feet in order to accommodate required improvements. Staff is
recommending a condition of approval the applicant be required to dedicate
approximately 1.5 feet, subject to survey verification, for required street
improvements. The revised site plan shall be submitted to, and approved by, the
Current Planning Project Manager, prior to construction permit.
Internal Road-The applicant is proposing 20.5-foot wide public alley to serve proposed
lots as part of the PUD in place of the required 53-foot wide residential access street.
By pushing the vehicular drive to the perimeter of the site, the applicant is able to
achieve a transitional buffer between the proposed development. The proposed
landscape buffer along the southern property line would also serve to provide a
suitable transition while allowing ample daylighting to both the praposed and existing
developments. The proposed circulation pattern would not be achieved without the
use of the proposed PUD. Therefore, staff is in support of the requested modification
from the City's street standards if all conditions of approval are met.
Concurrency -The proposed project would generate 19 new pm peak hour trips, which
is less than the City's threshold of 20 trips for the concurrency test. As a result, a
concurrency test/ memo is not applicable for the project.
29. Infrastructure and Services: Provides utility services, emergency services, and other improvements,
existing and proposed, which are sufficient to serve the development. The proposal is compliant with
the following development standards if all conditions of approval are met:
Compliance Infrastructure and Services Analysis
Compliant if Police and Fire: Police and Fire Prevention staff indicated that sufficient resources exist
Condition of to furnish services to the proposed development; if the applicant provides Code
Approval is required impravements and fees.
Met The preliminary fire flow requirements for this project, as proposed, is 3,2S0 gpm. A
HEX Report -Grant Place Townhomes
City of Renton Department of Co,....,unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA15-000885, PP, PPUD
Report of May 17, 2016
Compliant if
Condition of
Approval is
Met
Page 22 of 39
minimum of one fire hydront is required within 150 feet of the proposed buildings ond
three hydronts within 300 feet. Existing fire hydrants would be required to meet
current code including 5-inch storz fittings.
A Fire Impact Fee, based on new multi-family units is required in order to mitigate the
proposal's potential impacts to City emergency services. The applicant would be
required to pay an appropriate Fire Impact Fee. The fee is payable to the City as
specified by the Renton Municipal Code at the time of building permit application. The
2015 fee was assessed at $463.66 per multi-family.
Parks and Recreation: The proposed development is anticipated to impact the Parks
and Recreation system. The applicant would be required to pay an appropriate Parks
Impact Fee. The fee would be used ta mitigate the praposal's potential impact to
City's Park and Recreation system and is payable to the City as specified by the Renton
Municipal Cade. The fee is payable to the City as specified by the Renton Municipal
Code at the time of building permit application. The 2015 fee was assessed at
$1,094.35 per multi-family unit in a four-plex and $979.90 per multi-family unit in a
five-plex with credit given for the existing residence.
Schools: It is anticipated that the Renton School District can accommodote any
additional students generated by this proposal at the following schools: Talbot Hill
Elementary (1.6 mile from the subject site), Dimmitt Middle School (4 miles from the
subject site) and Renton High School (2.3 miles from the subject Site). RCW
58.17.110(2} provides that no subdivision be approved without making a written
finding of adequate provision made for safe walking conditions for students who wolk
to and from school and/or bus stops.
Future students are designated to be transported to school via bus for Elementary,
Middle, and High School. It is unclear where bus stops will be located for the proposed
development. Therefore, staff recommends as a condition of approval the applicant
be required to demonstrate safe walking conditions for students to/from the subject
plat to bus stop locations prior to canstruction permit. This may include a dedicated
shoulder, curb, or some other alternative as determined by the Current Planning
Division.
A School Impact Fee, based on new multi-family units, will be required in order to
mitigate the proposal's potential impacts to Renton School District. The fee is payable
to the City as specified by the Renton Municipal Code at the time of building permit
application. The 2015 fee was assessed at $1,339.00 per multi1amily unit with credit
given for the existing residence.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The site is located within the Thunder Hills Creek drainage sub-bosin of
the Black River drainage basin. Under the existing condition, drainage sheet flows
westerly to Grant Ave S near the northwest corner of the site.
The applicant submitted a Preliminary Drainage Report prepared by Pacific
Engineering Design LLC, dated November 16, 2015 (Exhibit 8). Based on the City's
flow control map, this site falls within the Flow Control Duration Standard (Forested
Conditions). A combined detention and water quality vault is proposed to meet the
detention facility and water quality treatment for the project. The vault design shall
be designed per the 2009 King County Surface Water Design Manual.
HEX Report· Grant Place Tawnhames
City of Renton Department of Corr..,unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA15-000885, PP, PPUO
Report of May 17, 2016
Compliant if
condition of
approvol is
met
Page 23 of 39
It appears the drainage vault would be located within the PSE easement located on
site. A mitigation measure was issued requiring the applicant provide documentation
that ensures that a storm water detention structure is a permitted use of the overhead
transmission line easement (recording number 5162689) area (see FOF 7: ERC
Addendum).
The drainage report is acceptable for preliminary review. The report will be reviewed
in full detail at the time the project is submitted for engineering construction permit.
The applicant will be required to provide additional flow control BMP's prior to
construction permit approval.
The applicant should take note that the geotechnical report (Exhibit 11) mentions that
much of the site is not suitable for infiltration. It is also anticipated that perched
ground water could be encountered in excavations during construction. The contractor
would be required to be prepared to intercept any ground water seepage entering the
excavation and route to suitable discharge location.
A SEPA mitigation measure was issued restricting site work to the dry season per the
provided geotechnical report (Exhibit 11 and 13).
Water and Sanitary Sewer: This site is served by the City of Renton for water and
sewer service.
Staff Comment: A conceptual water utility plan was submitted with the project
application. The Fire Department has determined that the preliminary fire flow
requirement for the project is 3,250 gpm. The modeled fire flow available from the
existing water moin in Grant Ave S is 3,500 gpm.
A looped 10-inch woter main is proposed on site. Installation of fire hydrants will be
required according to the Fire Department.
The development is subject to applicable water system development charges (SOC) fee
and water meter installation fees based on the number and size af the meters for
domestic, landscape and fire sprinkler uses. The SOC fee is paid prior ta issuance of the
construction permit.
A conceptual sewer plan has been submitted. The conceptual utility plan depicts the
extension of the 8-inch sewer main located sauth of the property, and extended
through the subject site. For the proposed development with individual lots, individual
side sewers to each lot is required. System development charge (SOC) fee for sewer is
based on the size of the new domestic water meter.
Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, and through the use of well-designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
Staff Comment: The proposed development is designed specifically to increase the
access and opportunity for open space. The multiple open spaces throughout the site
are well designed and provide a variety of recreational opportunities both passive and
active. Townhome buildings are clustered to the interior of the site allowing for large
opens spaces. Building entries face a centralized 'garden plaza'/pedestrian corridor
that runs through the center of the site.
The overoll project has less impervious surface than otherwise would be expected.
Based on the provided TlR the site would contain approximately 65% impervious
HEX Report -Grant Place Townhomes
City of Renton Deportment of Co,...., unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA1S-00088S, PP, PPUD
Report of May 17, 2016 Page 24 of 39
sUrfaces far the averall site. This wauld include building areas, associated walkways,
driveways, parking and drive aisles and wauld total appraximately
Privacy and Building Separation: Provides internal privacy between dwelling units,
and external privacy for adjacent and abutting dwelling units. Each residential or
mixed use development shall provide visual and acoustical privacy for dwelling units
and surrounding properties. Fences, insulation, walks, barriers, and landscaping are
used, as appropriate, for the protection and aesthetic enhancement of the property,
the privacy of site occupants and surrounding properties, and for screening of storage,
mechanical or other appropriate areas, and for the reduction of noise. Windows are
placed at such a height or location or screened to provide sufficient privacy. Sufficient
light and air are provided to each dwelling unit.
or Staff Comment: Perimeter planting and the access to the road pravide a buffer and
privacy screen between the proposed praject and existing development surrounding
the site. Main living spaces in the praposed town homes would be located above
finished grade and windows above eye level along the pedestrian corridor.
N/A
Additianally, the praposed develapment wauld be designed to building code standards
for multi-family construction. Eoch residential unit would have a separate exterior
entrance with insulated walls separating the units. All residential units and would
have access to light and air, as each structure contains windows. The placement of the
buildings, oriented to open space, pravides separation and privacy far the residents
while maintaining a communal atmosphere.
Building Orientation: Provides buildings oriented to enhance views from within the
site by taking advantage of topography, building location and style.
Staff Comment: The praposed buildings would site the smallest building profile to the
east and west in order to help reduce solar gains. The site layout affords
uninterrupted views form the highest point af the site down across the development
and to the landscape beyond. All lots would have views of common open space areas
as wells as private yards. The overall orientation of the project enhances local views
by taking advantage of the site's natural features.
Parking Area Design: Provides parking areas that are complemented by landscaping
and not designed in long rows. The size of parking areas is minimized in comparison to
typical deSigns, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
Staf( Comment: Parking acrass the site would be handled in way as to not have large
sUrface parking areas. Instead the applicant is proposing the use of seven parallel
private parking stalls along the perimeter af the prapased alley and unit would
accommodate two car garages.
Phasing: Each phase of the proposed development contains the required parking
spaces, open space, recreation spaces, landscaping and utilities necessary for creating
and sustaining a desirable and stable environment, so that each phase, together with
previous phases, can stand alone.
30. PUD Development Standards: Pursuant to RMC 4-9-1500.4, each planned urban development shall
demonstrate compliance with the development standards for the Planned Urban Development
regulations. The following table contains project elements intended to comply with the development
standards of the Planned Urban Development regulations, as outlined in RMC 4-9-150E:
HEX Report -Grant Place Townhomes
City of Renton Department of Ca,... .. wnity & Economic Development
GRANT PlACE TOWNHOMES
Hearing Examiner Recommendation
WAIS-000885, PP, PPUO
Report of May 17, 2016 Page 25 of 39
Compliance PUD Development Standard Analysis
1. COMMON OPEN SPACE STANDARD: Open space shall be concentrated in large usable areas and
may be designed to provide either active or passive recreation. Requirements for residential, mixed
use, commercial, and industrial developments are described below.
Standard: Mixed use residential and attached housing developments often (10) or
more dwelling units shall provide a minimum area of common space or recreation
area equal to fifty (50) square feet per unit. The common space area shall be
aggregated to provide usable area(s) for residents. The location, layout, and proposed
type of common space or recreation area shall be subject to approval by the Hearing
Examiner. The required common open space shall be satisfied with one or more of
the elements listed below. The Hearing Examiner may require more than one of the
following elements for developments having more than one hundred (100) units.
,/
(a) Courtyards, plazas, or multipurpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above
the street level must feature views or amenities that are unique to the site and
provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the public
street system;
(d) Recreation facilities including, but not limited to: tennis/sports courts, swimming
pools, exercise areas, game rooms, or other similar facilities; or
(e) Children's play spaces.
Standard: Required landscaping, driveways, parking, or other vehicular use areas shall
,/ not be counted toward the common space requirement or be located in dedicated
outdoor recreation or common use areas.
Standard: Required yard setback areas shall not count toward outdoor recreation and
common space unless such areas are developed as private or semi-private (from
,/ abutting or adjacent properties) courtyards, plazas or passive use areas containing
landscaping and fencing sufficient to create a fully usable area accessible to all
residents of the development.
,/ Standard: Private decks, balconies, and private ground floor open space shall not
count toward the common space/recreation area requirement.
Standard: Other required landscaping, and sensitive area buffers without common
,/ access links, such as pedestrian trails, shall not be included toward the required
recreation and common space requirement.
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage f100rplate areas) shall provide
N/A pedestrian-oriented space according to the following formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian-
oriented space.
,/ Standard: The location of public open space shall be considered in relation to building
orientation, sun and light exposure, and local micro-climatic conditions.
,/ Standard: Common space areas in mixed use residential and attached residential
projects should be centrally located so they are near a majority of dwelling units,
HEX Report -Grant Place Townhames
City of Renton Department of Corr"lunity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Report of May 17, 2016 Page 26 of 39
accessible and usable to residents, and visible from surrounding units.
Standard: Common space areas should be located to take advantage of surrounding
,/ features such as building entrances, significant landscaping, unique topography or
architecture, and solar exposure.
Standard: In mixed use residential and attached residential projects children's play
N/A space should be centrally located, visible from the dwellings, and away from
hazardous areas like garbage dumpsters, drainage facilities, streets, and parking
areas.
b. Private Open Space: Each residential unit in a planned urban development shall have usable
private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use
of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have
private open space which is contiguous to the unit.
Standard: Each ground floor unit, whether attached or detached, shall have private
open space which is contiguous to the unit.
Staff Comment: Each residential unit appears to have private open space. However,
Compliant if the private open space does not appear to meet the minimum requirement of 15-feet
Condition. of in every dimension. As such, staJ! recommends a candition of approval that the
Approval are applicant proVide revised site plan demonstrating compliance with the private open
Met space standard of at least 15-feet in every dimension. The revised site plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to
building permit approval whichever comes first. if this condition of approval is met
the proposal would satisfy this standard.
Compliant if Standard: The private open space shall be well demarcated and at least fifteen feet
Condition. of (15') in every dimension (decks on upper floors can substitute for the required private
Approval are open space).
Met Stott. Comment: See comment above.
Standard: For dwelling units which are exclusively upper story units, there shall be
N/A deck areas totaling at least sixty (60) square feet in size with no dimension less than
five feet (5').
c. Installation and Maintenance of Common Open Space:
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or
by the property owners' association, or the agent(s) thereof. In the event that such
facilities are not maintained in a responsible manner, as determined by the City, the
City shall have the right to provide for the maintenance thereof and bill the owner or
property owners' association accordingly. Such bill, if unpaid, shall become a lien
against each individual property.
,/ Stott. Comment: Prior to the issuance of any occupancy permit, the developer sholl
furnish a security device to the City in an amount equal ta the provisions of RMC 4-9-
060. Landscaping shall be planted within one year af the date of final approval of the
planned urban development, and maintained for a periad of 2 years thereafter prior ta
the release of the security device. A security device far providing maintenance af
landscaping may be waived if a landscaping maintenance contract with a reputable
landscaping firm licensed to do business in the City of Renton is executed and kept
active for a 2 year period. A copy of such controct shall be kept an file with the
Planning Divisian. If this candition of approval is met the proposal would satisfy this
HEX Report -Grant Place Townhomes
City of Renton Department of Cor-..,unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA15-000885, PP, PPUD
Report of May 17, 2016 Page 27 of 39
standard.
d. Installation and Maintenance of Common Facilities:
Standard: Prior to the issuance of any occupancy permits, all common facilities,
including but not limited to utilities, storm drainage, streets, recreation facilities, etc.,
shall be completed by the developer or, if deferred by the Administrator, assured
through a security device to the City equal to the provisions of RMC 4-9-060, except
for such common facilities that are intended to serve only future phases of a planned
N/A urban development. Any common facilities that are intended to serve both the
present and future phases of a planned urban development shall be installed or
secured with a security instrument as specified above before occupancy of the
earliest phase that will be served. At the time of such security and deferral, the City
shall determine what portion of the costs of improvements is attributable to each
phase of a planned urban development.
Standard: All common facilities not dedicated to the City shall be permanently
maintained by the planned urban development owner, if there is only one owner, or
by the property owners' association, or the agent(s) thereof. In the event that such
facilities are not maintained in a responsible manner, as determined by the City, the
City shall have the right to provide for the maintenance thereof and bill the owner or
property owners' association accordingly. Such bill, if unpaid, shall become a lien
against each individual property.
Staff Comment: Based on the proposed application the only area to be dedicated to
~ the City is the required right-of-way. As such all other facilities shall be permanently
maintained by a homeowners association. Staff recommends a condition of approval:
the applicant be required to establish a home owners' association for the
development, which would be responsible for any common improvements. All
common facilities, not dedicated to the City, shall be permanently maintained by the
PUD home owners' association. The CC&Rs shall provide that if the homeowner's
association fails to properly maintain the common facilities and integral elements of
the City may do so at the expense of the association. The CC&Rs shall also provide
that the provisions pertaining to the obligation to maintain cammon areas shall not be
amended without approval of the City of Renton.
31. Preliminary Plat Review: RMC 4-7 Provides review criteria for the subdivisions. The proposal is
consistent with the following subdivision regulations if all conditions of approval are complied with:
Compliance Preliminary Plat Criteria and Analysis
~
Conformance with the Comprehensive Plan:
Staff Comment: See discussion in FOF 25: Comprehensive Plan Compliance.
Compliant if Compliance with the Underlying Zoning Designation:
Conditions of
Staff Comment: See discussion in FOF 26: Zaning Development Standard Compliance. Approval are
Met
Compliant if Design Standards:
Conditions of
Staff Comment: See discussion in FOF 32: Design District Review. Approval are
Met
Compliant if Community Assets: The proposal is consistent with the following community asset
Conditions of
HEX Report -Grant Place Townhomes
City of Renton Department of Corr-unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA1HJ00885, PP, PPUD
Report of May 17, 2016 Page 28 of 39
Approval are requirements if all condition of approval are complied with:
Met
Statt Camment: See discussian in FOF 28: PUD Decisian Criteria.
,/" Access: Each lot must have access to a public street or road. Access may be by private
access easement street per the requirements of the street standards.
N/A Blocks: Blocks shall be deep enough to allow two tiers of lots.
Lots: Insofar as practical, side lot lines shall be at right angles to street lines or radial
to curved street lines. Each lot must have access to a public street or road. The size,
shape, and orientation of lots shall meet the minimum area and width requirements
of the applicable zoning classification and shall be appropriate for the type of
development and use contemplated.
Compliant if Statt Comment: For Lot size and width compliance, see discussion in FOF 26: Zoning
Conditions of Development Standard Compliance. For access compliance, see discussion under FOF
Approval are 28: PUD Decision Criteria.
Met There are several recommendations for revisions recommended as a conditian of
approval (landscaping, tree density trocts, number af units, etc.) which would impact
the provided plat plan. As a result staff recommends, as a condition of appraval, the
applicant submit a revised preliminary plat plan demonstrating campliance with al/
recommendations of approval. The revised plat plan shall be submitted ta, and
approved by, the Current Planning Project Manager priar to construction permit
approval.
Compliant if
Streets: The proposed street system shall extend and create connections between Conditions of
Approval are existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Met Statt Camment: See discussion in FOF 28: PUD Decisian Criteria, Circulation.
Compliant if Relationship to Existing Uses: The proposed project is compatible with existing
Conditions of surrounding uses.
Approval are Statt Comment: See discussion in FOF 28: PUD Decision Criteria, Site and Building
Met Design.
,/" Availability and Impact on Public Services:
Statt Comment: See discussion in FOF 29: Infrastructure and Services.
3Z. Design District Review: The project site is located within Design District 'B'. The following table
contains project elements intended to comply with the standards of the Design District 'B' Standards
and guidelines, as outlined in RMC 4-3-100.E:
Compliance I Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking
areas, and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
HEX Report -Grant Place Townhomes
City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation
LUA15-000885, PP, PPUD GRANT PLACE TOWNHOMES
Report of May 17, 2016 Page 29 of 39
as with the roads, open space, and pedestrian amenities while working to create a pedestrian
oriented environment. lots shall be configured to encourage variety and so that natural light is
available to buildings and open space. The privacy of individuals in residential uses shall be provided
for.
Standard: The availability of natural light (both direct and reflected) and direct sun
,/ exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
,/ Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
,/ Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature
,/ substantial landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for
residents' privacy.
b. 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 ofthe district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them eaSily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facade facing a
,/ street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Compliant if Standard: A primary entrance of each building shall be made visibly prominent by
Conditions of incorporating architectural features such as a facade overhang, trellis, large entry
Approval are doors, and/or ornamental lighting.
Met Stott. Comment: See Ground Level Details below.
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
N/A protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than
thirty feet (30') in height shall also ensure that the weather protection is proportional
to the distance above ground level.
N/A Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
Standard: Features such as entries, lobbies, and display windows shall be oriented to
N/A a street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
,/ Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
HEX Report -Grant Place Townhomes
City of Renton Department of Cor-unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Report of May 17, 2016 Page 30 of 39
landscaping.
Standard: Ground floor residential units that are directly accessible from the street
N/A shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton's long-
established, existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition
where new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
,;'" increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator 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.
d. 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 located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with
landscaping and an enclosure with fencing that is made of quality materials.
Standard: Service elements shall be located and designed to minimize the impacts on
N/A
the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Standard: In addition to standard enclosure requirements, garbage, recycling
N/A collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
N/A
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
N/A space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides
of such facility.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
HEX Report -Grant Place Tawnhomes
City of Renton Department of Cor-unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA15-00088S, PP, PPUD
Report of May 17, 2016 Page 31 of 39
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot Siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be deSigned to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between:
y' (a) A building and the front property line; and/or
(b) A building and the side property line (when on a corner lot).
y' Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
b. 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.
Standard: Parking structures shall provide space for ground floor commercial uses
N/A along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
N/A
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
other architectural elements and/or materials.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the bUilding.
Standard: Parking garages at grade shall include screening or be enclosed from view
N/A with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
HEX Report· Grant Place Townhomes
City of Renton Department of Cor-unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA15-00OB85, PP, PPUD
Report of May 17, 2016 Page 32 of 39
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
(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 ...
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
,/' Standard: Access to parking lots and garages shall be from alleys, when available. If
not available, access shall occur at side streets.
,/' Standard: The number of driveways and curb cuts shall be
pedestrian circulation along the sidewalk is minimally impeded.
minimized, so that
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant
to walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and
enhance the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from
parking areas. Providing pedestrian connections to abutting properties is an important aspect of
connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily
identifiable to pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
,/' connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
HEX Report -Grant Piace Townhomes
City of Renton Department of Carr-unity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
LUA15·000885, PP, PPUD
Report of May 17, 2016 Page 33 of 39
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the
development.
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Compliant if Staff Comment: The applicant has proposed a series of pedestrian connections Conditions of
Appro.al are throughout the site however it is unclear if there is a differentiation of materials
Met across the drive aisles (Exhibit 2). Therefore stoff recommends, as a condition of
approval, the applicant revise the site plan to depict a differentiation in materials for
all pedestrian connections within porking areas and/or drive aisles on site. The revised
site plan shall be submitted t, and approved by, the Current Planning Project Manager
prior to building permit approval. If this condition of approval is met the proposal
would satisfy this standard.
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks at
least 12 feet in width. The walkway shall include an 8 foot minimum unobstructed
.r walking surface .
(b) Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
N/A Standard: Mid-block connections between buildings shall be provided.
b. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are inviting
and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of
year-round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of
projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be
included.
Standard: Architectural elements that incorporate plants, particularly at bUilding
Compliant if entrances, in publicly accessible spaces and at facades along streets, shall be
Condition 01 provided.
Approval is Met Stott Comment: See Building Entries ond Ground Level Details discussion below.
,/ Standard: Amenities such as outdoor group seating, benches, transit shelters,
HEX Report· Grant Place Townhomes
City of Renton Deportment of Corr--unity & Economic Development
GRANT PLACE TOWNHOMES
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Report of May 17, 2016 Page 34 of 39
fountains, and public art shall be provided.
(a) Site furniture shall be made of durable, vandal-and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over an
extended period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
Standard: All attached housing developments shall provide at least one hundred fifty
Requested to (150) square feet of private usable space per unit. At least one hundred (100) square
be Modified feet of the private space shall abut each unit. Private space may include porches,
Through the balconies, yards, and decks.
PUD
Stott Comment: See discussion above under FOF 28: PUD Decision Review Criteria.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important
to residential bUildings.
.,.. Standard: All building facades shall include modulation or articulation at intervals of
no more than twenty feet (20').
.,.. Standard: Modulations shall be a minimum of two feet (2') in depth and four feet (4')
in width.
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide
N/A
a variety of modulations and articulations to reduce the apparent bulk and scale of
the facade; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
HEX Report -Grant Place Townhomes
City of Renton Department of Co unity & Economic Development Hearing Examiner Recommendation
WA1S-00088S, PP, PPUD GRANT PLACE TOWNHOMES
Report of May 17, 2016 Page 35 of 39
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such as
decorative entry paving, street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade's ground floor.
Staff Comment: The applicant has proposed some human scale elements including
landscape features and trellis systems. However, lighting fixtures have not been
included in the submittal documents. Additionally, the proposal does not comply with
the ground-level detail standards for glazing along the Grant Ave S. The ground floor
facades are need of additional human scole elements in order to reinforce a
Compliant if pedestrian oriented development used to justify the PUD request. Architectural
Condition 0/ detailing elements including lighting fixtures, contrasting materials, or special
Approval ;s Met detailing would bring the proposal into compliance with the intent of this standard to
create human-scale character of the pedestrian environment. Therefore, staff
recommends as a condition of oppraval, the applicant submit revised elevations
depicting added architectural detailing elements including lighting fixtures,
contrasting materials, or speciol detailing along the ground floor of all residential
units. The revised elevations shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit appravol. If this condition of
approval is met the proposal would satisfy this standard.
Standard: On any facade visible to the public, transparent windows and/or doors are
Compliant if required to comprise at least 50 percent of the portion of the ground floor facade
Condition 0/ that is between 4 feet and 8 feet above ground (as measured on the true elevation).
Approval Is Met
Stott. Comment: See discussion above.
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.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
N/A Standard: Where Windows or storefronts occur, they must principally contain clear
glazing.
,/' Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
,/' (a) It is a ground 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
(b) Any portion of a ground floor wall has a surface area of 400 square feet or
HEX Report -Grant Place Townhomes
City of Renton Department of Co ---nity & Economic Development
GRANT PLACE TOWNHOMES
Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Report of May 17,2016 Page 36 of 39
greater and does not include a window, door, building modulation or other
architectural detailing.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs,
evergreen ground cover, or vines adjacent to the blank wall;
,/ (b) Trellis or other vine supports with evergreen climbing vines;
(c) Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use
of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High
quality materials shall be used. If materials like concrete or block walls are used they shall be
enhanced to create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Statt. Comment: The applicant has proposed a variety of materials. The provided
elevations are very conceptual and do not include the details necessary to determine
Compliant if compliance with the standard. It appears that the use of changes in materials and
Condition of color especially for the residential structures, wauld assist in the creatian of visual
Approval is appeal and call attention to the form and the function of the structure. The revised
Met elevations shall be submitted to, and approved by, the Current Planning Project
Manager prior to building permit approval. The applicant may also want to conSider
the use of the brick, integrally colored concrete masonry, or a similar high quality
material, to ground the residential buildings for a height appropriate to the scale of
the structure. If this condition of apprOVal is met the proposal would satisfy this
standard.
,/ Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
,/ Standard: Materials, individually or in combination, shall have texture, pattern, and
be detailed on all visible facades.
Standard: Materials shall be durable, high quality, and consistent with more
Compliant if traditional urban development, such as brick, integrally colored concrete masonry, Condition of pre-finished metal, stone, steel, glass and cast-in-place concrete. Approval is
Met Statt. Comment: In order to ensure that quality materials are used staff recommends
the applicant submit a materials board subject to the approval of the Current Planning
HEX Report -Grant Place Townhomes
City of Renton Department of Co
GRANT PlACE TOWNHOMES
nity & Economic Development Hearing Examiner Recommendation
WA1S-000885, PP, PPUO
Report of May 17, 2016 Page 37 of 39
Project Manager prior ta building permit approval. Acceptable materials include a
combination of brick, integrally colored concrete masonry, pre-finished metal, stone,
steel, gloss, cast-in-place concrete, or other high quolity moteriol. If this condition of
opproval is met the proposal would satisfy this standard.
N/A Standard: If concrete is used, walls shall 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.
~ I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (HD) Comprehensive Plan designation and
complies with the goals and policies established with this designation if all conditions of approval are
met, see FOF 25.
2. The subject site is located in the Residential Multi-Family (RMF) zoning designation and complies with
the zoning and development standards established with this designation provided the applicant
complies with City Code and conditions of approval, see FOF 26.
3. The proposal complies with the Urban Design Regulations provided the applicant complies with City
Code and conditions of approval, see FOF 32.
4. The proposal complies with the Planned Urban Development provided the applicant complies with City
Code and conditions of approval, see FOF 27, 28, 30.
5. The proposal complies with the Preliminary Plat regulations as established by City Code provided all
advisory notes and conditions are complied with, see FOF 31.
6. The proposal would comply with the Density Bonus regulations as established by City Code provided all
advisory notes and conditions are complied with, see FOF 26. Otherwise the proposal would be
required to be revised to eliminate the four proposed bonus units.
7. There are adequate public services and facilities to accommodate the proposed development, see FOF
29.
8. Children will be bussed to all schools that serve the project site. The applicant would be required to
demonstrate safe walking conditions for students to/from the subject plat to bus stop locations prior to
construction permit, see FOF 29.
9. Key features integral to the project include: retention of the natural grade on site; significant trees;
significant landscaping and re-vegetation; active and passive recreation spaces significantly beyond the
standard code requirements.
II L RECOMMENDATION:
Staff recommends approval of the Grant Place Townhomes (PP and PPUD), File No. LUA15-000885, as
depicted in Exhibit 2, subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated ERC Addendum, dated March 7, 2016,
2. The applicant shall be required to provide at least two affordable housing units, either for sale or rental
in exchange for two bonus units (for a total of 34 townhomes). The additional two bonus units may be
HEX Report -Grant Place Townhomes
City of Renton Department of Co
GRANT PLACE TOWNHOMES
Report of May 17, 2016
nity & Economic Development Hearing Examiner Recommendation
WA1S-00088S, PP, PPUD
Page 38 of 39
(for a total of 36 town homes) achieved on a 1:1 ratio for either: affordable housing units, either for sale
or rental; or units constructed to Built Green 3 Star (at minimum) building standards. Alternatively, the
proposal shall be revised to eliminate those units which exceed the maximum density allowance
pursuant to RMC 4-2-110A resulting in a 32-unit proposal.
3. The project's bylaws or CC & R's shall restrict parking across the access aisle throughout the
development and no parking signage shall be posted. A copy of the bylaws and no parking signage
specifications shall be submitted to, and approved by, the Current Planning Project Manager prior to
construction permit.
4. The applicant shall place all protected trees which do not contribute to the sites required minimum tree
density be held in perpetuity within a tree protection tract(s). A revised PUD/Plat Plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to construction permit
approval.
5. The applicant shall be required to demonstrate where and how refuse and recyclables would be picked
up on pick-up day to the satisfaction of the Current Planning Project Manager prior to engineering
permit approval. Specifically, the applicant will be required to provide a designated refuse and recycle
pickup pad, as to not block the drive aisle, for proposed Lots 14-23.
6. The applicant shall be required to demonstrate that all retaining walls can be constructed on site.
Alternatively, a construction easement shall be furnished to the City allowing the ability utilize adjacent
property to construct proposed retaining walls. Compliance with this condition shall be completed prior
to engineering permit approval.
7. The applicant shall be required to provide, to the Current Planning Project Manager, tree retention
inspection/monitoring reports after initial clearing, final grading, and annually for two years by a
qualified professional forester. The inspection/monitoring reports shall identify any retained trees that
develop problems due to changing site conditions and prescribe mitigation.
8. The applicant shall be required to provide specifications for the proposed the two electronically
operated access gates for entry and exit just south of SlOth St, to the satisfaction of the City's Fire
Department prior to engineering permit approval.
9. The applicant shall provide interpretive signage/information regarding differentiating elements (trees,
landscaping, drainage, architecture, etc.) of the proposed development at a strategic place(s) on site.
The sign design and site plan and location shall be submitted to, and approved by, the Current Planning
Project Manager prior to building permit/Final Plat approval whichever comes first.
10. The applicant shall revise the landscape plan to include a la-foot wide sight obscuring visual buffer
along the eastern property line (FOF 28: PUD Decision Criteria, Landscaping/Screening). If all conditions
of approval are complied with the applicant will have exceeded code requirements for screening of the
proposed development.
11. The applicant shall revise the landscape plan to reflect: a visual landscaping barrier, along the eastern
property line, at minimum of la-feet in width and with a mixture of plantings that have a maturity
height of at least 6-feet and 100% obscurity for the entire length. The revised landscape plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to engineering construction
permit approval.
12. The applicant shall provide fencing along the east and south property lines, in addition to the low
fencing in the front yard for each individual unit. A detailed fencing plan shall be prOVided identifying
the location and specifications for all fencing. Fences along the courtyard in the center of the site shall
not exceed forty two inches 42-inches in height and shall have an access gate to the courtyard for all
units. Perimeter fencing shall not exceed 6-feet in height. All fencing shall be made of quality materials
in keeping with the architectural aesthetic of the proposed structures. The fencing plan shall be
HEX Report -Grant Place Townhomes
City of Renton Department of Co", nity & Economic Development
GRANT PlACE TOWNHOMES
Report of May 17, 2016
Hearing Examiner Recommendation
WA15-000885, PP, PPUD
Page 39 of 39
submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
13. The applicant shall submit revised elevations for the garage doors with the provision of additional
architectural details. The revised elevations shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
14. The applicant shall provide a lighting plan that adequately provides for public safety without casting
excessive glare on adjacent properties; at the time of engineering permit review. Pedestrian scale and
downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless
alternative pedestrian scale lighting has been approved administratively or is specifically listed as
exempt from provisions located in RMC 4-4-075 Lighting, Exterior On-Site.
15. The applicant shall be required to dedicate approximately 1.5 feet, subject to survey verification, for
required street improvements. The revised site plan shall be submitted to, and approved by, the
Current Planning Project Manager, prior to construction permit.
16. The applicant shall be required to demonstrate safe walking conditions for students to/from the subject
plat to bus stop locations prior to construction permit. This may include a dedicated shoulder, curb, or
some other alternative as determined by the Current Planning Division.
17. The applicant shall provide revised site plan demonstrating compliance with the private open space
standard of at least lS-feet in every dimension. The revised site plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval whichever comes
first. If this condition of approval is met the proposal would satisfy this standard.
18. The applicant shall be required to establish a home owners' association for the development, which
would be responsible for any common improvements. All common facilities, not dedicated to the City,
shall be permanently maintained by the PUD home owners' association. The CC&Rs shall provide that if
the homeowner's association fails to properly maintain the common facilities and integral elements of
the City may do so at the expense of the association. The CC&Rs shall also provide that the provisions
pertaining to the obligation to maintain common areas shall not be amended without approval of the
City of Renton.
19. The applicant shall submit a revised preliminary plat plan demonstrating compliance with all
recommendations of approval. The revised plat plan shall be submitted to, and approved by, the
Current Planning Project Manager prior to construction permit approval.
20. The applicant shall revise the site plan to depict a differentiation in materials for all pedestrian
connections within parking areas and/or drive aisles on site. The revised site plan shall be submitted t,
and approved by, the Current Planning Project Manager prior to building permit approval. If this
condition of approval is met the proposal would satisfy this standard.
21. The applicant shall submit revised elevations depicting added architectural detailing elements including
lighting fixtures, contrasting materials, or special detailing along the ground floor of all units. The
revised elevations shall be submitted to, and approved by, the Current Planning Project Manager prior
to building permit approval. If this condition of approval is met the proposal would satisfy this standard.
22. The applicant shall submit a materials board subject to the approval of the Current Planning Project
Manager prior to building permit approval. Acceptable materials include a combination of brick,
integrally colored concrete masonry, pre-finished metal, stone, steel, glass, cast-in-place concrete, or
other high quality material. If this condition of approval is met the proposal would satisfy this standard.
HEX Report -Grant Place Townhomes
Project Name:
Grant Place Townhomes
Date of Meeting
May 17, 2016
Exhibits:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
REPORTTO THE HEARING EXAMINER
EXHIBITS
Staff Contact
Rocale Timmons
Senior Planner
Project Number:
LUA15-000885, PP, PUD
Project Applicant
David Vincent 25 Central
Way, Kirkland, WA 98033
HEX Recommendation Report
Site Plan
Landscape Plan
Elevations
Floor Plans
Grading and Drainage Plan
Revised Tree Retention Plan (dated April 29, 2016)
Drainage Report
Preliminary Plat Plan
CI 73-Residential Height Requirements
Geotechnical Report
Project Location
1600 Grant Ave 5 Renton,
WA98055
SEPA Determination -Mitigation Measures (dated March 12, 2007)
SEPA Addendum, dated May 2, 2016
Public Comment Letter -Meling
Public Comment Letter -Sommer
Traffic Report
-----~·Renton e
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EXHIBIT 7
Grant Avenue Townhomes
Renton, Washington
Technical Information Report
avl~ a ~hJ!lJl1ljJ!r. C~10e]nm1
November 16, 2015 Pacific Engineering Job No. 15022
EXHIBIT 8 Full Document
Available Upon Request
-----------,----~
GRANT PLACE TOWNHOMES , ~n~?~!~
, an' OF FENTOH DesIgn,
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EXHIBIT 9
==:=.~ Civil Engineering
-..---?lanning Consulta.
