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HomeMy WebLinkAboutD_Admin_Report_Earlington Townhomes_181031.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin_Report_Earlington Townhomes_181031 A. FINAL PLANNED URBAN DEVELOPMENT REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: October 31, 2018 Project File Number: PR17-000187 Project Name: Earlington Townhomes Land Use File Number: LUA18-000466, FPUD Project Manager: Clark Close, Senior Planner Owner: Polygon WLH, LLC, 11624 SE 5th St, Bellevue, WA 98005 Applicant/Contact: David Avenell, Polygon WLH, LLC, 11624 SE 5th St, Bellevue, WA 98005 Project Location: 8074 S 132nd St (APN’s 214480-0487, -0488, -0500, -0285, and -0295) Project Summary: The applicant, Polygon WLH, LLC, is requesting a Final Planned Urban Development (PUD) approval for the construction of a multi-family development containing 60 units in the condominium. The 4.16-acre site is located at 8074 S 132nd St (APN’s 214480-0487, -0488, -0500, -0285, and -0295) in the Residential-14 (R-14) zoning district and the Residential High Density (RHD) land use designation. The development would be comprised of 14 separate multi-family residential structures. The residential density of the project with bonus density is 18 dwelling units per net acre. Access to the site is proposed via a new cul-de-sac road extended from S 132nd St. There are no critical areas located onsite. Under the approved Preliminary PUD (LUA17-000390) the following standards or requirements were permitted to be modified: lot width, lot depth, setbacks, building coverage, impervious surface area, wall plate height, number of units per building, retaining wall height, private open space, parking stall sizes, refuse and recycling, and street design. The applicant has proposed enhanced open space, pedestrian and vehicular circulation, pedestrian amenities, and landscaping as a public benefit. The applicant received Preliminary Planned Urban Development approval from the City’s Hearing Examiner on August 8, 2017. As part of the Final PUD, the application is proposing to change from a plat structure to a condominium structure for the sale of the units, therefore a final plat will no longer be required. Site Area: 4.16 acres (181,007 square feet) DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 2 of 16 D_Admin_Report_Earlington Townhomes_181031 B. EXHIBITS: Exhibit 1: FPUD Report and Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plans Exhibit 4: Lot Analysis (Existing), Lot Analysis (Proposed) and Parking Spaces Exhibit 5: Architectural Elevations (Sheets E1-E14) Exhibit 6: Floor Plans (Sheets B1-B14) Exhibit 7: Detailed Landscape and Tree Retention Plans (Sheets LP 47 - LP 55) Exhibit 8: Irrigation Plan (Sheet IR-56) Exhibit 9: Approved Civil Construction Plans (Sheets 1-55) Exhibit 10: Arborist Report prepared by Shoffner Consulting, dated February 23, 2017 Exhibit 11: Final Technical Information Report prepared by ESM Consulting Engineers, LLC, dated January 23, 2018 Exhibit 12: Geotechnical Engineering Feasibility Report prepared by Associated Earth Sciences Incorporated, dated January 28, 2017 Exhibit 13: Wetland and Stream Reconnaissance prepared by Altmann Oliver Associates, LLC, dated January 18, 2017 Exhibit 14: Public Comment Letter, dated July 18, 2018 (Received July 19, 2018) Exhibit 15: Staff Response Letter to Public Comments, dated July 20, 2018 Exhibit 16: Olympic Pipeline No Conflict Letter and Mapping Exhibit 17: Affordable Housing Units and Phasing Exhibit 18: Condominium Declaration Exhibit 19: Street Lighting Calculations Exhibit 20: Illumination Plan (Sheet IL1) Exhibit 21: Revised Landscape Planting Plans (Sheets LP-02 and LP-03), dated October 23, 2018 Exhibit 22: Open Space Calculations Exhibit 23: Final Materials Board Exhibit 24: Roof Colors Exhibit 25: Letter to Phyllis Chandler, dated September 5, 2018 C. GENERAL INFORMATION: 1. Owner(s) of Record: Polygon WLH, LLC, David Avenell, 11624 SE 5th St, Bellevue, WA 98005 2. Zoning Classification: Residential-14 (R-14) 3. Comprehensive Plan Land Use Designation: Residential High Density (RHD) DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 3 of 16 D_Admin_Report_Earlington Townhomes_181031 4. Existing Site Use: Former greenhouse, nursery and single-family home 5. Critical Areas: Regulated Slopes 6. Neighborhood Characteristics: a. North: Single-family residential – Residential High Density (RHD) Land Use designation and Residential-14 (R-14) zoning. King County R12 (north of S 130th St) zoning. b. East: Single-family residential – RHD Land Use designation and R-14 zoning. c. South: Single-family residential – RHD with R-14 and Residential-10 (R-10) zoning. d. West: Single-family residential – RHD and Residential Medium Density (RMD) Land Use designations and R-14 and Residential-8 (R-8) zoning. 7. Site Area: 4.16 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation (Earlington) A-08-002 5484 10/14/2009 Earlington Townhomes Preliminary PUD and Preliminary Plat LUA17-000390, ECF, PP, PPUD N/A 08/08/2017 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. The site is in the West Hill service area in the 495 hydraulic pressure zone. There is an existing 8-inch City water main located in S 132nd St (see Water plan no. W-0613). There is an existing 8-inch City water main (see water plan no. W-0377) in S 130th St to the north of the subject properties. The maximum flowrate from the 8-inch mains is 1,450 gpm. The static water pressure ranges from about 111 psi at ground level elevation 238 feet and 84 psi at elevation 300 feet. The site is located outside of an Aquifer Protection Area. b. Sewer: Wastewater service is provided by the City of Renton. There is an 8-inch wastewater main located in S 132nd St along the south property line. There is an 8-inch wastewater main located in S 130th St to the north of the subject properties. c. Surface/Storm Water: There is a 12-inch stormwater main in Renton Ave S, S 130th St and S 132nd St surrounding the subject property. 2. Streets: The proposed development fronts Renton Ave S along the east property lines. Renton Ave S is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. The proposed development fronts S 132nd St along the south property lines. S 132nd St is classified as a Collector Arterial Road. The existing ROW width is approximately 60 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 4 of 16 D_Admin_Report_Earlington Townhomes_181031 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 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-150 Planned Urban Development Regulations 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The applicant is requesting approval of a Final Planned Urban Development (FPUD) for the construction of a sixty (60) townhomes comprised of fourteen (14) separate attached residential dwelling structures, 120 attached garage parking stalls, 0.83 acres dedicated to public roads and frontage improvements, 0.82 acres of open space, and associated development improvements (Exhibits 3, 4 and 22). 2. On May 8, 2017, the City of Renton Environmental Review Committee issued a Determination of Non- Significance - Mitigated (DNS-M) for Earlington Townhomes. The DNS-M included three (3) mitigation measures: 1. The project earthwork shall be limited to seasonally drier periods (typically April 1 to October 31) in accordance with the geotechnical recommendation made by Associated Earth Sciences, Inc. 2. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Feasibility Report completed by Associated Earth Sciences, Inc. (dated January 18, 2017) or an updated report submitted at a later date. 3. The applicant and/or developer shall install driveway aprons in accordance with the City of Renton Standard Plans 104.2 and 104.3 in order to distinguish the public access road (Road A) from the private alleys (Alleys A-E). A 14-day appeal period commenced on May 12, 2017 and ended on May 26, 2017. No appeals of the threshold determination were filed. 3. On July 10, 2017, the Environmental Review Committee issued an Addendum to the Determination of Non-Significance – Mitigated (DNS-M) for Earlington Townhomes to reflect the change in application types and unit count from 62 units down to 60 units. 4. On August 8, 2017, the applicant received approval from the City’s Hearing Examiner for the Preliminary Planned Urban Development (PPUD) application with twenty-seven (27) conditions of approval, City File number LUA17-000390. DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 5 of 16 D_Admin_Report_Earlington Townhomes_181031 5. The Planning Division of the City of Renton accepted the FPUD master application for review on June 29, 2018 and determined the application complete on July 5, 2018. The project complies with the 120-day review period. 6. As a part of the FPUD application the applicant has requrested to change the structure of the project from fee simple lots assoicated with a subdivision to a condominimum project with one underlying lot. Due to this request a final plat application wound not be required, however the public road dedication as identified in the orignal approval would be required. The right-of-way dedications shall be completed prior to Temporary Certificate of Occupancy (TCO) of the first building or prior to closeout of the civil construction permit, whichever occurs first (Exhibit 3). 7. Staff received one (1) public comment letter that was signed by four (4) neighbors on S 132nd St (Exhibit 14). Staff responded to the public comment letter on July 20, 2018 (Exhibit 15). To further address public comments the following report contains analysis related to construction work hours, traffic, parking, and other impacts of the development. 