Department of Community and Economic Development
Planning Division
ADMINISTRATIVE POLICY/CODE INTERPRETATION
ADMINISTRATIVE
POLICY/CODE
INTERPRETATION #: CI-73 -REVISED
MUNICIPAL
CODE SECTIONS: 4-2-110.A, 4-2-110.B, 4-2-110.0, 4-2-115, 4-11-020, and 4-11-230
REFERENCE:
SUBJECT:
BACKGROUND:
Residential Building Height (RC thru RMF)
Erratum Statement: CI-73 implemented changes to the
method of height measurement for structures in the RC
through RMF zones. This erratum statement affects the
two-story limitation for R-14 zoned properties by
increasing it to three. Docket #116 advocates for increased
height and story limits for select zones, including the RMF
zone. The R-14 zone is transitional between the R-10 and
RMF, and therefore R-14 standards are intended to offer a
compromise between the restrictions of the R-10 and the
allowances of the RMF zone. By limiting wall plate height
to 24' yet allowing three stories, the R-14 zone would
provide an appropriate transition between the R-10 and
RMF zones with respect to building height.
By definition, the current method to determine a building's height is to
measure the average height of the highest roof surface from the grade
plane (i.e., average grade). The maximum height allowed in the RC
through R-14 zones is 30 feet (35' in the RMF). The implementation of a
"maximum height" (RMC 4-2-110.A) as applied to roofed buildings is
inconsistent and contradictory with the intent and purpose statements of
Title IV related to residential design (RMC 4-2-115). Further, regulating
the height of non-roofed structures is unenforceable by Title IV (except
for Building Code). The ambiguity and contradictory aspects of the code
exist for two reasons:
1. Height is measured to the midpoint of a roof; and
2. Flat roofs are able to be as tall as buildings with pitched roofs, which
increases the building's massing.
EXHIBIT 10
H:\CED\Planning\Title IV\Docket\Administrative Policy Code Interpretation\CI·73\Code
/
GEOTEOffiUCALENGllffiEruNG
EVALUATION
GRANT'S PLACE
RENTON, WASHINGTON
PREPARED FOR
TRIDOR, INC.
EXHIBIT 11
Full Document
Available upon Request
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S): LUA07-018, SA-A, ECF
APPLICANT: Andrew Kovach; Kovach Architects
PROJECT NAME: Grant Avenue Townhouses
DESCRIPTION OF PROPOSAL: The proponent of the Grant Avenue Townhouses project is requesting an
environmental determination and Site Plan Review for development of a 91,911.6 square foot (2.11 A) property
located in southeast Renton. The proposed project would result in 36 ground-related townhouse-style residential
units. The property is in a Residential Multi-family zone (RM-F).
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1600 Grant Avenue SE (north of S 181h Street)
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The applicant shall be required to comply with the recommendations included in the geotechnical report,
"Geotechnical Engineering Evaluation, Grant's Place, Renton WA, Prepared for Tridor, Inc," by Nelson
Geotechnical Associates, Inc., dated June 10, 2005.
2. Site construction shall be limited to occur between April 1 st and November 1 st.
3. Due to the proposed drainage to Rolling Hills Creek, the project must comply with the 2005 King County
Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and
water quality improvements. The drainage report must be revised to be in compliance with the standards
required as a condition of approval and resubmitted.
4. The applicant shall provide documentation that ensures that a stormwater detention structure is a permitted
use of the overhead transmission line easement (recording number 5162689) area. The documentation
shall be provided to the Development Services Division prior to receiving utility construction permits.
5. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in
Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall
be subject to the review and approval of the Development Services Division prior to the issuance of
building permits.
6. The applicant shall follow the recommendations of the report, 'Tridor Townhomes Site Access / Traffic
Impact Fee Analysis," by Jake Traffic Engineering, Inc., dated November 25, 2006. These
recommendations shall be adhered to prior to occupancy of the project.
7. A Transportation Mitigation Fee shall be assessed at $75 per average weekday peak hour trips generated
from the project. The fee (estimated at $14,250.00) shall be paid prior to issuance of building permits.
8. The applicant shall submit information sufficient to calculate required fire flow prior to issuance of building
permits.
9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family
unit. Fire Mitigation Fees shall be assessed for the residential units prior to obtaining building permits.
10. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit
prior to obtaining building permits.
EXHIBIT 12
ERC Mitigation Measures Page 1 of 1
DEPARTMENT OF COIYIMUNITY
AND ECONOMIC DEVELOPMENT
ADDENDUM TO ENVIRONMENTAL (SEPAl DETERMINATION OF
NON-SIGNIFICANCE (DNS-Ml -MITIGATED
Pursuant to WAC 197-11-600(4)(c) and WAC 197-11-625
Addendum to the Grant Ave Townhomes
as Addended by the City of Renton (LUA07-018, SA-A, ECF)
Determination of Non-Significance -Mitigated (DNS-M)
Date of Addendum: May 2,2016
Date of Original Issuance of SEPA Threshold Determination: March 14, 2007
Proponent: Satwant'Singh
Project Number: LUA15-000885, PP, PPUD and LUA07-018, SA-A, ECF
Project Name: Grant Place Townhomes
Proposal/Purpose of Addendum: The applicant is requesting a Preliminary Planned Urban
Development and a Preliminary Plat for the construction of a multi-family development
containing 36 zero lot line town homes. In 2007 the applicant received Hearing Examiner Site
Plan approval along with Environmental Review for the construction of a similar 36 unit
townhome development on the same site (LUA07-018). However, the Hearing Examiner Site
Plan approval expired in 2011. The applicant is now proposing to maintain much of the original
proposal in order to eliminate the need for additional Environmental Review. Given the
propsoal does not exceed the number of unit evaluated as part of the original proposal,
additional Environmental 'SEPA' Review is not required. The development would be comprised
I
of 8 separate multi-family residential structures and a density of 22.98 dulac. The vacant 2.12
acre site is located within the Residential Multi-Family (RMF) zoning classification and the
Residential High Density (HD) Comprehensive Plan land use designation. The subject site is
located on the east side of Grant Ave 5 just north of 5 18th St at 1600 Grant Ave S. Access to
the site is proposed via new loop alley extended from Grant Ave S. There are no critical areas
located on site. The PPUD would be used to vary street, setback, impervious surface, building
coverage, and lot standards. The applicant has proposed enhanced open space, pedestrian
circulation, vehicular circulation, pedestrian amenities, and landscaping as a public benefit.
The applicant has indicated that the revised proposal includes the same number and type of
units and height as the P"-'--' 'Je(
EXHIBIT 13
Full Document
Available upon Request
I EXHIBIT 14
Rocale Timmons
From:
Sent:
To:
John Sommer < mrharley883@comcast.net>
Friday, February 26, 2016 1:06 PM
Rocale Timmons
Subject: RE: PROJECT NAME/NUMBER: Grant Place Townhomes/LUA15-000885, ECF, PP, PPUD
Importance:
Follow Up Flag:
Flag Status:
Rocale,
High
Follow up
Completed
My wife Rhonda and I have some concerns about the proposed Grant Place
Townhomes. We would like to speak at the upcoming meeting at the
Renton City Hall in order to express our concerns, some are listed below;
,. Set back (linear distance) from our property line to proposed
structures .
.. Location of utilities (underground power, gas) and outside lighting
(night illumination).
,.. Location of waste containers (dumpster location).
,. Rodent control
John Sommer
1708 SE 16th Place
Renton, WA 98055-3725
johntsommer@comcast.net
mrharley883@comcast.net
From: Rocale Timmons [mailto:RTimmons@Rentonwa.gov]
Sent: Friday, February 26, 2016 12:13 PM
To: 'John Sommer' <mrharley883@comcast.net>
Subject: RE: PROJECT NAME/NUMBER: Grant Place Townhomes/LUA15-000885, ECF, PP, PPUD
Hello John.
Attached you will find the notice of application for the Grant Place town homes.
EXHIBIT 15
1
The hearing is actually only tentatively scheduled for the date listed and could potentially change, If you are interested
in receiving correspondence on the proposal please feel free to let me know and I will add you as a party of record,
Lastly, if you have comments that you would like considered in staff recommendation to the Hearing Examiner please
feel free to let me know so that I can make sure they are included before you get to the hearing,
If you are in need of any additional materials related to the development please let me know and I am happy to forward
over. Thank YOll,
Rocale Timmons
City of Renton -Current Planning
Senior Planner
1055 South Grady Way
Renton, WA 98057
Tel: (425) 430-7219
Fax: (425) 430-7300
rtimmons@rentonwa,gov
From: John Sommer [mailto:mrharley883@comcast.net]
Sent: Friday, February 26, 2016 12:07 PM
To: Rocale Timmons
Subject: PROJECT NAME/NUMBER: Grant Place Townhomes/LUA15-000885, ECF, PP, PPUD
Importance: High
Rocale,
Please confirm the hearing date for this project. I have been told both 3/15/16 and 3/16/16 on the ]'h floor
off the Renton City Hall at 11:00 AM. The mailed notice indicted an error.
John Sommer
1708 SE 16th Place
Renton, WA 98055-3725
iohntsommer@comcast.net
mrharley883@comcast.net
2
Renton
GRANT PLACE TOWNHOMES
SITE ACCESSITRAFFIC IMPACT FEE TRAFFIC LETTER
January 21, 2014
;T r: . Jake Traffic Engineering, Inc.
Mark J. Jacobs, PE, PTOE, President
2614 39th Ave SW -Seattle, WA 98116 -2503
Tel. 206.762.1978 -Cell 206.799.5692
ro mad jdkc)traffic@cumca:;t.rl.et
EXHIBIT 16
Full Document
Available upon Request
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADDENDUM TO ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS-M) -MITIGATED
Pursuant to WAC 197-11-600(4)(c) and WAC 197-11-625
Addendum to the Grant Ave Townhomes
as Addended by the City of Renton (lUA07-018, SA-A, ECF)
Determination of Non-Significance -Mitigated (DNS-M)
Date of Addendum: May 2, 2016
Date of Original Issuance of SEPA Threshold Determination: March 14, 2007
Proponent: Satwant Singh
Project Number: LUA15-000885, PP, PPUD and LUA07-018, SA-A, ECF
Project Name: Grant Place Townhomes
Proposal/Purpose of Addendum: The applicant is requesting a Preliminary Planned Urban
Development and a Preliminary Plat for the construction of a multi-family development
containing 36 zero lot line town homes. In 2007 the applicant received Hearing Examiner Site
Plan approval along with Environmental Review for the construction of a similar 36 unit
townhome development on the same site (LUA07-018). However, the Hearing Examiner Site
Plan approval expired in 2011. The applicant is now proposing to maintain much of the original
proposal in order to eliminate the need for additional Environmental Review. Given the
propsoal does not exceed the number of unit evaluated as part of the original proposal,
additional Environmental 'SEPA' Review is not required. The development would be comprised
of 8 separate multi-family residential structures and a density of 22.98 dulac. The vacant 2.12
acre site is located within the Residential Multi-Family (RMF) zoning classification and the
Residential High Density (HD) Comprehensive Plan land use designation. The subject site is
located on the east side of Grant Ave 5 just north of 5 18th St at 1600 Grant Ave S. Access to
the site is proposed via new loop alley extended from Grant Ave s. There are no critical areas
located on site. The PPUD would be used to vary street, setback, impervious surface, building
coverage, and lot standards. The applicant has proposed enhanced open space, pedestrian
circulation, vehicular circulation, pedestrian amenities, and landscaping as a public benefit.
The applicant has indicated that the revised proposal includes the same number and type of
units and height as the expired proposal. The differences between the proposed and expired
Addendum to Environmental (SEPAl Review
Page 2 of 4
May 2, 2016
site plans includes the subdivision of the property, increased setbacks from neighboring
developed properties, and different architectural detailing. Additionally, vehicular circulation
now includes a looped public alley around the perimeter of the site as opposed to the centrally
located street terminatiing in a cul-de-sac. Finally, the applicant is proposing to supply and
install two electronically operated access gates for entry and exit, to the immediated
neighborhood, in order to provide secondary access.
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended) on March 14, 2007 the Environmental Review Committee (ERe) issued a
Determination of Non-Significance -Mitigated (DNS-M) for the project. The DNS-M included
the following 10 mitigation measures:
1. The applicant shall be required to comply with the recommendations included in the
geotechnical report, "Geotechnical Engineering Evaluation, Grant's Place, Renton
WA, Prepared for Tridor, Inc," by Nelson Geotechnical Associates, Inc., dated June
10,2005.
2. Site construction shall be limited to occur between April 1st and November 1st.
3. Due to the proposed drainage to Rolling Hills Creek, the project must comply with
the 2005 King County Surface Water Design Manual to meet both detention
(Conservation Flow control -a.k.a. Level 2) and water quality improvements. The
drainage report must be revised to be in compliance with the standards required as
a condition of approval and resubmitted.
4. The applicant shall provide documentation that ensures that a storm water
detention structure is a permitted use of the overhead transmission line easement
(recording number 5162689) area. The documentation shall be provided to the
Development Services Division prior to receiving utility construction permits.
5. The applicant shall be required to provide a Temporary Erosion and Sedimentation
Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and
Sediment Control Requirements outlined in Volume II of the most recent
Department of Ecology Stormwater Management Manual. This condition shall be
subject to the review and approval of the Development Services Division prior to the
issuance of building permits.
6. The applicant shall follow the recommendations of the report, "Tridor Townhomes
Site Access / Traffic Impact Fee Analysis," by Jake Traffic Engineering, Inc., dated
November 25, 2006. These recommendations shall be adhered to prior to
occupancy of the project.
7. A Transportation Mitigation Fee shall be assessed at $75 per average weekday peak
hour trips generated from the project. The fee (estimated at $14,250.00) shall be
paid prior to issuance of building permits.
8. The applicant shall submit information sufficient to calculate required fire flow prior
to issuance of building permits.
Addendum to Environmental (SEPAl Review
Page 3 of 4
May 2,2016
9. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of
$388.00 per new multi-family unit. Fire Mitigation Fees shall be assessed for the
residential units prior to obtaining building permits.
10. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per
new multi-family unit prior to obtaining building permits.
A 14 day appeal period commenced on March 19, 2007 and ended on April 1, 2007. No appeals
ofthe threshold determination were filed.
The proposal will not change the analysis or impacts in the original SEPA Review. However,
since the time of issuance the City has implemented a new Impact Fee ordinance which
supersedes the mitigation measures for Parks, Transportation, and Fire mitigation fees.
Additionally, the applicant has elected to comply with the 2009 storm water manual. Finally,
the applicant has or will be required to provide an updated Geotechnical and Traffic Impact
Report. Therefore, mitigaiton measures #1, #3, #6, #7, #9, and #10 are no longer applicable to
the propsoal. Applicable mitigation measures to be retained include Mitigation Measures #2,
#4, #5, and #8.
The proposal will not change the analysis or impacts in the 1995 State Environmental Policy Act
(SEPA) Review.
The City of Renton is hereby issuing a SEPA Addendum pursuant to WAC 197-11-600.
This Addendum is appropriate because it contains only minor information not included in the
original Determination and there no environmental impacts related to inclusion of the new
information.
location:
lead Agency:
Review Process:
1600 Grant Ave 5
City of Renton, Department of Community & Economic Development
Addendum to previously issued Determination of Non-Significance
Mitigated (DNS-M)
Additional Information: If you would like additional information, please contact Rocale
Timmons, Senior Planner, City of Renton Planning Division, Department of Community &
Economic Development at (425) 430-7219.
There is no comment period for this Addendum, dated May 2, 2016 issued by the City of
Renton Environmental Review Committee.
Addendum to Environmental (SEPA) Review
Page 4 of 4
May 2, 2016
ENVIRONMENTAL REVIEW COMMITTEE
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Kelly &:Jdlr:t!!tr
Community Services Department
Mark P terson, Administrator
Fire & Emergency Services Department
I
C.f -\_r
C.E. "Chip" Vincent, Administrator
Department of Community & Economic Development
Date
Date
Date
•
Community & Economic Development Department
C.E."Chip"Vincent Administrator
April 19, 2016
David Vincent
Milbrandt Architects
25 Central Way
Kirkland, WA 98467
Subject: "Off Hold Notice" Application
Grant Place Townhomes, LUA1S-00088S, PP, PPUD
Dear Mr. Vincent:
Thank you for submitting the additional materials requested in the March 14, 2016 letter from
the City. As of the date of this letter, the project is off hold and the City will continue review of
the Grant Place Townhome project.
The Preliminary Planned Urban Development has been rescheduled, for consideration by the
Environmental Review Committee, to May 2, 2016. Prior to that review, you will be notified if
any additional information is required to continue processing your application.
In addition, this matter is tentatively rescheduled for a Public Hearing on May 17, 2016 at 11:00
AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The
applicant or representative(s) of the applicant are required to be present at the public hearing.
A copy of the staff report will be mailed to you one week prior to the scheduled hearing.
Please contact me at (425) 430-7219 if you have any questions.
Since~~ ~leTimmons
Senior Planner
cc: Apex Enterprises Group, lLC / Owner(s)
Satwant Singh I Applicant
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
February 10, 2016
Rocale Timmons
Senior Planner
Department of Community & Economic Development
1055 South Grady Way
Renton, WA 98057
1708 SE 16th Place
Renton, WA 98055-3725
(425) 687-8843
(425) 830-1352 (Cell)
Joh n TSom m er@comcast.net
Subject: Grant Place Townhomes / LUA15-00088S, PP, PPUD
Rocale,
My wife Rhonda and I have some concerns about the proposed Grant Place
Townhomes. We would like to speak at the upcoming meeting at the Renton
City Hall in order to express our concerns.
On Saturday, 7/12/14 there was a huge fire which started at some
apartments near 18th Street. Multiple fire departments responded. Several
of our neighbors were forCibly evacuated from their homes. The PSE green
space behind our home, next to the proposed Grant Place Townhomes site,
erupted into a firestorm. The tenants from the multiple apartments near 18th
street could not evacuate via Grant Street due to the Fire equipment blocking
the only exit (Grant Street).
... If the Grant Place Townhomes are to be built, both internal and
external heat sensitive fire suppression systems must be incorporated
into their design and construction.
... If the Grant Place Townhomes are to be built, Grant Street must be
widened, and a traffic signal must be installed at the intersection of
Grant and Puget.
Thank you for your attention on this matter.
Sincerely,
Amanda Askren
Plan Review Routing Slip
Plan Number: LUA15-000885 Name: Grant Place Townhomes
Site Address: 1600 GRANT AVE S
Description: The applicant is requesting a Preliminary Planned Urban Development and a Preliminary Plat for the construction of
a multi-family development containing 36 zero lot line townhomes. The vacant 2.12 acre site is located within the Residential
Multi-Family (RMF) zoning classification and the Residential High Density (RHO) land use designation. Environmental 'SEPA' Review
was completed on a 36 townhome proposal, in 2007 (LUA07-018). Therefore, additional Environmental 'SEPA' Review is not required.
The development would be comprised of 8 separate multi-family residential structures resulting in a density of 22.98 dulac. The subject
site is located on the east side of Grant Ave S just north of S 18th St at 1600 Grant Ave S. Access to the site is proposed via new loop
road extended from Grant Ave S. There are no critical areas located on site. The PPUD would be used to vary street, setback,
impervious surface, building coverage, and lot standards. The applicant has proposed enhanced open space, pedestrian and vehicular
circulation, pedestrian amenities, and landscaping as a public benefit. Studies include a stormwater report, arborist traffic study, and
a geotechnical report.
Review Type: Technical Services-Version 1
Date Assigned:
Date Due:
02/05/2016
02/19/2016
Project Manager: Rocale Timmons
Environmental Impact
Earth Animals
Air Environmental Health
Water Energy/Natural Resources
PI ants Housing
Land/Shoreline Use Aesthetics
Where to enter your comments: Manage My Reviews
Which types of comments should be entered:
Ught/Glare Historic/Cultural Preservation
Recreation Airport Environmental
Uti! iti es 10,000 Feet
Transportation 14,000 Feet
Public Service
Recommendation -Comments that impact the project including any of the Enivornmentallmpacts above.
Correction -Corrections to the project that need to be made before the review can be completed and lor requesting submittal of
additional documentation and/or resubmittal of existing documentation.
What statuses should be used:
Reviewed -I have reviewed the project and have no comments.
Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations.
Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added
corrections in Corrections,
Signature of Director or Authorized Representative Date
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Agencies See Attached
Satwant Singh Contact
Apex Enterprises Owner
David Vincent Applicant
(Signature of Sender):
STATE OF WASHINGTON
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 the ~~E\~\~~d purposes
mentioned in th.e instrument. \ r-) $-.... '~\\'\IA ~III',"
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Grant Place Townhomes
LUA15-000885, PP, PPUD
template -affidavit of service by mailing
7988500000 3260600000 7988500000
ANCONETANI VINCENT JR ANTONIO GRACE V BAE SUN YOUNG
15005 18TH ST #A201 1626 GRANT AVE 5 #B 201 15005 18TH ST #H202
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7399000050 7988500000
BANK OF AMERICA NA BARNHART JR ROBERT L BIRMINGHAM BRIAN A
POB 961265 1633 JONES DR SE 1500 S 18TH ST #R-I02
FT WORTH, TX 76161 RENTON, WA 98055 RENTON, WA 98055
7988500000 3260600000 7988500000
BUCKLEY PATRICK F CAl MULAN+PENG YIMIN CARLSON DEBRA L
1500 5 18TH ST #P201 1626 GRANT AV S #A101 12701 NE 9TH PL D305
RENTON, WA 98055 RENTON, WA 98055 BELLEVUE, WA 98005
7988500000 7399000250 3260600000
CASEY ROBERTA CRITES STACIE R+JEFFREY D CROCKETT STERLING J+JULIE S
1500 S 18TH #B102 1708 JONES DR SE 14710 104TH AV NE
RENTON, WA 98055 RENTON, WA 98055 BOTHELL, WA 98011
7988500000 8644120000 8644120000
CUMMINGS SALLY P Current Resident Current Resident
1500 S 18TH ST #B201 1104 5 18th St 1104 S 18th St APT 1
RENTON, WA 98055 Renton, WA 98055 Renton, WA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1104 S 18th St APT 2 1104 5 18th St APT 3 1104 S 18th St APT 4
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1200 S 18th St 1200 S 18th St APT 1 1200 S 18th St APT 2
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1200 5 18th 5t APT 3 1200 S 18th St APT 4 1200 5 18th St APT 5
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1200 S 18th St APT 6 1200 S 18th St APT 7 1200 S 18th St APT 8
Renton, WA 98055 Renton,WA 98055 Renton, WA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1201 Thomas Ln 1203 Thomas Ln 1204 5 18th St
Renton, WA 98055 Renton,WA 98055 Renton, WA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1204 5 18th 5t APT 1 12045 18th 5t APT 2 12045 18th 5t APT 3
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
12045 18th 5t APT 4 12045 18th 5t APT 5 12045 18th 5t APT 6
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
12045 18th 5t APT 7 12045 18th 5t APT 8 1205 Thomas In
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1206 Thomas In 1208 Thomas In 1300 5 18th 5t
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
13005 18th 5t APT 1 1300 5 18th 5t APT 2 1300 5 18th 5t APT 3
Renton, VVA 98055 Renton, VVA 98055 Renton, VV A 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1300 5 18th 5t APT 4 1301 Thomas In 1302 Thomas In
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1303 Thomas In 1304 Thomas In 1304 Thomas In UNIT 4
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
8644120000 8644120000 8644120000
Current Resident Current Resident Current Resident
1305 Thomas In 1306 Thomas In 1308 Thomas In
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
15005 18th 5t APT A101 1500 5 18th 5t APT A102 1500 5 18th 5t APT A201
Renton, VVA 98055 Renton,VVA 98055 Renton, VV A 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 5 18th 5t APT A202 1500 5 18th 5t APT BI01 15005 18th 5t APT B102
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
15005 18th 5t APT B201 15005 18th 5t APT B202 15005 18th 5t APT ClOl
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 5 18th 5t APT C201 15005 18th 5t APT 0101 15005 18th 5t APT 0102
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 5 18th 5t APT 0201 15005 18th 5t APT 0202 15005 18th 5t APT E101
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
15005 18th 5t APT E102 1500 5 18th 5t APT E201 1500 5 18th 5t APT E202
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
15005 18th 5t APT FlOl 1500 5 18th 5t APT FI02 15005 18th 5t APT F201
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 5 18th 5t APT F202 1500 5 18th 5t APT G 101 15005 18th 5t APT G102
Renton, WA 98055 Renton,WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 5 18th 5t APT G201 15005 18th 5t APT G202 1500 5 18th 5t APT H 101
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 5 18th 5t APT H 102 1500 5 18th 5t APT H201 15005 18th 5t APT H202
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 5 18th 5t APT J101 1500 5 18th 5t APT J102 1500 5 18th 5t APT J201
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 5 18th 5t APT J202 1500 5 18th 5t APT KI01 1500 5 18th 5t APT K102
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
15005 18th 5t APT K201 1500 S 18th St APT K202 1500 S 18th 5t APT MI0l
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
15005 18th 5t APT M102 1500 S 18th St APT M201 1500 S 18th St APT M202
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 S 18th St APT NI0l 1500 S 18th St APT NI02 1500 S 18th St APT N201
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 S 18th St APT N202 1500 S 18th St APT P101 1500 S 18th St APT P102
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 S 18th St APT P201 1500 S 18th St APT P202 1500 S 18th 5t APT R101
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 S 18th St APT R102 1500 S 18th 5t APT R201 1500 S 18th St APT R202
Renton, VVA 98055 Renton, VVA 98055 Renton, VV A 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 S 18th St APT 5101 1500 S 18th St APT S102 1500 S 18th St APT S201
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
7988500000 7988500000 7988500000
Current Resident Current Resident Current Resident
1500 S 18th St APT 5202 1500 S 18th St APT Tl01 1500 5 18th 5t APT Tl02
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
7988500000 7988500000 3260600000
Current Resident Current Resident Current Resident
1500 S 18th St APT T201 1500 S 18th St APT T202 1626 Grant Ave S APT A101
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
3260600000 3260600000 3260600000
Current Resident Current Resident Current Resident
1626 Grant Ave 5 APT A102 1626 Grant Ave S APT A103 1626 Grant Ave S APT A201
Renton, VVA 98055 Renton, VVA 98055 Renton, VVA 98055
3260600000 3260600000 3260600000
Current Resident Current Resident Current Resident
1626 Grant Ave 5 APT A202 1626 Grant Ave 5 APT A203 1626 Grant Ave 5 APT B101
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
3260600000 3260600000 3260600000
Current Resident Current Resident Current Resident
1626 Grant Ave 5 APT B102 1626 Grant Ave S APT B103 1626 Grant Ave S APT B201
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
3260600000 3260600000 3260600000
Current Resident Current Resident Current Resident
1626 Grant Ave S APT B202 1626 Grant Ave S APT B203 1626 Grant Ave S APT C101
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
3260600000 3260600000 3260600000
Current Resident Current Resident Current Resident
1626 Grant Ave S APT C102 1626 Grant Ave S APT C201 1626 Grant Ave S APT C202
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
3260600000 3260600000 3260600000
Current Resident Current Resident Current Resident
1626 Grant Ave S APT D101 1626 Grant Ave S APT D102 1626 Grant Ave S APT D103
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
3260600000 3260600000 3260600000
Current Resident Current Resident Current Resident
1626 Grant Ave 5 APT D201 1626 Grant Ave S APT D202 1626 Grant Ave 5 APT D203
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
3260600000 3260600000 3260600000
Current Resident Current Resident Current Resident
1626 Grant Ave 5 APT El01 1626 Grant Ave 5 APT E102 1626 Grant Ave 5 APT E103
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
3260600000 3260600000 3260600000
Current Resident Current Resident Current Resident
1626 Grant Ave S APT E201 1626 Grant Ave S APT E202 1626 Grant Ave S APT E203
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
3260600000 3260600000 7988500000
Current Resident Current Resident DAHL SHARON A
1626 Grant Ave 5 APT FlOl 1626 Grant Ave S APT F102 1500 S 18TH ST #K-102
Renton, WA 98055 Renton, WA 98055 RENTON, WA 98055
3260600000 7988500000 7988500000
DALEY COLLEEN M DALTHORP DANIEL T DENNARD VERA
1626 GRANT AVE S #D 102 1500 5 18TH ST #K101 1500 5 18TH 5T #T102
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3260600000 7988500000 3260600000
DEVOGEL GREGORY F & KARIN E DICENZO GILBERT ELLIS JOHN D
2210 DRIFTWOOD CT 1500 S 18TH ST #F102 1626 G RANT AVE S #E202
LAS CRUCES, NM 88011 RENTON, WA 98055 RENTON, WA 98055
3260600000 7988500000 3260600000
EMERY THOMAS L FERNANDEZ ZENAIDA D FONTANILLA JENNIFER
1626 GRANT AVE S #C 102 1500 S 18TH ST #B-202 1626 GRANT AV S #D-202
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7988500000 3260600000
FORD VIVIAN L FOWERS RODNEY E GALLAHER BONNIE L
1500 S 18TH ST #GI0l 1500 S 18TH ST #R-202 1626 GRANT AVE S #EI0l
RENTON, WA 98178 RENTON, WA 98055 RENTON, WA 98055
3260600000 7399000080 7988500000
GAMMON JEANNE E GIBSON JAMES A+VALERIE M GODFREY LUCINDA A
1626 GRANT AVENUE SOUTH #D-203 1716 SE 16TH PL 1500 S 18TH ST #E101
RENTON, WA 98056 RENTON, WA 98055 RENTON, WA 98055
7399000260 7399000060 7399000270
GOYT RICHARD+REESA GRANGER RYAN M GRIMM WILLIAM
1632 JONES DR SE 1625 JONES DR SE 1725 SE 16TH PL
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7399000240 7988500000 7988500000
HANSEN MARLENE B+ROBERT C HASHIGUCHI STARR M HENDERSON K A
1716 JONES DR SE 1500 S 18TH ST #S101 1500 S 18TH ST #T-201
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7988500000 7988500000
HESTER TREVOR+MELANIE HOUGE AMY J HUDDLESTON BETTY ANN
1500 S 18TH ST #E-201 1500 S 18TH ST #HI02 1500 S 18TH ST #G-202
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3260600000 7988500000 3260600000
JOHNSON DAVID H JONES MARJHAWON JOSS CATHERINE M
1626 GRANT AVE S B103 1500 S 18TH ST #AI02 1626 GRANT AV S #D103
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7988500000 7988500000
KAGAN BORIS+LECHZIOR-TAVEL KIM CHRISTINE Y KINDEM ALISON M
1500 S 18TH ST #MI01 150 S 18TH ST #K-202 1500 S 18TH ST #MI02
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7399000100 7399000040
KLAn MICHELLE L+ROBERT E KORDA MARJORIE L KUHLMAN CANDIS L
lS00 S 18TH ST #B-I0l 1732 SE 16TH PL 1709 JONES DR SE
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3260600000 7988500000 7988500000
KUMANO DANNYT+CORINE M LAPARAN PRI5CILLA+PONCIANO+ LE CLECH LAURI 5
PO BOX 1751 1500 5 18TH 5T #5102 15005 18TH 5T #C-101
RENTON, WA 98057 RENTON, WA 98055 RENTON, WA 98055
3260600000 7988500000 7988500000
LE VIVIAN LIN CHIEN-JEN LOCKE AMANDA
17948 110TH PL 5E 1500 5 18TH 5T #G-102 15005 18TH 5T #D201
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7988500000 7988500000
LOGAN VANETIA G LU5K MICHAEL+5MITH BYRON MAYER BRIAN T
15005 18TH 5T #E-102 15005 18TH 5T #M202 15005 18TH 5T UNIT N-102
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7988500000 7988500000
MCGUANE MICHAEL H MCMAHILL NANCY C MCWILLlAM5JEANNIE L
107 MAIN AVE N 15005 18TH ST #N201 15005 18TH 5T D102
RENTON, WA 98057 RENTON, WA 98055 RENTON, WA 98055
3260600000 7988500000 7988500000
MELING LOLA M MILLER JOANNE M MUCHAI SALLY N
1626 GRANT AVE S #A201 1500 5 18TH 5T #F202 1500 5 18TH 5T J 102
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 2023059114 7988500000
MUNCYLAREY N/A WA-WOODCLIFFE NGUYEN KIM LIEN T
1500 S 18TH ST #J101 2235 FARADAY AVE SUITE 0 8151161ST AVE NE
RENTON, WA 98055 CARLSBAD, CA 92008 REDMOND, WA 98052
7988500000 7988500000 3260600000
NGUYEN PHUONG+PHUOC NGUYEN VANNTHOL OLDS DAWN R
1500 S 108TH ST UNIT P101 1500 S 18TH ST #E202 1626 GRANT AV S #E-201
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7988500000 7988500000
OLSON DARRYL J PEABODY MARK A+KRISTIN RAFF PHILLIPS ALEXIS S
15005 18TH #N202 9727 216TH AVE NE 1500 5 18TH 5T #J202
RENTON, WA 98055 REDMOND, WA 98053 RENTON, WA 98055
3260600000 2023059064 7399000020
PORTER FAYE E PUGET SOUND ENERGY/ELEC QUARNSTROM TAMARA
1626 G RANT AVE S #B 202 PO BOX 97034 1741 JONES DR SE
RENTON, WA 98055 BELLEVUE,WA 98009 RENTON, WA 98055
7988500000 7988500000 7988500000
RADER GARTH E RICHARDS AIDA GABRIELA RICHARDS CARLY S+BROWN BRYC
1500 S 18TH ST #A202 1500 S 18TH ST #T-101 1500 S 18TH ST #P102
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 3260600000 3260600000
ROBINSON BRICE A ROBINSON EITA G ROWE LINDA E
15005 18TH ST #J201 1626 GRANT AV 5 #E203 1626 GRANT AVE 5 #D101
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3260600000 7399000290 7988500000
RUTH EDWARD K+SUN-MI Y SCHROEDER ROBERT D JR+JUDY SILVA LOUISE DANAE+SOSA URI
2719 SE 4TH ST 1633 KENNEWICK COURT SE 1500 S 18TH ST #S202
RENTON, WA 98056 RENTON, WA 98055 RENTON, WA 98055
7988500000 7399000090 3260600000
SMITH DEBORAH ANN SNIDER FRANK J SODERQUIST GILBERT+JOAN
1500 S 18TH ST #HI01 1724 SE 16TH PL 3002 BARKLEY GROVE LP
RENTON, WA 98055 RENTON, WA 98055 BELLINGHAM, WA 98226
3260600000 7399000070 7988500000
SOLOMON SHANNON R+HEATHER L SOMMER JOHN T+RHONDA M SPIDELL JEAN ADAIR
1626 GRANT AVE S #EI02 1708 SE 16TH PL 1500 S 18TH ST #C-201
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7399000280 7988500000
STEEPLE CHASE HILL HOMEOWNE SUZUKI RICARDO+LORY TAKEUCHI MARC T
11211 SLATER AVE NE 150 1733 SE 16TH PL 1500 S 18TH ST #S201
KIRKLAND, WA 98033 RENTON, WA 98055 RENTON, WA 98055
7399000300 3260600000 3260600000
TINKER DONALD A TORRES GUADALUPE D WAIBEL JUNKO K
1711 KENNEWICK CT SE 1626 GRANT AV 5 #E-103 1626 GRANT AVE 5 #B203
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
2023059052 3260600000 7399000030
WASHINGTON COMMERCIAL INVES WATSON STUART WAITS RYANJ
24419 105TH PL SE 720 OLIVE WY #515 1731 JONES DR SE
KENT, WA 98030 SEAITLE,WA 98101 RENTON, WA 98055
7988500000 8644120000 3260600000
WEBB MARGARET+FRANCIS WEIDNER INVESTMENT SVCS WEST PATRICK G+WEST RODNEY
PO BOX 3011 9757 JUANITA DR NE 1626 GRANT AVE S #A103
RENTON, WA 98056 KIRKLAND, WA 98034 RENTON, WA 98055
3260600000 7988500000 7988500000
WHITE VICTORIA Y WILLIAMS RALPH ALVA WORTHINGTON SHERYL
1626 GRANT AVE 5 #B-101 1500 S 18TH ST #P-202 1500 S 18TH ST #K201
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7988500000 7988500000
WRIGHT DENISE YOUNG KWAI S+NORMA F
1500 S 18TH 5T #R 101 98 -638 KUNI ST
RENTON, WA 98055 AIEA, HI 96701
Apex Enterprises
5218 76th Ave W
University Place. WA 98467
David Vincent
Milbrandt Architects
25 Central Way
Kirkland. WA 98033
Satwant Singh
24419 10Sth PI SE
Kent. WA 99030
Denis Law C' • f ~-[). ~ ltyO _':Mayor ___ """""'''J _~®I~v (It®JJD.
February 5, 2016
David Vincent
Milbrandt Architects
25 Central Way
Kirkland, WA .98467
Community & Economic Development Department
C.E. "Chip"Vincent, Ad mi n istrator
Subject: Notice of Complete Application
Grant Place Townhomes, LUA1S-00088S, PP, PPUD
Dear Mr. Vincent:
The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
In addition, this matter is tentatively scheduled for a Public Hearing on March 15, 2016
at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way,
Renton. The applicant or representative(s) ofthe applicant are required to be present at
the public hearing. A copy ofthe staff report will be mailed to you prior to the scheduled
hearing.
Please contact me at (425) 430-7219 if you have any questions.
Sincerely,
Rocale Timmons
Senior Planner
cc: Apex Enterprises GroUPI llC / Owner(s)
Satwant Singh I Applicant
Renton City Hall. lOSS South Grady Way • Renton,Washington 98057 • rentonwa.gov
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 following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPUCATlON: February S, 2016
PROJECT NAME/NUMBER: Grant Place Townhomes / LUA15·000885, PP, PPUD
PROJECT DESCRIPTION: The applicant is requesting a Preliminary Planned Urban Development and a
Preliminary Plat for the construction of a multi-family development containing 36 zero lot line townhomes. The vacant
2.12 acre site is located within the Residential Multi-Family (RMF) zoning classification and the Residential High Density
(RHDlland use designation. Environmental 'SEPA' Review was completed on a 36 townhome proposal, in 2007 (lUA07·
018). Therefore, additional Environmental 'SEPA' Review is not required. The development would be comprised of 8
separate multi·family residential structures resulting in a density of 22.98 dulac. The subject site is located on the east
side of Grant Ave S just north of S 18th St at 1600 Grant Ave S. Access to the site is proposed via new loop road
extended from Grant Ave S. There are no critical areas located on site. The PPUO would be used to vary street,
setback, impervious surface, building coverage, and lot standards. The applicant has proposed enhanced open space,
pedestrian and vehicular circulation, pedestrian amenities, and landscaping as a public benefit. Studies include a
stormwater report, arborist traffic study, and a geotechnical report.
PROJECT LOCATION: 1600 Grant Ave S
PERMITS/REVIEW REQUESTED: Preliminary Plat,
APPUCANT/PROJECT CONTACT PERSON: David Vincent, Milbrandt Architects/ 25 Central Way/ Kirkland, WA 98033/
425-454·7130/ djv@milbrandtarch.cgm
PUBUC HEARING: Public hearing is tentatively scheduled for March 15. 2016 before the
Renton Hearing Examiner at 11:00 am. in Renton Council Chambers on the
7th fioor of Renton City Hall.
Comments on the above application must be submitted in writing to Rocale Timmons, Senior Planner, Department of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on February 19, 2016.
This matter is also tentatively scheduled for a public hearing on March IS, 2016, at Error! Reference source not found.,
Council Chambers, Seventh Floor, Renton City Hall, lOSS South Grady Way, Renton. If you are interested in attending
the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430·
6578. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and
present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or
wish to be made a party of record and receive additional information by mail, please contact the Project Manager.
Anyone who submits written comments will automatically become a party of record and will be notified of any decision
on this project.
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 I No.: Grant Place Townhomes/lUA15-00088S, PP, PPUD
NAME: ______________________________________________________________ ___
MAILING ADDRESS: _______________________________ City/State/Zip: ____________________ _
TELEPHONE NO.: __________________________ _
•
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: DECEMBER 28, 2015
NOTICE OF COMPLETE APPLICATION: FEBRUARY 5, 2016
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.: Grant Place Townhomes/ LUA1S'()0088S, PP. PPUD
NAME: ________________________________________________________________ _
MAIlINr, AnnRF 1:;' • , p
1-v1 A 15/ Ooo8n'-;
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
NAME: Apex Enterprises Group LLC Grant Place Townhomes
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
ADDRESS: 5218 76th Ave Ct W 1600 Grant Avenue South
Renton, WA 98055
CITY: University Place ZIP: 98467
KING COUNTY ASSESSOR'S ACCOUNT NUM8ER(S):
TELEPHONE NUMBER: 202305-9052
APPLICANT (if other than owner)
EXISTING LAND USE(S):
NAME: Satwant Singh Single Family Residential
PROPOSED LAND USE(S):
COMPANY (if applicable): Multi Family Residential
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
ADDRESS: 24419 105th PI SE RM-F
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY: Kent ZIP: 98030 (if applicable)
EXISTING ZONING:
TELEPHONE NUMBER: 206·391·3311 RM-F
CONTACT PERSON PROPOSED ZONING (if applicable):
Same
NAME: David Vincent
SITE AREA (in square feet):
92,721 sf
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable): Milbrandt Architects DEDICATED:
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS: 25 Central Way 24,480
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: Kirkland ZIP: 98033 ACRE (if applicable)
22.9797335919 units per acre.
TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable)
425-454-7130 ext 201 36
djv@milbrandtarch.co NUMBER OF NEW DWELLING UNITS (if applicable):
m 36
H:\CED\Data\Fonns-Templates\Self-Help Handouts\Planning\mastenlpp.doc -I -03/11
PROJECTINFORMATrIO~N~~(lc~o~n~ti~nu~e~d~) ____________ ~
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
1
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable):
25,640
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): o AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFIER PROTECTION AREA TWO
BUILDINGS (if applicable):
0 FLOOD HAZARD AREA sq. ft.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 0 GEOLOGIC HAZARD sq. ft.
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if 0 HABITAT CONSERVATION sq. ft.
applicable):
0 SHORELINE STREAMS & LAKES sq. ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): 0 WETLANDS sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE iN THE SW QUARTER OF SECTION ~, TOWNSHIP ~, RANGE _5 _, IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) AN D Y C. HAN G ,declare under penalty of pe~ury under the laws of the State of
Washington that I am (please check one)_ the current owner of the property involved in this application or ~ the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
contained and the Information herewith are in aU respects true and correct to the best of my knowledge and belief.
d-*r
Signature Owner/Represen 'e ' Date Signature of OWner/Representative Date
STATE OF WASHINGTON)
) S5
COUNTY OF KING )
I certify that I know or have satisfactory evidence that -':::'-'-:'-~-"""-7':::':"">Y~---07-
signed this Instrument and acknowledge It to be hlsiherltheir fr e and volunta
uses and purpose mentioned in the instrument.
D I';';"
Notary (Print): ~Q)& ~. ~-:n (. ~ lC:?C,( ~PuDlic
..... of Millington
JASOfif W HITCHCOCK
My ~ Exptrn Aug 15, 2019 My appointment expires: _<tlLl)~~S::.\.!!Oib~LJ\c:qJ-________ __
H:\CED\Data\Forms-Templates\sclr-Hclp Handouts\Planning\masterapp.doc -2-03111
OPERATING AGREEMENT
APEX ENTERPRISES GROUP, LLC
LIMITED LIABILITY COMPANY
This organization and operation Agreement (the "Agreement") is made and entered into
effective as of the date of filing of the Certificate of Formation March 23, 2015 by and
among the parties whose signature appear on the signature page here.
1. Formation of Company: The parties who are parties to this agreement hereby
agree to form a limited liability company pursuant to the law of the State of
Washington. The limited liability company shall be formed under the provision of
the Washington Limited Liability Company Act(the "Act") by filing of a
Certificate of Formation. The certificate of Formation shall contain those
provisions required by the Washington Secretary of state and the Act, and shall be
consistent in all respects with the terms of this Agreement. The name of the
company shall be APEX ENTERPRISES GROUP LLC and be referred as the
"Company".
2. Registered OfficelRegistered Agent and Place of Business.
2.1 Registered Office and Registered Agent. The Company's initial
registered agent and the address of its initial office in the State of
Washington are as follows:
Name Address
Siki Ka-Ling Leung-Chang 5218 76th Ave Ct W
University Place, W A 98467
The registered office and registered agent may be changed by the
Company from time to time by filing an amendment to the Certificate of
Formation or filing such forms as required by the Washington Secretary of
State.
2.2 Place of Business. The principal place of business of the Company
shall be at Kent, Washington. The Company may locate its place of
business at any other place(s) as the Company may from time to time
deem advisable.
3. Term: The term of existence of the Company shall be indefinite or as long as
allowed by the laws of the State of Washington, effective from the date of filing
of the Certificate of Formation, unless the company is earlier dissolved in
accordance with the provisions of the Agreement, or unless continuation of the
1
Company is prior to the expiration of any term by the affIrmative vote of the
holders of a majority of the Percentage Interest (as defmed below) in the
Company.
4. Specific Purpose: The specific purpose of the Company shall be to operate a
real estate holding company and to conduct all other business activities incidental
therto. The Company shall have no other purpose without the affirmative vote of
the holders of a majority of the Percentage interests in the Company.
5. Percentage Interest, Capital Contributions, Profits and Losses and Cash
distributions.
5.1 Percentage Interests. The parties of this Agreement (the "Members")
shall have initial percentage interest (the "percentage interests") in the
Company as set forth opposite each Member's name listed below.
Subsequent changes in the Members' Percentage Interests shall be
reflected in the Company's books and records and in an amendment to this
Agreement.
Name
Andy Chang
Percentage Int.
30%
Siki Ka-Ling Leung-Chang 30%
Alvin Chang 30%
Thomas Chang 10%
Contributions
start up capital/real estate
start up capital/real estate
start up capitallreal estate
start up capital/real estate
5.2 Initial Capital Contributions. Upon execution of this Agreement, each
member shall contribute the property or other valuable consideration as set
forth next to the Members' Percentage Interest listed above.
5.3 Capital Accounts. Each member shall have a capital account on the
books of the Company ("Capital Account"). A Member's Capital Account
shall be increased by the Member's capital contributions to the Company
and the Member's share of net income of the Company and cash
distributions. Such capital accounts shall at all times be maintained in
compliance with the provisions.
5.4 Capital Contributions After Initial Capital Contributions. No
additional capital contributions shall be required of the Members without
the unanimous consent of the members.
5.5 Allocation of Profits and Losses. Profits, losses and credits of the
2
;" ,
'-'-
Company resulting from operations shall be allocated among the Members
in proportion to the Member's Percentage Interests.
5.6 Cash Distributions from Operations. Cash flow of the Company in
any period shall consist of the total cash receipts of the Company less all
cash disbursements and less reserve reasonably required for Company
business. Cash flow of the company resulting from operations shall be
distributed periodically among the members in accordance with their
Percentage Interests.
5.7 Interest of Capital Contributions. No interest shall be paid on any
capital contributions or capital accounts of the Members.
6. Management, Indemnification and Accounting Maners.
6.1 Management by Members. The Members hereby appoint ANDY
CHANG as Managing Member, who shall have sole managerial
authority over the affairs of the Company. Said authority shall include but
not be limited to conveyance of real or personal property owned by the
Company, management of Company accounts, and representation of the
Company with regard to property development.
6.2 Limitation on Liability. The Members shall not be liable, responsible
or accountable in damage or otherwise to the Company or the other
Members for any acts of omission by any Member performed in good faith
and in a manner reasonably believed by the Member to be within the scope
of the Member's authority and in the best interest of the Company,
provided that such act of omission did not constitute fraud, misconduct,
bad faith or gross negligence. Members shall be fully protected in relying
in good faith upon the records required to be maintained under this
agreement and upon such information, opinions, reports or statements by
any of its other Members, or agents, or by any other person, as to matters
the Member reasonably believes are within such other person's
professional or expert competence and who has been selected with
reasonable care by or on behalf of the Company, including information,
liabilities, profits or losses of the Company or any other facts pertinent to
the existence and amount of assets from which distributions to Members
might properly be paid.
6.3 Indemnification. The Company shall indemnify and hold harmless any
Member against any liability, loss, damage, cost of expenses incurred by
the Member on behalf of the Company or in furtherance of the Company's
3
I
"
years.
interest without relieving any Member of liability for fraud misconduct,
bad faith or gross negligence. However, no Member shall have any
personal liability for the satisfaction of any required indemnification of the
other Members.
Any indemnification required to be made by the Company shall be made
promptly following the fixing of the liability, loss, damage, costs or
expense incurred or suffered by a final judgment of any court, settlement,
agreement or otherwise. In addition, the Company may advance funds to a
Member claiming indemnification under this section for legal expenses
and other costs incurred as a result of a legal action brought against the
Member if (i) the legal action relates to the performance of duties or
services by the Members on behalf of the Company, (ii) the legal action is
initiated by a party other than a Member, and (iii) the member undertakes
to repay the advanced funds to the Company if it is determined that the
Member is not entitled indemnification pursuant to the terms of this
Agreement.
6.4 Loans to Company. Nothing in this agreement shall prevent any
Member from making secured or unsecured loans to the company.
6.5 Accounting Period. The Company's accounting period shall be the
calendar year.
6.6. Records Audits and Reports. The Company shall maintain records
and accounts of all operation and expenditures of the Company. At a
minimum the Company shall keep at its principal place of business the
following records:
(a) A list setting forth the full name and last known mailing address of
each current and past member.
(b) A copy of Certificate of Formations and all amendments thereto;
(c) Copies of this Agreement and all amendments hereto;
(d) Copies of the Company's federal, state and local tax returns and
reports, if any, for three most recent years.
(e) Minutes of every meeting of the Members and any written consents
obtained from Members for actions taken by Members without a meeting;
and
(f) Copies of the Company's financial statements for the three most recent
7. Transfers.
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7.1 Transfer Prohibited. Without the prior affirmative vote of the holders
of a majority of the Percentage Interests in the Company other than a
proposed transfer, no Member may directly or indirectly sell, transfer,
assign, pledge or otherwise encumber, voluntarily or involuntarily, all or
any part of the Member's interest in the Company. A transfer in violation
of this section shall be void and no force or effect.
7.2 Right of First Refusal. No member shall dispose of any portion of the
Member's interest in the Company to a third party without fIrst making a
written offer to sell that same interest to the other Members. The written
off shall be made to the other Members not less than thirty (30) days prior
to any proposed disposition of such interest and shall state the price and
terms of the proposed sale, and the name and address of both the offeror
and offeree. The written offer shall give the remaining members as option
in accordance with the provisions of the following sections of this
Agreement.
7.3 Primary Option to Purchase. Within twenty (20) days of the receipt of
the written offer of the last remaining Members to receive such notice,
such remaining Member may exercise an option to purchase, on the same
terms and conditions as the proposed sale, that proportion of the
Percentage Interest proposed to be disposed of which equals the proportion
of the percentage interest owned by each such remaining Member at the
time of the Member's receipt of the written offer bears to the total
Percentage Interest then owned by all of the remaining Members. Notice
of acceptance of the offer and of exercise of the primary option shall be
given in person or mailed to the address of the selling Member prior to
midnight of the twentieth (20th) day.
7.4 Non-exercise of Options. If the remaining Members do not purchase
all of the Percentage Interest offered in the written offer within the
required time, then the selling Member may sell all of the Percentage
Interest offered (but not a lesser amount) to the third party specifIed in the
written offer, but not for a price less than or terms different from those
made in the written offer to the remaining Members provided the
affirmative vote of a majority of the Percentage Interests has been obtained
as required by Section 7.1 above. Any Percentage Interest not sold by the
selling Member to the third party specifIed within sixty (60) days after
making the written offer to the remaining Members shall again become
subject to the restrictions of this agreement as though it had never been
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offered.
7.S Transfer Member. Any individual or entity that is the penniued
recipient of a transfer described in this Section above shall, as a condition
to completion of the transfer agree to be bound by the terms and conditions
of the Agreement.
8. Rights and Obligations of Member.
8.1 General Limitations of Liability. Each Member's personal liability
shaIl be strictly limited as set forth in this Agreement and the Act.
8.2 Liability Limited for Company Obligations. Except as otherwise
required by law, Members shall not be personally liable for any debts,
obligations, judgments or liabilities of the Company beyond their
respective capital contribution.
8.3 Inspection Records. Upon reasonable request, each Member shall
have the right to inspect and copy at such Members' expense during
ordinary business hours, the records required to be maintained by the
Company pursuant to this Agreement or Act.
8.4. Meeting of Members.
8.4.1 Annual Meetings. The company may, but is not obliged to hold an
annual meeting of the Members at such time as shall be detennined by the
Members, for the purpose of the transaction of such business as may come
before the meeting.
8.4.2 Special Meetings. Special meeting of the Members, for any purpose
or purposes, may be called by the Manager or by Members holding at least
ten percent (10%) of the Percentage Interests.
8.4.3 Place of Meeting. The Members may designate any place either
within or outside the State of Washington, as the place of meeting for any
meeting of the Members. If no designation is made, or if a special meeting
is called, the place of meeting shall be the principal office of the Company.
8.4.4 Notice of Meetings. Written notice state the place, day and hour of
the meeting and in the case of special meeting, the purpose or purposes for
which the meeting is called shall be delivered not less than five(S) or more
than twenty(20) days before the date of the meeting, either personally or by
email, by or at the direction of the Members calling the meeting, to each
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Member entitled to vote at such meeting.
8.4.5 Record Date. For the purpose of determining Members entitled to
notice of or to vote at any meeting of Members or any adjournment
thereof, or Members entitled to receive payment of any distribution, the
date on which notice of the meeting is mailed or the date on which the
resolution declaring such distribution is adopted, as the case may be, shall
be the record date for such determination of Members. When a
determination of Members entitled to vote at any meeting of Members has
been made as provided in this Section, such determination shall apply to
any adjournment thereof.
8.4.6 Quorum. A majority of the Percentage Interests represented in
person or by proxy shall constitute a quorum at any meeting of Members.
In the absence of a quorum at any such meeting, a majority of the
Percentage Interests held by members so represented may adjourn the
meeting from time to time for a period not to exceed sixty (60) days
without further notice. However, if the adjournment is for more than sixty
(60) days, or if after the adjournment a new record date is fixed for the
adjourned meeting, a notice of the adjourned meeting shall be given to
each Member of record entitled to vote at the meeting. At such adjourned
meeting at which a quorum shall be present or represented, any business
may be transacted which might have been transacted at the meeting as
originally noticed. The Members present at a duly organized meeting may
continue to transact business until adjournment, notwithstanding the
withdrawal during such meeting of the Percentage Interests whose absence
would cause less than a quorum.
8.4.7 Manner of Acting. If a quorum is present, the affIrmative role of
Members holding more than fifty (50%) percent of the Percentage Interests
represented at the meeting in person or by proxy shall be the act of the
Members, unless the vote of a greater or lesser percentage is required by
this Agreement or by law.
8.4.8 Action by Members without a Meeting. Action required or permitted
to be taken at a meeting of Members may be taken without a meeting if the
action is evidenced by one or more written consent consents describing
the action take, executed by the Members entitled to vote thereon and
delivered to the Company for inclusion in the Company's minutes. Such
action shall be deemed passed if it receives the affirmative consent of a
suffIcient amount of the percentage interest necessary to take such action if
7
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a meeting had actually been held. Action taken under this Section is
effective when sufficient Members entitled to vote thereon to pass the
resolution(s) have signed such consent, unless such consent specifies a
different effective date. The record date for determining Members entitled
to take action without a meeting shall be the date the first Member signs
consent.
8.4.9 Waiver of Notice. When any notice is required to be given to a
Member, a waiver thereof in writing signed by the Member entitled to
such notice, whether before, at or after the time stated therein, shall be
equivalent to the giving of such notice.
9. Dissolution and Termination.
9.1 Dissolution. The Company shall be dissolved upon the occurrence of
any of the following events:
(a) Agreement of the Members holding a majority of the Percentage
Interests in the Company;
(b) Sale or disposition of all Company assets;
(c) The death, insanity, bankruptcy, retirement, resignation or expulsion of
any Member, unless the Company is continued by the affirmative vote of
the holders of a majority of the remaining Percentage Interests in the
Company EXCEPT that in the event of the death of any Member, the
surviving Member( s) shall have the option to purchase the deceased
Member( s) Percentage of Interest in the Company at a price to be
determined by a qualified business appraiser jointly selected by the
surviving Member(s) and the deceased Member's heirs or executor; or
(d) The expiration of the term of the Company unless contained as set
forth in Section 3 above.
9.2 Distribution cifCash Upon Termination. Upon the dissolution of the
Company pursuant to Section 9.1, the Company affairs shall be wound up
as, expeditiously possible, the assets sold, and the Company terminated.
However upon a majority vote of the Percentage Interests, some or all of
the Company's assets shall be distributed to the Members pro-rata with the
Member's capital accounts until such accounts are reduced to zero, and
thereafter in accordance with the Member's Percentage Interests.
9.3 Gain or Loss. Any gain or loss on the disposition of Company
8
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properties in the process of liquidation shall be credited or charged to the
Members in proportion to their Percentage Interest provided however that
gain or loss with respect to property contributed to the Company by a
Member shall be shared among the Members so as to take account of any
variation between the basis of the property so contributed and its fair
market value at the time of contribution, in accordance with any applicable
United States tax laws and regulations. Any property distributed in kind in
the liquidation shall be valued and treated as though it were sold the cash
proceeds distributed. The difference between the value of property.
9.4 Company Assets Sole Source. The members shall look solely to the
Company's assets for the payment of any debts or liabilities owned by the
Company to the Members and for the return of the capital contributions
and liquidations amounts. If the Company property remaining after the
payment or discharge of all its debts and liabilities to persons other than
Members is insufficient to return to Members capital contributions, they
shall have no recourse therefore against the Company or any other
Members, except to the extent that such other Members have outstanding
debts or obligations owing to the Company.
10. Conflicts of Interests. Each member understands that the other Members may
engage in other business activities which may compete directly or indirectly with
the Company. Each Member hereby consents to such other business activities and
agrees that no Member shall acquire any interest therein by virtue of this
Company.
II. Notices. Any Notices required or permitted under this Agreement shall be
delivered to the most recent address set forth in the books and records of the
Company. Except as otherwise provided herein, any such notice shall be deemed
to be given when personally delivered or, if mailed, three (3) business days after
the date of mailing.
12. Amendments. This Agreement may be amended by a vote of the majority of
percentage Interests, provided that in no event mayan amendment affect
allocation or profits or losses, the distribution of cash flow, the capital account or
right on dissolution of a Member, or materially alter the economic benefits of this
Agreement to a Member, except upon the unanimous written agreement of all the
Members.
13. Waivers. The failure of any party hereto to insist upon strict performance of
any of the covenants and agreements herein contained, or to exercise any option or
9
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right herein conferred, in anyone or more instances shall not be construed to be a
waiver or relinquishment of performance of any covenants or agreement, or of any
such option or right, but the same shall be and remain in full force and effect.
14. Partition. While the Company remains in effect or is continued, each Member
agrees and waives its rights to have any Company property partitioned, or to file a
complaint or to institute any suit, action or proceeding at law or in equity to have
any Company property partitioned, and each Member, on behalf of itself, its
successor and its assigns hereby waives any such right.
15. Rights and Remedies Cumulative. The rights and remedies provided by this
Agreement are cumulative and the use of anyone right or remedy shall not
preclude or waive the right to use any or all other remedies. These rights and
remedies are given, in addition to any other right the parties may have by law,
statute, ordinance or otherwise.
16. Severability. If any provision of this Agreement or the application thereof to
any person or circumstances shall be invalid, illegal or unenforceable to any
extent, the remainder of this Agreement and the application thereof shall not be
affected and shall be enforceable to the fullest extent permitted by law.
17. Heirs, Successors and Assigns. Each of the covenants, terms, provisions and
agreements herein contained shall be binding upon and inure to the benefit of the
parties hereto and to the extent permitted by this Agreement, their respective
heirs, legal representatives, successors and assignees.
18. Creditors None of the provisions of this Agreement shall be deemed or
construed to be for the benefit of or enforceable by any creditors of the Company.
19. Governing Law. This agreement shall be governed by the internal laws of the
State of Washington. Venue for any action thereunder shall be in King County,
Washington.
10
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,
!
IN WITNESS WHEREOF, this Agreement has been signed by the UIldersigned
members effective as of the date the Certificate of Formation is filed with the Se<:retary of
Slate oftbc State ofWII$hington.
•
....
V?Vt
Alvin Chang. Member Thomas Chang
11
----.--._-----,,,,, ... , .....
Secretary of State
I, KIM WYMAN, Secretary of State ofthe State of Washington and custodian of its
seal, hereby issue this
CERTIFICATE OF FORMATION
to
APEX ENTERPRISES GROUP LLC
alan W A Limited Liability Company. Charter documents are effective on the date
indicated below.
Date: 3/23/2015
UBI Number: 603-490-080
Given under my hand and the Seal of the State
';;;:;;:::-S_ C",.,
Kim Wyman, Secretary of State
Date Issued: 3/24/2015
· .
State of Washington
Secretary of State
FiLED
SECRETARY OF STATE
MARCH 23, 2015
STATE OF WASHiNGTON
CORPORA TIONS DIVISION
James M. Dolliver Building
80 I Capitoi Way South
PO Box 40234
Olympia W A 98504-0234
360.725.0377
Initial Report
Application ID 3337692
Associated App ID 3337654
Entity Name APEX ENTERPRISES GROUP LLC
UBI Number ( 603490080 )
Corporation Type LImIted Ctabtllty Company
Tracking ID 2959953
Validation ID 2872599-002
Date Submitted for Filing 3/2312015
Filing Due Date
State of Incorporation W A
Inc.fQual Date 3123/2015
Nature of Business INVESTMENT PROPERTIES
Contact Information
Contact Name SIKI LEUNG CHANG
Contact Address PO BOX 8488
TACOMA
WA
98418
Contact Email lakeside8488@Yahoo.com
Contact Phone 253-861-1109
· ,
Registered Agent Information
Agent is Individual
Agent Name SIKI LEUNG CHANG
Agent Street Address 5218 76TH AVE CT W
UNIVERSITY PLACE
WA
98467
Agent Mailing Address PO BOX 8488
TACOMA
WA
98418
Agent Email Addresslakeside8488@yahoo.com
Place of Business
Place of Business is in US Yes
Street Address 5218 76TH AVE CT W
UNIVERSITY PLACE
WA
98467
~ernber~anager
Member #1 Name SIKI LEUNG CHANG
5218 76TH AVE CT W
UNIVERSITY
PLACE,WA
98467
•• --,
Member #2 Name ANDY CHANG
5218 76TH AVE CT W
UNIVERSITY
PLACE,WA
98467
Member #3 Name ALVIN CHANG
5218 76TH AVE CT W
UNIVERSITY
PLACE,WA
98467
Member #4 Name THOMAS CHANG
521876THAVECTW
UNIVERSITY
PLACE,WA
98467
Execution Infonnation
Executed By sIIa LEUNG-CHANG
.~-.
••• ~ 603490080
State 0 WashinglOfl
]
FILED
SECRETARY OF STATE
MARCH 23, 2015
STATE OF WASHINGTON Secretary of State
CORPORA nONS DIVISION
James M. Dolliver Building
80 I C.~itol Way South
PO Box 40234
Olympia W A 98504-0234
360.725.0377
Limited Liability Company
Office Information
Application ID 3337654
Tracking ID 2959953
Validation ID 2872599-001
Date Submitted for Filing: 3/2312015
Contact Information
Contact Name SIKI LEUNG CHANG
Contact Address PO BOX 8488
TACOMA
WA
98418
Contact Email lakeside8488@yahoo.com
Contact Phone 253-861-1109
Certificate ofFonnation
Preferred Name APEX ENTERPRISES GROUP LLC
Alternate Name 1 !JI,,}'8Pot It 1'i'~t!l'lill~HH LEt
Alternate Name 2 "rfn~1 F~8FEIt1'IE8 !see
Physical Address 5218 76TH AVE CT W
UNIVERSITY PLACE
WA
98467
Purpose Any Lawful Purpose
Duration Perpetual
Formation Date Effective Upon Filing by the Secretary of State
Expiration Date 3/3112016
Limited Liability Company Management Members
Limited Liability Company mailing Adress Reg Agent
Members Signature On File
Registered Agent Information
Agent is Individual
Agent Name SIKI LEUNG CHANG
Agent Street Address 5218 76TH AVE CT W
UNIVERSITY PLACE
WA
98467
Agent Mailing Address PO BOX 8488
TACOMA
WA
98418
Agent Email Addresslakeside8488@yahoo.com
Executors Information
Executor #1
Executor Name SIKI LEUNG CHANG
Executor Title Executor
Executor Address 5218 76TH AVE CT W
UNIVERSITY PLACE
WA
98467
Executor #2
Executor Name ANDY CHANG
Executor Title Executor
-
Executor Address
Executor #3
5218 76TH AVE CT W
UNIVERSITY PLACE
WA
98467
Executor Name THOMAS CHANG
Executor Title Executor
Executor Address 5218 76TH AVE CT W
UNIVERSITY PLACE
WA
98467
Executor #4
Executor Name ALVIN CHANG
Executor Title Executor
Executor Address 5218 76TH AVE CT W
UNIVERSITY PLACE
WA
98467
Submitter Information
Submitted By SIKI LEUNG-CHANG
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: Washington Commercial Investment LLC
PROJECT OR DEVELOPMENT NAME:
Grant Place Townhomes
ADDRESS: 24419 105th PI SE
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
1600 Grant Avenue South
Renton Washington 98055
CITY: Kent, WA ZIP: 98030
TELEPHONE NUMBER:
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
202305-9052
APPLICANT (if other than owner)
EXISTING LAND USE(S):
NAME: Satwant Singh Single Family Residential
PROPOSED LAND USE(S):
COMPANY (if applicable): Multi Family Residential
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
ADDRESS: 24419 105th PI SE RM-F
CITY: Kent ZIP: 98030
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable)
EXISTING ZONING:
TELEPHONE NUMBER: 206-391-3311 RM-F
CONTACT PERSON PROPOSED ZONING (if applicable):
Same
NAME: David Vincent
SITE AREA (in square feet):
92,721 sf.
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable): Milbrandt Architects DEDICATED:
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS: 25 Central Way 24,480
CITY: Kirkland WA ZIP: 98033
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable)
22.9797335919 units per acre.
TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable)
425-454-7130 ext 201 36
djv@milbrandtarch.com NUMBER OF NEW DWELLING UNITS (if applicable):
36
H:\CED\Data\Fonns-Templates\Self-Help Handouts\planning\masterapp.doc - I -03/11
PROJECTINFORMATrIO~N~~(lc~o~n~tin~u=e~d~) ____________ ~
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
1
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable):
25,640
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): C! AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL C! AQUIFIER PROTECTION AREA TWO
BUILDINGS (ff applicable):
C! FLOOD HAZARD AREA sq. ft.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): C! GEOLOGIC HAZARD sq. ft.
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if C! HABITAT CONSERVATION sq. ft.
applicable):
C! SHORELINE STREAMS & LAKES sq. ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (ff applicable): C! WETlANDS sq, ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following infonnation included)
SITUATE IN THE SW QUARTER OF SECTION~, TOWNSHIP ~, RANGE ~ IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) So, \ {VI KIA N --r \ 1 S,\NUt l+ , declare under penalty of pe~ury under the laws of the State of
Washington that I am (please check one)_ the current owner of the property involved in this application or.x.. the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
contained and the in~rmation herewith are in all respects true and correct to the best of my knowledge and belief.
~ \2.( ?:2.{ \5
Signature of Owner/Representative Date Signature of Owner/Representative Date
COUNTY OF KING
H:\CED\Data\Forms·Templates\sdf·Help Handouts\PIanning\masterapp.doc -2 -OJIII
OPERATING AGREEMENT
WASHINGTON COMMERCIAL INVESTMENT, LLC
LIMITED LIABILITY COMPANY
This organizationwwwwadsssz and operation Agreement (the "Agreement") is made and entered
into effective as of the date of filing of the Certificate of Fonnation January 9th
, 2014 by and
among the parties whose signature appear on the signature page here.
1. Formation of Company: The parties who are parties to this agreement hereby agree to
fonn a limited liability company pursuant to the law of the State of Washington. The
limited liability company shall be fonned under the provision of the Washington Limited
Liability Company Act(the "Act") by filing ofa Certificate ofFonnation. The certificate
of Fonnation shall contain those provisions required by the Washington Secretary of state
and the Act, and shall be consistent in all respects with the tenns of this Agreement. The
name of the company shall be WASHINGTON COMMERCIAL INVESTMENT,
LLC and be referred as the "Company".
2. Registered Office/Registered Agent and Place of Business.
2.1 Registered Office and Registered Agent. The Company's initial registered
agent and the address of its initial office in the State of Washington are as
follows:
Name Address
Sophon Chheng 24419 lOS'h PL SE
Kent, WA 98030
The registered office and registered agent may be changed by the Company from
time to time by filing an amendment to the Certificate of F onnation or filing such
forms as required by the Washington Secretary of State.
2.2 Place of Business. The principle place of business of the Company shall be at
Puyallup, Washington. The Company may locate its place of business at any other
place(s) as the Company may from time to time deem advisable.
3. Term: The term of existence of the Company shall be indefinite or as long as allowed
by the laws of the State of Washington, effective from the date of filing of the Certificate
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
1
of Formation, unless the company is earlier dissolved in accordance with the provisions
of the Agreement, or unless continuation of the Company is prior to the expiration of any
term by the affirmative vote of the holders of a majority of the Percentage Interest (as
defined below) in the Company.
4. Specific Purpose: The specific purpose of the Company shall be to operate a real
estate holding company and to conduct all other business activities incidental therto. The
Company shall have no other purpose without the affirmative vote of the holders of a
majority of the Percentage interests in the Company.
5. Percentage Interest. Capital Contributions. Profits and Losses and Cash distributions.
5.1 Percentage Interests. The parties of this Agreement (the "Members") shall
have initial percentage interest (the "percentage interests") in the Company as set
forth opposite each Member's name listed below. Subsequent changes in the
Members' Percentage Interests shall be reflected in the Company's books and
records and in an amendment to this Agreement.
Name
Simranj it Singh
Monte Badziong
Percentage Int.
50%
50%
Contributions
start up capital/real estate
start up capital/real estate
5.2 Initial Capital Contributions. Upon execution of this Agreement, each
member shall contribute the property or other valuable consideration as set forth
next to the Members' Percentage Interest listed above.
5.3 Capital Accounts. Each member shall have a capital account on the books of
the Company ("Capital Account"). A Member's Capital Account shall be
increased by the Member's capital contributions to the Company and the
Member's share ofne! income of the Company and cash distributions. Such
capital accounts shall at all times be maintained in compliance with the
prOVISIOns.
5.4 Capital Contributions After Initial Capital Contributions. No addition capital
contributions shall be required of the Members without the unanimous consent of
the members.
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
5.5 Allocation of Profits and Losses. Profits, losses and credits of the Company
2
resulting from operations shall be allocated among the Members in proportion to
the Member's Percentage Interests.
5.6 Cash Distributions trom Operations. Cash flow of the Company in any
period shall consist of the total cash receipts of the Company less all cash
disbursements and less reserve reasonably required for Company business. Cash
flow of the company resulting
from operations shall be distributed periodically among the members in accordance with
their Percentage Interests.
5.7 Interest ofCapitai Contributions. No interest shall be paid on any capital
contributions or capital accounts of the Members.
6. Management, Indemnification and Accounting Matters.
6.1 Management by Members. The Members hereby appoint Simranjit Singh as
Managing Member, who shall have sole managerial authority over the affairs of
the Company. Said authority shall include but not be limited to conveyance of real
or personal property owned by the Company, management of Company accounts,
and representation of the Company with regard to property development.
6.2 Limitation on Liability. The Members shall not be liable, responsible or
accountable in damage or otherwise to the Company or the other Members for
any acts of omission by any Member performed in good faith and in a manner
reasonably believed by the Member to be within the scope of the Member's
authority and in the best interest of the Company, provided that such act of
omission did not constitute fraud, misconduct, bad faith or gross negligence.
Members shall be fully protected in relying in good faith upon the records
required to be maintained under this agreement and upon such information,
opinions, reports or statements by any of its other Members, or agents, or by any
other person, as to matters the Member reasonably believes are within such other
person's professional or expert competence and who has been selected with
reasonable care by or on behalf of the Company, including information, liabilities,
profits or losses of the Company or any other facts pertinent to the existence and
amount of assets from which distributions to Members might properly be paid.
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
3
6.3 Indemnification. The Company shall indemnify and hold harmless any
Member against any liability, loss, damage, cost of expenses incurred by the
Member on behalf ofthe Company or in furtherance of the Company's interest
without relieving any Member ofliability for fraud misconduct, bad faith or gross
negligence. However, no Member shall have any personal liability for the
satisfaction of any required indemnification of the other Members.