8. On July 16, 2018, staff received one (1) no conflict comment letter from the Olympic Pipe Line Company during the 14-day public comment period. The letter indicates that there are no active Olympic Pipelines owned or operated by BP Pipeline (North America) Inc. (Exhibit 16). 9. No agency comments were received during the 14-day public comment period. 10. The project site is located at 8074 S 132nd St, parcel nos. 214480-0500, 214480-0285, 214480-0295, 214480-0487, and 214480-0488 (Exhibit 2). 11. Prior to civil construction permit issuance (C17004096), the project site was developed with 48,755 square feet of building footprint area. As part of the proposed development, the existing buildings (greenhouses, shop, utility building) were demolished under a commercial building demolition permit (B18001196) and a single-family detached home under a residential building demolition permit (B18001509). 12. Access to the site is proposed via a limited modified residential public access road from S 132nd St that ends in a cul-de-sac at the north end of the property. A total of five (5) internal roads or private alleys connect to the public road (Road A; “83rd Lane S”) and S 132nd St. 13. The layout would provide primary pedestrian access to the front of each townhome unit via a system of sidewalks and/or green courts. 14. The townhome buildings are proposed with a building wall plat height of 26 feet. Each townhome structure is proposed to be built into the slope and would either be a daylight or tuck-under design. The north elevation of each building would appear as a 2-story building and the south elevation would appear as a 3-story building from finished grade. The proposed building materials include fiber cement vintage wood architectural wall panels (nichiha siding or similar), fiber cement horizontal siding with four-inch (4”) and ten-inch (10”) reveals, fiber cement reverse board & batten siding, hardie-panel ‘smooth’, and juliet balconies with an aluminum frame rail with glass (Exhibit 5). 15. The property is located within the Residential High Density (RHD) Comprehensive Plan land use designation. 16. The site is located within the Residential-14 (R-14) zoning classification. 17. There are fifty-seven (57) significant trees located on site of which the applicant is proposing to remove all existing trees. 18. The site is mapped with Regulated Slopes between 15 percent (15%) and 40 percent (40%). No wetlands or streams were mapped on the site (Exhibit 13). 19. 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, DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 6 of 16 D_Admin_Report_Earlington Townhomes_181031 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. 20. The proposal requires Final Planned Urban Development Review. The plan shall be reviewed for substantial conformance with the approved preliminary plan and consistency with the purposes and review criteria of RMC 4-9-150G. The following table contains project elements intended to comply with the twenty-seven (27) conditions of approval of the Preliminary Planned Urban Development approval that also include mitigation measures issued as a part of the City’s State Environmental Policy Act (SEPA) Threshold Determination: Compliance Final Planned Urban Development Conditions Compliance Analysis Deferred to Civil Construction and Building Permits 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance-Mitigated, dated May 8, 2017. 1. The project earthwork shall be limited to seasonally drier periods (typically April 1 to October 31) in accordance with the geotechnical recommendation made by Associated Earth Sciences, Inc. 2. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Feasibility Report completed by Associated Earth Sciences, Inc. (dated January 18, 2017) or an updated report submitted at a later date. 3. The applicant and/or developer shall install driveway aprons in accordance with the City of Renton Standard Plans 104.2 and 104.3 in order to distinguish the public access road (Road A) from the private alleys (Alleys A-E). Staff Comment: The applicant was issued a Civil Construction Permit for Earlington Townhomes on April 2, 2018. A majority of the earthwork has been completed to date. The applicant is pursuing building permit applications for several of the structures. Payment of transportation impact fees are assessed at the time of each building permit application and payable prior to issuance of each building permit. Compliance with the Geotechnical Engineering Feasibility Report (Exhibit 12) recommendations were incorporated into the Civil Construction Permit and building permits. The approved Civil Construction Plan (Exhibit 9) includes driveway aprons in accordance with the City of Renton Standard Plans in order to distinguish the public access road (Road A) from the private alleys. All utility and transportation infrastructure related to the Civil Construction Permit (C17004096), and any associated permits, as required, shall be installed in accordance with the approved Civil Construction Plans prior to Temporary Certificate of Occupancy of the first building. All final close-out documents for the Civil Construction Permit would be required to be completed prior to Temporary Certificate of Occupancy of the first building. Deferred to Building Permit 2. The applicant shall provide an Affordable Housing Restrictive Covenant and Agreement (the “Covenant”) upon seven (7) units prior to certificate of occupancy. The Covenant is designed to satisfy the granting of the density bonus provision and shall remain affordable for fifty (50) years. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the Covenant prior to or concurrent with building permit approval. Staff Comment: Prior to Civil Construction Permit issuance, the applicant submitted a proposed affordable housing unit map and phasing plan for Earlington Townhomes (Exhibit 17) and a draft affordable housing restrictive covenant and agreement. The DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 7 of 16 D_Admin_Report_Earlington Townhomes_181031 proposed affordable housing units would be as follows: Unit 3, Unit 16, Unit 20, Unit 23, Unit 33, Unit 42, and Unit 53. The affordable units would include a mix of units throughout the site. The distribution of affordable units would be as follows: one unit fronting common open space (Unit 3), one unit fronting S 132nd St (Unit 53), one unit located adjacent to Road A (Unit 42), one unit located adjacent to the lower density residential site to the west (Unit 23), and three internal units (Units 16, 20 and 33). Deferred to Building Permit 3. The applicant shall limit the size of the lots to only include the dwelling unit, private driveway, private amenities, and private open space dimensions. The remainder of the parent site shall be platted as one or more tracts. Instead of tracts, pedestrian facilities may be placed in a pedestrian easement as authorized by staff. The plat plan shall be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. Staff Comment: The applicant has elected to change the development mechanism from a plat structure to a condominium structure; therefore, the site will not consist of fee simple lots. The applicant is proposing to develop the condominium in phases on the land as described in the Condominium Declaration (Exhibit 18). Phase 1 consists of the four (4) units located in Building 3. The applicant would then create up to an additional fifty-six (56) units in one or more subsequent phases by recording the following amendments: a) removing that portion of the real property upon which the units being created are located from the subsequent phase property; b) listing all of the units in the condominium, including those being created, together with all of the information called for by that schedule; c) reallocating the allocated interests among all of the units; and d) amending the survey map and plans showing the units created by that phase of the limited common elements assigned thereto and any remaining subsequent phase property. Based on the change in application structure (plat to condominium) the condition as drafted is no longer applicable. However, the final project should ensure that all condominiums have shared access to the open space area, pedestrian facilities, driveways/alleys etc. In addition, each unit shall have distinct identified private open space as required per code assigned through the condominium process. As such, staff recommends amending condition of approval #3 above to require that all common areas are identified to be share amenities including but not limited to, open spaces, pedestrian walkways, alleys, etc. within the condominium declaration or within a covenant and all private open spaces shall be clearly assigned to a condominium unit. The covenants within the condominium declaration shall be reviewed and approved by the Current Planning Manager prior to recording and prior to building permit issuance. Approved at Construction Permit / Deferred to Building Permit 4. The applicant shall submit a detailed landscape plan that provides the species, quantity, planting notes, and plant spacing to comply with the intent and dimensions of the required visual barriers identified in the landscape code. In addition, all refuse and recycling pads shall maintain a minimum 10-foot separation from the west property line. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building and/or construction permit approval. Staff Comment: In an effort to begin construction during the dry season on a sloped site, the applicant submitted and staff approved the detailed landscape plan and irrigation plan prior to construction permit approval (Exhibits 7 and 8, respectively). A revised landscape planting plan subsequently submitted by the applicant to further activate the superior design of the large open park-like space at the corner of Renton DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 8 of 16 D_Admin_Report_Earlington Townhomes_181031 Ave S and S 32nd St, provide more level common open space and provide more overall private open space (Exhibits 21 and 22). Highlights of the revised landscape plan include minor regarding with the addition of a few new landscape walls, a pea patch addition with terraced planters, a stripped asphalt mini sports court measuring 25- by 30-foot (25’ x 30’) with a basketball standard (Bison PR29 or similar), and a marked 40- by 70- foot (40’ x 70’) mini sports field above the stormwater detention vault. A detail of the pea patch was provided on Sheet LP-02 of Exhibit 21. As a result of the maximum 42- inch (42”) tall wall height, it is likely that several portions of the garden bed may not be reachable by hand from the gravel path. It stands to reason that irrigation with a hose bib, dividers throughout the garden beds and/or walkways through the raised beds would increase the number of users and allow for easier access to the pea patch. Therefore, staff recommends as a condition of approval, that the applicant submit a combined final landscape plan and revised irrigation plan for review and approval. The final landscape plan and revised irrigation plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. A building permit and revised grading permit would be required as a result of the new landscape improvements to the site. Condition Satisfied / Approved at Construction Permit 5. The applicant shall submit a revised landscaping plan with the building permit application that meets the minimum tree density requirements of the tree retention and land clearing code (RMC 4-4-130C.9.d). The revised landscaping plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. Staff Comment: An Arborist Report was submitted with the planned urban development land use application (Exhibit 10). The applicant submitted and staff approved the detailed landscape plan and tree retention and density plan at construction permit approval. Deferred to First Certificate of Occupancy 6. The applicant shall be required to establish enforceable bylaws, within the Homeowners Association Covenants, Conditions, and Restrictions (CC&Rs), which require property owners to park their private vehicles within their garages. The applicant shall provide draft bylaws for review and approval by the Current Planning Project Manager prior to issuance of any occupancy permit. Staff Comment: The applicant submitted a condominium declaration for Earlington Townhomes (aka Earlington Village) as part of the FPUD submittal (Exhibit 18). According to Article 11 – Use; Regulation of Uses, within the draft declaration, the vehicle parking restrictions would be recorded as follows: “Motor vehicles may only be parked in garage or uncovered parking spaces. No garage shall be used for a storage, work or shop area if such use impairs the ability of the owner of such garage to park a motor vehicle therein. No portion of a garage may be converted for use as an apartment or other integral part of the living area in any Unit.” All governing documents would be submitted and reviewed for final approval prior to first Certificate of Occupancy. Deferred to Building Permit 7. The applicant shall submit revised plans with the building permit application that identifies the location of bicycle parking meeting the standards of RMC 4-4- 080F.11. The revised plans shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. Staff Comment: The applicant has submitted building permits for four (4) of the fourteen (14) structures. The floor plans identify the location of bicycle parking stall within the lower level floor of Buildings 5, 6, 9, 10, 13, and 14. Each bicycle parking DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 9 of 16 D_Admin_Report_Earlington Townhomes_181031 space measures at least two feet by six feet (2’ x 6'), with no less than an overhead clearance of seven feet (7'). The total of 31 bicycle parking spaces would be provided as part of the development or more than one-half (0.5) bicycle parking space per one attached dwelling unit, complying with the standards of RMC 4-4-080F.11. Deferred to Building Permit 8. The applicant shall submit a revised floor plan and landscaping plan with the building permit application that is appropriately sized to accommodate both vehicles and refuse and recycling carts, both inside and outside the garage. Storage space for carts shall measure at least two feet by six feet (2’ x 6’) in floor area and sixty inches (60”) high. The refuse and recycling deposit areas located outside the unit for garbage pick-up day must also provide an areas two feet by six feet (2’ x 6’) per unit. There shall be a direct connection constructed of a smooth surface that allows carts to be smoothly rolled to the specified pick-up location approved by Republic Services. The garage floor plan and storage pad areas shall be reviewed and approved by the Current Planning Project Manager prior to construction permit and/or building permit approval. Staff Comment: The applicant has submitted building permit for Buildings 2, 3, 4, and 6 (B18001287, B18001375, B18003950, and B18001192, respectively). The refuse and recycling collection areas were shown on the building permit construction drawing for each building. There is sufficient storage space for cars with at least two feet by six feet (2’ x 6’) in floor area and sixty inches (60”) in height. Onsite pick-up locations are also identified in the construction plans. Condition Satisfied / Approved at Construction Permit 9. The applicant shall submit a revised grading plan that identifies the elevations of the top and bottom of each retaining wall to verify the height complies with the 6- foot height limitation. Additionally, the plans shall contain a cut sheet of wall materials. The revised grading plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager and Plan Reviewer prior to construction permit approval. Staff Comment: The applicant was issued a Civil Construction Permit for Earlington Townhomes on April 2, 2018. The Grading Plan limits the height of the retaining wall or soldier pile to a maximum height of 6 feet (6’). Condition Satisfied / Approved at Construction Permit 10. The applicant shall submit a detailed cut sheets with the revised landscape plan of the proposed picnic tables and benches. These amenities shall be durable and appropriate for northwest climate. The cut sheets shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager. Staff Comment: The applicant submitted and staff approved the detailed landscape plan, which included detail cut sheet of the proposed picnic tables and benches, at construction permit approval (Exhibit 7). Condition Satisfied / Approved at Construction Permit 11. The applicant shall provide a lighting plan that includes a photometric calculation of average footcandles that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and down-lighting shall be used in all cases to assure safe pedestrian and vehicular movement. The lighting plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager prior to construction permit approval. DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 10 of 16 D_Admin_Report_Earlington Townhomes_181031 Staff Comment: The applicant submitted street lighting calculations (Exhibit 19) and staff approved the illumination plans (Exhibit 20) that adequately provide for public safety without casting excessive glare on adjacent properties. The landscape plan also includes pedestrian site lighting, as approved via construction permit. Deferred to First Certificate of Occupancy 12. The applicant shall establish a HOA 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 HOA. The Covenants, Conditions, and Restrictions (CC&Rs) shall provide that if the HOA 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. The applicant shall provide draft CC&Rs and HOA incorporation documents for review and approval by the Current Planning Project Manager prior to issuance of any occupancy permit. Staff Comment: The applicant submitted a Final Technical Information Report (TIR) with the Civil Construction Permit application (Exhibit 11). Recording of the stormwater drainage covenant for the stormwater tract, bill of sale, and cost data inventory will be required prior to Temporary Certificate of Occupancy of the first building. As this project is no longer a subdivision, the storm systems in the private alleys and the flow control facility on the site would be private stormwater facilities. The “Earlington Village” Condominium Association would be responsible for maintenance of these facilities, which must be included in the CC&R’s and the recording of the condominium. A drainage covenant would also need to be recorded for the private storm water facilities that the condominium association would be responsible for maintaining to allow inspection and enforcement of maintenance of the private stormwater facilities. The facilities would be placed into the Private Stormwater Facility inspection program and inspected annually as required by the Department of Ecology’s National Pollution Discharge Elimination System (NPDES) Municipal Stormwater Permit to ensure they are being maintained. In