Any indemnification required to be made by the Company shall be made
promptly following the fixing of the liability, loss, damage, costs or expense
incurred or suffered by a final judgment of any court, settlement, agreement or
otherwise. In addition, the Company may advance funds to a Member claiming
indemnification under this section for legal expenses and other costs incurred as a
result of a legal action brought against the Member if (i) the legal action relates to
the performance of duties or services by the Members on behalf of the Company,
(ii) the legal action is initiated by a party other than a Member, and (iii) the
member undertakes to repay the advanced funds to the Company if it is
detennined that the Member is not entitled indemnification pursuant to the terms
of this Agreement.
6.4 Loans to Company. Nothing in this agreement shall prevent any Member
from making secured or unsecured loans to the company.
6.5 Accounting Period. The Company's accounting period shall be the calendar
year.
6.6. Records Audits and Reports. The Company shall maintain records and
accounts of all operation and expenditures of the Company. At a minimum the
Company shall keep at its principle place of business the following records:
(a) A list setting forth the full name and last known mailing address of each
current and past member.
(b) A copy of Certificate of Fonnations and all amendments thereto;
( c) Copies of this Agreement and all amendments hereto;
(d) Copies of the Company's federal, state and local tax returns and reports, if
any, for three most recent years.
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
4
(e) Minutes of every meeting of the Members and any written consents obtained
from Members for actions taken by Members without a meeting; and
(f) Copies of the Company's financial statements for the three most recent years.
7. Transfers.
7.1 Transfer Prohibited. Without the prior affirmative vote of the holders of a
majority of the Percentage Interests in the Company other than a proposed
transfer, no Member may directly or indirectly sell, transfer, assign, pledge or
otherwise encumber, voluntarily or involuntarily, all or any part of the Member's
interest in the Company. A transfer in violation of this section shall be void and
no force or effect.
7.2 Right of First RefUsal. No member shall dispose of any portion of the
Member's interest in the Company to a third party without first making a written
offer to sell that same interest to the other Members. The written off shall be
made to the other Members not less than tltirty (30) days prior to any proposed
disposition of such interest and shall state the price and terms of the proposed
sale, and the name and address of both the offeror and offeree. The written offer
shall give the remaining members as option in accordance with the provisions of
the following sections of this Agreement.
7.3 Primary Option to Purchase. Within twenty (20) days of the receipt of the
written offer of the last remaining Members to receive such notice, such
remaining Member may exercise an option to purchase, on the same terms and
conditions as the proposed sale, that proportion of the Percentage Interest
proposed to be disposed of which equals the proportion of the percentage interest
owned by each such remaining Member at the time of the Member's receipt ofthe
written offer bears to the total Percentage Interest then owned by all of the
remaining Members. Notice of acceptance of the offer and of exercise of the
primary option shall be given in person or mailed to the address of the selling
Member prior to midnight of the twentieth (20th ) day.
7.4 Non-exerciser of Options. If the remaining Members do not purchase all of
the Percentage Interest offered in the written offer within the required time, then
the selling Member may sell all of the Percentage Interest offered (but not a lesser
amount) to the tltird party specified in the written offer, but not for a price less
than or terms different from those made in the written offer to the remaining
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
5
Members provided the affirmative vote of a majority of the Percentage Interests
has been obtained as required by Section 7.1 above. Any Percentage Interest not
sold by the selling Member to the third party specified within sixty (60) days after
making the written offer to the remaining Members shall again become subject to
the restrictions of this agreement as though it had never been offered.
7.6 Transfer Member. Any individual or entity that is the permitted recipient of a
transfer described in this Section above shall, as a condition to completion of the
transfer agree to be bound by the terms and conditions of the Agreement.
8. Rights and Obligations of Member.
8.1 General Limitations ofLiabilitv. Each Member's personal liability shall be
strictly limited as set forth in this Agreement and the Act.
8.2 Liabilitv Limited fOr Company Obligations. Except as otherwise required by
law, Members shall not be personally liable for any debts, obligations, judgments
or liabilities of the Company beyond their respective capital contribution.
8.3 Inspection Records. Upon reasonable request, each Member shall have the
right to inspect and copy at such Members' expense during ordinary business
hours, the records required to be maintained by the Company pursuant to this
Agreement or Act.
8.4. Meeting of Members.
8.4.1 Annual Meetings. The company may, but is not obliged to hold an annual
meeting of the Members at such time as shall be determined by the Members, for
the purpose of the transaction of such business as may come before the meeting.
8.4.2 Special Meetings. Special meeting of the Members, for any purpose or
purposes, may be called by the Manager or by Members holding at least ten
percent (10%) of the Percentage Interests.
8.4.3 Place of Meeting. The Members may designate any place either within or
outside the State of Washington, as the place of meeting for any meeting of the
Members. If no designation is made, or if a special meeting is called, the place of
meeting shall be the principle office of the Company.
8.4.4 Notice of Meetings. Written notice state the place, day and hour of the
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
6
meeting and in the case of special meeting, the purpose or purposes for which the
meeting is called shall be delivered not less than five(5) or more than twenty(20)
days before the date of the meeting, either personally or by email, by or at the
direction of the Members calling the meeting, to each Member entitled to vote at
such meeting.
8.4.5 Record Date. For the purpose of determining Members entitled to notice of
or to vote at any meeting of Members or any adjournment thereof, or Members
entitled to receive payment of any distribution, the date on which notice of the
meeting is mailed or the date on which the resolution declaring such distribution
is adopted, as the case may be, shall be the record date for such determination of
Members. When a determination of Members entitled to vote at any meeting of
Members has been made as provided in this Section, such determination shall
apply to any adjournment thereof.
8.4.6 Quorum. A majority of the Percentage Interests represented in person or by
proxy shall constitute a quorum at any meeting of Members. In the absence of a
quorum at any such meeting, a majority of the Percentage Interests held by
members so represented may adjourn the meeting from time to time for a period
not to exceed sixty (60) days without further notice. However, if the adjournment
is for more than sixty (60) days, or if after the adjournment a new record date is
fixed for the adjourned meeting, a notice of the adjourned meeting shall be given
to each Member of record entitled to vote at the meeting. At such adjourned
meeting at which a quorum shall be present or represented, any business may be
transacted which might have been transacted at the meeting as originally noticed.
The Members present at a duly organized meeting may continue to transact
business until adjournment, notwithstanding the withdrawal during such meeting
of the Percentage Interests whose absence would cause less than a quorum.
8.4.7 Manner o(Acting. If a quorum is present, the affirmative role of Members
holding more than fifty (50%) percent of the Percentage Interests represented at
the meeting in person or by proxy shall be the act of the Members, unless the vote
of a greater or lesser percentage is required by this Agreement or by law.
8.4.8 Action by Members without a Meeting. Action required or permitted to be
taken at a meeting of Members may be taken without a meeting if the action is
evidenced by one or more written consent consents describing the action take,
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
7
executed by the Members entitled to vote thereon and delivered to the Company
for inclusion in the Company's minutes. Such action shall be deemed passed if it
receives the affirmative consent of a sufficient amount of the percentage interest
necessary to take such action if a meeting had actually been held. Action taken
under this Section is effective when sufficient Members entitled to vote thereon to
pass the resolution(s) have signed such consent, unless such consent specifies a
different effective date. The record date for determining Members entitled to take
action without a meeting shall be the date the first Member signs consent.
8.4.9 Waiver of Notice. When any notice is required to be given to a Member, a
waiver thereof in writing signed by the Member entitled to such notice, whether
before, at or after the time stated therein, shall be equivalent to the giving of such
notice.
9. Dissolution and Termination.
9.1 Dissolution. The Company shall be dissolved upon the occurrence ofany of
the following events:
(a) Agreement of the Members holding a majority of the Percentage Interests in
the Company;
(b) Sale or disposition of all Company assets;
(c) The death, insanity, bankruptcy, retirement, resignation or expulsion of any
Member, unless the Company is continued by the affirmative vote of the holders
of a majority of the remaining Percentage Interests in the Company EXCEPT that
in the event of the death of any Member, the surviving Member(s) shall have the
option to purchase the deceased Member(s) Percentage of Interest in the
Company at a price to be determined by a qualified business appraiser jointly
selected by the surviving Member(s) and the deceased Member's heirs or
executor; or
(d) The expiration of the term of the Company unless contained as set forth in
Section 3 above.
9.2 Distribution of Cash Upon Termination. Upon the dissolution of the
Company pursuant to Section 9.1, the Company affairs shall be wound up as
expeditiously possible, the assets sold, and the Company terminated. However,
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
8
upon a majority vote of the Percentage Interests, some or all of the Company's
assets shall be distributed to the Members pro-rata with the Member's capital
accounts until such accounts are reduced to zero, and thereafter in accordance
with the Member's Percentage Interests.
9.3 Gain or Loss. Any gain or loss on the disposition of Company properties in
the process of liquidation shall be credited or charged to the Members in
proportion to their Percentage Interest provided however that gain or loss with
respect to property contributed to the Company by a Member shall be shared
among the Members so as to take account of any variation between the basis of
the property so contributed and its fair market value at the time of contribution, in
accordance with any applicable United States tax laws and regulations. Any
property distributed in kind in the liquidation shall be valued and treated as
though it were sold the cash proceeds distributed. The difference between the
value of property.
9.4 Company Assets Sole Source. The members shall look solely to the
Company's assets for the payment of any debts or liabilities owned by the
Company to the Members and for the return of the capital contributions and
liquidations amounts. If the Company property remaining after the payment or
discharge of all its debts and liabilities to persons other than Members is
insufficient to return to Members capital contributions, they shall have no
recourse therefore against the Company or any other Members, except to the
extent that such other Members have outstanding debts or obligations owing to
the Company.
10. Conflicts ofInterests. Each member understands that the other Members may engage
in other business activities which may compete directly or indirectly with the Company.
Each Member hereby consents to such other business activities and agrees that no
Member shall acquire any interest therein by virtue of this Company.
II. Notices. Any Notices required or permitted under this Agreement shall be delivered
to the most recent address set forth in the books and records of the Company. Except as
otherwise provided herein, any such notice shall be deemed to be given when personally
delivered or, if mailed, three (3) business days after the date of mailing.
12. Amendments. This Agreement may be amended by a vote of the majority of
Percentage Interests, provided that in no event mayan amendment affect allocation or
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
9
profits or losses, the distribution of cash flow, the capital account or right on dissolution
of a Member, or materially alter the economic benefits ofthis Agreement to a Member,
except upon the unanimous written agreement of all the Members.
13. Waivers. The failure of any party hereto to insist upon strict performance of any of
the covenants and agreements herein contained, or to exercise any option or right herein
conferred, in anyone or more instances shall not be construed to be a waiver or
relinquishment of performance of any covenants or agreement, or of any such option or
right, but the same shall be and remain in full force an defect.
14. Partition. While the Company remains in effect or is continued, each Member agrees
and waives its rights to have any Company property partitioned, or to file a complaint or
to institute any suit, action or proceeding at law or in equity to have any Company
property partitioned, and each Member, on behalf of itself, its successor and its assigns
hereby waives any such right.
15. Rights and Remedies Cumulative. The rights and remedies provided by this
Agreement are cumulative and the use of anyone right or remedy shall not preclude or
waive the right to use any or all other remedies. These rights and remedies are given, in
addition to any other right the parties may have by law, statute, ordinance or otherwise.
16. Severability. If any provision of this Agreement or the application thereof to any
person or circumstances shall be invalid, illegal or unenforceable to any extent, the
remainder of this Agreement and the application thereof shall not be affected and shall be
enforceable to the fullest extent permitted by law.
17. Heirs. Successors and Assigns. Each of the covenants, terms, provisions and
agreements herein contained shall be binding upon and inure to the benefit of the parties
hereto and to the extent permitted by this Agreement, their respective heirs, legal
representatives, successors and assignees.
18. Creditors None of the provisions of this Agreement shall be deemed or construed to
be for the benefit of or enforceable by any creditors of the Company.
19. Governing Law. This agreement shall be governed by the internal laws of the State of
Washington. Venue for any action thereunder shall be in King County, Washington.
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
10
IN WITNESS WHEREOF, this Agreement has been signed by the undersigned members
effective as of the date the Certificate of Formation is filed with the Secretary of State of the
State of Washington.
Simranjit Singh, Member Monte Badziong, Member
OPERATING AGREEMENT FOR
WASHINGTON COMMERCIAL INVESTMENT, LLC
11
ilsns
)ffice of the Secretary of state
.,,--".------_.". --
:orporations & Charities Division
AMENDED REPORT
FEE: $10.00
.ETURN CaMPLF.TED FORM AND PAYMENT TO:
";hecks made payable to ·Secretary of State?
01 Capitol Way South
'0 Box 40234
F\LED
'lympia, WA 98504-0234 JUL 3'\ 1.0'4
of S"Ai~
WA SECRE1AR'/
YPE OR PRINT ALL INFORMATION IN DARK INK
Entity Name: WASHINGTON COMMERCIAL
INVESTMENT. LLC
Unified Business Identifier: 603-365-197
State of Incorporation: WA
Inc./Qual. Date: 119/2014
Current RegIstered Agent/Office Registered Agent/Office Changes (Changes must .. approlied by the Board of~)
New Registered Agent Name
SOPHON CHHENG Consent to 24419105TH PL SE Appointment KENT, WA 98030 Signature of New Registered Agent
Required street
Address
, City State WA Zip Code
Optional Mailing Address
City State WA Zip Code
EPORT SECTION MUST BE FILLED IN COMPLETELY -DO NOT LEAVE SPACES BLANK
rinCiPalPlaceofbusinessinWAdvES .2t1J{(1 /Q5"tf-PI... Sc kENT
D~ ) City) Address
alure of Busines. ({EItL ES-7ItTt: I.fQLl)~
"reign Entities -Principal office address.
Telephone ~ fill -33 II Email _________ _
Address City State Zip Country
Zip
Name I TrtIe Address ) CIty ; State
1?o37
Name Address state Zip
Title Address Slate lip
Address City Sla .. Zip
CORPORATIONS INFORMATION AND ASSISTANCE -3601725-0377
Rev. 01-006 4/14
Lorporattons: KeglstratlOn VetaJl
UBI Number
Category
ActiveIlnaaive
State Of Incorporation
WA FIling Dab!!
Expiration o..te
Inactive Date
Du""'on
RegIstered Agent lnfonnoation
Agent Name
Add ....
City
S ....
ZIP
Special AddI'QSS Information
Ad ......
City
StMe
Zip
Titl. ... me
603365197
lLC
WA
01/0912014
01/3112016
Perpetual
SOPHON CHHENG
24419105TH Pl SE
KENT
WA
9"'30
Member SINGH, SIMRANJIT
Member BADZIONG, MONTE
""d ....
2441g 105'n-l PLSE
KENT. WA 98030
4028 165TH Pl SW
LYNNWOOD, WA 98037
httn://www.~os.wR ... ov/coms/searchcletail.asnx?l1hi=1l0111i.i 1 97
Page I of I
])/1.117.01 'i
Office of the Secretary of State
Washington Commerc¢
COPY REQ FC
Received: $15.00
Cash
Customer Receipt
Received On: 01/28/2015 ,
Transaction Number: 283201Y
Tracking 10: 2922161 /
/
Thank you!
Office of the Secretary of State
Corporations & Charities Division
AMENDED REPORT
FEE: $10.00
RETURN COMPLETED FORM AND PAYMENT TO: Entity Name: WASHINGTON COMMERCIAL
INVESTMENT, LLC (Checks made payable to ·Secretary of State'~
801 Capitol Way South
PO Box 40234
Olympia, WA 98504-0234
f\LEO
JlIl '3'\ 'LU\4 ~SiAiS
'NA SECREiARY 0
Unified Business Identifier: 603·365·197
State of Incorporation: WA
Inc./Qual. Date: 1/9/2014
TYPE OR PRINT ALL INFORMATION IN DARK INK
Current Registered Agent/Office Registered Agent/Office Changes (Changes must be approved by the Board of Directors)
SOPHON CHHENG
24419 105TH PL SE
KENT, WA 98030
New Registered Agent Name _____________________ _
Consent to
Appointment, _____ =========::;-____________ _
Signature of New Registered Agent
Required Street
Address, _______________________ _
City _______________ Slate WA Zip Code, ________ _
Optional Mailing Address _______________________ _
City _______________ State WA Zip Code, ________ _
REPORT SECTION MUST BE FILLED IN COMPLETELY -DO NOT LEAVE SPACES BLANK
Principal place of business in WA ~ES ,iI/iff"! 105 tf-PI-. S2 1<bN'I 000 ) J Address City
WA -----,94"",{)",--",-5=O--,-
Zip
Nature of BUSiness ~E.4/.. E.S'ltt'Tt: flaL il/Af<;) Telephone (.lbI;;) 3rt -'3311 Email __________ _
Foreign Entities -Principal office address.
Address City State Zip Country
1$>'030
Zip
Name ) Tifle Address City) State
1fo37
Zip
Name Title Address City stat. Zip
Title Address City State Zip
Title Address City State Zip
SoP/lON (2/1'1-
CORPORATIONS INFORMATION AND ASSISTANCE -360/725-0377
Rev, 01-0064/14
Secretary of State
I, KIM WYMAN, Secretary of State of the State of Washington and custodian of its
seal, hereby issue this
CERTIFICATE OF FORMATION
to
WASHINGTON COMMERCIAL INVESTMENT, LLC
alan WA Limited Liability Company. Charter documents are effective on the date
indicated below.
Date: 119/2014
UBI Number: 603-365-197
Given under my hand and the Seal of the State
of Washington at Olympia, the State Capital
~Ufrn-
Kim Wyman, Secretary of State
Date Issued: 1128/2015
If'.&l IRS DEPARTMENT OF THE TREASURY ~ INTERNAL REVENUE SERVICE
CINCINNATI OH 45999-0023
Date of this notice: 01-28-2015
WASHINGTON COMMERCIAL INVESTMENT
LLC
SIMRANJIT SINGH SOLE MER
24419 105TH PL SE
KENT, WA 98030
Employer Identification Number:
47-2941959
Form: SS-4
Number of this notice: CP 575 G
For assistance you may call us at:
1-800-829-4933
IF YOU WRITE, ATTACH THE
STUB AT THE END OF THIS NOTICE.
WE ASSIGNED YOU AN EMPLOYER IDENTIFICATION NUMBER
Thank you for applying for an Employer Identification Number (EIN). We assigned you
EIN 47-2941959. This EIN will identify you, your business accounts, tax returns, and
documents, even if you have no employees. Please keep this notice in your permanent
records.
When filing tax documents, payments, and related correspondence, it is very important
that you use your EIN and complete name and address exactly as shown above. Any variation
may cause a delay in processing, result in incorrect information in your account, or even
cause you to be assigned more than one EIN. If the information is not correct as shown
above, please make the correction using the attached tear off stub and return it to us.
A limited liability company (LLC) may file Form 8832, Entity Classification Election,
and elect to be classified as an association taxable as a corporation. If the LLC is
eligible to be treated as a corporation that meets certain tests and it will be electing S
corporation status, it must timely file Form 2553, Election by a small Business
Corporation. The LLC will be treated as a corporation as of the effective date of the S
corporation election and does not need to file Form 8832.
To obtain tax forms and publications, including those referenced in this notice,
visit our Web site at www.irs.gov. If you do not have access to the Internet, call
1-800-829-3676 (TTY/TOO 1-800-829-4059) or visit your local IRS office.
IMPORTAN'r BEMINDERS:
* Keep a copy of this notice in your permanent records. This notice is issued
one time and the IRS will not be able to generate a duplicate copy for you.
may give a copy of this document to anyone asking for proof of your EIN.
only
You
* Use this ErN and your name exactly as they appear at the top of this notice on all
your federal tax forms.
* Refer to this EIN on your tax-related correspondence and documents.
If you have questions about your EIN, you can call us at the
us at the address shown at the top of this notice. If you write,
at the bottom of this notice and send it along with your letter.
write us, do not complete and return the stub.
phone number or write to
please tear off the stub
If you do not need to
Your name control associated with this EIN is WASH. You will need to provide this
information, along with your EIN, if you file your returns electronically.
Thank you for your cooperation.
(IRS USE ONLY) 575G 01-28-2015 WASH 0 9999999999 5S-4
Keep this part for your records. CP 575 G (Rev. 7-2007)
Return this part with any correspondence
so we may identify your account. Please
correct any errors in your name or address.
CP 575 G
9999999999
Your Telephone Number Best Time to Call DATE OF THIS NOTICE: 01-28-2015
( )
INTERNAL REVENUE SERVICE
CINCINNATI OH 45999-0023
1,1,,1,1,1, I, I" 1.1,,1, 1"11 ... 11,,, ,,1,1,,11, I, I, ,I
EMPLOYER IDENTIFICATION NUMBER: 47-2941959
FORM: S5-4 NOBOD
WASHINGTON COMMERCIAL INVESTMENT
LLC
SIMRANJIT SINGH SOLE MER
24419 105TH PL SE
KENT, WA 98030
· DEPARTMENT OF COMMU--'-y
AND ECONOMIC DEVELOPI\r,,,,,H
of
irhc\ltl _-,.;l ~ __
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Planning Division
1055 South Grady WaY-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED
BY: BY:
Arborist Report 4
Architectural Elevations, AND 4
Biological Assessment 4
Calculations 1
Colored Maps for Display 4
Construction Mitigation Description, AND'
Deed of Right-of-Way Dedication 1
Density Worksheet 4
Drainage Control Plan,
Drainage Report ,
Elevations, Architectural 'AND'
Environmental Checklist 4
Existing Covenants (Recorded Copy) 1 AND 4
Existing Easements (Recorded Copy) lAND.
Flood Hazard Data 4 ~
Floor Plans lAND.
'V
Geotechnical Report 1AND l
Grading Elevations & Plan, Conceptual,
Grading Elevations & Plan, Detailed,
Habitat Data Report 4 IT
Improvement Deferral,
Irrigation Plan 4
COMMENTS:
PROJECT NAME: Gkw 8!oL'~ ~
DATE: /:2/ I-r /15 ------~-+i~--+-~~---------
1
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs,docx Rev:02/201S
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LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY:
King County Assessor's Map Indicating Site,
landscape Plan, Conceptual,
landscape Plan, Detailed,
legal Description,
letter of Understanding of Geological Risk,
Map of Existing Site Conditions,
Master Application Form,
Monument Cards (one per monument) I
Neighborhood Detail Map,
Overall Plat Plan,
Parking, lot Coverage & landscaping Analysis, ~
Plan Reductions (PMTs), 1./
Post Office Approval,
Plat Name Reservation,
Plat Plan 4
Preapplication Meeting Summary 4
Public Works Approval letter>
Rehabilitation Plan,
Screening Detail, Y?7v
Shoreline Tracking Worksheet, u
Site Plan lAND'
Stream or Lake Study, Standard. i:??D
Stream or lake Study, Supplemental, '-1
I /
Stream or lake Mitigation Plan. '-t;
Street Profiles,
Title Report or Plat Certificate lAND.
Topography Map 3
Traffic Study,
Tree Cutting/land Clearing Plan,
Urban Design Regulations Analysis 4
Utilities Plan, Generalized 2
Wetlands Mitigation Plan, Final, f/) ')
Wetlands Mitigation Plan, Preliminary 4 L./'-\f
2
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_0_--..
LAND USE PERMIT SUBMITIAL I IIREMENTS:
Wetlands Report/Delineation 4
Wireless:
Applicant Agreement Statement 2AND'
Inventory of Existing Sites 2AND 3
Lease Agreement, Draft 2 AND l
Map of Existing Site Conditions 2ANDl
Map of View Area 2AND'
Photosimulations 2 AND l
This Requirement may be waived by:
1. Property Services
2 Development Engineering Plan Review
3 Building
4 Planning
WAIVED MODIFIED
BY: BY:
rVt1-
c
3
H :\CED\Data \Fo rms-Te mplates\Self -Help H andouts\Pla nning\ Wa iversu bmitta I reqs. doc)(
--
COMMENTS:
Rev: 02/2015
DEPARTMENT OF
COMMUNITY AND
ECONOMIC DEVELOPMENT
MEMORANDUM
)A~E: February 24, 2011
T·:]: Pre-Application File No. 11-005
FROM: Rocale T~mmon5J Associate Planner
SUBJECT: Grant Place Townhomes
._ .. _--_._---~-~-------~-------
Genera!: We have completed a preiiminary re'.Jiew of the pre-applicatlon for the above-
referenced deveiopment 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. rhe applicant \s catrt.ioned that information
contained in this summary may be sU-Jject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic :Jeve!opment Administrator,
Public Works Administrator, planning Director, Development Services Director, and City
Council), Review comments ma'y also need to be revlsed 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 ~ectians of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 pius tax, from the Finance Divis-ion on the first floor of City Hall
or online at wW1N.rentonwa.gov
Project Proposal; The subject property is located an ~he east side af Grant Ave 5 juSt north of S
18 th St at 1600 Grant Ave S. The project site totals 2.137 acres in area and ;s located within the
Resider:tial Multi-Family (RMF) Ioning designation_ The pre-application packet indicates that
the proposal 1S to alter al1 approved site plan (lL'A07-018) for a 3-6 multi-family unit
developmer.t_ The original proposa; included a total of 13 buildings and 139 parking staifs. The
revised oroposal retains the original unit count and density, of 15_5 du/ac_ However, the
number of bt:ildlngs would be reduced to 9 from 13, which wouid 10W be located Oil fee sir.ple
iots, aiong with a reduction in parking from 139 to 108 park.ing stails. Additionally, the applicant
is proposing a two tracts for access and surface water retention. Acc~ss to the site: is proposed
via a private mad extending from Grant Ave S, There appear to be :10 critical areas on site.
Current Use: The property is developed with a single-family house and 2 outbuildings which
would oe removed priertD redevelopment_
Development Standards: The project would oe subject to RMC 4-2-110A. "Development
Standards for Residential Zoning Designations" effective at the time of complete applic:a;'ion
(noted as "RM-F standards" herein)_
Zoning! Density: The property is. located within the Residential Multi-family (~M-F) zoning
designation. Attached residential development is permitted within the RM-F designation,
provided the proposal complies with the density range speCified by the wne_ The density range
Grant Pla::e TownhomE':;, PREll-ODS
Page 2 d 5
February 24, 2011
required in the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net
acre (du/ac).
The area of public and private streets and critical areas would be deducted from the grosS" site
area to deter;nin.e the "net .... site area priorto calculating density. The pre-application packet did
not indicate the total square footage ofthe right-of·way that would be required to be dedicated
for tne proposed private road; therefore the net density could not be confirmed. Tfte applicant
contends the 36-unit proposal would result in a net density of 15.5 du/acre, which would fall
within the permitted density runge in the RM-F zone. A~ c..~ ~ ~~IT· A~·A.......
Pe'I1Il~ ~ do '-' ! ""-~
Density Bonus Review: A density bonus is now allowed in the RMF zone. of up to S dulac;
subject to Density Bonus Review (RMC 4 -9·065). The bonus provisions are intended to allow
greater flexibility in the implementation of the RM-F loning designation. In order' to qualify for
the bonus dens.ity, the project must demonstrate that the same or better results will occur as a
result of creative design solution.s that would occUr' with uses developed under standard criteria
at fower density The applicant is not proposing to utilize the density bonus provisions at this
time.
Development Standards: The project would be 5llhjf!ct to RMC 4-2-110F, "Development
Standards for Multi-Family Zoning Designations'" effective at the time of complete application
(noted as "RM-F standards" herein). A copy of these standards is included herewith.
Minimum lot Sile, \J.lidth and Depth -There is n.o minimum lot size required for the RM-F lOne.
The minimum lat width required is SO feet and the minimum lot depth required is 65 feet. It
appears all lots meet the minimum lot width and depth requirements of the zone. There is nat
a iimitation to the number of lots of/owed in the RM-F zOl1ing designation as (orJ9 as the
minimum lot standards are met.
3l.H:du1g 5t.:indar ds -T:le ~M·F !'lne ·,~s.tncts Jvi!di;1.g 11~lght ~o j.i-feet 4f.iU .i -stones" however·,
dn adilitional .l..J: i~at ~rlo'lY .be ~ "n~rne-' ~on o· -"3ddrt~ aM"@'f\t{1@§ :MKfl a'5 ....
~€.ned roof';," ~·dditiooaT 1~-cr~3tfOr fuc~<;. Hf1d~"!f"1J't.jT'r'd-P'¥~f'lg, ·,jAod d4ii~f"\'al·m~pe~""
~.~ _~: ... ~ ~trn!d"'~~ ~.~--;\t~-i1evekfbMen:' pT:.n.,-.~~ pr.)t:e~-3nn
depending on the compatibility of the proposed buildings with adjacent existing residential
development. In no case shall the height of a residential structure exceed forty 4S feet. The
bUilding elevations provided depict a height measurement from grade to the average pitch af
the roof resulting in a height of 31 feet and 11 inches. The applicant should note that height is
measured from the existing grade plane to the average height of the highest roof surface.
Lot coverage by buildings is limited to 35% however a maximum coverage of 45% may be
Qb,ain~d ,,"I(Ougt'l ,t'le dearing :::xamjne~· j.F~ deV'~i[)f.:l;tn'2i-,t pld(\ ~~view process. Irnper\fious
.,.' s.wf~r~ _:ol/p,ag>2 is !irniti?(~ ~o ~ <"!"la)tlmUm ]r "'S%. rf.e applicant '105 indicated there would be a
,",,-e;.~'~ building lot: cO''.H!rage of 36. a % which would flecessitrlte Q Hearinq Examiner Site Plan Review
;Jrocess if a new application '5 made for '2 1!?W Site pran ~evfew. Howeverj if the applicant
intends on making an application jor modification the building lot coverage could be rev;ewed
administratively in that there would be a reduction from 41.5% to 36.0%. As a note lot
coverage ratios were not provided w;th the pre-oppficotion packet for each Individual lot;
therefore staff could not confirm compliance with the buifding standards for the RM-F lone. The
• appHcant w,ll be required at the time of formal Jand use application to provide elevations and
lot coverage calculations for each Jot if the proposed development is to be subdivided.
Grant ~iace Townhomes, PRC:I1--D05
Page 3 of 5
February 24, 2011
S~ Ce>L.-·~ ~ ',Ze.-D'.-'cCcT)
\..If' TO liz-~ SIt'E ~
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Setbacks -Setbacks. are the minimum iequired distance between the building footprint and the
property line and any private access easement The required setbacks in the RM,F lOne are 20
fe~t in the fr'::Jnt, 13 feet in :he rear, a'lO 12 ';:eet for ir-te'-'.:Jr sioe Y:1(,j setbacks. Additional side
yard setbacks apply to structures greater than 2 stories: The entire structure shail be set back
an additional! foot for each stOry in excess of 2 stones.
The applicant has depicted Q lar Une through the center af the proposed access tract.. Based on
comments from Development Services the .:lj1p" I r -w6ufd be ~ _ t,Q JJ~u ibe.
pr!mr:tf"'l ~ ;Creet Wit.'u·ll thfl lU~ a!i Iigiu~~J< Then!jore, the buildings would
encrooch into the front yard and rear yard setbacks for several lots if the project is subdivided.
Therefarel the proposal would be required to be revised to comply with the setback
requirements 0/ the zone or the appUcant could request and have granted an Administrative
Variance for each Jot. Oniy one variance would be-required for each lot .for building piacemenr
regardfess of the number Of setbaCKS the buifding encroaches into.
As part 0/ the density bonus mentioned abovel an additional change to the development
stQndards for the RM-F zoning designation would allow a reduction in the front and side yard
setbacks up to half of the required width; subject to Density Bonus Review {RMC 4-9-065}. The
utilization of the density bonus provisions would necessitate a new Site P'an Review
application.
Fences -If the applicant intends to install any fences as part of this project, the location must be
designated on the landscape plan. A fence detail should also be induded on the plan as well.
Refuse and Recycling Areas -All new developments for multi-famiJy residences, commercial,
industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit
areas and collection pOints for collection of refuse and recyclables in compliance with the
requirements of RMC 4-4-0~, "Refuse and Recyclabies Standardsh (enclosed). Whenever there
are practical difficulties involved irl carrying out the pmvisions of this section, modifications mi;lY
oe granted for individual cases in accordance with the procedures and i"eview criteria in RMC 4:
9-2S0D.
Parking: Within the RM-F zone a minimum 3nd ma)(imum of 1.6 spaces per 3 bedroom or larger
dwelling unrt; 1.4 spaces per 2 bedroom dwelling unit; LO spaces per 1 bedroom or studio
dwelling unit. The applicant will be required at the time of format land use ap.plication to
provide detailed parking information {Le. stat! and drive aisle dimensions) and calculations of
the subject site and the overall campus use.
!t st>.ou:!d be noted that the parking i"egulations specify standard stall dimens~ons of 9 feet x 20
feet, compact dimensions of 8Yz feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet.
ADA accessible stalls must be a minimum of g feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible sp.aces. The appropriate amount of ADA
accessible stalls based on the total number of spaces must be provided.
If the proposal provides more or less parking than required by code, a reques;t for a parking
modification would need to be applied fo" and granted. This detailed written request should be
submitted by the applicant along with or prior to the land use 3pplication process.
Bicycle Parking -Bicycle parking shall be provided for 311 residential developments that exceed
five units. The applicant is requ;red to provide O.S bicycle parking spaces for each residential
unit. Spaces shall meet the requirements of RMC 4-4-080F.U.C. If the proposal provides more
or less park.ing than requIred by code, 3 request for a parking modification would need to be
h.\l::ed\planning\curreflt planning\preapps\ll-OOS.rocale\ll-OOS {rm-f grant piace townhomes}.doc
Grant Place Townhomes., PREll-DOS
Page 4 of 5
February 24, 2Cll
applied for and granted. This detaifed written request should be submitted by the applicant
along with or prior to the land use application process.
p(:"~?Wdy:; Cat"' f<;e:ola':" ,jd,-king '.J5iiig ~'he" ".-}i"""2 3i·.;;,.~ in ,) ,},~~ >Iv""'!'1 oJ. ~1N'." Na'/ CII' ":: .. :Id :-.r;"l
pattern, the minimum width ofti1e,~sna.1 ()@ i.44eeL .The maximum driveway slopes cannot
exceed 15%, provided that driveways exceeding B% are to provide slotted drains at the lower
end of the driveway, !f the grade exceeds 15%, a variance is required.
Access: Access to the site is proposed via a private road extending from Grant Ave S. Please see
FIre and Deve!opmellt Service Comments.
landscaping and Open Space: The RM-F zoning designation requires that all setback areas be
landscaped, unless otherwise determined through the site development review process. All
landscaped areas must either be comprised of drought resistant vegetation or irrigated. A
I;om:eptual landscape plan must be provided with the forma/land use application as prepared
by a registered l.andscape Architect, a certified nurseryman or other certified profeSSional.
Significant Tree Retention: A tree inventory alld a tree retention plan along with a tree
retention worksheet shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 10 percent (10 %) of significant treesl and inditate how
proposed building footprints would be sited to accommodate preservation of significant trees
that would be retained. If the trees cannot be retained, it may be possible to replace them with
minimum 2 inch caliper trees at a rate of six to one.
*' lee '. .. II e' .... 'WIK··t'ftt'duc~ed ~ 1*1: of ... ~ ~ni' ttre!?fb~ if the . ","':"""r of unit'; ,,,, not !1"cr"'w:Hrivi_enUl ...... _ would lie _lie <equired, •
" .. Permit Requirements: ....
The proposal would require at least an Administrative Site Plan Modification and Preliminary
Plat (due to a combination of 10 tracts and residential lots} Approval Review and possibly
Administrative Variances for encroachments into the setbacks. The Site Pian Modification
application fee is $100. The application fee for Preliminary Plat Review is $4,000.
Administrative Varianc.es are $1,200 each. Detailed information regarding the land use
application submittal is provide~at~ched handouts.
L-O!I
.. # H,owever: as .discrdussed in,the body ofth~S report tile app{iCad~; ma~/~Pt to r,equdest adnedw S~te
P an RevIew m 0 er to a ter setbacks w,thout a variance an lor uti Ize new" a opte enslt)-
'bonus provisions. If the applicant intends on mQk;ng a new application for Site Plan Review
the proposal would go before the Hearing Examiner due to' the proposed building fot
coverages. The application fee jor Site Plan Review is $2,000.
All permits in either scenar;o would be reviewed ;n an estimated time/rame of 6 - 8 weeks.
In addItion to the required land use permits, separate construetilJn, building and sign permits
would be required. The review of these permits may occur concurrently with the review of
the land use permits, but cannot be issued prior to the completion of any appeal periods.