addition, the site would be treated as a commercial site for utility billing purposes and the parcel would be billed based upon the percentage of impervious area on the parcel, not including the area dedicated as public right-of-way. The As-built plans would need to correctly show the site as condominiums and have the storm systems and facilities constructed by the project labeled as public, if in the right- of-way dedication, and private for all other storm systems and facilities on the site. Since this project is no longer a plat, the project would be re-reviewed for compliance with the adopted 2017 Renton Surface Water Design Manual (RSWDM) requirements for water quality treatment (Enhanced Basic water quality treatment vs Basic water quality treatment). Deferred to First Certificate of Occupancy 13. The applicant shall construct the programmed recreation areas (garden plaza, play field, seating, and pathways) with amenities prior to Certificate of Occupancy of the first building. Staff Comment: The programmed recreation areas with amenities are currently being constructed under the civil construction permit. The programmed areas would be built prior to Certificate of Occupancy for the first building. Deferred to Building Permit 14. The applicant shall provide a minimum of 250 square feet of private yard space (may include private balcony area) per lot. A revised site plan and floor plan shall DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 11 of 16 D_Admin_Report_Earlington Townhomes_181031 be submitted to and approved by the City of Renton Project Manager prior to building permit approval. Staff Comment: The project, when designed as a plat, meet the minimum of 250 square feet of private yard space per lot. Now that this plat is transitioning to a condominium, these private yards would be owned by the Condominium Association and have shared ownership among its members. However, to ensure that each unit has access to a private yard as required, the condominium declaration shall clearly identify the private yard space per unit these spaces shall be designed to visually appear to be private per each unit. The final landscape plan shall be amended to reflect the above requirement prior to issuance of any building permits. Condition Partially Satisfied / Deferred to Building Permit 15. The applicant shall add at a minimum one (1) additional architectural detail and one (1) additional exterior wall material to provide distinction between the buildings. A final architectural elevation plan and materials board shall be submitted to and approved by the City of Renton Project Manager prior to building permit approval. Staff Comment: The applicant added architectural details and additional exterior wall materials to the proposed building elevations (Exhibit 5). A final materials board was provided with the FPUD application (Exhibit 23), satisfying part of the condition. The modifications proposed to the building elevations included the following: stone siding to the front elevations (buildings 2, 3, 7, 8, and 12), panel siding, reverse board and batten (B&B) siding, horizontal band, a minimum 3 ½ trim on all windows and doors, larger trim around the bottoms of several windows on Buildings 10 and 14, and changes to the window types and size of openings to reduce monotony. The fourteen (14) buildings would include multiple roof colors throughout the development (Exhibit 24). The three (3) different roof colors would be dual brown (buildings 1, 7, 9, & 13), dual gray (buildings 5, 6, 10, 11, and 12) and dual black (buildings 2, 3, 4, 8 and 14). Two (2) different door colors would be used between the building, including red theatre (SW 7584) and weathervane (SW 2927). Gutters and downspouts would be integrated into the color scheme of the home and would be painted to match the trim color (or an integral color). Finally, building paint colors would reversed using light and dark themes on Buildings 1, 3, 6, 7, and 13 with the main body being either light or dark with revered light and dark accents. See proposed building elevations for more information. Condition Satisfied / Approved at Construction Permit 16. The applicant shall provide a permanent four foot (4’) tall fence along Renton Ave S that delineates between public and private space. A fencing detail and location shall be identified on the final landscaping plan. Staff Comment: The applicant submitted and staff approved the detailed landscape plan (Exhibit 7), which included the location and detail of the four foot (4’) tall split rail fence along Renton Ave S, at construction permit approval. Deferred to Building Permit 17. Where possible, the applicant shall maintain mountain views for properties north of project site. Staff Comment: The approved grading plan included a net cut of earthwork quantities of 11,690 cubic yards and approximately 328 linear feet of retaining wall along Renton Ave S, generally resulting in lower site elevations and lower starting floor elevations of the townhome buildings (Exhibit 9). Given the slopes of the sites, the applicant designed the townhome structures to either be daylight or tuck-under design with front elevations alternating between uphill and downhill orientation. The final architectural design would not block mountain views for properties located on the high side of the DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 12 of 16 D_Admin_Report_Earlington Townhomes_181031 development. The wall plate heights are limited to a maximum height of 26 feet (26’) above average finished grade. Condition Satisfied 18. The applicant shall submit a materials board with the building permit application for review and approval by the Current Planning Project Manager prior to building permit approval to confirm that siding materials are non-reflective to the reduce the potential for light and glare. Staff Comment: Milbrandt Architects submitted a final materials board to the Current Planning Project Manager for review prior to building permit approval (Exhibit 23). The proposed siding materials and roof materials are non-reflective. Condition Satisfied 19. The applicant proposed construction traffic control plan shall be forwarded for comment to Phyllis Chandler and any other persons who request a copy within 30 days of this decision. Public comments shall be due within ten calendar days of mailing. Staff Comment: A copy of the project’s baseline construction schedule and the latest set of construction traffic control plan was mailed to Phyllis Chandler on September 5, 2018. Notice was provided by the City to respond with any comments or concerns to the construction traffic control plans within ten (10) calendar days of mailing. No comments were received from Phyllis or any of the nearby neighbors. Deferred to Certificate of Occupancy 20. 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. Landscaping 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 contract shall be kept on file with the Development Services Division. Deferred to Certificate of Occupancy 21. 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. Deferred to Record Drawings 22. All proposed street names shall be approved by the City. Staff Comment: Street names were provided to the applicant by the City. Addressing would be listed in the Declaration for the Condominium. Condition Satisfied / Approved at Construction Permit 23. The applicant shall install cross-walks as determined by public works to be necessary for public safety and compliance with City development standards. Staff Comment: The applicant submitted and staff approved the Civil Construction Permit (Exhibit 9). Crosswalks will be installed per the approved plans. Deferred to Certificate of Occupancy 24. All lot corners at intersections of dedicated public right-of-way, except alleys, shall have minimum radius of fifteen feet (15’). DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 13 of 16 D_Admin_Report_Earlington Townhomes_181031 Staff Comment: Right-of-way dedication along all new and existing public roads would be required prior to Temporary Certificate of Occupancy of the first building. The lot corners would maintain a minimum radius of fifteen feet (15’). Deferred to Final Construction Permit Inspection / Deferred to First Certificate of Occupancy 25. 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. Staff Comment: All utilities required to be underground will be placed underground. No variances were approved to retain overhead power lines. The recording of all public and private easements would be required prior to Temporary Certificate of Occupancy. Deferred to Final Construction Permit Inspection 26. 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. Deferred to Final Construction Inspection 27. Street signs and survey markers and monuments shall be installed as required by RMC 4-7-210. Staff Comment: Street signs would be installed prior to final construction permit inspection. As the application has elected to amend the proposal to be a condominium project and remove the subdivision, the requirements of RMC 4-7 would no longer be applicable, therefore the second half of this condition related to survey markers would not apply. The condominium documents would be recorded prior to Certificate of Occupation for the first building. I. CONCLUSIONS: 1. The proposal complies with the Final PUD review criteria if all conditions of approval are met. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals of the Preliminary PUD. 3. The proposal is compliant with all conditions of the Preliminary PUD and SEPA Environmental Review if all conditions of approval are met. DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 14 of 16 D_Admin_Report_Earlington Townhomes_181031 J. DECISION: The proposed Earlington Townhomes Final Planned Urban Development, File No. LUA18-000466, FPUD is approved with conditions. The proposal is subject to the following conditions: 1. The applicant shall submit a combined final landscape plan and revised irrigation plan for review and approval. The final landscape plan and revised irrigation plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 2. All outstanding conditions of approval from the Preliminary Planned Urban Development decision shall be met prior to their associated benchmark as identified in FOF 20. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this 31st day of October, 2018 to the Owner/Applicant/Contact: Owners: Applicant/Contact: Polygon WLH, LLC 11624 SE 5th St Bellevue, WA 98005 David Avenell Polygon WLH, LLC 11624 SE 5th St Bellevue, WA 98005 TRANSMITTED this 31st day of October, 2018 to the Parties of Record: Anna Burrell 8025 S 132nd St Seattle, WA 98178 Phyllis Chandler 8207 S 132nd St Seattle, WA 98178 John Graves 11232 120th Ave, Suite 204 Kirkland, WA 98033 Kathy Graves 12618 SE 75th Pl Newcastle, WA 98056 Bill Hurme 1643 2nd St Kirkland, WA 98033 Craig J. Krueger Community Land Planning 15506 NE 103rd Way Redmond, WA 98052 Heidi Massuco 110 N Argyle Pl Seattle, WA 98103 Ron Minter 9322 Mayes Ct Seattle, WA 98118 Jon Newman 8070 Langston Rd S Seattle, WA 98178 Ann Nguyen 8209 S 132nd St Seattle, WA 98178 Ben Paulus Blue Fern Development, LLC 11232 120th Ave NE, Suite 204 Kirkland, WA 98033 (Duc) Lisa Phan 8219 S 130th St Seattle, WA 98178 Jordan Salisbury Blue Fern Development, LLC 11232 120th Ave, Suite 204 Kirkland, WA 98033 Vladimir Salonov 8211 S 132nd St Seattle, WA 98178 William Shadbolt BRM Seattle 7683 SE 27th St, #125 Mercer Island, WA 98040 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 10/31/2018 | 2:36 PM PDT City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 15 of 16 D_Admin_Report_Earlington Townhomes_181031 Jessica Sydow 8036 130th St Seattle, WA 98178 Rick Young 2355 128th Ave SE Bellevue, WA 98005 David Vincent Milbrandt Architects 25 Central Way Kirkland, WA 98033 Wayne Werle 13921 56th Ave S Tukwila, WA 98168 TRANSMITTED this 31st day of October, 2018 to the following: Chip Vincent, CED Administrator Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Ann Fowler, Civil Engineer II Amanda Askren, Property Services Rick Marshall, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The Final Planned Urban Development decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on November 14, 2018. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The applicant shall prepare and submit building permit applications which are accepted as substantially complete to the Department of Community and Economic Development within six (6) months of the effective date of approval. The developer shall complete the approved planned urban development or any phase thereof included in the approved final plan within two (2) years from the date of the decision to approve the final plan by the Community and Economic Development Administrator, unless a shorter time is designated. Failure to complete the planned urban development, or any phase thereof, within this time limit will require the submittal of a new preliminary and final plan application in order to continue construction of the planned urban development. Failure to submit a new application or to complete the planned urban development once construction has begun shall constitute abandonment of the planned urban development subject to subsection K of this Section. Expiration of any building permit issued for a planned urban development shall be governed by the provisions of the applicable Building Code. Construction of any portion of the planned urban development requires a current approved planned urban development and a current building permit. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 City of Renton Department of Community & Economic Development Administrative Report & Decision EARLINGTON TOWNHOMES FPUD LUA18-000466, FPUD Report of October 31, 2018 Page 16 of 16 D_Admin_Report_Earlington Townhomes_181031 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT FINAL PLANNED URBAN DEVELOPMENT REPORT & DECISION EXHIBITS Project Name: Earlington Townhomes Land Use File Number: LUA18-000466, FPUD Date of Hearing October 31, 2018 Staff Contact Clark Close Senior Planner Project Contact/Applicant David Avenell, Polygon WLH, LLC, 11624 SE 5th St, Bellevue, WA 98005 Project Location 8074 S 132nd St (APN’s 214480-0487, -0488, -0500, -0285, and -0295) The following exhibits are included with the FPUD Report and Decision: Exhibit 1: FPUD Report and Decision Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plans Exhibit 4: Lot Analysis (Existing), Lot Analysis (Proposed) and Parking Spaces Exhibit 5: Architectural Elevations (Sheets E1-E14) Exhibit 6: Floor Plans (Sheets B1-B14) Exhibit 7: Detailed Landscape and Tree Retention Plans (Sheets LP 47 - LP 55) Exhibit 8: Irrigation Plan (Sheet IR-56) Exhibit 9: Approved Civil Construction Plans (Sheets 1-55) Exhibit 10: Arborist Report prepared by Shoffner Consulting, dated February 23, 2017 Exhibit 11: Final Technical Information Report prepared by ESM Consulting Engineers, LLC, dated January 23, 2018 Exhibit 12: Geotechnical Engineering Feasibility Report prepared by Associated Earth Sciences Incorporated, dated January 28, 2017 Exhibit 13: Wetland and Stream Reconnaissance prepared by Altmann Oliver Associates, LLC, dated January 18, 2017 Exhibit 14: Public Comment Letter, dated July 18, 2018 (Received July 19, 2018) Exhibit 15: Staff Response Letter to Public Comments, dated July 20, 2018 Exhibit 16: Olympic Pipeline No Conflict Letter and Mapping Exhibit 17: Affordable Housing Units and Phasing Exhibit 18: Condominium Declaration Exhibit 19: Street Lighting Calculations Exhibit 20: Illumination Plan (Sheet IL1) Exhibit 21: Revised Landscape Planting Plans (Sheets LP-02 and LP-03), dated October 23, 2018 Exhibit 22: Open Space Calculations Exhibit 23: Final Materials Board Exhibit 24: Roof Colors Exhibit 25: Letter to Phyllis Chandler, dated September 5, 2018 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 EXHIBIT 2 RECEIVED 06/29/2018 cclose PLANNING DIVISION DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 EXHIBIT 3 RECEIVED 06/29/2018 cclose PLANNING DIVISION DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 SITE PLAN1" = 30'2 8 0 19.57'163.07'166.13'8.08'10.06'28.02' 29.5' 29.52'Key LegendEntry DoorParking StallPrivate usable openspace. This providesno less that 225 square feet of usable open spacewith no dimension less than 8'Designated Waste & recycling pads 2'X6' SPACE FOR EACH UNITBollard = P5245-31Wall Sconce = P5642-31Spotlight = Model 2216Gas MeterWater MeterHeat PumpFire LaneNOTE: LANES SHALL BE IDENTIFIED BY AFOUR INCH (4") WIDE LINE AND CURB PAINTEDBRIGHT RED. THE BLOCK LETTERS SHALL STATE,“FIRE LANE - NO PARKING”, BE EIGHTEEN INCHES(18") HIGH, PAINTED WHITE, LOCATED NOT LESSTHAN ONE FOOT (1') FROM THE CURB FACE, ATFIFTY FOOT (50') INTERVALS.S 132nd St2 7 'Renton Ave. S23' 20' 20' 20' 20' 20'10.99'13.58'10.24'11.38'13.24'11.72'Lot CoverageTotal Building Footprints= 53,894 S.F.Lot Coverage = 29.7%Minimum Front Yard Setback=11'Side Yard Setback (unattached) = 5'Side Yard Setback Attached=0'Rear Yard Setback =10'Front yard setback provided = 14' +Side Yard Setback (unattached) Provided = 5' +Rear Yard Setback Provided (per PPUD) = 10' +Parking consists of private enclosed stalls at each individual unitand 4 parallel guest stalls.Private garage stalls are 8.5x16Guest parallel stalls are 9x23Parking: 3 Bedrooms Units 1.6 = 91.2 Spaces Required (114Provided)Parking: 2 Bedrooms Units 1.4 = 4.2 Spaces Required (6 Provided)SITE INFORMATIONSite Address:8074 S 132nd Street Seattle, WashingtonLegal Description:EARLINGTON ACRE TRS LESS CO RD LESS POR OF LOT 7 LYING WLYOF LN DAF - BEG AT SW COR OF SD LOT 7 TH S 87-30-06 E 8.15 FTALG S LN OF SD LOT TO TPOB OF SD LN TH N 00-22-46 E TO W LN OFSD LOT 7 & END OF DESC LN 07-2-33638-9 KNT REC 20071212000820Parcel Numbers:2144800285, 2144800295, 2144800500, 2144800488 & 2144800487Land Use Zone:ResidentialZoning:R-14Site Area: 181,297 SF 4.16 acresBuildingImpervious Area:63.970 SFUnit Count:Unit E16 3Unit E20 28Unit A2029Total 60 UnitsParking:Unit E16: 2 Bed @ 1.4 per unit = 4.2 stalls requiredUnit E20: 3 Bed @ 1.6 per unit = 44.8 stalls requiredUnit A20: 4 Bed @ 1.6 per unit = 46.4 stalls requiredRequired Stalls = 95.4 stalls required Proposed Stalls:Unit E16: 2 stalls per unit= 6 stallsUnit E20: 2 stalls per unit= 56 stallsUnit A20: 2 stalls per unit= 58 stallsAttached Garage Stalls= 120 stalls providedOn Street Parking Stalls= 4 Potential Parallel stallsTotal: = 124 Stalls ProvidedREFUSE PICKUPLOCATIONBLDGs 7 & 10REFUSE PICKUPLOCATIONBLDGs 1&2REFUSE PICKUPLOCATIONSBLDGS 8 & 9REFUSE PICKUPLOCATIONSITE WALLREFUSE PICKUPLOCATIONBLDGs 3 & 4FIRE LANE NO PARKING FIRE LANE NO PARKING FIRE LANE NO PARKING FIRE LANE NO PARKING FIRE LA N E N O P A R K I N G FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGE20AA20AA20CA20AE20BE20BE20AE20CE20CE20AE20BE20BA20BE20AE20BE20BE20AA20DA20AA20DE16A20CA20CA20CA20CA20AA20AA20CA20CA20CA20AA20CA20BA20AA20AA20AA20BA20AA20A5'A20ABLDG 2BLDG 9BLDG 3BLDG 1BLDG 7BLDG 10BLDG 11BLDG 4BLDG 8BLDG 5BLDG 6BLDG 14BLDG 12E20BBLDG 13A20AA20BA20AE20AE20AE20BE16E20AE20AE20BE20BE16E20BE20BE20AE20AE20BE20BE20A26'8'5'15.38'8'10'11.75'301 SF259 SF338 SF275 SF267 SF264 SF256 SF300 SF272 SF251 SF306 SF309 SF317 SF256 SF259 SF252 SF288 SF252 SF339 SF251 SF318 SF284 SF260 SF284 SF284 SF251 SF284 SF407 SF352 SF620 SF328 SF280 SF271 SF331 SF356 SF256 SF325 SF298 SF325 SF251 SF296 SF300 SF356 SF261 SF284 SF316 SF303 SF338 SF300 SF300 SF280 SF304 SF284 SF284 SF302 SF284 SF315 SFREFUSE PICKUPLOCATION BLDG 5147.79'156.94'10'10.87'SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS 4'6' 4'4'4' 4' 4'4' 4'4' 4'28.38'12'18.68'12'28'25'26.98'26.51'8.68'15'28' 28' 28' 30.01'6'MAIL KIOSK18-P COMMERCIAL 4C PEDESTAL MAILBOXMAILKIOSKS2 5 . 