Impact/Mitigation Fees: In addition to the applicable building and construction fees, the
following mitigation fees would be required prior to the issuance of building permits. Impact
t?,?5. whJc,:" NOu!d ('?olac? (nJ~:,g<Jt!on ,:~:::!.-;, .. =}7qV be Cldom2"~ ar,Q( :-:J bu,Jaiilc 'J<?'.'Tllt ao!xov,:]1 ,ro,
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December 16, 2015
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
Re: PPUD Project Narrative:
MILBRANDT ARCHITECTS
The Grant Place Townhomes will be located at 1600 Grant Avenue South just south East of the city of Renton.
The current site is 92,721 square feet or approximately 2.13 acres and located in a RM-F zone surrounded by
RM-F zones to the South and West with R-8 zones to the North and East.
The proposed project will require additional permits such as this Preliminary Planned Urban Development
(PPUD) Permit, a Preliminary Plat permit for the proposed 36 dwelling units and an Environmental review
permit.
The existing site currently zoned RM-F and contains one vacant single family residence with a detached
garage surrounded by trees, shrubs and blackberry bushes with no current improvements. The site gradually
rises in grade from West to East approximately 60 feet in elevation over the entire site which is about 545
feet in length.
The soil conditions consist of .5 to 1.5 of top soil and then what is described in the soils report as glacial till
consisting of silty, fine to medium sand with gravel.
The proposed design consists of 36 platted townhome units with a contemporary design arranged in (414
plex and (4) 5 plex buildings. Each plat size would range from approximately 850 square feet for interior El
units, 1000 square feet for interior E2 units and 1500 square feet for the exterior Fl units with a density of
1.5665977961 units per acre. Additional tracts would be provided for a storm drain vault (Tract A), vehicular
circulation, pedestrian circulations as well as two tree preservation tracts (Tracts B & C). Drainage of the site
will be accomplished with yard drains and catch basins within the private street and held in a detention vault
at the West end of the site below what is shown as a play lawn and open space.
The proposed vehicular circulation design will utilize a single drive aisle that enters at the North West corner
of the site and exits at the South West corner of the site. These locations were decided based off of the
recommendations of the Traffic Study done by Jake Traffic Engineering, Inc. The design intent behind having
a single entrance and Exit was to provide safety for residents both coming and leaving the site. Another
benefit of having this split entrance to the site was that it created a usable open space along Grant Avenue
South that could be utilized as a public park or quality open space for the residents while additionally
providing a buffer for the residents from Grant Avenue South. Another benefit of having the drive aisle
circling the perimeter of the site is that it allows for an interior pedestrian path/park space providing a
pleasant garden style entrance to each unit completely separating pedestrians from vehicles.
Parking for residence of the site will be provided by means of private garages as well as parallel street parking
located at the North West entrance, East side of the site and South West exit.
The proposed project would also include site improvements along Grant Avenue which would include two
curb cuts for the exit along the south property line and entrance access at the North property line as well as
sidewalks along the length of the west property line adjacent to Grant Avenue. The project will also be adding
a new 8" sanitary sewer line extending from the South West corner of the site to a new Manhole within
Grant Avenue, then running another 8" sanitary sewer line South down Grant Ave approximately 165' where
and additional Manhole would be added.
The total estimated construction cost of the project would be in the range of $8,344,890 having an estimated
fair market value in the range of $9,179,379 when completed.
_ 25 (ENTRAL WAY SUITE 210 KIRKLAND, WA 98033 425.454.7130, WWW.MILBRANDTARCH.(oM
MilBRANDT ARCHITECTS
The project would have an estimated cut and fill in the range or 7,000 CY Cut and 6,000 CY of fill. The site
contains 53 trees with species including 34 Alder, 7 Maple, 3 Fir, 3 Cedar, 1 Locust, 1 Ash, 3 Cherry and one
tree labeled deciduous, that range in trunk size from 12" to 36" diameter. We will be working to save
approximately 10 trees on site, these trees are located at the 3,d quarter of the East portion of the site in
tracts B & c.
Sincerely,
Robert E. Weible
Principal
_ 15 CENTRAL WAY SUITE 210 KIRKLAND, WA 98033 ,415.454.7130 WWW.MILBRANDTARCH.COM
December 16, 2015
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
Re: PPUD Project Sequencing Plan:
MILBRANDT ARCHITECTS
Construction will start once all the permits are obtained. The client intends to start construction in the summer
of 2016 and it is antic"lpated to take approximately one year to build out the site infrastructure. Building
construction will start immediately and it is anticipated that building construction will be completed by summer
2017 with the latest anticipated
The intent is to start clearing and grading as soon as possible in 2016 followed up with site preparation which
would include utilities and any street improvements such as the installation of the new 8 inch sanitary sewer
lines and manholes needed in Grant Avenue along with rough cutting of the drive aisle all having an anticipated
construction schedule of 2-4 months.
After site work and utilities are completed foundations for all building will start. Buildings will be constructed
starting at the back of the site and working toward Grant Avenue. Foundation excavation, plumbing, electrical
rough in and then formwork and installation of concrete will take approximately 2-4 months.
Building Framing will start as soon as the first two buildings are ready with all framing being done simultaneously
and in conjunction with foundation work being completed. All rough framing should take approximately 1-2
months per building and will commence simultaneously with foundation work completion for each bUilding.
Once framing of each building is completed and building envelope has been made water tight then all rough in
plumbing and electrical will begin, insulation installed, then drywall then paint. All of this will be happening
simultaneously with exterior siding and finishes and should take approximately 1-2 months for each building.
Upon completion of each building final finish grading along with landscaping will commence and both the site
finish work and landscaping will take approximately 1-2 months respectively.
In all from start of the project meaning clearing and grading to final completion should of the last building
should take anywhere from 12-18 months.
Sincerely,
Robert E. Weible
Principal
_ 25 CENTRAL WAY SUITE 210 , KIRKLAND, WA 98033 425.454.7130, WWW.MILBRANDTARCH.COM
December 16, 2015
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
Re: PPUD Construction Mitigation Description:
Proposed Construction dates
MILBRANDT ARCHITECTS
Construction will start once all the permits are obtained. The client intends to start construction in the summer
of 2016 and it is anticipated to take approximately one year to build out the site infrastructure. Building
construction will start immediately and It is anticipated that building construction will be completed by summer
2017.
Hours and days of operation
Construction will occur Monday through Friday with some occasional work on Saturday. Work will not start
earlier than 7:00am and in most cases will be wrapped up for the day by 6:00pm
Proposed hauling/transportation routes
Vehicles arriving and leaving the site will be from the south along Grant Ave South. Grant Avenue South
intersects South Puget Drive just south of the site. South Puget Drive will provide the primary connection to and
from the site toward the west and onto Talbot Road South.
Measures to be implemented to minimize dust. traffic and transportation impacts. erosion. mud. noise and
other noxious characteristics
Hauling to and from the site will be limited to workday hours to minimize noise and traffic problems in the
evening and on weekends. Stock piled soil will be covered with plastic as required. During grading activities and
hauling of soil, a water truck will be used to wet the soil in order to minimize dust. A street sweeper will be used
daily (as needed) to clean up any debris that is tracked onto the public roadway. Temporary ditches will be
constructed as needed to collect and convey any stormwater runoff to the temporary sediment pond. Silt
fences will also be installed as needed in specific locations to trap sed',ment onsite. Future landscaped areas will
receive straw until they can be appropriately planted. Straw bales and other erosion control measures will be
stockpiled onsite so they are available when needed during construction.
Any Special hours proposed for construction or hauling
Hauling to and from the site will be performed as noted above in "Hours and days of operation".
Preliminary traffic control plan
For the proposed road improvements and utility installations that are required in Grant Avenue South, traffic
control will be required. It is anticipated that only one lane will need to be closed at a time. Flaggers will be
located to the north and south of the site to alternate traffic during construction. A traffic control plan will be
prepared and submitted to the City for review and approval prior to permit issuance.
Sincerely,
Robert E. Weible
Principal
.....-25 CENTRAL WAY SUITE 210 KIRKLAND, WA 98033 425.454.7130, WWW.MILBRANDTARCH.(OM
December 18, 2015
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057 MILBRANDT ARCHITECTS
Re: Grant Place Townhomes PPUD -Statement Addressing Project's Compliance with Decision Criteria
This statement demonstrates in writing the compliance and areas of deviation requested for the proposed
Grant Place Townhomes, a 36-unit planned urban development (PUD) located on a 2.1 net acre property at
1600 Grant Ave. S Renton, WA. Grant Place Townhomes will be individually plated with a park-like setting
along Grant Avenue and a pedestrian garden plaza down the center of the development on an east/west
axis, with additional park like spaces throughout, creating a strong sense of community. Careful
consideration will be given to the neighboring properties to ensure their quality of life. Compliance to City
of Renton Municipal Codes are stated below and requested deviations are listed in a chart at the end of this
document.
1. Demonstration of Compliance and Superiority Required: Superiority in layout and design will be
achieved by providing ample space between the proposed Grant Place Townhome buildings and
adjacent properties to the south and east of the Grant Place townhomes development. The space
between properties is accomplished by creating a loop road that circles the townhome units to the
west two thirds of the site with one centralized road extending to the east for roughly one third of the
property terminating at an exterior gathering area that features a plaza space with arbors and seating.
Clustering the buildings in the center of the site will create more open space resulting in a park-like
setting. A pedestrian garden plaza that runs east/west between buildings 1-3 and 6-8 creates additional
opportunity for social interaction. Sizable green spaces are located along the west property line at
Grant Avenue South, at the east end of the pedestrian plaza and at the south-east corner of the
development in the form of a tree preservation plat. The loop road is only accomplished by the use of a
PUD as outlined in the City of Renton Municipal Code that allows some deviation from lot size and
setback requirements. Without a PUD the project would be required to have a central drive aisle that
would push all buildings to the exterior of the property, potentially taking away views, blocking
sunlight, increasing noise and reducing privacy from both neighboring properties. The proposed Grant
Place Townhomes development provides 35' between the units and property line and will provide
ample screening, privacy and green space far superior to what may be developed without the PUD. The
PUD allows Grant Place Townhomes to achieve a strong sense of community and personal safety while
encouraging active and passive recreation in the large park-like green spaces that surround the
buildings clustered in the center.
2. Public Benefit Required:
a. Critical Areas: There are no critical areas on this project site.
__ 25 CENTRAL WAY SUITE 210 , KIRKLAND. WA 98033 , 425.454.7130 , WWW.MIL8RANDTARCH.CDM
MILBRANDT ARCHITECTS
b. Natural Features: The site slopes up gradually from Grant Avenue South eastward. Buildings follow the
slope of the site by stepping up 18" between units. The stepping between units also creates rooftop
modulation and interest in the building elevations. Without a PUD and utilizing a traditional
development guidelines the development could be graded into flat individual plats with retaining walls
between properties creating an unnatural and visually unappealing site design. The proposed Grant
place development will also work to save as many trees as possible and will remove all hazardous trees
as recommended in the Arborist Report provided by Greenforest, Inc. dated 12-21·2015. Removing
hazardous trees from the Grant Place Townhome property will also provide safety for the adjacent
properties. Clearing the existing undesirable vegetation will help to eliminate the potential threat of
brush fires. Green space has been provided in several locations throughout the site including directly
along Grant Avenue South where a large park area has been provided. The sites interior hosts a
pedestrian garden plaza stretching from west to east, creating a space that separates all units between
buildings 1-4 and 6·8 and terminating at a tree preservation plat that would also act as open space.
Vegetation/screening will be added along the properties perimeter allowing for a buffer between the
Grant Place Townhome development and adjacent properties.
c. Public Facilities: No public facilities have been provided. However the large green space located along
Grant Avenue South is a benefit to the surrounding community by providing an attractive street
frontage as opposed to a traditional development that would incorporate a center drive aisle flanked
by single family residences. The use of a PUD allows the development of a loop drive aisle, eliminating
the center drive aisle and creating a larger separation between the Grant Place townhomes and
adjacent properties which is a direct benefit to all properties and only achievable with a PUD.
d. Overall Design:
i. Open Space I Recreation: Large green spaces provide active and passive recreational
opportunities throughout the Grant Place Townhome development. The green spaces and garden
plazas are achievable only through the PUD process. The largest green space is located along Grant
Avenue South and will provide a visual buffer between Grant Avenue South and the subject
property by providing tree lined street frontage with plantings, a large turf play area followed by
additional planting, terraces and then the first of the Grant Avenue Townhomes that are located
approximately 80 feet from Grant Avenue South. Without a PUD approval the site could be
designed and built with a center drive aisle lined on each side with residential buildings that could
be located as close as 20 feet from Grant Avenue South.
ii. Circulation / Screening: We have located all of our buildings at the interior of the site and have
provided a drive aisle loop that follows the perimeter of the site. The drive aisle enters at the North
-west corner of the site and exits at the south-west. The south perimeter drive aisle has been
designed with an 8' planting buffer of evergreen shrubs and trees, the north perimeter drive aisle
has a 4' planting buffer. Additional planting buffers have been added to the east property line along
with rockeries and arbors. The interior circulation of the site is strictly pedestrian and utilizes a
pedestrian garden plaza that promotes social interaction between residences and promotes a level
of safety only achievable with the use of the PUD. The PUD effectively allows for separated
circulation between the vehicle and pedestrian.
_ 25 CENTRAL WAY SUITE 210 KIRKLAND, WA 98033 , 425.454.7130 , WWW.MILBiANDTAm.COM
MILBRANDT ARCHITECTS
iii. landscape / Screening: Landscaping and screening is achieved through the use of large open park-
like areas, a pedestrian garden plaza and properly placed decorative plantings. Plantings will be
properly spaced and native or drought tolerant requiring minimum resources. Sight distance
triangles will be maintained where appropriate. This development will save healthy existing tress
in a designated tract at the south-east corner of the site and along the south property line.
iv. Site and Building Design: The difference in development types between our proposed
development and that of the development to the south are minimal, both consisting of multi-story
town home units. Our proposed development is a slightly larger project and density than that of the
development to the south, with our buildings consisting of three story units with four and five units
per building (as opposed to two story units with two and three units per building). Both projects
will be similar in scale. Therefore, no further transitional spaces or buffers beyond our proposed
tree lined drive is needed to make a comfortable transition between the two developments. We
will accomplish this by:
• Maintaining an evergreen buffer consisting of shrubs and trees along the eastern perimeter.
• Orienting the town home buildings along the east end of the site in such a way that their
shortest profiles are presented to the adjacent single family homes, thereby reducing what
would otherwise feel like a wall of houses abutting the residential properties to the east.
Within the Grant Place Townhome development, we shall coordinate overall design in a fashion as
to use the same tectonic language and similar roof profiles across all buildings in an effort to
create a cohesive overall development design. At the same time we plan to treat each building
and each unit as its own distinct piece Within the development, and as such realize the importance
of allowing each building type to stand out as its own unique building. We will accomplish this
through the use of different materials (siding types) and colors in buildings arranged across the
site. Building types will be grouped in such a way as to create a regular rhythm with enough
variation to maintain interest across the site creating a sense of unity. The architectural detailing
of our proposed buildings will be such as to break up potentially large wall areas and create
buildings that are made up of separate and distinct units, each with its own individual character
and identity. While our design will incorporate a more modern style than that of the surrounding
developments, we will be sure to incorporate a materials pallet that will help tie our project into
the general aesthetic already present in the greater neighborhood area. We propose the use of
more natural high quality materials such as stone and clear cedar incorporated with the use of
fiber cement products to give our development quality and sense of warmth. We propose, along
with the use of natural stone and clear cedar siding, varying windows sizes and styles and
incorporating a color scheme that uses three complementary building colors adding more
variation to the site. We propose using rich colors that will complement the natural stone and
cedar siding which will add visual appeal and compliment the overall design. We will also
incorporate high quality dark roofing materials that will provide a visual quality and reduce any
glare to the neighboring properties. At the ends of buildings 1 and 8 we have incorporated a
greater amount of glazing, cedar siding and stone as well as a larger grand entry to help provide a
high quality aesthetic from Grant Avenue South. We have also incorporated varying vibrant door
colors to each individual unit versus the monotonous door color approach utilized by other
__ 25 CENTRAL WAY SUITE 210 KiRKlAND, WA 98033 , 425.454.7130 , WWW.MllBRANDTAm.COM
MILBRANDT ARCHITECTS
developments. This in turn provides a sense of individual identity to each unit. The proposed
development will eliminate a vacant dilapidated single family residence, undesirable and invasive
vegetation and hazardous trees that could fall potentially effecting neighboring properties.
v. Alleys: The Grant Place Townhomes utilize a loop drive aisle that resembles and ally. This loop drive
is intended to minimize the interaction between vehicles and pedestrians in turn helping to create
a safe friendly environment. Another benefit of this loop drive is that it creates a natural buffer
between the Grant Place Townhomes and neighboring properties.
3. Additional Review Criteria:
a. Building and Site Design:
i. Perimeter: The use of a single ingress and egress access road will accommodate vehicular traffic
entering and exiting the project site. This differs greatly from what would be achieved if not
provided PUD approval whereas this project would then have a central access to the site creating
a dangerous ingress and egress condition due to lack of adequate sight distance. The proposed
access road will be designed in such a way as to accommodate the need of any emergency vehicle
entering and/or leaving the development and to meet the traffic needs of our new development.
Vehicle access will be designed to not have a negative effect on the surrounding areas. Entry and
exit conditions will have appropriate sight distances for a safe vehicle flow under current posted
speed limits. Current sight line distances will be increased to the north and south along Grants Ave
South by the creation of an open public space at the western end of the project site. As is stated in
our Traffic Report provided by Jake Traffic Engineering Inc. dated January 21, 2014, this
development will add eighteen new peak hour trips whereas the city peak hour trip threshold is
20 new trips. By pushing the vehicular drive to the perimeter of the site, we seek to create a
transitional buffer between our development and that of the current development located to the
immediate south. Along with the ally drive, we will also be adding planted buffers along the
property lines to create a visual buffer and to help provide a transition between the surrounding
developments and the proposed that is a slightly higher density development while allowing
ample daylighting to both projects which would not be achievable without the PUD approval. The
southern perimeter especially will serve to provide an adequate transition between adjacent
developments.
ii. Interior Design: The proposed site design incorporates 6 townhome buildings clustered toward the
interior of the site and utilizing a pedestrian garden plaza that promotes community, social
interaction and safety. The townhome units have individual front yards with low fences and
associated ornamental drought tolerant landscaping. All of the front yards open onto a pedestrian
garden plaza and walkways. The walkways begin and terminate with courtyards that incorporate
seating providing a welcoming gathering area and social interaction. A tree preservation plat has
been provided in the south-east end of the property that provides native plantings and will sustain
wildlife such as song birds, squirrels and other small animals. At the far east of the site between
__ 25 CENTRAL WAY SUITE 210 KIRKLAND, WA 98033 , 425.454.7130 , WWW.MILBRANDTARCHCOM
MILBRANDT ARCHITECTS
iii. buildings 4 and 5 we have located an arbor with additional seating to promote community and
social gathering. These features would be difficult to achieve without the approval of a PUD.
Traditional design would have incorporated a central drive aisle, cul-de-sac and residences
bordering the development and crowding the perimeter of the site.
b. Circulation: Providing a one way ingress and egress loop road, made possible by PUD approval, will
create a calmer traffic environment within the development than would be created by the use of a
typical two way street. This access road will create a safer environment for residence pulling out of
their garages and eliminate the need to create a large turnaround circle for emergency vehicles. By
pulling the vehicle access to the perimeter of the property, we will also be able to create a separate
pedestrian circulation corridor or garden plaza through the center of the buildings and away from
moving vehicles. This semi-public corridor will be the primary focal point ofthe development. The
proposed town home buildings will all front onto and this attractive human scaled space rather than a
street which is common in many recent housing developments. Through the use of the 'garden plaza'
pedestrian corridor, we are providing a safer pedestrian environment within the project eliminating
potential conflicts between pedestrian and vehicular traffic that traditionally share the same route. In
addition, the town home buildings will provide a buffer between pedestrians and the access road. The
garden plaza pedestrian corridor will tie back into the existing public s·ldewalks at Grant Ave South
through the large green space proposed at the west end of the project site. This park will provide the
added benefit to Grant Place Townhome residents by providing a connection to the nearby transit
stops along South Puget Drive. This proposed development is designed in such a way as to
accommodate all required emergency vehicles and allow easy entry, exit and navigation on all
proposed turn radii.
c. Infrastructure and Services: The development will be served by utility services such as natural gas
and/or electricity and will be connected to the City of Renton water and sewer systems. Adequate
hydrant coverage will be provided such as to meet the required safety codes of the proposed
townhome project. Site drainage will be achieved through on site street drains as well as other
drainage systems with all site drainage being retained on site via a storm vault system located at the
west end of the site along Grant Avenue, under our large green space along Grant Place South which
provides an attractive transition between Grant Avenue and our proposed development.
d. Clusters or Building Groups and Open Space: Townhome buildings are clustered to the interior of the
site allowing for large open spaces along the projects perimeter providing active and passive
recreation. Building entries face a centralized 'garden plaza' pedestrian corridor that runs through the
center of the town home building cluster on a west/east axis. Buildings within this project will be
separated from their immediate neighbors by providing generous open green spaces at the sides of the
town home buildings.
e. Privacy and Building Separation: Perimeter planting and the access road provide a buffer and privacy
screen between the proposed project and the surrounding existing developments. Building openings
will be designed in a way as to provide light and air to all major living spaces and be located in such a
way as to not infringe on the privacy of neighboring and adjacent buildings. Openings in the sides of
bUildings will be handled such that interest is maintained on the side elevations and
_ 15 ([NTRAl WAY SUITE 110 , KIRKLAND, WA 98033 , 415.454.7130 , WWW.MllBRANDTAR(H.(OM
MILBRANDT ARCHITECTS
opportunities for daylighting are taken advantage of, but be of discreet size and located in areas where
building occupants will not feel their privacy is impeded upon by neighboring buildings. Internal site
privacy for our proposed development is in part provided by the use of these green spaces. Main living
space in the townhomes will be located above the level of finish grade and windows located in a way as
to be above eye level of passersby's along the pedestrian corridor.
f. Building Orientation: Buildings will present the smallest profile to the east and west to help reduce
solar gains, and also be oriented to view inward to the central pedestrian corridor. This building layout
will also allow for long uninterrupted views from the highest point of the site down across the
development and to the landscape beyond. The siting and orientation ofthe Grant Place townhome
buildings will also reduce the impact of the existing development to the east and adding the ally drive
provides a separation distance of approximately 30-35 fee to the existing development to the south
versus the allowed 10 feet if developed without the PUD.
g. Parking Area Design:
i. Design: Parking across the site will be handled in such a way as to have no large surface area
parking lots. Instead we are proposing locating three parallel parking stalls near the entry of the
development, two more at the midpoint of the access road drive, and two toward the exit. Each
unit will accommodate a two car garage for building occupants. In total, the proposed development
provides seventy nine (79) parking spaces; seventy two (72) in garages and seven (7) parallel street
parking stalls. This meets the following requirements for the town home units:
ii. Adequacy:
1. Parking: 3 Bedrooms Units 1.6 = 38.4 Spaces Required (48 Provided)
2. Parking: 2 Bedrooms Units 1.4 = 16.8 Spaces Required (24 Provided)
h. Phasing: This development will be completed in a single phase and as such, will work as a standalone
project with all the required spaces, utilities, and amenities required to create a desirable and stable
community environment. The construction of the project is expected to take approximately 12 months
from start to finish with a start date in the summer of 2016. Starting with the site grading and utilities
and then progressing from east to west constructing buildings 4 and 5 first and moving west with the
final buildings being 1 and 8. All building construction would happen congruent, starting with
foundations through landscaping to help expedite the construction impact on the surrounding
community.
The proposed Grant Place Townhome development demonstrates superiority over what would result
without a Planned Urban Development (PUD) and will result in an aesthetically pleasing, socially
healthy community and enVironmentally sensitive project with ample green space, existing trees,
interior building cluster, pedestrian garden plaza and looped access road. All promoting safety while
providing a generous distance/buffer between this project and the neighboring developments which is
a direct benefit to the Grant Place town home development as well as the surrounding communities.
_ 25 CENTRAL WAY SUITE 210 , KIRKLAND, WA 98033 , 425,454.7130 , WWW,MllBRANDTARCH.(OM
MILBRANDT ARCHITECTS
Deviations requested are as follows:
01. 4-2-110A Maximum Net Density Maximum density is required to be 20 dwelling units per acre and
we currently show 22.9. There is an allowance to have a density
of 25 dwelling units per acre if we provide one affordable unit per
net acre. We have 28 units that share lot lines allowing for a
higher density development with a minimal footprint and les
impervious surface. We have introduced a perimeter drive aisle
the effects our net acre amount used in calculating density which
would have been lower if a traditional central drive were
provided. This perimeter drive also provides a buffer to
neighboring developments and provides safety to the Grant Place
Development by separating vehicular and pedestrian movement.
We would like to be granted a deviation from this requirement.
02_ 4-2-110A Minimum Lot Width Minimum interior lot widths are required to be 25'. We have
at interior lots. buildings containing either 4 or 5 units each with unit widths
ranging from 16.5' to 20' wide at the interiors. Because the site is
platted in order to sell each individual unit we end up with lots
substantially smaller than the required lot width. As a whole the
buildings have widths ranging from 78'-6" at the 4 unit buildings
to 95'-0" at the 5 unit buildings. We request a deviation from this
code requirement.
03. 4-2-110A Minimum Lot Width Minimum lot with at corner lots are required to be 30'. We have
at Corner Lots. buildings containing either 4 or 5 units each with end units being
21' -0" wide. Because the site shall be platted in order to sell each
individual unit we end up with lot widths that are smaller than
required. As a whole the buildings have widths ranging from 78'-
6" at the 4 unit buildings to 95'-0" at the 5 unit bUildings. We
request a deviation from this code requirement.
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MILBRANDT ARCHITECTS
04. 4-2-110A Minimum Rear Yard The minimum rear yard is required to be 10'-0". We currently
have an average rear yard distance of 4' -0" that abuts the circular
drive aisle. Because the site shall be platted and due to the site
design with a loop drive we will require a deviation from this code
requirement. Currently the development will have a proposed
rear yard setback of 4' then a loop drive of 20' and planting buffer
of 8' we have an actual average distance of 32' to the south site
property line. We request a deviation from this code
requirement.
OS. 4-2-110A Minimum Side Yard The minimum side yard setback is required to be 5. The site is
Setback proposed to be platted into individual lots for sale. Townhomes
share a common separation wall along a shared property line
whereas setbacks are not possible. We request a deviation from
this code requirement.
06. 4-2-110A Maximum Building Maximum Building Coverage for a town home development is
Coverage. 70%. Our site has been platted creating individual lots that are for
sale. Lot coverage for the entire development is at 28% which is
far lower than for each individual lot which averages between
54%-70%
07. Maximum Impervious Surface Maximum impervious surface for a town home development is
Area 75%. Our site has been platted creating individual lots that are for
sale. Lot impervious surface area for the entire development is at
65% which is lower than required however for each individual
platted lot the averages are between 71%-84%. As individual lots
they are in excess of the allowed Maximum Impervious surface
area and would require a deviation.
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MILBRANDT ARCHITECTS
0.84-4-090 Refuse and Recyclables All new developments for multi-family residences shall provide
Standards. on-site refuse and recyclables deposit areas and collection points
for collection of refuse and recyclables in compliance with this
section. We are proposing storage, refused and recyclable items
per individual units, Locations have been provided within each
individual garage for the storage of refuge and recyclables, Per
exemption B. single family and duplexes are exempt from this
requirement. Grant Place townhomes as a platted project creates
individual units each responsible for their individual refuge and
recycling and each with individual storage locations for refuge
and recyclables, We request a departure from this code
requirement,
We strongly feel that this proposed development will create a uniquely designed community that
respects the neighboring properties and is far superior in layout and design then what would be built
without the use of a PUD,
Sincerely,
Robert E, Weible
Principal
_ 25 CENTRAL WAY SUITE 210 KIRKLANO, WA 98033 , 425.454.7130 , WWW,MILBRANDTARCH.(OM
November 11, 2015
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
Re: Urban Center Design Overlay District Report (District B)
MILBRANDT ARCHITECTS
The building entries have been designed to provide adequate cover from the elements as well as provide
an aesthetically pleasing look to the fa~ade. Each entry is approximately 6 feet wide and 4 feet deep with
angle bracing versus vertical columns to provide interest and conform to the contemporary design. All
entries are accessed from a continuous walkway through a courtyard garden space designed to promote
community. All porches are raised from the court/garden to provide a territorial feel to each individual unit
while also allowing a strong community connection between all units. The two street facing entries located
on buildings 1 and 8 are set back from Grant Avenue by approximately 80 feet. Each of the buildings street
facing facades have been upgraded to include additional glazing along with stone veneer and horizontal
cedar to help provide a greater sense of quality. Both entries are raised and located behind a park space
and surrounded with a grand decorative walkway to the central garden promenade.
Our building design and layout fully takes advantage of the site area and would be more in line with the
massing and density of the current developments existing to the south. The buildings in our townhome
development will be grouped and oriented in a fashion as to create a scheme in which the town homes all
face onto a green pedestrian corridor with vehicular traffic pushed to the perimeter of the site. This creates
a design in which all building garages are serviced by an alley drive and all entrances are provided along a
pedestrian boulevard. By pushing the vehicular drive to the perimeter of the site, we have created a
transitional buffer between our development and that of the current development located to the
immediate south. Along with the drive, we will also be adding in site trees around the extreme edges to
help further create a buffer and to help with transition of scale from the surrounding developments and
our proposed slightly higher density development while at the same time allowing ample daylighting to
both projects. Through a great deal of articulation and roofline modulation we have created a fa,ade and
expresses each individual unit versus one large building while at the same time using high quality materials
and colors to create continuity throughout the design.
All garbage and recycling will be kept within each units private garages and brought out on
garbage/recycling days. We do not have areas where trash or recycling will be stored.
Parking across the site will be handled in such a way as to have no large surface area parking lots. Instead
we are locating three parallel parking stalls near the entry of the development, two more at the midpoints
of the access road drive, and two toward the exit of the development. Each unit will be designed to
accommodate a two car garage for building occupants.
Access to our site will utilize one way ingress and egress road like this, we will create a calmer traffic
environment within the development than would be created by the use of a two way street. This access
road will create a safer environment for residence pulling out of their garages and eliminate the need to
create a large turnaround circle for emergency vehicles. By pulling the vehicle access to the perimeter like
this, we will also be able to create a separate pedestrian circulation corridor. This green public corridor will
be the primary focal point of the development with the proposed town home buildings all fronting onto and
feeding into this attractive human scaled space rather than a street which has become the norm in many
recent housing developments. This pedestrian corridor will tie back into the existing pedestrian facilities
_ 25 CENTRAl WAY SUITE 210 , KIRKLAND, WA 98033 , 425.454.7130 , WWW.MILBRANDTAR(H.(OM
MILBRANDT ARCHITECTS
already present along Grant Ave South through the open public park space proposed at the western end of
the site. This open public space will provide yet another public benefit to residences of the proposed
development and to those of the neighborhood who pass by. From here, it is only a short walk along the
existing sidewalk system to the nearby transit stops along S. Puget Dr.
Landscaping will be done to incorporate areas of small private spaces at the building entries to larger
spaces within the more public locations between the building and ending with the play lawn/open space at
the very West of the site which would be the main gathering space on the site. We worked to save at
minimum 10 existing trees on site, these trees are located in two locations first at the East end of the open
plaza/garden near buildings 3 and 6, then at the South East corner of the site below building 5. We are
incorporating trees all along the perimeter of the site to help buffer existing communities and provide
more visual interest and a higher sense of quality. The central portion of the site will have a community
Plaza/Garden the will consist of walkways, micro plazas that incorporate seating and turf patches that
could be used for gathering. Plantings will consist of ground covers to shrubs and then a variety of larger
trees. All plantings will incorporate automatic irrigations systems to ensure plants have the proper amount
of moisture along with the use of native low maintenance plantings.
The architecture of the buildings will be of a modern/contemporary style showcasing shed roofs, angled
entry posts, crisp lines and modern materials. Each unit will be identifiable through the use of modulation
material changes and colors as well as individually colored easily identifiable entry doors. The elevations as
mentioned above will be modulated and incorporate dynamic material changes as well as having several
window orientations and styles. Materials being incorporated throughout the project will consist of stone
veneer, hardy panels and lap siding along with horizontal clear cedar siding. We will have 3 color schemes
that create a variety between buildings while at the same time keeping a consistent complimentary look
and feel. The ends of buildings 1 and 8 that face Grant Ave will incorporate a greater amount of glazing
providing more visual interest from Grant Avenue.
This development is to be completed in a single phase and as such will work as a standalone project with
all the required spaces, utilities, and amenities required to create an extremely desirable and stable
community environment.
Sincerely,
Robert E. Weible
Principal
_ 25 CENTRAL WAY SUITE 210 KIRKLAND, WI 98033 , 425.454.7130 , WWW.MllBRANDTARCH.COM
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
PURPOSE OF CHECKLIST:
City of Renton Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental
agencies to consider the environmental impacts of a proposal before making decisions. An
Environmental Impact Statement (EIS) must be prepared for all proposals with probable
significant adverse impacts on the quality of the environment. The purpose of this checklist is
to provide information to help you and the agency identify impacts from your proposal (and to
reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide
whether an EIS is required.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of
your proposal are significant, requiring preparation of an EIS. Answer the questions briefly,
with the most precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In
most cases, you should be able to answer the questions from your own observations or project
plans without the need to hire experts. If you really do not know the answer, or if a question
does not apply to your proposal, write "do not know" or "does not apply". Complete answers
to the questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental
agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period of time or on different parcels of land. Attach any additional information that will help
describe your proposal or its environmental effects. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining ifthere may be significant adverse impact.
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
Complete this checklist for nonproject proposals, even though questions may be answered
"does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT
ACTIONS (part D).
For non project actions (actions involving decisions on policies, plans and programs), the
references in the checklist to the words "project," "applicant," and "property or site" should be
read as "proposal," "proposer," and "affected geographic area," respectively.
- 1 -06109
A. BACKGROUND
1. Name of proposed project, if applicable: Grant Place Townhomes
2. Name of applicant:
Satwant Singh
24419 10S'h PL SE
Kent, WA 98030
3. Address and phone number of applicant and contact person:
Washington Commercial Investment, LLC
24419 10Sth PI SE Kent WA 98030
206-391-3311
Contact: Satwant Singh
Milbrandt Architects
2S Central Way Suite 210
Kirkland, WA 98033
425-454-7130
Contact: David J Vincent
4. Date checklist prepared: November 9, 2015
5. Agency requesting checklist: City of Renton Washington
6. Proposed timing or schedule (including phasing, if applicable): Approximate timeline for
construction start would be the summer of 2016, with a 12 month construction
timeline and an estimated completion time being the summer of 2017 respectively.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain. No
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal. Geotechnical report prepared by Nelson
Geotechnical Associates Inc., Limited Geotechnical Review letter by Cobalt
Geosciences, Technical Information report prepared by Pacific Engineering Design,
LLC. Traffic Study prepared by Jake Traffic Engineering, Inc. Arborist report for
proposed trees to be saved.
- 3 -06/09
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
Preliminary Plat for the site under concurrent review with the Preliminary PUD
review.
10. List any governmental approvals or permits that will be needed for your proposal, if
known. The standard City of Renton permits for construction, including clear and
grade, site work construction, building permits and utility extensions will be required
for this permit. NPDES permit from WSDOE. Franchise Utility Approvals (Power,
Natural Gas, Telephone, Cable TV). Power Utility release letter for use of overhead
power easement area.
11. Give brief, complete description of your proposal, including the proposed uses and the
size of the project and site. The project will construct 8 residential buildings consisting
of 4-5 units each for a total of 36 townhome units on a 2.12 acre parcel located at
1600 Grant Avenue South in Renton, Washington.
-4-06109
12. Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, if any, and section,
township, and range if known. If a proposal would occur over a range of area, provide
the range or boundaries of the site(s). Provide a legal description, site plan, vicinity
map, and topographic map, if reasonably available. While you should submit any plans
required by the agency, you are not required to duplicate maps or detailed plans
submitted with any permit applications related to this checklist. The project is located
at 1600 Grant Avenue South in Renton Washington, parcel number 202305-905202 SW
Section 20, Township 23N Range SE.
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site (circle one); flat, rolling, I!illlYJ, steep slopes,
mountainous, other _Some Slope ____ _
b. What is the steepest slope on the site (approximate percent slope?)