0 6 ' 2 5 . 0 8 ' 6 3 . 0 3 ' 1 1 5 . 1 4 ' 27.68' 25.7' 25.74' 25.79' 25.83' 5 3 . 8 '20.57'2 2 . 5 9 '9.08'15'12'2'6' 2' 2'11.05'REFUSE PICKUPLOCATIONBLDG 610.69'GASGASGASGASGASGASGASGASGASGASGASGASGASGASSS SS SS SS SS SS SS SS SS SS SS SS SS 318 SF324 SF318 SFSS SS Building Coverage InformationBuildingFootprintImpervious12,924.0SF3,239.0SF22,924.0SF3,239.0SF33,896.0SF4,254.0SF41,954.0SF2,221.0SF55,800.0SF6,469.0SF65,800.0SF6,469.0SF75,842.0SF6,274.0SF85,842.0SF6,274.0SF95,800.0SF6,469.0SF103,412.0SF3,883.0SF111,966.0SF2,235.0SF122,924.0SF3,239.0SF133,412.0SF3,883.0SF141,702.0SF2,037.0SF.Total Building Footprints54,198.0SFTotal Building Impervious60,185.0SF1171314161715TRACT C89102112454746433031332120324448293428ROW242526272337383940363543542TRACT BTRACT A41545051525349TRACT DTRACT J6059585756556TRACT FTRACT E11TRACT G1918TRACT H22TRACT I71314161715TRACT C89102112454746433031332120324448293428ROW242526272337383940363543542TRACT BTRACT A41545051525349TRACT DTRACT J6059585756556TRACT FTRACT E11TRACT G1918TRACT H22TRACT I71314161715TRACT C89102112454746433031332120324448293428ROW242526272337383940363543542TRACT BTRACT A41545051525349TRACT DTRACT J6059585756556TRACT FTRACT E11TRACT G1918TRACT H22TRACT I8'1111ELEC.ELEC.ELEC.ELEC.ELEC.ELEC.ELEC.ELEC.ELEC.ELEC.ELEC.ELEC.A2Site Plan 1" = 30'-0" 06-05-18 OWNER REVISIONS/PERMIT CORRECTIONSSheet Order: A B U F R E S DH:\1756\SITE PLAN.DWG 9-10-18 Copyright 2017 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 60 Unit Townhome Development City of Renton, Washington Polygon Northwest Company17-56REGISTEREDARCHITECTSTATE OF WASHINGTON11326DAVID J. VINCENT2-15-18 Date Plotted:Date:Drawn By:Scale: C DateNo.Sheet No.:Job No.:Web: www.milbrandtarch.comP: 425.454.7130 F: 425.658.1208Kirkland, Washington 9803325 Central Way, Suite 210M i l b r a n d tA r c h i t e c t sDocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 EXHIBIT 4 RECEIVED 06/29/2018 cclose PLANNING DIVISION DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 RECEIVED 06/29/2018 cclose PLANNING DIVISION DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 RECEIVED 06/29/2018 cclose PLANNING DIVISION DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 RECEIVEDClark Close 10/11/2018PLANNING DIVISIONEntire DocumentAvailable in Laserfiche Submittals FolderEXHIBIT 5DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 18" TB18" TB18" TBBUILDINGS 1 & 2LOWER LEVEL PLAN1/8" = 1'-0"20'-112"'20'-0"'20'-112"'2'-0"'46'-0"' 48'-0" 2'-0" 6'-9" 2'-0"60'-3"A20AA20BA20A2'-0"20ED620DD64D14D12D3TYP.7D3TYP.8D68D61D1TYP.3D1TYP.SIM.11160'-3"20'-0"'20'-112"'20'-112"'48'-0"' 46'-0"'2'-0"'A20AA20BA20A2'-0"BUILDINGS 1 & 2MAIN LEVEL PLAN1/8" = 1'-0"4D14D15D35D311D311D35D1TYP.11D311D31D1TYP.3D1TYP.4D37D3SIM.2D3TYP.1112218" TB18" TB18" TB18" TB18" TB18" TB21'-112"'20'-0"'21'-112"'62'-3"A20BA20AA20A46'-0"'2'-0"'48'-0"' 4'-0" 2'-0"BUILDINGS 1 & 2UPPER LEVEL PLAN1/8" = 1'-0"11D311D311D311D34D14D15D35D32D3TYP.1D1TYP.3D1TYP.7D3113D31Sheet Order: A B U F R E S DH:\1756\BLDG 1 & 2.DWG 9-10-18 Copyright 2017 Milbrandt Architects, INC., P.S. All rights reserved. EARLINGTON TOWNHOMES A 60 Unit Townhome Development City of Renton, Washington Polygon Northwest Company17-56REGISTEREDARCHITECTSTATE OF WASHINGTON11326DAVID J. VINCENT2-15-18 Date Plotted:Date:Drawn By:Scale: C DateNo.Sheet No.:Job No.:Web: www.milbrandtarch.comP: 425.454.7130 F: 425.658.1208Kirkland, Washington 9803325 Central Way, Suite 210M i l b r a n d tA r c h i t e c t sB1Buildings 1 & 2 Floor Plans 1/8" = 1'-0"AJC 06-05-18 OWNER REVISIONS/PERMIT CORRECTIONS 08-31-18 PERMIT CORRECTIONS/OWNER CHANGESEXTENT OF 2-HR COMMON WALL PER 2015IRC SECTION R302.2. SEE DETAIL 4/D1EXTENT OF 1-HR EXTERIOR WALL PER2015 IRC SECTION R302.1. SEE DETAIL 2/D1LEGEND1-HR RATED CEILING ON THE UNDERSIDE OFPROJECTING FLOOR, WHERE PROJECTING FLOORIS WITHIN 5' OF PROPERTY LINE, PER 2015 IRCSECTION R302.2.1. SEE DETAILS 7/D1, 8/D4EXTENT OF 2-HR EXTERIOR WALL PER 2015 IRCSECTION R302.1.1 CONDITION 1. SEE DETAIL 10/D1RECEIVEDClark Close 10/11/2018PLANNING DIVISIONEXHIBIT 6Entire DocumentAvailable in Laserfiche Submittals FolderDocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 NORTHState ofWashingtonregisteredLandscape ArchitectDevin Petersoncertificate no. 1222TYPICAL SHRUB PLANTING DETAIL1TYPICAL GROUNDCOVER PLANTING DETAIL2DECIDUOUS TREE PLANTING IN PLANTING STRIP3TYPICAL DECIDUOUS TREE PLANTING DETAIL5TYPICAL EVERGREEN TREE PLANTING DETAILNOTE:45454R-397133CURRENT PLANNINGcclose 02/05/2018Entire DocumentAvailable in Laserfiche Submittals FolderEXHIBIT 7RECEIVED06/29/2018 cclosePLANNING DIVISIONDocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 T T T TT T T T T T M M M L M M M M M M M M M M O O M M O T T T M MM M M M O O O M M T T M M T T T T T T T T T T T T T T T M M T M M M M 2.0 2.0 2.5 4.0 4.0 4.0 2.04.0 8.0 1.5 TT T T T T T T T T T T T T MM M M M M M M M M M M M M L L M M M M M M M M M M M M M T O O O O O O O O O O O O O O O O O O O O O O O OO O O O O O T 1" 112.6 112" 229.9 1" 3 12.0 112" 4 19.0 1" 7 5.54 1" 8 12.0 1" 96.85 1" 1015.8 1" 115.15 112" 1228.2 1" 1311.7 1" 146.08 1" 15 1.68 112" 1620.4 1" 1712.5 1" 185.15 1" 196.87 112" 20 34.0 1" 2113.3 112" 22 32.8 112" 25 36.1 112" 26 21.4 1" 27 12.0 1" 28 16.1 T T L L O M M L T T T M M M M MM M M M M M .75 .75 1.5 1.5 1.5 1.0 1.0 1.0 T 1.5 1.51.5 1.0 1.0 1.5 1.5 1.5 1.5 1" 5 3.00 M O O O O M M T M M MMMMM M M O O O O O O O O O O O O M M M M M M M M M M M T M M M M M M M M O 1" 64.93 1" 23 7.00 1" 24 15.7 T JASO N M . A NDE R S ONNO. 0 9 36 EX P . 0 8 /2 4 /2018LANDS C A P E A R C H ITECTDesign Two Four/Two Six 14835 161ST COURT SE RENTON, WA 98059-8819        ph. (425) 881-2426 cll. (206) 335-7719 www.design2426.com Landscape Architecture Irrigation Planning Athletic Field Design Construction Management IRRIGATION NOTESSHEET INDEX R-397142EXHIBIT 8 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 CONDITION OF APPROVAL: CONTRACTOR SHALL POT-HOLE THE EXISTING WATER MAIN IN S 132ND ST PRIOR TO INSTALLATION OF UTILITIES/STRUCTURES TO ENSURE NO CONFLICTS WITH THE STREET LIGHTS, OR OTHER STRUCTURES. IF CONFLICTS EXIST, A PLAN REVISION WILL NEED TO BE SUBMITTED TO ADDRESS THE CONFLICT. MAINTAIN A MINIMUM OF 5-FT SEPARATION BETWEEN THE WATER MAIN AND STREET LIGHT BASES. ADEQUATE SEPARATION BETWEEN THE WATER MAIN AN ALL OTHER UTILITIES SHALL BE PROVIDED. DEVELOPMENT ENGINEERING Ann Fowler 02/05/2018 REGIONAL FIRE AUTHORITY cthomas 02/05/2018 APPROVED WASTEWATER UTILITY dchristen 02/05/2018 SURFACE WATER UTILITY rstraka 02/06/2018 WATER UTILITY Abdoul Gafour 02/06/2018 EXHIBIT 9 Entire Document Available in Laserfiche Submittals Folder DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 Shoffner Consulting 21529 4TH A VE. W #C31 BOTHELL, WA 98021 MOBILE:(206)755-2871 February 23, 2017 Jordan Salisbury Bluefern Development, LLC 11232 120th Ave. NE Suite 204 Kirkland, WA 98033 RE: Tree Inventory and Retention Plan - Minter Townhomes, Renton, WA. Jordan: This report is provided to address the recent inventory I conducted on the Minter Townhomes project site in the City of Renton. Please see the accompanying Tree Inventory Map and Tree Evaluation Data spreadsheet for reference to this report. 1. Site Conditions and Proposed Development The property is located in Renton on Renton Ave. S. in an area primarily developed with single family residences. The project site is currently developed as a nursery with several buildings, greenhouses and a home. The site slopes downward to the south. The proposed development of the site is to clear it and develop it with a townhome complex. 2. Tree Inventory Results I visited the site recently to conduct an inventory and gather information on all of the trees during which I labeled them with numbered metal tags which correspond to the numbers on the inventory map and in the tree evaluation data spreadsheet. I conducted visual condition assessments according to the methods and procedures specified in the ISA Tree Risk Assessment Manual (2013) by viewing them up close to observe the trunk and root collar and from afar to observe conditions in the crown. The tree evaluation data spreadsheet provides information on all of the trees. In total, I conducted evaluations on 57 trees; two trees shown on the survey (23 and 24) have recently been removed. The accompanying Tree Evaluation Data spreadsheet provides information on all of the inventoried trees. 