Approximately 10% to 15%.
c. What general types of soils are found on the site (for example, clay, sand, gravel,
peat, muck)? If you know the classification of agricultural soils, specify them and
note any prime farmland. According to a soils report prepared for the property
in 2005 where 8 test pits were dug they found loose topsoil to 1.5 feet down
and then medium to dense sand and gravel.
d. Are there surface indications or history of unstable soils in the immediate
vicinity? If so, describe. No signs of a history of unstable soils have been
identified on the project site or in the vicinity.
e. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill. The purpose of the fill and grading will be to
construct proposed 36-unit town home development and associated roads and
infrastructure. Fill will be onsite cut to fill. There will be approximately 7,000
CY cut and 6,000 CY fill. Source material will be onsite Except for any
rock/gravel for construction of walls, roads, or pipe bedding.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe. Erosion could occur during construction, but standard Best
Management Practices will be used to prevent erosion sediment transport in
accordance with City permit requirements.
-5-06109
g. About what percent of the site will be covered with impervious surfaces after
project construction (for example, asphalt or buildings)? Approximately 6S%
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if
any: Standard Best Practices will be used to prevent erosion in accordance with
the City of Renton permit requirements .
. 6 . 06/09
2. AIR
a. What types of emissions to the air would result from the proposal (i.e., dust,
automobile, odors, industrial wood smoke) during construction and when the
project is completed? If any, generally describe and give approximate quantities
if known. Exhaust emissions from equipment, both diesel and gas operated,
will take place during construction. Dust may be emitted during compaction
and grading throughout the construction phase.
b. Are there any off-site sources of emission or odor that may affect your proposal?
If so, generally describe. No
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
Dust from earthwork activities will be controlled by watering and moisture
conditioning.
3. WATER
a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site
(including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)?
If yes, describe type and provide names. If appropriate, state what stream or
river it flows into. There is no surface water on the project property or in the
immediate vicinity.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans. No
3) Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material. None
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known. No
5) Does the proposal lie within a 100-year flood plain? If so, note location on the
site plan. No
- 7 -06/09
6) Does the proposal involve any discharges of waste materials to surface waters?
If so, describe the type of waste and anticipated volume of discharge. No
- 8 -
06/09
b. Ground Water:
1) Will ground water be withdrawn, or will water be discharged to ground water?
Give general description, purpose, and approximate quantities if known. No
2) Describe waste material that will be discharged into the ground from septic
tanks or other sources, if any (for example: Domestic sewage; industrial,
containing the following chemicals ... ; agricultural; etc.). Describe the general
size of the system, the number of such systems, the number of houses to be
served (if applicable), or the number of animals or humans the system(s) are
expected to serve. None
c. Water Runoff (including storm water):
1} Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters, If so, describe. The source of runoff from
the site will be storm water. The storm runoff will be collected in catch basins
along the access driveway and roof drain systems for the buildings.
2) Could waste material enter ground or surface waters? If so, generally describe.
No
d. Proposed measures to reduce or control surface, ground, and runoff water
impacts, if any: Runoff will be detained for flow control and treated for water
quality in a combined vault in accordance with City of Renton requirements
prior to discharge to the Grant Avenue South public drainage system.
4. PLANTS
a. Check or circle types of vegetation found on the site:
_x_ deciduous tree: alder, maple, aspen, other
_x_ evergreen tree: fir, cedar, pine, other
x shrubs
_x_ grass
__ pasture
__ crop or grain
__ wet soil plants: cattail, buttercup, bull rush, skunk cabbage, other
__ water plants: water lily, eel grass, milfoil, other
_x_ other types of vegetation Black Berry
b. What kind and amount of vegetation will be removed or altered? The project
will require the removal of approximately 41 trees ranging from 8" to 36"
caliper. Trees to be removed are 23 Alder, 3 Cedar, 3 Cherry, 1 Deciduous, 6
Maple, 1 Locust, 3 Fir and 1 Ash. We will also be removing scrub brush that
includes blackberry bushes.
- 9 -06109
c. List threatened or endangered species known to be on or near the site. None
d. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any: The normally required landscaping for
permit approval will be provided by this project. Any tree replacement
required to compensate for removal of significant trees will be done in
accordance with City of Renton code requirements.
5. ANIMALS
a. Circle any birds and animals, which have been observed on or near the site or
are known to be on or near the site:
Birds: hawk, heron, eagle, ~ongbird~, other _Crows and Chickadee's, __ _
Mammals: deer, bear, elk, beaver, other _Squirrels,~ __
Fish: bass, salmon, trout, herring, shellfish, other _N/A_
b. List any threatened or endangered species known to be on or near the site.
None
c. Is the site part of a migration route? If so, explain No
d. Proposed measures to preserve or enhance wildlife, if any: None
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to
meet the completed project's energy needs? Describe whether it will be used
for heating, manufacturing, etc. Gas and Electricity may be used to meet the
needs of this project, the project will incorporate energy efficient fixtures and
will utilize gas water heaters that will meet a .82 efficiency.
b. Would your project affect the potential use of solar energy by adjacent
properties? If so, generally describe. No
c. What kinds of energy conservation features are included in the plans of this
proposal? List other proposed measures to reduce or control energy impacts, if
any: None
. 10· 06/09
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic
chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur
as a result of this proposal? If so, describe. No
1) Describe special emergency services that might be required. Local fire, police,
aid units or ambulances may be required in case of accident or injury during
the course of construction.
2) Proposed measures to reduce or control environmental health hazards, if any:
None
. 11 -06/09
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)? The ambient traffic noise from Grant
Avenue is expected to be low. No other off-site noise is expected.
2) What types and levels of noise would be created by or associated with the
project on a short-term or a long-term basis (for example: traffic, construction,
operation, other)? Indicate what hours noise would come from the site. The
ambient traffic noise from machinery during working hours will occur during
the course of construction. Normal noise from residential neighborhood
activities will occur after the project is completed and occupied.
3) Proposed measures to reduce or control noise impacts, if any: Working hours
can be established by contract, limiting working hours to weekdays from 7:00
A.M. to 6:00 P.M. unless otherwise approved by the City of Renton.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties? Residential
b. Has the site been used for agriculture? If so, describe. No
c. Describe any structures on the site. One single family residence and separate
garage.
d. Will any structures be demolished? If so, what? All structures on site will be
demolished.
e. What is the current zoning classification of the site? RM-F
f. What is the current comprehensive plan designation of the site? RHO
(Residential High Density)
g. If applicable, what is the current shoreline master program designation of the
site? Not Applicable.
-12-06/09
h. Has any part of the site been classified as an "environmentally sensitive" area? If
so, specify. No
i. Approximately how many people would reside or work in the completed
project? Approximately 70 -80 people will reside in the completed project.
j. Approximately how many people would the completed project displace? The
project will not displace anyone, current single family home is vacant.
k. Proposed measures to avoid or reduce displacement impacts, if any: None
I. Proposed measures to ensure the proposal is compatible with existing and
projected land uses and plans, if any: The project will be in compliance with all
applicable land-use and zoning codes.
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether
high, middle, or low-income housing. Approximately 36 townhome units will be
provided. They will be configured as middle-income housing.
b. Approximately how many units, if any, would be eliminated? Indicate whether
high, middle, or low-income housing. One middle income home will be
eliminated currently vacant.
c. Proposed measures to reduce or control housing impacts, if any: None
10. AESTHETICS
a. What is the tallest height of any proposed structure(s), not including antennas;
what is the principal exterior building material(s) proposed. Approximately 33'-
7" from the lowest grade to the highest peak.
b. What views in the immediate vicinity would be altered or obstructed? None
. 13 . 06/09
c. Proposed measures to reduce or control aesthetic impacts, if any: The
architectural design and finishes will be in compliance with the City of Renton
Land use Codes and design guidelines.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur? The proposed development will produce the normal light and
glare typically resulting from a residential/multifamily neighborhood.
b. Could light or glare from the finished project be a safety hazard or interfere with
views? No
c. What existing off-site sources of light or glare may affect your proposal? None
d. Proposed measures to reduce or control light and glare impacts, if any: The light
from the development can be shielded and / or directed away from adjacent
properties to prevent safety hazards and protect views as applicable.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate
vicinity? None
b. Would the proposed project displace any existing recreational uses? If so,
describe. No
c. Proposed measures to reduce or control impacts on recreation, including
recreation opportunities to be provided by the project or applicant, if any: A tot
lot and small park area will be provided as a part of this development.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on, or proposed for, national state, or local
preservation registers known to be on or next to the site? If so, generally
describe. No
. 14· 06/09
b. Generally describe any landmarks or evidence of historic, archaeological,
scientific, or cultural importance known to be on or next to the site. None
c. Proposed measures to reduce or control impacts, if any: Not Applicable
14. TRANSPORTATION
a. Identify public streets and highways serving the site, and describe proposed
access to the existing street system. Show on site plans, if any. The site is
directly served by Grant Avenue South, which is fed by Puget Drive SE, which is
fed by Benson Road South and then Interstate 405.
b. Is site currently served by public transit? If not, what is the approximate
distance to the nearest transit stop? The site is not directly served by public
transit. Bus service is available on Puget Drive SE approximately 1,000 feet to
the South.
c. How many parking spaces would the completed project have? How many would
the project eliminate? The project will provide 2 parking stalls in enclosed
garages for each unit for a total of approximately 72 enclosed spaces, and an
additional 7 uncovered stalls for a total or approximately 79 stalls.
d. Will the proposal require any new roads or streets, or improvements to existing
roads or streets, not including driveways? If so, generally describe (indicate
whether public or private? The proposal will include a private drive aisle
entering the site at the North West corner looping around and exiting at the
South West corner.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe. No
f. How many vehicular trips per day would be generated by the completed
project? If known, indicate when peak volumes would occur. Based on our
traffic analysis, 199 net new daily trips will be generated by our project.
g. Proposed measures to reduce or control transportation impacts, if any: None
15. PUBLIC SERVICES
. 15· 06/09
a. Would the project result in an increased need for public services (for example:
fire protection, police protection, health care, schools, other)? If so, generally
describe. No
b. Proposed measures to reduce or control direct impacts on public services, if any.
None
16. UTILITIES
a.
b. Describe the utilities that are proposed for the project, the utility providing the
service, and the general construction activities on the site or in the immediate
vicinity which might be needed. Utilities proposed for the project include new
sanitary sewer and water, new telephone, cable TV/Communications, power
and gas.
C. SIGNATURE
I, the undersigned, declare under penalty of perjury under the laws of the State of
Washington that to the best of my knowledge the above information is true, correct,
and complete. It is understood that the lead agency may withdraw any declaration of
non-significance that it . ht issue in reliance upon this checklist should there be any
willful misrepresentati nor willful I ck of full disclosure on my part.
~ ~ \
Proponent Signatu re: \-"*~.L.I.<:t-,l(&-=:::"'---,----------
[vJ;l U i "Y-eA J: Name Printed:
Date:
-16 -06109
DENSITY
WORKSHEET
City of Renton Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1, Gross area of property: 1. _92,721 _____ 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:
6. Divide line 5 by line 4 for net density:
--::--:--:-=-_ square feet
_24,480_ square feet
____ square feet
2. _24,480 square feet
3. __ 68,241 square feet
4. __ 1.5665977961 acres
5. __ 36 ____ units/lots
6. _22.9797335919 = dwelling
units/acre
'Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deducted/excluded.
,* Alleys (public or private) do not have to be excluded.
H:\1529\PPUD\DOC Fitcs\15 0804 Density Worksheet.doc -1 -OJ/08
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT -----".".,,-.. Ren ton e
TREE RETENTION WORKSHEET
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 I www.rentonwa.gov
1. Total number of trees over 6" diameter', or alder or cottonwood
trees at least 8" in diameter on project site 53 ------
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dangerous 2
Trees in proposed public streets
Trees in proposed private access easements/tracts
Trees in critical areas 3 and buffers
Total number of excluded trees:
3. Subtract line 2 from line 1:
15
0
0
0
15
38
4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by:
0.3 in zones RC, R-l, R-4, R-6 or R-8
0.2 in all other residential zones
0.1 in all commercial and industrial zones 8 -----
5. List the number of 6" in diameter, or alder or cottonwood trees
over 8" in diameter that you are proposingS to retain 4
: 3
6. Subtract line 5 from line 4 for trees to be replaced:
(if line 6 is zero or less, stop here. No replacement trees are required) (5)
7. Multiply line 6 by 12" for number of required replacement inches: (55)
8. Proposed size of trees to meet additional planting requirement:
j
trees
trees
trees
trees
trees
trees
trees
trees
trees
trees
inches
(Minimum 2" caliper trees required) inches per tree
9. Divide line 7 by line 8 for number of replacement trees 6 :
(If remainder is .5 or greater, round up to the next whole number) -Infinity trees
1 Measured at 4.5' above grade.
2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed
landscape architect, or certified arborist, and approved by the City.
3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050.
4 Count only those trees to be retained outside of critical 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.
6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least
six feet (6') tall, shall be planted. See RMC 4-4-130.H.l.e.(ii) for prohibited types of replacement trees. ,
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planni ng\ Tree Retention Worksheet.docx 08/2015
Minimum Tree Density
A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family
dwellings in R-lO and R-14). The tree density may consist of existing trees, replacement trees, or a
combination.
Detached single-family development 7
: Two (2) significant trees 8 for every five thousand (5,000) sq. ft. of lot
area. For example, a lot with 9,600 square feet and a detached single-family house is required to have four (4)
significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24"). This
is determined with the following formula:
(
Lot Area ) x Z = Minimum Numbero/Trees
5,OOOsq.jt.
Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq.
ft. of lot area.
(
Lot Area ) x 4 = Minimum Number of T fees
5,OOOsq.jt.
1(93,139 sf 15,000 sq.ft) X 4 = 74.5 trees required I
Example Tree Density Table'
Lot Lot size Min significant
trees required
1 5,000 2
2 10,000 4
3 15,000 6
New Trees Retained Trees Compliant
2 @ 2" caliper 0 Yes
0 1 tree (24 caliper Yes
inches)
2 @ 2" caliper 1 Maple-IS Yes
caliper inches
1 Fir - 9 caliper
inches.
7 Lots developed with detached dwellings in the R-IO and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite,
however they are not exempt from the annual tree removal limits.
8 Or the gross equivalent of caliper inches provided by one (1) or more trees. ,
H:\CE D\Data\Forms-Templates\Self-Help Handouts\Planning\ Tree Retention Worksheet.docx 08/2015
Greenforest Incorporated
December 21, 2015
Satwant Singh
15423 SE 272 nd St., Ste. 110
Kent WA 98042
RE: Arborist Report -Grant Place Townhomes, 1600 Grant Ave S., Renton WA
Dear Mr. Singh:
In preparation for development of the above referenced site, you contracted my
services as a consulting arborist. My assignment is to inspect certain trees proposed for
retention, and assess their viability as retained trees.
Project architect David Vincent provided me a Topographic Survey prepared by Tyee
Surveyors, dated 7/22/15 showing the location of the surveyed trees on site (See
attached). The survey was annotated to identify 11 trees proposed for retention. I
visited the site 12/16/2015 and inspected the 11 trees, which are the subject of this
report.
TREE INSPECTION
I visually inspected each tree from the ground and rated both tree health and structure.
A tree's structure is distinct from its health. This inspection identifies what is visible
with both. Structure is the way the tree is put together or constructed, and identifying
obvious defects can be helpful in determining if a tree is predisposed to failure. Health
addresses disease and insect infestation.
No invasive procedures were performed on any trees. The results of this inspection are
based on what is visible at the time of the inspection.
4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723-0656
Satwant Singh
RE: Arborist Report -Grant Place Townhomes, 1600 Grant Ave S., Renton WA
December 21, 2015
Page 2 of 6
The table below summarizes the following information about each tree:
Tree number as indicated on the attached plan.
DBH Stem diameter in inches measured 4.S feet from the ground (DBH).
Tree Species Common name.
Tree Category Indicates if tree is Significant\ Landmark2 or Dangerous 3
Dripline Average canopy extension (radius) in feet from the trunk.
Health & Structure Rating '1' indicates no visible health-related problems or
structural defects; '2' indicates minor visible problems or defects that may
require attention or maintenance if the tree is retained, and/or the tree
should only remain as a grove tree, and not stand alone; and '3' indicates
significant visible problems or defects, the tree is not viable for retention and
is considered Dangerous by City code.
Visible Defects Obvious structural defects or diseases visible at time of
inspection, which includes:
Branch dieback -Mature branches in canopy are dying/dead.
Decay -process of wood degradation by micro-organisms resulting in
weak and defective structure.
Decline -Tree is in an obvious state of declining vigor/vitality.
Double leader -the tree has multiple stem attachments, which may
require maintenance or monitoring over time.
Tree leans -Trunk has significant lean from vertical.
Trunk decay -Wood decay is visible in the trunk.
1 Tree, Significant: A tree with a caliper of at least six inches (6"), or an alder or cottonwood tree with a
caliper of at least eight inches (8").
2 Tree, Landmark: A tree with a caliper of thirty inches (30") or greater.
3 Tree, Dangerous: Any tree that has been certified, in a written report, as dead, terminally diseased,
damaged, or otherwise dangerous to persons or property by a certified arborist.
Greenforest @ Registered Consulting Arboris!
Satwant Singh
RE: Arborist Report -Grant Place Townhomes, 1600 Grant Ave S., Renton WA
December 21, 2015
Page 3 of 6
Tree Inventory
-I 0 0 ::c Vl
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rt> ~
rt> ::c "0 '" " ;::;:-n
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0 rt> " ~ Tree rt>
Species Category Visible Defects/Comments
14 12" Red alder 14' Dangerous 3 3 Double leader with included bark,
tru n k cracked.
17 12" Bigleaf maple 15' Significant 1 1
Top oftree dead and failed, decay
24 14" Red alder 15' Dangerous 3 3 in trunk. Dieback of branches
throughout canopy.
Some branch dieback in upper
25 14" Red alder 12' Dangerous 2 2 canopy. Double-trunked tree
with #26. Retain only in a grove,
not as a stand-alone tree.
Some branch dieback in upper
26 14" Red alder 12' Dangerous 2 2 canopy. Double-trunked tree
with #26. Retain only in a grove,
not as a stand-alone tree.
27 14" Red alder 12' Dangerous 3 3 Advanced trunk decay.
28 14" Red alder 12' Dangerous 3 3 Lean, trunk decay, top of tree
dead/previous failure.
29 14" Red alder 12' Dangerous 3 3 Tree top dead/broken, trunk
decay.
Top oftree dead and failed, decay
35 16" Red alder 15' Dangerous 3 3 in trunk. Dieback of branches
throughout canopy.
Top oftree dead and failed, decay
40 18" Red alder 15' Dangerous 3 3 in trunk. Dieback of branches
throughout canopy.
44 20" Red alder 16' Dangerous 3 3 Trunk decay, branch decline.
Greenforest @ Registered Consulting Arborist
Satwant Singh
RE: Arborist Report -Grant Place Townhomes, 1600 Grant Ave S., Renton WA
December 21, 2015
Page 40f6
Ten of the eleven subject trees are not viable for retention because of current poor or
declining health and/or high risk of failure due to structural defects and previous
failures. There are no treatments that can ameliorate these problems.
Thank you very much for your business. Let me know if you need any additional
information.
Digitally signed by Favero Greenforesl Sincerely, Favero Greenforest DN: cn=Favero Greenforest, 0, OU,
email=greenforestinc@mindspring.com.c=US
Date:2015.12.2110:10:14-0S·00· rest, ~_
By avero Gre:l~
ISA Certified Arborist # PN -0143A
A5CA Registered Consulting Arborist· #379
ISA Tree Risk Assessment Qualified
Attachments:
1. Assumptions & Limiting Conditions
2. Annotated Topographic Survey
Greenforest @ Registered Consulting Arborist
Satwant Singh
RE: Arborist Report -Grant Place Townhomes, 1600 Grant Ave S., Renton WA
December 21, 2015
Page 5 of 6
Attachment .No. 1 -Assumptions & Limiting Conditions
1. A field examination of the site was made 12/16/2015. My observations and
conclusions are as of that date.
2. Care has been taken to obtain all information from reliable sources. All data has
been verified insofar as possible; however, the consultant/arborist can neither
guarantee nor be responsible for the accuracy of information provided by others.
3. I am not a qualified land surveyor. Reasonable care was used to match the trees
indicated on the sheet with those growing on site.
4. Construction activities can significantly affect the condition of retained trees. All
retained trees should be inspected after construction is completed, and then
inspected regularly as part of routine maintenance.
5. Unless stated other wise: 1) information contained in this report covers only
those trees that were examined and reflects the condition of those trees at the
time of inspection; and 2) the inspection is limited to visual examination of the
subject trees without dissection, excavation, probing, or coring. There is no
warranty or guarantee, expressed or implied that problems or deficiencies of the
subject tree may not arise in the future.
6. All trees possess the risk of failure. Trees can fail at any time, with or without
obvious defects, and with or without applied stress. A complete evaluation of
the potential for this (a) tree to fail requires excavation and examination of the
base of the subject tree. Permission of the current property owner must be
obtained before this work can be undertaken and the hazard evaluation
completed.
7. The consultant/appraiser shall not be required to give testimony or to attend
court by reason of this report unless subsequent contractual arrangements are
made.
8. This report and any values/opinions expressed herein represent the opinion of
the consultant/appraiser, and the consultant's/appraiser's fee is in no way
contingent upon the reporting of a specified value, a stipulated result, the
occurrence of a subsequent event, nor upon any finding to be reported.
Greenforest @ Registered Consulting Arborist
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Cobalt
Geosciences
Decemberl8,2015
Mr. Satwant Singh
pmvrsingh@gmail.com
RE: Limited Geotechnical Review
Proposed Townhouse Development
1600 Grant Avenue South
Renton, Washington
Dear Mr. Singh,
P.O. Box 82243
Kenmore, Washington 98028
(206) 33'-1097
In accordance with your authorization, Cobalt Geosciences has prepared this letter to discuss our
review of the previous geotechnical report for the property.
We have reviewed a site plan (Sheet C03) prepared by Pacific Engineering Design dated January
9, 2015 and the report; Geotechnical Engineering Evaluation, Grant's Place, prepared by Nelson
Geotechnical Associates, Inc. (Nelson) dated June 10, 2005.
Review
The site plan indicates that the proposed development includes 8 multi-story townhouse
structures along with access roadways and utilities. It appears that the development will be
constructed generally to fit the existing topography.
Nelson excavated eight test pits throughout the property and encountered soil materials
consistent with weathered and unweathered glacial till. Perched groundwater was encountered in
all of the test pits (2.5 to 7.5 feet below grades) and they discussed a potential need for cutoff
drain installation depending on the locations and depth of the development.
Conclusions and Recommendations
In general, the site topographic conditions appear consistent with those observed by Nelson
during their 2005 investigation and it is a reasonable assumption that the soil conditions have not
changed significantly since the date of their investigation.
It is our opinion that any geotechnical-related issues that may arise during construction can be
adequately managed through on-site oversight and recommendations by the geotechnical
engineer. These could include, but are not limited to, local overexcavation below building
footings and in roadways if soft soils are encountered and drainage improvements if groundwater
becomes an issue during construction.
The Nelson report included limited seismic hazard information which was based on the
requirements in the 2003 International Building Code (IBC). Below are updated seismic design
criteria consistent with the 2012 !BC.
December 18, 2015
Page 2 Of2
Limited Geotechnical Review
We referenced the U.S. Geological Survey (USGS) Earthquake Hazards Program Website to
obtain values for Ss, S" Fa, and Fv. The USGS website includes the most updated published data
on seismic conditions. The site specific seismic design parameters and adjusted maximum
spectral response acceleration parameters are as follows:
PGA (Peak Ground Acceleration, in percent of g)
Ss 141. 70% of g
S, 52.90% of g
FA 1.00
Fv 1.50
Additional seismic considerations include liquefaction potential and amplification of ground
motions by soft/loose soil deposits. The liquefaction potential is highest for loose sand with a
high groundwater table. The dense soil deposits that underlie the site have a low potential for
liquefaction.
Closure
The recommendations made in this report are based on the assumption that soil conditions do
not vary significantly from those disclosed in the previous field evaluation. If any variations or
undesirable conditions are encountered during construction, Cobalt Geosciences should be
notified so that supplemental recommendations can be made. Cobalt Geosciences should be on
site to observe excavation work, fill placement and compaction, footing excavations, and to
provide additional recommendations if necessary.
The conclusions of this report are based on the limited information provided regarding the
proposed construction. Cobalt Geosciences shonld be provided with fmal design plans for review.
If the proposed construction is relocated or redesigned, the conclusions in this report may not be
valid.
The information presented herein is based upon professional interpretation utilizing standard
practices and a degree of conservatism deemed proper for this project. We emphasize that this
report is valid for this project as outlined above, and should not be used for any other site.
Sincerely,
Cobalt Geosciences
Phil Haberman, P.G., P.E.G.
Principal Engineering Geologist
PH/sc
GEOTE~CALENGllffiEruNG
EVALUATION
GRANT'S PLACE
RENTON, WASHINGTON
PREPARED FOR
TRIDOR, INC.
17311 _l35fu Avenue NE, A-500
Woodinville, WA 98072
(425) ~1669 • (425) Fax 431-2510
June 10,2005
Mr. Scott Wildof
Tridor Inc.
P.O. Box 747
Bellevue, W A 98009
NELSON GEOTECHNICAL
ASSOCIATES, INC.
GEOTECHNICAL ENGINEERS & GEOLOGISTS
Snohomish County (425) 337-1669
Wenatchee/Chelan (509) 784-2756
Geotechnical Engineering Evaluation
Grant's Place
Renton, Washington
NGA File No. 712005
Dear Mr. Wildof:
We are pleased to submit the attached report titled "Geotechnical Engineering Evaluation -Grant's Place
-Renton, Wasrungton." This report summarizes the existing snrface and subsurface conditions withio the
site and provides general recommendations for the proposed site development Our services were
completed in general accordance with the proposal signed by you on May 17,2005.
The site is currently occupied by a single-family residence and several outbuildiogs with brush and
scattered trees within the western portion of the property. Development for this property is planned to
consist of the construction of multiple three-story townhomes with associated pavement and utilities.
Stormwater is to be managed on site via a detention system within the planned driveway access road. We
monitored the excavation of eight test pits in the planned development areas. Our explorations iodicated
that the site is generally underlain by competent native glacial till deposits_
The site is located in an area that was historically mioed for coal. We did not observe evidence of mining
operations such as mioe shafts or tailings on this site. We also reviewed materials related to past coal
mining activities io the site vicioity at the Washington State Department of Natural Resources. Based on
our observations and the information we reviewed, it appears that miniog operations were not specifically
located on this site.
We have concluded that the site is generally compatible with the planned development. We have
recommended that the new structures be founded on the native medium dense or better soil for beariog
capacity and settlement considerations. These soils should be encountered approximately one to two feet
below the existing ground surface, based on our explorations.
Minor to moderate amounts of groundwater were encountered withio the upper soils io many of the test
pits which may impact construction if earthwork activities take place during the wetter times of the year.
Also, footing drains and other drainage systems should be incorporated ioto the design to control
groundwater. In the attached report, we have also included general recommendations for site gradiog and
drainage.
Geotechnical Engineering
Grant's Place
Renton, Washington
June 10,2005
NGA File No_ 712005
Surrunary -Page 2
uation
It has been a pleasure to provide service to you on this project. Please contact us if you have any
questions regarding this report or require further information.
Sincerely,
NELSON GEOTECHNICAL ASSOCIATES, INC .
. Shawisb, PE
Principal
Three Copies Submitted
TABLE OF CONTENTS
INTRODUCTION ...................................................................................................................................... 1
SCOPE ......................................................................................................................................................... 1
SITE CONDITIONS .................................................................................................................................. 2
Surface Conditions .................................................................................................................................... 2
Subsurface Conditions .............................................................................................................................. 2
Hydrologic Conditions .............................................................................................................................. 3
SENSITIVE AREA EV ALUATION ......................................................................................................... 3
Seismic Hazard ......................................................................................................................................... 3
Erosion Hazard .......................................................................................................................................... 4
CONCLUSIONS AND RECOMMENDATIONS ................................................................................... 4
General ...................................................................................................................................................... 4
Erosion Control Measures ......................................................................................................................... 5
Temporary and Permanent Slopes ............................................................................................................ 5
Site Preparation and Grading .................................................................................................................... 6
Foundation Support ................................................................................................................................... 7
Structural Fill ............................................................................................................................................ 8
Slab-on-Grade ........................................................................................................................................... 9
Pavements ............................................................................................................................................... 10
Site Drainage ........................................................................................................................................... 10
USE OF TIDS REPORT .......................................................................................................................... 11
LIST OF FIGURES
Figure 1 -Vicinity Map
Figure 2 -Site Plan
Figure 3 -Soil Classification Chart
Figures 4 and 5 -Test Pit Logs
NELSON GEOTECHNICAL ASSOCIATES, INC.
INTRODUCTION
Geotechnical Engineering Evaluation
Grant's Place
Renton, Washington
This report presents the results of our geotechnical engineering investigation and evaluation of the
planned Grant's Place development in Renton, Washington. The project site is located at 1600 Grant
Avenue South as shown on the Vicinity Map in Figure 1. The purpose of this study is to explore and
characterize the site's surface and subsurface conditions and to provide geotechnical recommendations for
site development. For our use in preparing this report, we have been provided with a site plan titled
"Grant's Place," dated May 10,2005, prepared by Kovach Architects.
Development on the property will consist of the construction of 39 three-story, wood-framed townhome
structures. A paved access driveway is planned for the middle of the property and will be accessed from
Grant Avenue South on the western side of the property. Stormwater handling is planned to consist of an
underground detention pipe or vault within the planned access road. The proposed site layout is shown
on the Site Plan in Figure 2.
SCOPE
The purpose of this study is to explore and characteri7.e the site surface and suhsurface conditions, and
provide general recommendations for site development. Specifically, our scope of services includes the
following:
I. Review existing soils, geologic, and coal mine maps ofthe area.
2. Explore the site subsurface soil and groundwater conditions with trackhoe-excavated test
pits. Trackhoe was subcontracted by NGA.
3. Provide recommendations for site grading and earthwork, including structural fill.
4. Provide recommendations for foundation support and slabs-on-grade subgrade.
5. Provide recommendations for stormwater infiltration or detention system installations as
needed.
6. Provide recommendations for site drainage and erosion control.
7. Provide recommendations for pavement subgrade preparation.
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering
Grant's Place
Renton, Washington
June to, 2005
NGAFile No. 712005
Page 2
uation
8. Document the results of our explorations, findings, conclusions, and recommendations in
a written geotechnical engineering report.
SITE CONDmONS
Surface Conditions
The site is an approximate 2.1-acre, trapezoidal-shaped lot measuring approximately 62lfeet and 541 feet
along the northern and southern property lines, respectively, and approximately 158 feet and 177 along
the eastern and western property lines, respectively. The site is bounded to the east and south by
residential properties, to the west by Grant Avenue South, and to the north by and undeveloped land.
A single-family residence with a maintained grass lawn, scattered trees, and several outbuildings occupy
the western portion of the property. The site is generally level with a sligbt gracIient down to the west.
An old shed, blackberry busbes, and scattered trees occupy the eastern half of the property. A small
irrigation pond with a 3-foot high retaining wall was observed within the eastern half of the site
approximately 100 feet east of the residence and 75 feet north of the southern property line. Except for
some water in the irrigation pond, we did not observe surface water on site during our visit on May 23,
2005.
Subsurface Conditions
Geology: The geologic units for this site are shown on the Geologic Map of the Renton Quadrangle, King
County, Washington, by D. R. Mullineaux, (U.S.G.S., 1965). The site is mapped as Ground Moraine
Deposits (Qgt) which is further described as two types of till with varying densities. The till deposits are
described as an unsorted mixture of sand, sill, clay, and gravel. Our explorations generalJy encountered
silty sand consistent with the description of the ablation till of the Ground Moraine Deposit.
Explorations: The subsurface conditions within the site were explored on May 23, 2005 by excavating
eight test pits to depths ranging from 4.5 to 8.5 feet below the existing surface using a trackhoe. The
approximate locations of our explorations are shown on the Site Plan in Figure 2. A geologist from NGA
was present during the explorations, examined the soils and geologic conditions encountered, obtained
samples of the different soil types, and maintained logs of the test pits.
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering
Grant's Place
Renton, Washington
June 10,2005
NGA File No. 712005
Page 3
uation
The soils were visually classified in general accordance with the Unified Soil Classification System,
presented in Figure 3. The logs of our test pits are attached to this report and are presented as Figures 4
and 5. We present a brief summary of the subsurface conditions in the following paragraph. For a
detailed description of the subsurface conditions, the test pits logs should be reviewed.
We encountered approximately 0.5 to 1.5 feet of loose topsoil at the surface in all of the test pits. Below
the topsoil, we encountered medium dense to dense, orangish-brown to grayish-brown, silty, fine to
medium sand with gravel, iron-{)xide staining, and sand lenses. This soil was interpreted as glacial till.
All test pits were tenninated in the till deposit. Minor to moderate caving was encountered in most of the
test pits.
Hydrologic Conditions
Minor to moderate groundwater seepage was encountered within all of the explorations at depths ranging
from 2.5 to 7.5 feet below the existing ground surface. It is our opinion that this seepage is perched
water. Perched water occurs when surface water infiltrates through less dense, more permeable soils and
accumulates on top of a relatively impermeable material such as the underlying silty sand. The more
permeable soils consist of the topsoil and the upper weathered zone of the till. Perched water does not
represent a regional groundwater "table" within the upper soil horizons. Perched water tends to vary
spatially and is dependent upon the amount of rainfall. We would expect the amount of perched water to
decrease during drier times of the year and increase during wetter periods. Due to the shallow occurrence
of groundwater in our explorations and the relatively level ground surface, we anticipate that groundwater
will be present on this site throughout the year.
SENSITIVE AREA EVALUATION
Seismic Hazard
Medium dense to dense glacial soils were encountered underlying the site. Based on the 2003
International Building Code (IBC), the site conditions best fit the description for Soil Class D.
Hazards associated with seismic activity include liquefaction potential and amplification of ground
motion by soft deposits. Liquefaction is caused by a rise in pore pressures in a loose, fme sand deposit
beneath the groundwater table. Ground motion amplification is caused by thick deposits of soft material.
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering
Grant's Place
Renton, Washington
June 10,2005
NGA File No. 712005
Page 4
uation
The medium dense to dense glacial till interpreted to nnderlie the site has a low potential for liquefaction
or amplification of ground motion.
Erosion Hazard
The erosion hazard criteria used for detennination of affected areas inclndes soil type, slope gradient,
vegetation cover, and groundwater conditions. The erosion sensitivity is related to vegetative cover and
the specific snrface soil types, which are related to the underlying geologic soil units. The Soil Snrvey.
King County Area. Washington. by the Soil Conservation Service (SCS) was reviewed to determine the
erosion hazard of the on-site soils. The site surface soils were classified using the SCS classification
system as Alderwood gravelly sandy loam, 6 to 15 percent slopes. This unit is listed as having a
moderate erosion hazard. The site soils should have a low potential for erosion if not disturbed.
CONCLUSIONS AND RECOMMENDATIONS
General
It is our opinion, that from a geotechnical standpoint, the site IS compatible with the planned
development. Onr explorations within the site indicated that the site is generally underlain by competent
glacial till soils. These native soils should provide adequate support for the planned structure
foundations, slab-on-grade, and pavement. We recommend that the bnildings be designed utilizing
shallow foundations. Footings should extend through any loose surficial soil or undocumented ftIl and be
founded on the underlying medium dense or better native soils, or structural fill extending to these soils.
Undocumented ftll or loose soil could be encountered around the eJcisting house and out buildings. Any
undocumented fill or softlloose soil should be over -excavated as part of site preparation.
Coal mining has been conducted in the past in the general site vicinity. We did not observe mine shafts,
tailings, or other indications of mining operations on this site. Also, information collected at the
Washington State Department of Natural Resonrces did not indicate that mining operations were
specifically conducted on this site. We should note, however, that the reviewed DNR maps for coal mine
shafts and tunnels are based on old records that may not be entirely accurate.
The soils that are expected to be encountered dnring site development are considered highly moistnre-
sensitive and can disturb in wet conditions. Wet soil and seeping water was observed in our explorations
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering
Grant's Place
Renton, Washington
June 10, 2005
NGA File No. 712005
PageS
uation
at shallow depths. We recommend that the site be developed during the dry season. If construction takes
place during the rainy months, the site soils may disturb and become difficult to work. Also, if
construction takes place during the wet season, additional expenses and delays should be expected.
Additional expenses could include the need for placing a blanket of rock spalls on exposed subgrades,
cnnstruction traffic areas, and pavement areas prior to placing structural fill. NGA should be retained to
determine if the on-site soils could be used as structural fill material during construction.