1 Entire Document Available in Laserfiche Submittals Folder EXHIBIT 10 RECEIVED 06/29/2018 cclose PLANNING DIVISION DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 FINAL R-3971LUA-17000390 PR-17000187 C-17004096 Entire Document Available in Laserfiche Submittals Folder EXHIBIT 11 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 associated earth sciences incorporated Associated Earth Sciences, Inc. 911 5th Avenue Kirkland, WA 98033 P (425) 827 7701 F (425) 827 5424 Geotechnical Engineering Feasibility Report MINTER PROPERTY Renton, Washington Prepared For: BLUE FERN DEVELOPMENT January 18, 2017 Project No. KE160641A Entire Document Available in Laserfiche Submittals Folder EXHIBIT 12 RECEIVED 06/29/2018 cclose PLANNING DIVISION DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 January 18, 2017 AOA-5346 John Graves johng.bluefern@gmail.com SUBJECT: Wetland and Stream Reconnaissance for: Minter PUD Townhouses Renton, WA (PRE16-000824) Parcels 214480-0295, -0285, -0500, -0488, and -0487 Dear John: On December 12, 2016 I conducted a wetland and stream reconnaissance on the subject property utilizing the methodology outlined in the May 2010 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). No wetlands or streams were identified on or adjacent to the property during the field investigation. The site is currently developed with the old Minter plant nursery and greenhouse facility. The property slopes down from north to south and nearly the entire property appears to have been historically graded. Vegetation on the site consists primarily of scattered tree clumps with dense patches of Himalayan blackberry (Rubus armeniacus). During the reconnaissance, a small remnant swale in the southeast corner of the property was reviewed. Vegetation within the vicinity of the swale included black cottonwood (Populus trichocarpa), big-leaf maple (Acer macrophyllum), Himalayan blackberry, and snowberry (Symphoricarpos albus). No hydrophytic plant communities were observed. Borings taken throughout the swale revealed highly disturbed profiles indicating historic grading. The soils were dry at the time of a “wet season” review and there was no evidence of ponding or prolonged soil saturation anywhere within the swale during the field investigation. Entire Document Available in Laserfiche Submittals Folder EXHIBIT 13 RECEIVED 06/29/2018 cclose PLANNING DIVISION DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 John Graves January 18, 2017 Page 2 Conclusion No wetlands or streams were identified on or adjacent to the site. This determination is based on a field investigation during which no hydrophytic plant communities, hydric soils, or evidence of wetland hydrology or channels were observed. If you have any questions regarding the reconnaissance, please give me a call. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 EXHIBIT 14RECEIVED07/19/2018 cclosePLANNING DIVISIONDocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 July 20, 2018 Anna P. Burrell 8205 S 132nd St Seattle, WA 98178 SUBJECT: EARLINGTON TOWNHOMES COMMENT RESPONSE LETTER LUA18-000466, FPUD Dear Ms. Burrell: Thank you for your comments related to Earlington Townhomes, dated July 18, 2018 (received July 19, 2018), wherein you raised concerns regarding the proposed project. Your letter will be added to the public record for consideration by the reviewing official. Please find the City’s response to your comments and concerns below: Comment #1: First and foremost the construction group has been working past 3:30 pm. City Response to Comment #1: The permitted work hours in or near residential areas for multi- family and other nonresidential construction activities are restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays is restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work is permitted on Sundays (RMC 4-4-030C.3.b). Please inform the City if the permitted work hours are not being followed by the contractor. Comment #2: Traffic will be horrific for my area which are the homes across the street. City Response to Comment #2: Through the land use review process (LUA17-000390), the Renton Hearing Examiner found that the proposal can only be made to mitigate its own impacts (Hearing Examiner’s Final Decision dated August 8, 2017). The traffic study by Northwest Traffic Experts (TraffEx), dated December 14, 2016, established that traffic impacts would be modest, at most adding 30 peak hour trips. This added traffic would not lower level of service standards (which is a congestion standard) and City public works staff found no justification under city regulations to warrant any additional off-site improvements such as turn lanes or stop light. The developer will be made to pay traffic impact fees which assures that the new development pays its proportionate share of off-site standards relating to traffic congestion and traffic safety. The 2018 impact fee for condominiums is $2,822.61 per dwelling unit. Based on 60 new multi-family dwelling units, the resulting impact fee would be $169,356.60. Payment of transportation impact fees is applicable at the time of issuance of the building permit. There is no legal basis to require more of the applicant. EXHIBIT 15 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 Comment #3: Their will now be no street parking on their side of the street. City Response to Comment #3: Following construction of street frontage improvements along S 132nd St, there will be approximately 250 linear feet of on-street parking available for public parking. This equates to roughly 11 parallel street parking stalls on the north side of S 132nd St. Comment #4: Again water pressure concerns because we are on the down side of the street. City Response to Comment #4: Water service is provided by the City of Renton. Prior to issuing a civil construction permit (C17004096), the applicant demonstrated compliance with City’s development regulations. A copy of the approved civil construction permit is available upon request. Comment #5: Why is it that you one of the letters receives says that you have already approve their request? City Response to Comment #5: Upon completion of land use entitlement the next step in the construction process is for the developer to submit a civil construction permit for review. Once the City approves the civil construction permit, the developer must then complete the development improvements according to the approved set of plans. A copy of the approved civil construction permit is available upon request. Comment #6: Their approval from the City of Renton for their one structures condo buildings is mind boggling. City Response to Comment #6: The applicant, Polygon WLH, LLC, is requesting a Final Planned Urban Development (PUD) approval for the construction of 60 multi-family townhomes. The development would be comprised of 14 separate multi-family residential structures. As part of the Final PUD, this project has been transferred from a plat structure to a condominium structure. The overall site would be the starting parcels and then it would be broken down from there into a condo phase. A draft of the CC&R’s for the Condominium have been submitted with the Final PUD. Access to the site is proposed via a new cul-de-sac road (83rd Land S) extended from S 132nd St that will be dedicated to the City of Renton prior to the completion of the project. The City will provide analysis of the proposal in a final planned urban development report and decision. You will receive copies of all correspondence. Thank you for your interest in this project and if you have any further questions please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 Olympic Pipe Line Company LLC Right of Way Department 600 Southwest 39th Street Suite 275 Renton, WA 98057 July 16, 2018 Clark Close, Senior Planner Dept. of Community & Economic Development Planning Division City of Renton, Washington cclose@rentonwa.gov (425) 430-7289 RE: Notice of Application for: Earlington Townhomes PR17-000187/LUA18-000466 FPUD Renton, Washington BP File # TPR-10671 To: Clark Close: A review of our records indicates there are no active Olympic Pipelines owned or operated by BP Pipelines (North America) Inc. within the scope provided for the above referenced project. Included with this letter is a GIS map indicating the approximate location of the Olympic Pipelines. If the scope of your project has changed, or you disagree with the location of your project as indicated on the map please contact Ken Metcalf at 425-981-2575 or via email at kenneth.metcalf@bp.com. Please note that 811 the national One-Call number must be contacted for clearance prior to any excavation. Sincerely, Tim Fehr 3rd Party Contract Right of Way Supervisor Representing Olympic Pipe Line Company LLC TF: km EXHIBIT 16 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 TPR 10671 PR17-000187 Earlington Townhomes/LUA18-000466,FPUD Legend 500 ft N➤➤N © 2018 Google © 2018 Google © 2018 Google 112 ' +/-Olympic Pipe Line Company LLC makes no warranty as to the correctness or completeness of the information contained in the attached document, and the user assumes all risk of loss to person or persons and property as a result of reliance thereon. Plans do not reflect depth of cover over pipeline; you must secure equipment and labor for accurate depth determination, coordinate with Olympic Pipe Line Company LLC for an on-site inspector, Spencer Rogerson (206) 510-9303. Call 2 business days before you dig. Olympic Pipe Line Company LLC-Ken Metcalf (425) 981-2575. 24 hour emergency (888) 271-8880. Approximate perimeter of Earlington Townhomes Proposed Development Approximate Location of Olympic Pipe Line Renton Ave. S DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 64#%6# 64#%6$ 64#%6& 64#%6% 64#%6'       64#%6 ( 64Ä) 64Ä* 64#%6 + 64#%6 , 4Ä CITY OF RENTON IN COMPLIANCE WITH CITY OF RENTON STANDARDS6'&ÄÄ'#4.+0)6106190*1/'5 18'4#..5+6'2.#0-';/#2'#4.+0)6106190*1/'5.7#Ä%24EXHIBIT 17 01/10/18 NOTES: 1. UNITS HIGHLIGHTED IN RED ARE PROPOSED TO BE AFFORDABLE UNITS. 7 UNITS REQUIRED. 7 UNITS PROPOSED. 2. THE AVERAGE LOT SIZE FOR THE OVERALL PLAT IS 1,565 SF PER UNIT. 3. THE AVERAGE LOT SIZE FOR THE AFFORDABLE UNITS IS 1,527 SF PER UNIT WHICH IS LESS THAN A 3% (38 SF) DIFFERENCE. 