We anticipate that wet conditions will be prevalent on this site throughout the year. We recommend that
footing and wall drains as well as uuderslab drains be incorporated in the design. Also, cut-<lff or French-
type drains might be needed at certain locations to maintain dry conditions.
Erosion Control Measures
The erosion hazard for the on-site soils is considered moderate, but will be dependent on how the site is
graded and how water is allowed to concentrate. Best Management Practices (BMPs) should be used to
control erosion. Areas disturbed during construction should be protected from erosion. Measures taken
may include diverting surface water away from the stripped areas. Silt fences or straw bales should be
erected to prevent muddy water from leaving the site.
Temporary and Permanent Slopes
We do not anticipate major grading on this site as part of site improvements, however, if an underground
stormwater detention vault or a large detention pipe is used for handling stormwater runoff, temporary
cuts over four feet in height may be needed for the installation of these systems. Temporary cut slope
stability is a function of many factors, including the type and consistency of soils, depth of the cut,
surcharge loads adjacent to the excavation, length of time a cut remains open and the presence of surface
or groundwater. It is exceedingly difficult under these variable conditions to estimate a stable, temporary,
cut slope angle. Therefore, it should be the responsibility of the contractor to maintain safe slope
confignrations since he is continuously at the job site, able to observe the nature and condition of the cut
slopes, and able to monitor the subsurface materials and groundwater conditions encountered.
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering
Grant's Place
Renton, Washington
June 10, 200S
NGA File No. 7l200S
Page 6
uation
The following infonnation is provided solely for the benefit of the owner and other design consultants and
should not be construed to imply that Nelson Geotechnical Associates, Inc. assumes responsibility for job
site safety. Job site safety is the sole responsibility of the project contractor.
For planning purposes, we recommend that temporary cuts in the native glacial till soils be no steeper
than 1.5 Horizontal to I Vertical (1.5H:IV). If significant groundwater seepage or sandier portions of the
till are encountered, we would expect that flatter inclinations would be necessary. We recommend that
cut slopes be protected from erosion. Measures taken may include covering cut slopes with plastic
sheeting and diverting surface runoff away from the top of cut slopes. We do not recommend vertical
slopes for cuts deeper than four feet, if worker access is necessary. We recommend that cut slope heights
and iodinations conform to appropriate OSHAIWISHA regulations.
Site Preparation and Grading
After the existing residence, trees, and ground cover have been removed, the next step of site preparation
should be to strip any topsoil or loose material to expose medium dense or better native soils in
foundation, pavement, and slab areas. Based on our observations, we anticipate an average strippiog
depth of the topsoil to be one to two feet across the site. However, additional stripping may be required in
the vicinity of the existing residence and outbuildings, the pond, or in the unexplored areas where fill may
exist. If the ground surface, after stripping the unsuitable material and excavatiog down to planned
subgrade elevations appears to be loose, it should be compacted to a non-yielding condition and then
proof-rolled with a heavy rubber-tired piece of equipment. Areas observed to pump or weave during the
proof-roll test should be reworked to structural flll specifications or over-excavated and replaced with
properly compacted structural fill or rock spalls.
If significant surface water flow is encountered during construction, this flow should be diverted around
areas to be developed and the exposed subgrade maintained in a semi-dry condition. After the water has
been controlled, the site should be stripped and graded using large excavators equipped with wide tracks
and smooth buckets. The exposed subgrade should not be compacted, as compaction of a wet subgrade
may result in further disturbance of the native soils. Instead, a layer of crushed rock or all-weather
material may be placed over the prepared areas to protect them from further disturbance.
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering
Grant's Place
Renton, Washington
June 10, 2005
NGA File No. 712005
Page 7
uation
If a detention system is used, it should be excavated down to planned elevations while maintaining the
recommended temporary excavation inclinations provided above. If groundwater seepage is encountered,
this water should be pumped out of the excavation and the bottom of the excavation be covered with a
minimum of six inches of crushed rock to reduce the potential for disturbing the sensitive subgrade and to
provide a clean work surface for vault or pipe placement.
As mentioned earlier, the site soils are considered highly moisture sensitive and can disturb when wet.
We therefore recommend that construction take place in the summer during periods of extended dry
weather, and suspended during periods of rainfall. If work is to take place during the wetter part of the
year, care should be taken during site preparation not to disturb the site soils. This can be accomplished
by utilizing large excavators equipped with smooth buckets and wide tracks to complete earthwork, and
diverting surface and groundwater flow away from the prepared subgrades. Also, construction traffic
should not be allowed on the exposed subgrade. A blanket of rock spalls should be used in construction
access areas if wet conditions are prevalent. Tbe thickness of this rock spall layer should be based on
subgrade performance at the time of construction. For planning purposes, we recommend a minimum
one-foot thick layer of rock spalls.
Foundation Support
Conventional shallow spread foundations for building support should be placed on undisturbed medium
dense or better native soils or be supported on structural fill or rock spalls extending to those soils. Where
less dense soils are encountered at footing bearing elevation, the sub grade should be over-excavated to
expose suitable bearing soil. The over-excavation may be filled with structural fill, or the footing may be
extended down to the bearing native soils. If footings are supported on structural fill, the fill zone should
extend outside the edges of the footing a distance equal to one-half of the depth of the over-excavation
below the bottom of the footing.
Building footings should extend at least 18 inches below the lowest adjacent finished ground surface for
frost protection and bearing capacity considerations. Minimum foundation widths of 18 and 24 inches
should be used for continuous and isolated footings, respectively, but footings should also be sized based
on the anticipated loads and allowable soil bearing pressure. Standing water should not be allowed to
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering
Grant's Place
Renton, Washington
June 10, 2005
NGA File No. 712005
Page 8
uation •
accumulate in footing trenches. All loose or disturbed soil should be removed from the foundation
excavation prior to placing concrete.
For foundations constructed as outlined above, we recommend an allowable design bearing pressure of
not more than 2,000 pounds per square foot (psf) be used for the building footing design for footings
founded on the medium dense or better native soils or structural fill extending to the native competent
material. The foundation bearing soil should be evaluated by a representative of NGA. We should be
consulted if higher bearing pressures are needed. Current mc gnidelines should be used when
considering increased allowable bearing pressure for short-term transitory wind or seismic loads.
Potential foundation settlement using the recommended allowable bearing pressure is estimated to be less
than one inch total and 1/2 inch differential between adjacent footings or across a distance of about 20
feet.
Lateral loads may be resisted by friction on the base of the footing and passive resistance against the
subsurface ponions of the foundation. A coefficient of friction of 0.35 may be used to calculate the base
friction and should be applied to the vertical dead load only. Passive resistance may be calculated as a
triangular equivalent fluid pressure distribution. An equivalent fluid density of 250 pounds per cubic foot
(pef) should be used for passive resistance design for a level ground surface adjacent to the footing. 1bis
level surface should extend a distance equal to at least three times the footing depth. These recommended
values incorporate safety factors of 1.5 and 2.0 applied to the estimated ultimate values for frictional and
passive resistance, respectively. To achieve this value of passive resistance, the foundations should be
poured "neat" against the native medium dense to dense soils or compacted fill should be used as backfill
against the front of the footing. We recommend that the upper one-foot of soil be neglected when
calculating the passive resistance.
Structural Fill
Genel"aJ: FilI placed beneath foundations, pavement, or other settlement-sensitive structures should be
placed as structural rill. Structural fill, by dermition, is placed in accordance with prescribed methods and
standards, and is monitored by an experienced geotechnical professional or soils technician. Field
monitoring procedures would include the performance of a representative number of in-place density tests
to document the attainment of the desired degree of relative compaction. The area to receive the fill
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering
Grant's Place
Renton, Washington
JWle 10, 2005
NGA File No. 712005
Page 9
uation
should be suitably prepared as described in the Site Preparation and Grading subsection prior to
beginning flll placement.
Materials: Structnral fill should consist of a good quality, granular soil, free of organics and other
deleterious material and be wen graded to a maximum size of about three inches. All-weather fiU should
contrun no more than five-percent fmes (soil finer than U.S. No. 200 sieve, based on that fraction passing
the U.S. 3f4-inch sieve). The use of on-site soils as structural fill should generally be feasible, but will be
dependent on material moisture content at the time construction takes place. Most of the on-site soils wilt
be very difficult to compact to structural fill specifications in wet conditions. Even in dry weather, some
moistnre-conditioning of the on-site material might be required to attrun compactable conditions. We
should be retruned to evaluate proposed structural fill material prior to construction.
Fill Placement: Following subgrade preparation, placement of structural fill may proceed. All filling
should be accomplished in uniform lifts up to eight inches thick. Each lift should be spread evenly and be
thoroughly compacted prior to placement of subsequent lifts. All structural fill underlying building areas
and pavement subgrade should be compacted to a minimum of 95 percent of its maximum dry density.
Maximum dry density, in this report, refers to that density as determined by the ASTM 0-1557
Compaction Test procedure. The moisture content of the soils to be compacted should be within about
two percent of optimum so that a readily compactable condition exists. It may be necessary to over-
excavate and remove wet soils in cases where drying to a compactable condition is not feasible. All
compaction should be accomplished by equipment of a type and size sufficient to attrun the desired degree
of compaction.
Slab-on-Grade
Slabs-on-grade should be supported on subgrade soils prepared as described in the Site Preparation and
Grading subsection of this report. We recommend that all floor slabs be Wlderlrun by at least six inches
of free-draining sand or gravel for use as a capillary break. We recommend that the capillary break be
hydraulically connected to the footing drrun system to allow free drrunage from Wlder the slab. A suitable
vapor barrier, such as heavy plastic sheeting (6-mil minimum), should be placed over the capillary break
material. Due to the wet site conditions, it might be prudent to utilize a system of Wlderslab drruns that
are in turn routed to the perimeter drruns, to further reduce the potential for groundwater to produce damp
conditions in the dwellings.
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering
Grant's Place
Renton, Washington
June 10,2005
NGA File No. 712005
Page 10
Pavements
uation
Pavement subgtade preparation, and structural ftIling where required, should be completed as
recommended in the Site Preparation and Grading and Structural Fill subsections of this report. The
pavement subgrade should be proof-rolled with a heavy, rubber-tired piece of equipment, to identify soft
or yielding areas that require repair. We should be retained to observe the proof-rolling and recommend
repairs prior to placement of the asphalt or hard surfaces.
Site Drainage
Surface Drainage: The finished ground surface should be graded such that stormwater is directed to an
appropriate stormwater collection system. Water should not be allowed to stand in any area where
footings or slabs are to be constructed. Final site grades should allow for drainage away from the
structures. We suggest that the fmished ground be sloped at a minimum gradient of three percent, for a
distance of at least 10 feet away from the structures. Surface water should be collected by permanent
catch basins and drain lines, and be discharged into an appropriate discharge system.
Subsurface Drainage: If groundwater is encountered during construction, we recommend that the
contractor slope the bottom of the excavation and collect the water into ditches and small sump pits where
the water can be pumped out of the excavation and routed into a permanent storm drain.
We recommend the use of footing drains around the planned structure. Footing drains should be installed
at least one foot below planned finished floor elevation. The drains should consist of a minimum four-
inch-diarneter, rigid, slotted or perforated, PVC pipe surrounded by free-draining material, such as
washed rock, wrapped in a filter fabric. We recommend that an 18-inch-wide zone of clean (less than
three-percent fines), granular material be placed along the back of the walls above the drain. Pea gravel is
an acceptable drain material or drainage composite may also be used instead. The free-draining material
should extend up the wall to one foot below the finished surface. The top foot of backfill should consist
of impermeable soil placed over plastic sheeting or building paper to minimize surface water or fmes
migration into the footing drain. Footing drains should discharge into tightlines leading to an appropriate
collection and discharge point with convenient cleanouts to prolong the useful life of the drains. Roof
drains should not be connected to footing drains.
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering I
Grant's Place
Renton, Washington
June 10, 2005
NGA File No. 712005
Page 11
cation
Due to prevalent wet site conditions, cut-off or French-type drains may be required uphill of the planued
improvements to control groundwater aud maintain semi-dry pads. The need and extent of such systems
should be determined in the field prior to the start of mass grading. Also, underslab drains might be
considered for this site. The underslab drain systems usually consist of 4-inch perforated lateral pipes
placed within the capillary break layer, 10 to 15 feet apart. The laterals are routed to a solid main
collector drain that in turn is routed into the footing drain system. We should be retained to review plans
for site drainage.
USE OF TIDS REPORT
NGA has prepared this report for Tridor Inc., and their agents, for use in the planning and design of the
development planned on this site only. The scope of our work does not include services related to
construction safety precautions and our recommendations are not intended to direct the contractors'
methods, techniques, sequences, or procedures, except as specifically described in our report for
consideration in design. There are possible variations in subsurface conditions between the explorations
and also with time. Our report, conclusions, and interpretations should not be construed as a warranty of
subsurface conditions. A contingency for unanticipated conditions should be included in the budget and
schedulc.
We recommend that NGA be retained to provide monitoring and consultation services during
construction to confirm that the conditions encountered are consistent with those indicated by the
explorations, to provide recommendations for design changes should the conditions revealed during the
work differ from those anticipated, and to evaluate whether or not earthwork and foundation installation
activities comply with contract plans and specifications. We should be contacted a minimum of one week
prior to construction activities and could attend pre-construction meetings if requested.
Within the limitations of scope, schedule, and budget, our services have been performed in accordance
with generally accepted geotechnical engineering practices in effect in this area at the time this report was
prepared. No other warranty, expressed or implied, is made. Our observations, findings, and opinions are
a means to identify and reduce the inherent risks to the owner.
0-0-0
NELSON GEOTECHNICAL ASSOCIATES, INC.
Geotechnical Engineering ,ation
Grant's Place
Renton, Washington
June 10,2005
NGA File No. 712005
Page 12
It has been a pleasure to provide service to you on this project. IT you have any questions or require
further information, please call.
Sincerely,
NELSON GEOTECHNICAL ASSOCIATES, INC.
~~~~~
Bala Dodoye-Alali
Project Geologist
KhaIed M. Shawish, PE
Principal
BD:KMS:lam
Five Figures Attached
NELSON GEOTECHNICAL ASSOCIATES, INC.
NOT TO SCALE
Project Number
712005
Figure 1
Granfs Place
Vicinity Map
~ NELSON GEOTECHNICAL
/NG~ AsSOCIATES, INC.
GEOTECHNICAL ENGINEERS & GEOLOGISTS
N
No. Date RevIsion By CK
5124105 Oltgine.l ACO BAD
•
10
•
\
\
'-
20 30
.. ~ \I _! ___ II ~~ _-~,=~ _~-.,.. __ ~
/
_' . _ ....... _.::-\. ..bJ~'
~\i. -.i ., ~-A ~'-'>--=--• __ .~~ .~, __ .~-,~ __ , _._~ __
10 20
Reference: Site Plan based on an electronic plan dated May 25, 2005, titled "Grant's Place," prepared by Kovach Architects.
UNIFIED SOil CLASSIFICATION SYSTEM
MAJOR DIVISIONS
GROUP GROUP NAME SYMBOL
CLEAN GW WElL-GRADED, FINE TO COARSE GRAVEL
COARSE-GRAVEL
GRAVEL GP POORL Y-GRADED GRAVEL
GRAINED MORE mAN 50 % GRAVEL OF COARSE FRACTION GM SILTY GRAVEL
RETAINED ON
WITH FINES SOILS NO. 4 SIEVE GC CLAYEY GRAVEL
SAND CLEAN SW WELL-GRADED SAND, FINE TO COARSE SAND
SAND
SP POORLY GRADED SAND
MORE THAN 50 %
RETAINED ON MORE mAN 50 %
NO. 200 SIEVE OF COARSE FRACTION SAND SM SILTY SAND PASSES NO.4 SIEVE
WITH FINES SC CLAYEY SAND
FINE-SILT AND CLAY ML SILT
INORGANIC
GRAINED LlQUIDUMIT CL CLAY
LESS THAN 50 %
SOILS ORGANIC OL ORGANIC SILT, ORGANIC CLAY
SILT AND CLAY MH SILT OF HIGH PLASTlCnv. ELASTIC SILT
MORE mAN 50 % INORGANIC
PASsES LIQUID LIMIT CH CLAY OF HIGH PLASTICITY, FLAT CLAY
NO. 200 SIEVE 50 % OR MORE
ORGANIC OH ORGANIC CLAY, ORGANIC SILT
HIGHLY ORGANIC SOILS PT PEAT
NOTES;
1) Field classifICation is based on Visual SOil MOISTURE MODIFIERS;
examination of soil in general
accordance with ASTM D 2~. Dry -Absence of moisture, dusty. dry to
the touch
2) Soil classlHcatton usfng laboratory tests Moist -Damp. but no visible __ r is based on ASTM D 2488-93. ; 3) Descriptions 01 soil density or Wet -VisIble free _ or saturated,
consistency are based on usually soil Is obtained from
Interpretation 01 bIowrount data. below water table I visual appearance of soils, and/or
lest data. i
Project Number ~I.SON GEOTECHNICAl. No. Data ReVision By CK ~
712005 Grant's Place NGA ASSOCIATES, INC.
1 0I240Il6 "'-ACO BAD ~
Soil Classification GEOTEcHNICA ... ENGINEERS 8: GEOLOGISTS
Figure 3 iT311-1-'_.NE,MIm ~~ -"' .... tI2&J...,8Ii91Fax<l8'l..:l51O
DEPTH (FEET)
TEST PIT ONE
0,0 -1.0
1,0-2.5
2,5-7.0
7,0-8,5
TEST PIT TWO
0,0-0.5
0,5-2.0
2,0-7.0
TEST PIT THREE
0,0-1,0
1,0-2.5
2.5-7,0
TEST PIT FOUR
0,0 -1,0
1,0-2.5
2,5-4.5
ACO:BAD
LOG OF EXPLORATION
usc SOIL DESCRIPTION
TOPSOIL (LOOSE, MOIST)
SM ORANGISH-BROWN TO BROWN, SILTY FINE TO COARSE SAND (MEDIUM DENSE, MOIST)
SM ORANGISH-BROWN TO BROWN, SILlY FINE TO COARSE SAND WITH GRAVEL AND
COBBLES (DENSE, MOIST)
SP-8M GRAY, FINE TO MEDIUM SAND WITH SILT ANDGRAVEL (DENSE, WET)
SAMPLE WAS COLLECTED AT 4,5 FEET
SM
SM
SM
SM
SM
SM
MINOR GROUNDWATER SEEPAGE WAS ENCOUNTERED AT 7,5 FEET
MINOR TEST PIT CAVING WAS ENCOUNTERED FROM 7.0 TO 8,5 FEET
TEST PIT WAS COMPLETED AT 8,5 FEET ON 5123105
TOPSOIL WITH ROOTS (LOOSE, MOIST)
ORANGISH-BROWN, SILTY FINE TO MEDIUM SAND WITH GRAVEL
(MEDIUM DENSE, MOIST)
GRAY, SILTY FINE TO COARSE SAND WITH GRAVEL (DENSE TO VERY DENSE, MOIST)
SAMPLE WAS COLLECTED AT 3.2 FEET
MODERATE GROUNDWATER SEEPAGE WAS ENCOUNTERED AT 6,5 FEET
TEST PIT CAVING WAS NOT ENCOUNTERED
TEST PIT WAS COMPLETED AT 7,0 FEET ON 5123105
TOPSOIL (LOOSE, MOIST)
ORANGISH-BROWN, SILTY FINE TO MEDIUM SAND (MEDIUM DENSE, MOIST TO WET)
GRAYISH-BROWN, SIL TV FINE TO MEDIUM SAND (DENSE, MOIST TO WET)
SAMPLE WAS COLLECTED AT 2,0 FEET
MINOR TO MODERATE GROUNDWATER SEEPAGE WAS ENCOUNTERED AT 3.0 FEET
MINOR TEST PIT CAVING WAS ENCOUNTERED FROM 6,0 TO 7,5 FEET
TEST PITWAS COMPLETED AT 7,0 FEET ON 5123105
TOPSOIL (LOOSE, MOIST)
ORANGE, SILTY FINE TO MEDIUM SAND WITH GRAVEL
(LOOSE TO MEDIUM DENSE, MOIST TO WET)
ORANGISH-BROWN, SILTY FINE TO COARSE SAND WITH GRAVEL (DENSE, MOIST)
SAMPLES WERE NOT COLLECTED
MINOR TO MODERATE GROUNDWATER SEEPAGE WAS ENCOUNTERED AT 2,5 FEET
TEST PIT CAVING WAS NOT ENCOUNTERED
TEST PIT WAS COMPLETED AT 4,5 FEET ON 5123105
NELSON GEOTECHNICAL ASSOCIA TES, INC,
FILE NO 712005
FIGURE 4
DEPTH (FEET)
TEST PIT FIVE
0.0-1.2
1.2-5.0
5.0-6.0
TEST PIT SIX
0.0-1.0
1.0-3.0
3.0 -5.0
TEST PIT SEVEN
0.0-1.0
1.0-2.5
2.5-6.5
TEST PIT EIGHT
0.0 -1.5
1.5-6.0
ACO:BAD
usc
SM
SM
SM
SM
SM
SM
SM
LOG OF EXPLORATION
SOIL DESCRIPTlON
TOPSOIL (LOOSE, MOIST)
ORANG ISH-BROWN, SILTY FINE TO MEDIUM SAND WITH GRAVEL
(MEDIUM DENSE, MOIST TO WET)
ORANG ISH-BROWN, SILTY FINE TO MEDIUM SAND WITH SILT .LAYERS AND IRON-0XIDE
STAINING (DENSE, MOIST)
SAMPLES WERE COLLECTED AT 3.0 ND 6.0 FEET
MINOR TO MODERATE GROUNDWATER SEEPAGE WAS ENCOUNTERED FROM 2.5 TO 6.0
FEET
MINOR TEST PIT CAVING WAS ENCOUNTERED FROM 0.0 TO 6.0 FEET
TEST PIT WAS COMPLETED AT 6.0 FEET ON 5123105
TOPSOIL (LOOSE, MOIST)
ORANG ISH-BROWN, SL TY FINE TO MEDIUM SAND WITH GRAVEL
(MEDIUM DENSE, MOIST)
ORANG ISH-BROWN, SILTY FINE TO MEDIUM SAND WITH IRON-0XIDE STAINING (MEDIUM
DENSE, MOIST TO WET)
SAMPLES WERE NOT COLLECTED
MODERATE GROUNDWATER SEEPAGE WAS ENCOUNTERED AT 3.0 FEET
MINOR TEST PIT CAVING WAS ENCOUNTERED FROM 4.0 TO 5.0 FEET
TEST PIT WAS COMPLETED AT 5.0 FEET ON 5123105
TOPSOIL (LOOSE, MOIST)
ORANGE, SILTY FINE TO MEDIUM SAND WITH ROOTS (MEDIUM DENSE, MOIST)
ORANGISH·BROWN, SILTY FINE TO MEDIUM SAND WITH GRAVEL AND IRON-OXIDE
STAINING (MEDIUM DENSE TO DENSE, MOIST)
SAMPLE WAS COLLECTED AT 4.0 FEET
MINOR GROUNDWATER SEEPAGE WAS ENCOUNTERED FROM 2.0 TO 6.5 FEET
MINOR TEST PIT CAVING WAS ENCOUNTERED FROM 2.5 TO 6.5 FEET
TEST PIT WAS COMPLETED AT 6.5 FEET ON 5123105
TOPSOIL WITH ROOTS (LOOSE. MOIST)
ORANGISH-BROWN, SILTY FINE TO MEDIUM SAND WITH SILT LAYERS AND IRON-OXIDE
STAINING (MEDIUM DENSE. MOIST TO WET)
SAMPLES WERE COLLECTED AT 2.0 AND 6.0 FEET
MINOR GROUNDWATER SEEPAGE WAS ENCOUNTERED AT 4.5 FEET
MINOR TEST PIT CAVING WAS ENCOUNTERED FROM 4.5 TO 5.0 FEET
TEST PIT WAS COMPLETED AT 6.0 FEET ON 5123105
NELSON GEOTECHNICAL ASSOCIA TES, INC.
FILE NO 712005
FIGURE 5
Renton
GRANT PLACE TOWNHOMES
SITE ACCESSITRAFFIC IMPACT FEE TRAFFIC LETTER
January 21, 2014
Project
Site
-'iT:rf[<!} .
. Jake Traffic Engineering, Inc.
Mar~. J Jacobs, PE, PTOE, President
261439" Ave SW Seattle, WA 98116 2503
Tel. 206.762.1978 Cell 206799.569)
J T E . jake Traffic Engineering. Inc. .
.a.' ';::2. ••
GRANT PLACE TOWN HOMES
Attn: Michael Chan
316 Maynard Ave. S. #101105
Seattle WA 98104
Re: Grant Place Townhomes -Renton
Site Access/Traffic Impact Fee Traffic Letter
Dear Mr. Chan,
Mark j. jacobs, PE, PTOE
President
2614 39" Ave. IW lea([le, WA 98116 -lSOl
TeL 206.762.1978 . (ell 206.799.\692
f -:'~ali _iakelraffic.@com{,h[.net
January 21,2014
I am pleased to submit this Site Access/Traffic Impact Fee Traffic Letter for the proposed 36
units Grant Place Townhomes project located at 1600 Grant Avenue South on parcel
#2023059052 in the City of Renton. Access to the site is provided via separate ingress and
egress only driveways on Grant Avenue South.
Prior to this report I prepared Grant Place Townhomes Site Access/Traffic Impact Fee
Analy~.!.§ dated November 25. 2006. The Grant Place Townhomes project did not come to
fruition. Germaine data from my prior research on the site is incorporated into this letter.
I have reviewed the site and surrounding street system. The study scope was determined
pursuant with prior correspondence with the City of Renton. my prior work on the site and
review of the City's TIA Guidelines for new developments. The City peak hour triP threshold is
20 net new trips. The general format of thiS report IS to describe the proposed project.
calculate the traffic that would be generated by the proJect. review the site accesses and
ascertain the TraffiC Impact Fee for the project
The summary and conclusions are on page six of this report.
PROJECT INFORMATION
An aerial Image of the site obtained
from King County IMap IS to the
right:
Figure 1 is a vicinity map showing
the location of the proposed site
and surrounding street network.
Figure 2 shows a preliminary site
plan prepared by Milbrandt
Architects November 20. 2013.
GRANT PLACE TOWN HOMES
Attn: Micllael Chan
January 21. 2014
Page ·2·
I,'TE' I . ~.1 I ; ~nc
The plan conSists of the project layout comprising of 36 townllome units to be bUilt housed in
8 bUildings. Internal circulation is also shown. Access to the site IS provided via an entry
only and an eXit only driveway on Grant Avenue South.
Full development and occupancy of the proposed Grant Place Townhomes project IS
anticipated to occur by 2015/16. presuming the permits are issued in a timely manner.
EXISTING ENVIRONMENT
Project Site
The project site IS located on parcel #2023059052 and is presently developed With one
eXisting single family dwelling unit. ThiS eXisting hOUSing unit would be removed to maKe way
for the subject project. Additional tnformatlon on thiS parcel IS attached In the appendix.
Figure 3 shows the existing traffic control, number of street lanes. number of approach lanes
at the Intersections and other pertinent information. The primary streets Within the study
area and thell classifications per the City of Renton Comprehensive Plan are as follows:
, S. Puget Dr.
, Grant Avenue South
, S. 18:" St.
Minor Collector
Unclassified
Unclassified
Grant Avenue South is a two lane street With a posted speed limit of 25 MPH. All adVisory
curve warning speed of 20 MPH is Identified for tile horizontal street curvature in the Vicinity
of the project site.
Irilffic Volumes
The City of Renton Traffic Flow MilJ,l. 2010 tndicates the 2010 daily traffic on Grant Ave. S. at
2.000 to 2,500 vpd ,n the site vicinity.
Pedestrian Facilities
Curb. gutter and Sidewalk eXist on both Sides of 108' Ave. SE r.SR -5151.
Renton School District Identified students living in the Grant Place Townhomes would attend
the follOWing schools:
, Talbot Hill Elementary School, 2300 Talbot Road S. Renton. WA 98055
, Dimmlt Middle School -12320 80th Avenue S. Seattle. WA 98178
, Renton High School, 400 S 2nd St. Renton. WA 98057
Students attending the above schools would be eligible for bus transportation.
GRANT PLACE TOWN HOMES
Attn: Michael Chan
January 21. 2014
Page 3
Accident History
JTE, Inc
WSDOT electronically provided 3 years 11 months iJanuary 1. 2010 to \)ovember 31. 20131
of accident data for Grant Avenue S. from S. Puget Dnve to Beacon Way SOUlil. I have
reviewed the data: the data indicates 3 recorded incidents (inattention, Improper backing
and under the influence) on Grant Ave. S. between S. Puget Drive and Beacon Avenue South.
STREET IMPROVEMENT PROJECTS
The City of Renton 6 year Transportation Improvement Program, 2013 to 2018 was
reviewed, No TIP prOject is noted on Grant Avenue South, I have included the project map
Index in the Appendix of thiS letter, The 6 year TIP is available on the City's web Site,
TRIP GENERATION AND DISTRIBUTION
Definitions
A vehicle trip is defined as a single or one direction vehicle movement With either the origin
or destination (existing or entering) Inside the proposed development.
Traffic generated by development projects consists of the follOWing types:
Pass-By Trips:
Diverted link Tnps:
Captured Trips:
Pnmary (New) Trips:
Trip Generation
Tnps made as intermediate stops on the way from an ongln to
a pnmary tnp destination,
Trips attracted from the traffiC volume on roadways Within the
viCinity of the generator but require a diverSion from that
roadway to another roadway to gain access to the site.
Site trips shared by more than one land use In a multi-use
development.
Trips made for the specific purpose of using the services of
the prOject.
The proposed Grant Place Townhomes project IS expected to generate the vehicular triPS
during the average weekday, street traffic AM and PM peak hours as shown In Table 1. The
trip generation for the project IS calculated using trip rates from the Institute of
Transportation Engineers iITE! Trill§.~m"atI5m. 9'" Edition, for Single Family Detached
HOUSing and ReSidential Condominium/Townhouse liTE Land Use Code 210 and 230,
respectively). All site trips made by all vehicles for all purposes, Including commuter, VISitor,
and service and delivery vehicle triPS are II1cluded in the trip generation values,
Residential Condominium/Townhomes generate predominantly primary trips, There would
be some captured/pass-by triPS that already eXist wlthll1 the vIcinity: such as mail delivery,
garbage, and other service/delivery traffic. One eXisting Single family dwelling unit exist on
GRANT PLACE TOWNHOMES
Attn: Michael Chan
January 21. 2014
Page ·4·
;TE Inc' v! '. ~.
the site, Credits towards this Single family dwelling urlll were taken from tile proposed Grant
Place Townhomes
Based on our analYSIS, the trips generated by the Grant Place Townhomes project are
calculated to be 199 net new daily and 18 net new triPS during tile PM peak hour.
SITE ACCESS SIGHT DISTANCE
I field inspected. uSing a measuring wheel. the available stoPPing Sight distance (SSD) and
entering sight distance (ESD) at the proposed site access. The north site access IS to be
ingress only and the south access egress only,
The SSD was measured to a 2 ft. high object "vehicle tail light" standards. The 2 ft. object
height is per the American Association of State Highway and Transportation Officials
(AASHTOI. Prior correspondence With the City of Renton Identified that they use the
American Association of Stale Highway and Transportation OffiCials (AASHTO) criteria for
sight distance.
The results of the field measurements are summarIZed In Table 2. Table 2 shows the
stopping and entering Sight distance standards per the Identified MPH at the proposed
ingress and egress driveways. The stopplllg and entering Sight distance were obtailled from
the American Association of State Highway and Transportation Officials (AASHTO) A PoliCY on
Geometric Design of Highwill§.an Streets. 2001 Fourth Edition "Exhibit 9·55. DeSign
Intersection Sight Distance Case B1 -Left Turn from stop" iattached in the appendix).
Grant Avenue South has a posted 25 MPH speed I,m!t. An adVisory speed sign of 20 MPH is
also identified along the bend on Grant Avenue S. In the viCinity of the proposed project.
Table 2 Identifies the stoppillgand entering sight distance for the posted (25 MPH) speed
limit and the advisory (20 MPH, speed.
Below are pictures at the proposed site accesses: Ingress only and egress only.
North Site Driveway (Ingress Only)
GRANT PL4CE TOWNHOMES
Attn: Michael Chan
January 21. 2014
Page 5
The critical AASHTO criterion IS Stopping Sight Distance for the ingress only driveway.
Motorists need to have sufficient sight lines to see vehicles turning Into the site. Ample SSD
is available at the proposed ingress only driveway.
Appropriate "Enter Onl{' signage needs to Installed at the Ingress only driveway. And
conversely signage that states "NO EXIT ALLOWED" needs to be installed.
South Site Driveway (Egress OnlYI
The above photographs were taken fror--r tne eXlstln~ dnvewav aoout 15" nortt', of Hie
proposed driveway. The new driveway location would remove the eXisting Cedar Tree seen In
the photograph looking SCUlil. Tile egress oilly driveway prOVides the morc critical SSD that
exceeds tile Criterion for a 25 MPH speed. Egl'ess motorists have sufficient [SO i)ased Orl
the advisory speed of 20 MPH.
Parked vehicles affect slgllt lines. No parking should be allowed in the near vicinity of the
proposed egress driveway. A 30 feet "No Parking" zone to the north and south of the
proposed egress dnveway is recommended. The 30' dimenSion IS conSistent With field data I
have observed over the years.
Additionally. signage at the egress dnveway needs to Identify tllat tile driveway is "Exit Only".
Summary:
Based on my analYSIS the proposed ingress only on Grant Avenue South meets the AASHTO
stoPPing Sight distance cnteria. At the egress dnveway the more critical SSO is met for the
posted speed limit of 25 MPH and ESO critenon IS met for the advisory speed of 20 MPH.
Pruning/removing vegetation looking to/from the north to greater enhance Sight visibility is
recommended. Pruning/removing the vegetation in the nght-of-way would increase the
entenng sight distance to/from the north by -25 feet.
GRANT PLACE TOWNHO'<1ES
Attn: Michael Chan
January 21. 2014
Page -6-
AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS
JTE, inc
The City of Renton has a Traffic Impact Fee program per Ordinance #5670 effective January
1,2013, The TIF is scheduled to be phased In over time, The Pre application Meeting Notes
identify the 2014 TIF at $$789.44 per TH: and a TIF of $1.430.72 per SFDU. A TIF of
$26.989.12 ($28.419.84 (36 -TH'sj -S1.430.72 (1 -EXisting SFDU to be removed)) is thus
determined, This fee adjusts annually and is sctleduled to go up In 2015.
Access Improvements per City requirements will be required
Construct the ",ternal street in conformance to City requirements.
SUMMARY AND CONCLUSION
This letter was prepared to Identify the Trip Generation of the proposed project. review the
Site Access Sight Lines and calculate the Clty's Traffic Impact Fee, Based on my analysIs the
proposed Grant Place Townhomes project IS expected to generate 199 net new daily and 18
net new PM peak hour trips, The City trip threshold IS 20 peak hour trips. no City classified
Intersection would be effected by site traffic. The proposed site Ingress with Grant Avenue
South meets the AASHTO sight distance crrteria for a 25 MPH speed limit. The egress
driveway meets the critical SSD and the AASHTO entering sight distance criteria for the
advisory speed of 20 MPH. A traffic Impact fee of $26.989.12 is calculated to be
contributed to the City of Renton'S traffic impact fee program.
Based on my analysIs I recommend that Grant Place TowntlOmes be allowed with the
following traffic impact mitigation measures.
, Construct site in accordance with applicable City requirements,
, Conduct a survey to verify the site access sight lines prior to Preliminary Plat
Approval.
, Provide an appropriate vegetation clearing/removal in the ROW,
,. A 30 feet "No Parking" zone to the north and south of the proposed egress driveway.
,. Install appropriate "Enter Only" and "NO EXIT ALLOWED" at the Ingress driveway and
"Exit Only" signage at the egress driveway.
,. Pay lawful traffic impact mitigation fee,
Please contact me at 206,762,1978 or email me at ,,1'''''::0': '0' :)!"':asl.nct If you have any
questions.
Sincerely.
Mark J, Jacobs. PE. PTOE, PreSident
JH: Inc
VEHICULAR TRIP GENERATION
TABLE 1
GRANT PLACE TOWNHOMES -RENTON
SITE ACCESS/TRAFFIC IMPACT FEE TRAFFIC LETIER
--~,
! Single Family Detached Housing (ITE Land Use Code 210 one lot) -Existing , , i
-j I I.
---
I
Average Weekday T -9.52X 5150%'1 5 (50%'1 10
T-0.75X 1 ~I AM Peak Hour 0125%) 1175';':,)
PM peak Hour T -1.00X 1 (63°{) 0137%'1 1 --.,--~~--=~~_~o~_ ----.:~-=~'-'--'~-
Residential Condominium/Townhouse (ITE Land Use Code 230, 36 units) -Proposed 104~('5~0~%~,,)~-~" ----2~0~9~~~
AM Peak Hour T -0.44X I 3 (17%) 13(83%) 16
6(33%) 19
PM pea kH_o u_r ________ 12 l 6 1 18
T = trips
X = number of lots/lots
A vehicle trip IS defined as a Single or one direction vehicle movement with either the origin
or destination (existing or entering) inside the study site.
The above trip generation values account for all the site tnps made by all vehicles for all
purposes, including commuter. vIsitor. recreation. and service and delivery vehicle triPS
JTE. Inc;
SIGHT DISTANCE SUMMARY
TABLE 2
GRANT PLACE TOWNHOMES -RENTON
SITE ACCESS/TRAFFIC IMPACT FEE TRAFFIC LEITER
Grant Avenue South
IL
Ii North Site Access (Ingress On Iy)
Stopping Sight Distance (ft.1
Not Applicable
Looking
to/from the
north
-180'
I. South Site Access (Egress On Iy)
!~~'~'-.-... ~. ~ .. -~. ~--
:i StOPPing Sight Distance (ft.1 -230'
1'--. . Il Entering Sight Distance 1ft! -210';
-235'1
Looking
to/from the
south
-280'
-165'
-235'2
AASHTO Criteria
(MPH)
Advisory
20 MPH
115'
225
115'
225'
Posted
25 MPH
155'
280"
155'
280'
-Pruning/removing the vegetation In H1e rlgtlt-of-wav would Ilicrease the entering Sight distance
to/from the north by -25 feet
-Sight line With eXisting Cedar Tree removed
Project: Grant Place Townhomes -Renton
Location: 1600 Grant Avenue South
NORTH
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SITE ACCESSjTRAFFIC IMPACT FEE TRAFFIC LETTER
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Project: Grant Place Townhomes -Renton
Location: 1600 Grant Avenue South
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JTE, Inc. GRANT PLACE TOWN HOMES -RENTON
FIGURE 2 SITE ACCESSjTRAFFIC IMPACT FEE TRAFFIC LETTER
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APPENDIX
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January 13.2014
Mr. Mark J. Jacobs . JTE Inc
2614 391h Ave SW
Seattle WA 98116
Re: Collision Data
Dear Mr. Jacobs:
,,. I
In response to your January 6 request. "C have prepared a history ofotlicer reported collisions that
occurred on or in the I'ieinily of Grant A ve in the City of Renton ttlr the period of 111/20 I 0 .. 11/30/2013
(:Vovcmber 0(2013 is the most current complete month processed).
Federalla" 23 United States Code Section 4()1) governs use of the data you rcquested. Under this law.
data maintained tor purposes of evaluating potential highway safety enhancements:
..... shall nol he subiectto discoverl' or admitted into evidence in a federal or state
court proceeding or considered/i)r other purposes in any action.li-Jr duma}(C!s arising
from an) occurrence at a location mentioned (Ir addressed in such reports. surveys.
schedules. I ists. or data." I Emphasis added.J
rhe Wash ington State Department of Transportation (WSDOT) is releasing th is data to you with the
understanding that you "ill not use this data contrary to the restrictions in Section 409. which means you
"ill not usc this data in discO\ery or as evidence at trial in any action fix damages again;t thc WSDOT.
the State of Wash ington, or any other jurisdiction involved in the locations mentioned in the data. I f you
should attempt to use this data in an action for damages against WSDOT. the State ofWashin!,'!on, or any
other jurisdiction involved in the locations mentioned in the data. these entities expressly reserve the right.
under Section 409, to object to the usc of the data. including any opinions drawn from the data.
If you have any further questions you maJ contact me at 360-570-2490.
Sincerely,
Geneva Hawkins
Collision Data Analyst
Statewide Travel & Collision Data Office 1 Multi-modal Planning Division
S 1 J2nd St
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safety improvement funds. Under Section 409 of Title 23 of the United States Code, collision data IS
prohibited from use in any litigation against state, tribal or local government that involves the location(s)
mentioned in the collision data. By checking the box below you agree to comply with these terms· failure
to do so will be grounds for denying your request
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Description of Collision Data Requested
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Mall Of Fa).; your completed f'equest lO'fl' I,:,
COLLISION DATA & ANAL YSIS BRANC H
. '
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WA~HINGTON STAr" DfoPI\PIMIcN' :.,f ~RP.NS"Ufor"IIUN
(':) oux 4 '.::s[;
OLYMPIA "/vA 98~!:::'4-4 -,',,~'
F4x 360-57:)-244':!
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OFFICER REPORTED COLLISIONS THAT OCCURRED on OR in the vicicnity of GRANT AVE IN THE CITY OF RENTON
1/1/2010 -11/30/2013 (November of 2013 is the most current complete month processed)
I.! ii \illl;\:I:;,~ .-),"1 ~:l .',1\:11'; ,;,\/,1' ,\\i'i:ili \li'/\/'/'\{{Jji/"'/I!,;\/i::;j\I!
COMP
DIST DIR
FROM MI FROM
PRIMARY BLOCK INTERSECTING REF or REF REFERENCE 'REPORT
JURISDICTIDN TRAFFICWAY NUMBER TRAFFICWAY POINT FT POINT POINT NAME NUMBER DATE
City 5treet GRANT AVE 5 1300 0.21 M 5 5 10TH ST E199693 10/19/2012
City 5treet GRANT AVE 5 1800 200 F 5 5 18TH ST E183114 7/14/2012
City 5treet GRANT AVE 5 1800 100 F 5 5 18TH ST E202943 11/1/2012
City Street 5 PUGET DR 1500 GRANT AVE 5 E076682 11/12/2010
City Street 5 PUGET DR 1500 GRANT AVE 5 E066818 9/11/2010
City Street 5 PUGET DR 1400 194 F W GRANT AVE 5 3106206 4/11/2010
City Street S PUGET DR 1400 400 F W GRANT AVE S ElOO173 4/11/2011
City Street S PUGET DR 1455 300 F E GRANT AVE 5 E261294 8/4/2013
City Street S PUGET DR 1300 474 F W GRANT AVE S E221498 1/17/2013
WSDOT -COLLISION BRANCH 1/13/2014
#
# P
# P E
# #F V E D
MOST SEVERE IN A E D A
TIME INJURY TYPE J T H S L
18:14 No Injury o 0 2
7:33 Possible Injury 1 0 2
20:31 Evident Injury 1 0 2
1:15 No Injury o 0 2
13:42 Possible Injury 1 0 2
22:02 No Injury o 0 2
13:17 No Injury o 0 2
17:50 No Injury o 0 2
6:40 Possible Injury 1 0 1 1
1 of 4
ROADWAY
SURFACE
VEHICLE 1 TlPE VEHICE 2 TYPE JUNCTION RELATIONSHIP CONDITIONS
Pickup, Panel Truck or Vanette under 10,000 Ib Passenger Car No-: at Intersection and Not Relate~ Dry
Truck (Flatbad,Van,etc) Pickup,Panel Truck or Vanette under 10,JOO Ib At ')riveway Dry
Pickup,Panel Truck or Vanette under 10,000 Ib Pickup,Panel Truck or Vanette under 10,JOO Ib No: at Intersection and Not Related Wet
Passenger Car Pickup,Pilnel Truck or Vanette under 10,JOO Ib At ntersection anc Related Wet
Passenger Car Pickup,Pilnel Truck or Vanette under 10,JOO Ib At ntersection ane Related Dry
PICkup, Panel Truck or Vanette under 10,000 Ib Passenger Car At )riveway Dry
Passenger Car Passenger Car No: at Intersection and Not Related Dry
Pickup,Panel Truck or Vanette under 10,000 Ib PassengE r Car At :)riveway Dry
Passenger Car At ')riveway Unknown
---
WSDOT -COLLISION BRANCH 1/13/2014 2 of 4
MV
DRIVER VEH:
CONT COMI'
ClRC 1 DIR VEH 1 COMP DIR
LIGHTING CONDITIONS FIRST COLU5ION TYPE / OB. ECT STRUCK MV D~IVER CONT ClRC 1 (UNIT 1) (UNIT2) FROM TO
Dark-Street Lights On One parked--one mO'ing Inattent on North South
Daylight One parked--one movin~ Improper Backing East Vehicle Backing
Dark-Street Lights On One parked--one moving Under Ir,fluence of Alcohol North South
Dark-Street lights On Entering at angle Disregard Stop Sign -Flashing Red I~one North East
Daylight From Jpposite directi::m -one left turn -one straight InaUent on I~one West North
Dark-Street lights On Entering at angle Did Not Grant RW to Vehicle None South East
Daylight From iame direction all others ImpropEr U-Turn None East East
Daylight Entering at angle Inattent on . None West South
Dark-Street tillh!,()n Vehicle turning right hits ~ede~!!:_i~_rI __ Fail to Yield Row to Pedt~strian South East ----------------
WSDOT -COLLISION B,ANCH 1/13/2014 3 of 4
VEH 2 COMP DIR VEH ;, COMP DIR IMPACT LOCATIO I. (Effective for City, County & Misc
FROM TO 1/1/2010; SR's indel inite)
0. tside Shoulder "f Primary Trail cway
0. tside Shoulder ,'f Primary Trail cway
0. tside Shoulder ,'f Primary Trail cway
East West La le of Primary Trafficway
East West La le of Primary Trafficway
West East La 1€ of Primary Trafficway
East West La 1e of Primary Tr afficway
Vehicle Stopped VehlCl" Stopped Intersecting Trafficway (WITH Int, nt to Access)
La,le of Primary Trafficway
W;DOT -COLliSIC'N BRANCH 1/13/2014 4 of 4
~:: FirstA
~
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~rxcan
First American Title Insurance Company
December 17, 2015
50phon Chheng
Skyline Properties
50 116th Ave SE, # 120
Bellevue, WA 98004
Phone: 425-455-2065
Fax: 425-646-4766
Title Officer:
Phone:
Fax No.:
E-Mail:
Order Number:
Escrow Number:
Buyer:
Owner:
Property:
818 Stewart St, Ste 800
Seattle, WA 98101
Pat Fullerton
(206)615-3055
(866)904-2177
pfullerton@firstam.com
2534935
2534935
1600 Grant Ave 5
Renton, Washington 98055
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:
Customer Rrst!
orm 5003353 (7·1-14) age 1 of9 uarantee Number: 2534935 CLTA #14 Subdivision Guarantee (4·10·75
Washingto
.:;;~ First American
~, ISSUED BY
Subdivision Guarante
First American Title Insurance Company Guarantee GUARANTEE NUMBER
5003353-2534935
SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE UMITS OF UABILITY AND THE CONDmONS AND STIPULATIONS OF THIS
GUARANTEE,
FIRST AMERICAN TITLE INSURANCE COMPANY
a Nebraska corporation, herein called the Company
GUARANTEES
Skyline Properties
the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule
A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
First American Title Insurance Company
gr/4L
[).}nms J _ Gilmore
President
Joff"" S. Rul>inson
SOCr ... ry
Fonn 5003353 (7-1-14) Page 2 019
This jacket was created electronically and constitutes an original document
uarantee Number: 2534935 eLTA #14 Subdivision Guarantee (4-10-75)
Washington
SCHEDULE ,XCLUSIONS FROM COVERAGE OF THIS ~RANTEE
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) Defectsr 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 resu~ 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) reseovations or
exceptions in patents or in Acts aulhorizing 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
affeeling 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
crealed, suffered, assumed or agreed to by one or more of the
Assureds; (2) which resu~ 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 effeel or priority of any matter shown or
referred to in this Guarantee.
GUARANTEE CONDmONS 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 constitule 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 withoul 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 the
estate or interest, as staled 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 w~h regard to the matter or matters for which
prompt notice is recuired; 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,
notw~hstanding 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 duly 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 institule and prosecute any action or proceeding, interpose
a defense, as lim~ed 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 ~ 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 seleel
counsel of ~ choice (subjeel to the right of such Assured to
objeel 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 perm~ed by the provisions of this
Guarantee, the Company may pursue any litigation to final
determination by a court of competent jurisdiction and
expressly reseoves the right, in ~ sole discretion, to appeal
from an adverse judgment or order.
(d) In all cases where this Guarantee permits the Company to
prosecule or provide for the defense of any action or
proceeding, an Assured shall secure to the Company the right
to so prosecule or provide for the defense of any action or
proceeding, and all appeals therein, and permit the Company
to use, at ~ option, the name of such Assured for this
purpose. Whenever recuested by the Company, an Assured,
at the Company's expense, shall give the Company all
arm 5003353 (7-1-14) Page 3 of9 uarantee Number: 2534935 CLTA #14 Subdivision Guarantee (4-10-75)
Washington
GUARAuTrE CONDmONS AND STIPULATIONS (Co .. "'nued)
reasonable aid in any action or proc~ing, 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
recuired 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 oovered by this Guarantee
which oonstitute 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 recuired 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 oopying, 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 pennission, 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 oonfidential 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 secu. '" 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
purclhase.
Such purchase, payment or tender of payment of the full
amount of the Guarantee shall tenninate 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 oollateral 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 recuired in that paragraph, shall
tenninate, including any obligation to oontinue 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 Ciaimant.
To payor otherwise seWe 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 recuired in that paragraph, shall
tenninate, including any obligation to oontinue 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 oontract 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
onn 5003353 (7-1-14) age 4 of 9 uarantee Number: 2534935 ClTA #14 Subdivision Guarantee (4-10-75)
Washington
GUARA··~rE CONDmONS AND STIPULATIONS (Co-·'nued)
any method, including litigation and lIIe complebon of
any appeals therefrom, it shall have fully performed its
obligabons w~h 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 liabil~ 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
defin~ely fixed in accordance with these Cond~ions 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.
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 arb~rable matters when the Amount of
Liabil~ is $2,000,000 or less shall be arbitrated at the option of
e~r 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 perm~ 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 Insuraoce Arb~ation 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 e~her 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 Clajms.NIC@firstam.com Phone: 888-632-
1642 Fax: 877-804-7606
First American Title
n11 5003353 (7-1-14) age 5 of9 uarantee Number: 2534935 CLTA #14 Subdivision Guarantee (4-10-75)
Washingto
· ~'t-First Amer' a
Second Subdivision Guarantee
ISSUED BY
Schedule A
First American Title Insurance Company
GUARANTEE NUMBER
2534935
Order No.: 2534935 Liability: $2,000.00
Name of Assured: Skyline Properties
Date of Guarantee: December 11, 2015
The assurances referred to on the face page hereof are:
F-li~e is vested in:
Fee: $350.00
Tax: $33.60
~ APEX ENTERPRISES GROUP LLC, A WASHINGTON LIMITED LIABILITY COMPANY
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.
rm 5003353 (7-1-14) Page 6 019 uarantee Number: 2534935 Cl TA # 14 Subdivision Guarantee (4-10-75)
Washington
:d~ First Amer' t1
ISSUED BY
Subdivision Guarantee
Schedule B First American Title Insurance Company
GUARANTEE NUMBER
2534935
RECORD MATTERS
1. General taxes for the year 2015, which have been paid.
Tax Account No.: 202305905202
Code Area: 2100
Amount: $ 4,801.12
Assessed Land Value: $ 265,000.00
Assessed Improvement Value: $ 114,000.00
2. Lien for Utility service in favor of City of Renton
Against: Michael Chan
Amount: $171.85
Recorded: July 25, 2008
Recording Information: 20080725001715
3. Reservations and exceptions, including the terms and conditions thereof:
Reserving: Minerals
Reserved By: Puget Sound Power & Light Company, A Massachusetts
Corporation
Recorded: October 31, 1935
Recording Infonmation: 2973823
We note no examination has been made regarding the transfer or taxation of the reserved rights.
4. Easement, including terms and provisions contained therein:
Recording Infonmation: 5162689
In Favor of: United states of America
For: 1 or more line(s) of electric power transmission structure and
appurtenant
5. Release of Damage Agreement and the tenms and conditions thereof:
Between: Conan L. Hill And Sarah E. Hill, his Wife
And: Renton Water Department
Recording Infonmation: 7111050334
6. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the
face of 5urvey Job No. 15104 recorded in King County, Washington as Instrument No.
20150828900008, including but not limited to the following matters:
(A) Board Fence along the north, south and east lines does not confonm to the property line.
(B) Possible encroachment of Deck (for Trash cans) over the south line of said premises
(C) Possible encroachment of Rockery along the south line of said premises.
rm 5003353 (7-1-14) Page 7 of9 uarantee Number: 2534935 CLTA #14 Subdivision Guarantee (4-10-75)
Washington
Informational Notes, if an.
rm 5003353 (7-1-14) Page 8 of9 uarantee Number: 2534935 ClTA #14 Subdivision Guarantee (4-10-75)
Washington
Subdivision Guarantee
ISSUED BY
I~ First American
Schedule C First American Title Insurance Company
GUARANTEE NUMBER
2534935
The land in the County of King, State of Washington, described as follows:
PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP
23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNlY, WASHINGTON, DESCRIBED AS
FOLLOWS:
BEGINNING ON THE EAST LINE OF SAID SUBDIVISION AT A POINT WHICH IS SOUTH 00°08'49" WEST
475.79 FEET FROM THE NORTHEAST CORNER THEREOF;
THENCE NORTH 00°08'49" EAST 158.00 FEET;
THENCE WEST PARALLEL WITH THE NORTH LINE OF SAID SUBDIVISION 654.50 FEET;
THENCE SOUTH 26°18'57" EAST TO THE INTERSECTION WITH A LINE EXTENDING WESTERLY
THROUGH THE SAID POINT OF BEGINNING AND PARALLEL WITH THE NORTH LINE OF SAID
SUBDIVISION;
THENCE EAST ALONG SAID EXTENDED LINE TO THE POINT OF BEGINNING;
EXCEPTING THEREFROM A STRIP OF LAND 30 FEET WIDE PARALLEL WITH AND ADJOINING THE
WESTERLY LINE OF SAID TRACT FOR ROAD PURPOSES.
orm5003353(7-1-14) age90f9 uarantee Number: 2534935 CLTA #14 Subdivision Guarantee (4-10-75)
Washington
CITY OF RENTON
FINANCE DEPARTMENT
1055 S GRADY WAY
RENTON, WA 98057
0612012008
•
NOTICE OF LIEN FOR UTILITY SERVICE
CITY OF RENTON vS.MICHAEL CHAN
NOTICE IS HEREBY GIVEN that the City of Renton, State of Washington, has and
claims a lien for utility charges against the following described premises situated in
King County, Washington. Said lien is claimed for delinquent utility charges and
penalties and is also claimed for future utility charges against said premises.
Property Address
1600 GRANT AV S
Parcel No Lien Amount
2023059052 $171.85
Utility Account No
031747-000
Pursuant to Renton Municipal Code, Title VIII, Chapter 1, 8-1-8, Chapter 2, 8-2-1,
Chapter 4,8-4-12 and Chapter 5,8-5-16, and Revised Code of Washington, Chapter
35, "Such charges and penalties shall be a lien against the herein above described real
properties. "
I, Linda Parks, Fiscal Services Director of the City of Renton Finance Department,
King County, Washington, hereby certify that the above referenced account is
delinquent in the sum stated.
Linda Parks
~~~
Fiscal Services Director
City of Renton
280140 Page 1 ofl
20080725001715.001
, "'-
• . >2689 • T'.t:I St.._ Mft.p.l.~ Va.,'.1<'j· ~hot.o.t.tCZ1J -==--
SouU.v~Al c.,,:;::t"').dO'l', r.~. ~
TRANSMISSION UNE 1tAltF-IIENT
• III 1I.e-:-;"II:C' ul Wo.r.b~ngtoll .1,","'*'11:
:ba~ ~ort.~on of" tbat part or the lm!-SW!-Clf Sc~t101"4 cO, 4a.rnch~p :!3
nort.b, R&..-c.1.. ';) Eut, WUl..ui:tt..e Meridian, K1t16 COunty. ~~hinr.:t.M,
JeCicr1"bc..l o.G bcglnn!r..s 1n ~ aUi'. 11~ ",r :.laid Nt~S\t.'" !\"t Co. l1O!tlt vh!ch
!:> :3. 0-0&'49" W. a d!.s~e of'" J'15.79 u .. -et ft'a:l the n01"~"hen..::.1.. c..;.rnt'r
thereof'; '!'..M-r..ee N. 0'09.'1,9" f.:. a d.iatmu:ct or 15 P !"t!lI!t; "':.hc:::ce We6':,
po.rrtl..l.el ...-1th -:he north l1::Je Q.f C&!d. n:..swt a. dlatanc-e IJf 6~!,.,~ :recto
th.e~t! s. ~·18",1" E. to 1nterBe!:t1on Vlth n line eltternlln,e v!".!::t~t"l.::
!hrnu,eh the ~id i.Ml1nt or be,ginn1"Df! and ptU'&llel 'With th~ r.orth line o!'
r:nic:i flE~SV!·; tiu!nce EllIOt alone; ua,ld extcmded 111r to ... .he ~J~fn"t Of lX'"e~n
nu1r,;, wh!cl1 licz; "Within R. "tract of land de~cri"bt!d 0.0 tollavn:
l3ee!nnir.g at a point 1n tbe westerly "bo\mc1a.ry liM of the (:i;-root:
r~ebt ~r way Cor C1ty of ~attle'Q ~dar R1yer pipe l1~, G.1d po~~t
beinc N. 7r41'2Q" W. a diate.ccc of 523. 7 '!"·~et. f'roaa the qua.r~r corn<.:r
in t.he cut. .l1.ne or Section 20, ~..Jh1P 23 North, Ra::lGf": 'j Eo.at,
;/111,. 'ott.e !oIerid18ll, thence S. 45'07'50" E. alocg ,"ld "",terly ~1'" ..
rlla~c or 263.0 teet;: thence s. 55·05'30" \rI. a. d.1t1tar~"o1' 1,81.3
feet.; ~bence sO' 89"'10'00" 114 II dillt.eace or 2,501.1 teet; thellCe
s. 26·0S'2Q" V. a dleteDee of 1,013.9 teet \.0 tbe 11OTtbeM~rl.y oo.m.d.a.ry
111lC ot' the r!".bt of ~ at tIlIlted" 1'.;&te. of Amer!ca tor its Bonnevlll.c
Pc:MIr AdJaJ.n1n .. ""I.t1on's t:ovtngtcll .. "Re~ 'b'OIla:J. •• 1c.n 11M; tbotIee
..... "2"!.5 t 30" w. along said nortbeuterly line, • diatanee or 2l6.2 feet
to GUl'"I'7 .taUon 1155_1'1.5 a poilIt til the _ u... tor _ 1"'01'0_
'l'Ul<nla Hoo. 2 ..,..<1.3 tranmt ... tQD u... ... nneJri _ .taked CD tho
61"eu.--..d.. "tbeucc-eoutirm1na nO' 42·35 t 30 01 w. ol.ane; Bft.tel nonJteUte1'ly liDa,
a dtotan ... of 68.6 feetl _ .... II. 22'40'30" E ... dt.taace,,~r l,~ .7 t ... t;
~nce N. S,·lOrOO IO E. a d1at4nCe or 2,]11.9.6 taetJ tiu:lPCe .... 1~~·'55·30" E.
Go cU8~ of'" 524.8 /411_ .... ; tbe~ .N. 55-05']0" EO' & 418tMco ~ 94.5 teet
to a po1at til .. 14 ... _~ly 1><NzI<Iu'y liDo or aaf.4 pipe·Uao rl£ht ot ""¥;
thence s. 1,5·07'50" E. &l.oas 0.1.4 wellterl)' Une a. dt.taDce or "29.3 teet.
to "'" polJl. or beglDnIJ!S.
Description: King~WA Deeds-DocId 5162689 Page: 1 of 3
Order: JULY23 Comment: -"~-----
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Description: King,WA Deeds-DocId 5162689 Page: 2 of 3 .'
Order: JlJLY23 Comment:
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ftlili ror !l1l1d Cnun"s find 9 aU, th~ .lthln-ftl~4 MILTOI!:. RAJtlSaf, lUll :mII"'n1ed ClaD.
LII'.t ...,.. ppu"u1l'l known tt) be' the ldf!n"ic:al fI",,1'I:C'lT. rI"ltcr1b,.d 1" tllul whn I!W~Clllt,..1 tt,,·
"It.h": And r~T',.~nln .. ln5t""1M-llt !Pad 1I~1mn.wl".d"tI"" tn mr. that he ~1C"f'ut4"rI th,. '0; ......
ftt:. hJ~ rrf'fO atl,t ¥tllunt.At')' act "IreS ""41rt, rot" thClo Ullf1'!J aM pll!'JlftIUlIP; thPr,.,"
~ .. r:ll"''''.-d.
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Description: King, WA Deeds-DocId ,51:62689 Page: 3 of 3
Order: JULY23 Comment:
,--
-:li'l Of ~E'nON
-:-EMP~'I1,l;.;y "ATr;:: SUIVJ(I:, :lGRf[I.!£/lT
I, If. Conan L. Hill •. nd Sarth E , hli.~fL~ _
Addr'e-.u 1600 Grant Ay •• L,f Renton. i4ash ____ T.p
}eg.lTly dtS_crfbed as follows:
That portion of the northeast QUlrt~r of the ~outhwest qY,rtef of Section
20. TownsM,p 23 North, Range 5 east, W.M,. 1n King County. Washington,
descrfbed as follows:
Begfnrifng on the east line of safd subdivfs10n at r!I point which 15
.-soutn O"OEl' 49" west-475.79 feet -frQlll the northust corner thereofj tf,ence
north ODOS'4;" -west 158 felti thence west parallel with the north l1ne of
~afd subdf,dslon. 65zt.50 feet; thence south 26'18'5:7" east to ,the
intersection with a line extending Wlstlrly through the $lid potnt of
beg1nn1ng and plrallel with the-north line of Slid subd1vlsioni' thence
east along said extended line to the point_of beginning-, EXC£PTtNG therefrom
a strip of land 30 feet Wide parallll wfth and adjofning the westerly line
of sai d tract for road pUrposlf$.
for Ind in consideration of the Renton Water Oepart1lent granting a pennit to ('onnect a
_pol'ary wlter service ilnd/or mafn in . GNnt A'g' s for the
above property hereby agree th.t no protests cane ma3e by above part 1aL.~"'l,f'S
Ind assigns. Iga1nst the consti"uctfon of. or assessment for a permanent watermaTn whfcl'l
will r'!eCesslrfTy be constNcted in the street to serve this proPerty, (This assessment
or participation shall not be greater ttJan ...... )r $800.00},.rP.
This agreement shall be a covenant l"'unnir.g with the land and shall be binding upon
111 "rties and the'ir heirs and .ssigns un tit the pel"lMnent wate".,;n to serve the above
described property MS bien constructeod and the assessment roll or cost per property
the~fore certified to the City Treasure)' for collection. or payment.
IN WITNESS WHEREOF I have ltereunto set my hand alkl s-eal the day and'tear first above
written.
STATE OF lIASlIINGTON)
COlIJn'Y OF KING jss
L tiazelle r .• Du &:-iB ill Notary Publ1c in and for the State of
IiIIshington , resid1ng at Renton ' do hereby certffy tttat on thh ?7th
day of ('!ctober, 19--11. personally appeared befOre lie ~nal1 L. "111 ruui
Sa ab L lUJ.' , to Ie knOWft to be the 1ndh1dual(s) described .,..ill .na WhO executed th~ wHhfn instrument and acknow1edged that -.;;rt:ljl"E.Y~r.;",,,""-
.iptd .Ad staled th. Slllf' ., tbe1r free and voluntary act and deed fO\'" the
VMS 1M purposes there1 n 1ned.
/~1~~ hand .f .mel.1 •• ,1 the day .... yea' in this certificate fi;st above
i.,r:.'f."!':C'1 /, ,,' ./.,
€ .• ). ,~<,:,~.:~) /~'@l*fuc;f(;.(.G'IJt~ StUe of
I'~~_ ~,1.~ ,i Wnh1rt9tOfl. residing It ·~,;,nv'n
,~,~,~.~::~;,~~~/'
a '., szz
Description: King~~ Document -Year.Mbntb.Day,DocID 1971.1105.334 Page: 1 of 2
Order: JULY23 Comment:
I
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R.[C'}~ :€D
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'5 !.'! ;J
;"',L:c'... .. -· , ~.
1"; .: -,,; ;~ : -'
Description: King,WA Document _ Year.Month.Day.DocID 1971.1105.334 Page: 2 or 2
Order: JVLY23 Comment:
0(, ~J'V\C~
? l cJ {e C; uV"lJ {LR \ c~ --
PLAT NAME RESERVATION CERTIFICATE
TO: SATWANT SINGH
24419 105TH PL SE
KENT, WA98030
PLAT RESERVATION EFFECTIVE DATE: October 12, 2015
The plat name, GRANT PLACE TOWNHOMES has been reserved for future use by SATWANT SINGH.
I certify that I have checked the records of previously issued and reserved plat names. The requested name has not
been previously used in King County nor is it currently reserved by any party.
This reservation will expire October 12, 2016, one year from today. It may be renewed one year at a time. If the plat
has not been recorded or the reservation renewed by the aDove date it will De deleted.
" .'
~ 1 '
> •
Deputy Auditor
• j-,
, f<ECORDEO BY
RAINIER TITLE
ORDER#~1 7f/z-
AFTER RECORDING MAIL TO:
Apex Enterprises Group LLC
5218 76th Ave Ct W
University Place, WA 98467
Filed (or Record at Request of:
Attorney's Title of Washington, Inc.
Escrow Number: CEGI-4IS82
E2728537
05/86/2815 11:~5
KING COUNTY lolA
20150506000500.001
TA~ • sa.815."
SAlE $4511 ...... . ""'GE-881 OF •• 1
STATUTORY WARRANTY DEED
GRANTOR(S):
GRANTEE(S):
ABBREVIATED LEGAL:
FULL LEGAL ON PAGE:
TAX PARCEL NO.:
Washington Commercial Investment, LLC, a Washington
limited liability company
Apex Enterprises Group LLC, a Washington Corporation
PTN NE Y4 OF SW Y4, S20-T23N-RSE, W.M.
I
2023059052
THE GRANTOR(S). WashingtoD CommerciallDvestmeDt, LLC, a WashiDgtoD limited
lillbility compaDy, for and in consideration of TEN DOLLARS AND OTHER GOOD
AND VALUABLE CONSIDERATION in hand paid, conveys and warrants to Apex
Enterprises Group LLC, a WlishiDgton Corporation, the following described real estate,
situated in the County of King, State of Washington:
An undivided one-half interest in the following described property:
Portion of the Northeast quarter of the Southwest quarter of Section 20, Township 23
North, Range 5 East, W.M., in King County, Washington, desaibed as follows:
BEGINNING on the East line of said subdivision at a point which Is South 00"08'49" West
475.79 feet 1Tom the Northeast oorner thereof;
THENCE North 00"08'49" East 158.00 feet;
THENCE West parallel with the North Ine of said subdivision 654.50 feet;
THENCE South 26"18'57" East to the intersection IMih a line extending Westerly through
the said Point of Beginning and paraliellMth the North line of said subdivision;
THENCE East along said extended line to the Point of Beginning;
EXCEPTING there1Tom a sbip of land 3D feet wide, parallel with and adjoining the Westerly
line of said Tract, for road purposes;
Situate in the County of King, State of Washington.
SUBJECT TO: Reservations and other matters contained in deed recorded October 31. 1935 under recording no.
2873823; Easement and the terms and conditions thereof recorded May 18, 1960 under recording no. 5162689;
,. 20150506000500.002
No Protest Agreement and the !enns and conditions thereof recorded November 5, 1971 under recording no.
7111050334.
Dated: May 4, 2015
Wash~me . Investment, LLC
By: Slimranjit Singh, Member
STATE OF WASHINGTON)
COUNTY OF PIERCE
) ss:
)
On this 4-it-day of May, 2015, before me, the undersigned, a Notary Publi£ in and
for the State of Washington, duly commissioned and sworn, personally appeared Samranjit
Singh, to me known to be the Member of Washington Commercial Investment, LLC, the
limited liability company that executed the foregoing instrument, and acknowledged the said
instrument to be the free and voluntary act and deed of said company, for the uses and
purposes therein mentioned, and on oath stated that he is are authorized to execute said
instrument.
written.
WITNESS my hand and official seal hereto affixed the day and year first above
JEANNE M. BOWIE
NOTARY PUBLIC
STATE OF WASHINGTON
COMMISS!ON EXPIRES
MAY 26. 2015
Notary Public in and for the State Ilf'Washington
Print Name: ~N.... In . .I~
Residing at: ~*L
My Commission Expires: S-.;l./D -actS-
j i<ECORDED BY
RAINIER TITLE
ORDER##i}139J ,
AFTER RECORDING MAIL TO:
Apex Enterprises Group LLC
5218 76th Ave Ct W
University Place, W A 98467
Filed ror Record at Request or:
Attorney's Title of Washington, Inc.
Escrow Number: CEGI-4IS82
20150506000500.001
E2728537
85/86/2015 11:55
KING COUNTV I.IA
TAX 'S8,0IS.00
SALE $450,000.00 PAGE-801 OF 001
STATUTORY WARRANTY DEED
GRANTOR(S): Washington Commercial Investment, LLC, a Washington
limited liability company
GRANTEE(S): Apex Enterprises Group LLC, a Washington Corporation
ABBREVIATED LEGAL: PTN NE Yo OF SW Yo, S20-T23N-RSE, W.M.
FULL LEGAL ON PAGE: I
TAX PARCEL NO,: 2023059052
THE GRANTOR(S), Washington Commercial Investment, LLC, a Washington limited
liability ~ompany, for and in consideration of TEN DOLLARS AND OTHER GOOD
AND VALUABLE CONSIDERATION in hand paid, conveys and warrants to Apex
Enterprises Group LLC, a Washington Corporation, the following described real estate,
situated in the County of King, State of Washington:
An undivided one-half interest in the following described property:
Portion of the Northeast quarter of the Southwest quarter of Section 20, Township 23
North, Range 5 East, W.M., in King County, Washington, described as follows:
BEGINNING on the East line of said subdivision at a point which is South 00·08'49" West
475.79 feet tom the Northeast oomer thereof;
THENCE North 00·08'49" East 158.00 feet;
THENCE West parallel with the North Une of said subdivision 654.50 feet;
THENCE South 26°18'57" East to the intersection with a line extending Westerly through
the said Point of Beginning and parallel with the North line of said subdivision;
THENCE East along said extended line to the Point of Beginning;
EXCEPTING therefrom a strip of land 30 feet wide, parallel with and adjoining the Westerly
nne of said Tract. for road purposes;
Situate in the County of King. State of Washington.
SUBJECT TO: Reservations and other matters contained in deed recorded October 31, 1935 under recording no.
2873823; Easement and the terms and conditions thereof recorded May 18, 1960 under recording no. 5162689;
>.
No Protest Agreement and the terms and conditions thereof recorded November 5, 1971 under recording no.
7111050334.
Dated: May 4, 2015
was~e . Investment, LLC
By: Simranjit Singh, Member
STATE OF WASHINGTON)
COUNTY OF PIERCE
) ss:
)
20150506000500.002
On this 4-it-day of May, 2015, before me, the undersigned, a Notary Publi~ in and
for the State of Washington, duly commissioned and sworn, personally appeared Sarnranjit
Singh, to me known to be the Member of Washington Commercial Investment, LLC, the
limited liability company that executed the foregoing instrument, and acknowledged the said
instrument to be the free and voluntary act and deed of said company, for the uses and
purposes therein mentioned, and on oath stated that he is are authorized to execute said
instrument.
written.
WITNESS my hand and official seal hereto affixed the day and year first above
JEANNE M. BOWIE
NOTAR'( PUBLIC
STATE Of WASHINGTON
COMMISS!ON EXPIRES
MAY 26. 2015
Notary Public in and for the Stat~jhington
Print Name: ~;t.L 111. -e.
Residing at: ~~'L-
My Commission Expires: 5 -ci,cD -ci,OI s=
RECEIPT EG00047288
BILLING CONTACT
Satwant Singh
24419105th PI SE
Kent, WA 99030
REFERENCE NUMBER FEE NAME
LUA 15-000885
Printed On: December 29, 2015 Prepared By: Rocale Timmons
TRANSACTION
TYPE
PAYMENT
METHOD
TOTAL
AMOUNT PAID
$7,210.00
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