4. THE MIX OF AFFORDABLE UNITS INCLUDES (2) LOTS FRONTING COMMON OPEN SPACE, (1) LOT FRONTING S 132ND STREET, (1) LOT ADJACENT TO ROAD A, (1) LOT ADJACENT TO THE NEIGHBORING LOWER DENSITY SITE, & (2) INTERNAL UNITS. AFFORDABLE UNIT PHASING 1. CONSTRUCT UNITS 1-11 SURROUNDING ALLEY TRACT E. 11 UNITS IN 4 BUILDINGS, 1 AFFORDABLE UNIT. 2. CONSTRUCT UNITS 12-18 & 23-28 AROUND ALLEY TRACT C. 13 UNITS IN 2 BUILDINGS, 2 AFFORDABLE UNITS. 3. CONSTRUCT UNITS 19-22 & 29-34 AROUND ALLEY TRACT D. 10 UNITS IN 2 BUILDINGS, 2 AFFORDABLE UNITS. 4. CONSTRUCT UNITS 42-48 & 55-60 AROUND ALLEY TRACT B. 13 UNITS IN 3 BUILDINGS, 1 AFFORDABLE UNIT. 5. CONSTRUCT UNITS 35-41 & 49-54 AROUND ALLEY TRACT A. 13 UNITS IN 3 BUILDINGS, 1 AFFORDABLE UNIT. PROPOSED AFFORDABLE HOUSING UNITS DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 THOMAS M. HANSEN OSERAN HAHN PS 10900 NE 4TH ST STE 1430 BELLEVUE WA 98004 DOCUMENT TITLE: DECLARATION FOR EARLINGTON VILLAGE, A CONDOMINIUM GRANTOR: Polygon WLH, LLC a Washington limited liability company GRANTEE: Polygon WLH, LLC, LLC a Washington limited liability company LEGAL DESCRIPTION: A PTN OF LOTS 5 AND 6, BLOCK 10, EARLINGTON ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, VOL15, PG 84, RENTON, KING COUNTY WASHINGTON Additional legal description is on Page 66 & 67 of document. TAX PARCEL NO(S): 214480028502, 214480029500, 214480048708 THE SURVEY MAP AND PLANS OF THE CONDOMINIUM REFERRED TO HEREIN WAS FILED WITH THE RECORDER OF KING COUNTY, WASHINGTON SIMULTANEOUSLY WITH THE RECORDING OF THIS DECLARATION UNDER FILE NO. ______________________________. Entire Document Available in Laserfiche Submittals Folder EXHIBIT 18 RECEIVED 06/29/2018 cclose PLANNING DIVISION DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 1 StepSidewalk Gravel Double yellow Fog line Fog line S i d e w a l k S i d e w a l k S i d e w a l k n n Rockery Single white S i n gle w h i t eD o u b l e y e l l o w Asphalt Doub l e yello w D o u b l e y e l l o w AsphaltSLB MB Co n cre t eD o u ble y e l l owSingle whiteSi d ewa l kF l o w lin e of ve r t ical c u rb & g u tterCurb dropTJBFlow line of vertical curb & gutterCurb d r o pS ide w alkCurbdrop F l o w li n e of v erti c al c u r b & g utte r Double yellow Fog line A sph a lt C u r b d r o p PP/L PP/T Fog line D o u b l e y e l l o w D o u b l e y e l l o w Retaining wallFlow l i ne o f v erti c a l cur b & gut t e rGravel Asphalt D o u b l e y e l l o w D o u b l e y e l l o w F o g l i n e C u r b d r o p C u r b d r o p S ide w alk Curbdrop Sign Street sign Sign Sign S i d e w a l k F l o w l i n e o f v e r t i c a l c u r b & g u t t e r SignSign Sign C u r b d r o p S i g n S i g n Sign Sign Guard rail Stop sign Sign SCC PP/T UPPP/T UP TJB PP/UP GWPP GW GW WV PP/L Asphalt PP/UP Power pole GW GW PP/L PP TMH WMH WV G r a v e l A s p h a l t Concrete WM Concrete Curb drop WM WM 6 ' w o o d f e n c e D o u b l e y e l l o w F o g l i n e Double yellow Stop barStop barDouble yellow Double yellow Double yellow Fog line Fog line Fog line Fog line MB R o c k e r y MB Rockery Mail box WM FHWM FH WV WVWV Gravel Gravel Asphalt Asphalt Asphalt Asphalt D o u b l e y e l l o w PB 2.30 3.37 2.07 1.92 2.26 2.03 1.87 1.68 2.30 1.42 1.80 1.69 1.55 1.43 2.12 2.05 1.81 1.38 1.49 1.42 1.39 1.36 1.76 1.91 1.90 1.71 1.51 1.25 1.28 1.30 1.23 1.07 1.39 1.59 1.77 1.74 1.60 1.45 1.32 1.15 1.09 1.03 0.91 0.77 0.64 1.05 1.24 1.48 1.59 1.57 1.49 1.42 1.35 1.15 0.94 0.84 0.76 0.67 0.57 0.50 0.76 0.93 1.16 1.33 1.42 1.44 1.44 1.43 1.31 1.10 0.89 0.75 0.66 0.58 0.51 0.69 0.86 1.05 1.19 1.30 1.36 1.36 1.31 1.17 0.99 0.82 0.68 0.58 0.50 0.52 0.67 0.81 0.96 1.08 1.18 1.23 1.21 1.14 1.02 0.86 0.73 0.62 0.52 0.44 0.55 0.67 0.79 0.89 0.98 1.05 1.08 1.06 0.99 0.87 0.74 0.63 0.56 0.41 0.50 0.59 0.69 0.77 0.84 0.89 0.92 0.94 0.92 0.86 0.76 0.66 0.58 0.45 0.50 0.57 0.65 0.71 0.75 0.78 0.81 0.83 0.83 0.80 0.74 0.66 0.59 0.60 0.57 0.60 0.66 0.70 0.73 0.73 0.74 0.74 0.76 0.75 0.71 0.64 0.58 0.70 0.71 0.73 0.74 0.75 0.74 0.72 0.70 0.69 0.69 0.68 0.63 0.57 0.93 0.89 0.90 0.88 0.85 0.81 0.76 0.72 0.68 0.66 0.64 0.62 0.58 1.28 1.18 1.16 1.10 1.01 0.94 0.87 0.79 0.72 0.66 0.64 0.61 0.58 1.76 1.49 1.47 1.37 1.24 1.13 1.02 0.91 0.81 0.73 0.67 0.63 0.58 2.57 1.87 1.79 1.65 1.49 1.34 1.22 1.09 0.94 0.83 0.74 0.67 0.61 4.18 2.18 2.00 1.86 1.68 1.52 1.40 1.29 1.13 0.96 0.83 0.73 0.64 4.88 2.26 2.01 1.88 1.75 1.60 1.49 1.41 1.29 1.13 0.96 0.82 0.70 3.94 2.33 2.03 1.72 1.65 1.57 1.49 1.46 1.38 1.24 1.07 0.91 0.77 2.75 2.10 2.04 1.90 1.65 1.47 1.44 1.41 1.44 1.30 1.13 0.97 0.82 1.75 1.81 1.89 1.76 1.57 1.43 1.28 1.24 1.26 1.14 0.98 0.84 1.39 1.50 1.67 1.70 1.61 1.50 1.41 1.26 1.10 1.01 0.94 0.83 1.08 1.18 1.38 1.51 1.53 1.50 1.47 1.42 1.26 1.02 0.87 0.78 0.71 0.79 0.92 1.08 1.25 1.36 1.42 1.43 1.40 1.31 1.15 0.94 0.78 0.68 0.56 0.71 0.86 1.01 1.14 1.24 1.32 1.32 1.26 1.15 0.99 0.84 0.71 0.47 0.59 0.71 0.84 0.95 1.04 1.13 1.17 1.16 1.10 0.99 0.85 0.73 0.46 0.56 0.66 0.75 0.82 0.88 0.94 0.98 1.01 1.00 0.95 0.85 0.73 0.53 0.57 0.65 0.72 0.77 0.80 0.82 0.84 0.87 0.88 0.87 0.82 0.73 0.72 0.68 0.70 0.74 0.77 0.77 0.77 0.77 0.77 0.79 0.79 0.76 0.70 1.01 0.86 0.83 0.83 0.82 0.81 0.77 0.75 0.72 0.72 0.72 0.72 0.67 1.39 1.12 1.06 1.01 0.96 0.91 0.84 0.78 0.74 0.70 0.68 0.67 0.65 1.46 1.35 1.27 1.17 1.08 0.98 0.88 0.80 0.74 0.69 0.66 0.64 1.82 1.66 1.56 1.41 1.29 1.18 1.05 0.92 0.83 0.76 0.69 0.64 2.22 1.96 1.82 1.64 1.48 1.38 1.25 1.10 0.95 0.84 0.76 0.68 2.63 2.11 1.94 1.78 1.60 1.49 1.41 1.27 1.11 0.95 0.82 0.72 0.63 2.69 1.44 1.86 1.75 1.63 1.52 1.47 1.38 1.23 1.07 0.92 0.78 0.66 2.27 2.11 1.91 1.44 1.56 1.50 1.44 1.45 1.32 1.15 0.98 0.83 0.70 1.80 1.89 1.96 1.80 1.62 1.33 1.34 1.35 1.33 1.20 1.01 0.86 0.72 1.38 1.53 1.78 1.80 1.68 1.54 1.42 1.20 1.15 1.10 1.00 0.86 0.74 1.03 1.19 1.46 1.62 1.62 1.55 1.47 1.43 1.28 1.02 0.91 0.83 0.74 0.76 0.90 1.14 1.34 1.45 1.48 1.46 1.45 1.40 1.22 1.00 0.81 0.72 0.56 0.70 0.87 1.07 1.21 1.31 1.38 1.38 1.34 1.26 1.08 0.90 0.76 0.44 0.55 0.70 0.85 0.98 1.10 1.18 1.24 1.24 1.20 1.08 0.93 0.78 0.42 0.51 0.61 0.72 0.83 0.92 1.00 1.05 1.09 1.08 1.03 0.92 0.80 0.68 0.44 0.51 0.59 0.68 0.75 0.81 0.86 0.90 0.93 0.95 0.94 0.89 0.80 0.69 0.58 0.57 0.62 0.68 0.73 0.76 0.78 0.79 0.81 0.83 0.84 0.81 0.76 0.68 0.79 0.73 0.73 0.74 0.77 0.77 0.76 0.75 0.74 0.74 0.75 0.75 0.71 0.65 1.11 0.95 0.91 0.89 0.87 0.84 0.80 0.76 0.73 0.70 0.69 0.68 0.67 0.63 1.24 1.19 1.12 1.05 0.98 0.91 0.83 0.76 0.72 0.68 0.65 0.64 0.62 1.58 1.51 1.41 1.28 1.17 1.08 0.97 0.87 0.79 0.72 0.67 0.63 0.61 1.96 1.83 1.69 1.52 1.38 1.27 1.15 1.02 0.89 0.81 0.73 0.66 0.61 2.37 2.04 1.89 1.71 1.53 1.43 1.34 1.20 1.04 0.90 0.79 0.70 0.63 0.58 2.58 2.06 1.91 1.77 1.62 1.51 1.44 1.35 1.19 1.03 0.89 0.75 0.65 0.58 2.44 2.11 1.82 1.67 1.59 1.51 1.47 1.43 1.29 1.12 0.95 0.82 0.69 0.60 2.02 2.03 1.96 1.75 1.52 1.41 1.39 1.41 1.33 1.17 1.00 0.85 0.73 1.61 1.74 1.88 1.83 1.65 1.49 1.32 1.18 1.22 1.15 1.00 0.86 0.73 1.24 1.40 1.63 1.72 1.67 1.55 1.45 1.35 1.15 0.98 0.94 0.85 0.74 0.95 1.07 1.31 1.48 1.55 1.53 1.49 1.47 1.35 1.12 0.91 0.79 0.72 0.72 0.84 1.02 1.22 1.33 1.41 1.43 1.42 1.37 1.24 1.03 0.85 0.73 0.54 0.68 0.82 0.97 1.10 1.20 1.28 1.32 1.29 1.21 1.07 0.91 0.77 0.50 0.59 0.70 0.81 0.92 1.01 1.09 1.15 1.17 1.13 1.04 0.92 0.79 0.52 0.58 0.66 0.74 0.81 0.87 0.93 0.97 1.00 1.01 0.98 0.90 0.79 0.59 0.62 0.68 0.73 0.77 0.80 0.82 0.84 0.87 0.88 0.87 0.84 0.77 0.76 0.73 0.74 0.77 0.78 0.78 0.77 0.77 0.77 0.78 0.79 0.77 0.72 0.98 0.92 0.89 0.87 0.85 0.83 0.79 0.75 0.73 0.71 0.71 0.72 0.68 1.29 1.18 1.13 1.05 0.98 0.92 0.86 0.80 0.74 0.70 0.68 0.66 0.65 1.67 1.51 1.42 1.30 1.19 1.09 0.99 0.89 0.81 0.74 0.69 0.66 0.64 2.11 1.85 1.73 1.57 1.41 1.29 1.18 1.04 0.92 0.83 0.76 0.69 0.64 2.70 2.11 1.96 1.78 1.59 1.46 1.38 1.23 1.07 0.94 0.83 0.74 0.67 3.14 2.18 2.00 1.85 1.69 1.54 1.47 1.39 1.23 1.07 0.93 0.80 0.70 2.94 2.21 1.90 1.75 1.65 1.55 1.49 1.47 1.35 1.17 1.01 0.87 0.74 2.27 2.08 2.04 1.82 1.57 1.47 1.44 1.44 1.39 1.24 1.06 0.91 0.78 1.74 1.76 1.94 1.89 1.72 1.54 1.36 1.27 1.29 1.21 1.07 0.92 0.78 1.32 1.43 1.66 1.78 1.72 1.61 1.49 1.37 1.19 1.06 1.00 0.90 0.79 0.68 1.02 1.12 1.34 1.53 1.59 1.57 1.53 1.49 1.41 1.17 0.95 0.84 0.76 0.69 0.77 0.89 1.06 1.25 1.38 1.44 1.46 1.46 1.42 1.29 1.09 0.89 0.75 0.66 0.58 0.71 0.85 1.00 1.14 1.24 1.32 1.37 1.35 1.27 1.13 0.96 0.80 0.52 0.61 0.72 0.83 0.95 1.05 1.13 1.18 1.21 1.18 1.10 0.97 0.82 0.52 0.59 0.67 0.76 0.82 0.89 0.95 1.00 1.03 1.04 1.02 0.94 0.83 0.59 0.62 0.68 0.74 0.78 0.81 0.84 0.86 0.89 0.90 0.90 0.87 0.80 0.75 0.73 0.74 0.77 0.79 0.79 0.79 0.79 0.78 0.80 0.81 0.79 0.74 0.97 0.91 0.89 0.88 0.86 0.84 0.80 0.77 0.74 0.73 0.73 0.73 0.70 1.29 1.19 1.14 1.06 0.99 0.93 0.87 0.81 0.75 0.72 0.69 0.68 0.67 1.67 1.52 1.43 1.31 1.20 1.11 1.00 0.91 0.82 0.76 0.70 0.67 0.65 2.07 1.86 1.74 1.57 1.41 1.31 1.19 1.06 0.93 0.85 0.77 0.70 0.65 2.65 2.08 1.95 1.77 1.58 1.46 1.38 1.24 1.08 0.95 0.84 0.75 0.67 3.10 2.12 1.97 1.83 1.67 1.53 1.46 1.38 1.23 1.07 0.93 0.81 0.70 4.43 2.80 2.17 1.89 1.71 1.63 1.54 1.47 1.47 1.34 1.17 1.01 0.87 0.74 2.80 2.17 2.01 2.01 1.80 1.58 1.44 1.42 1.41 1.38 1.23 1.06 0.90 0.77 1.82 1.65 1.68 1.89 1.87 1.69 1.54 1.36 1.24 1.25 1.19 1.06 0.91 0.78 1.31 1.25 1.35 1.60 1.73 1.70 1.58 1.48 1.37 1.20 1.02 0.97 0.89 0.78 0.89 0.95 1.05 1.28 1.47 1.55 1.54 1.49 1.46 1.41 1.18 0.96 0.81 0.75 0.58 0.70 0.83 0.99 1.20 1.32 1.40 1.43 1.42 1.38 1.28 1.09 0.89 0.75 0.44 0.54 0.67 0.80 0.94 1.08 1.19 1.27 1.33 1.30 1.24 1.11 0.95 0.80 0.46 0.52 0.60 0.69 0.78 0.89 0.99 1.07 1.13 1.16 1.14 1.06 0.94 0.81 0.52 0.56 0.61 0.66 0.72 0.78 0.84 0.90 0.95 0.97 0.99 0.97 0.90 0.76 0.69 0.66 0.67 0.69 0.72 0.74 0.77 0.79 0.81 0.84 0.85 0.85 0.82 1.06 0.91 0.86 0.81 0.79 0.78 0.76 0.75 0.74 0.74 0.74 0.75 0.76 0.75 1.42 1.23 1.14 1.05 0.96 0.90 0.84 0.79 0.75 0.72 0.70 0.69 0.69 0.69 1.81 1.57 1.47 1.33 1.20 1.09 0.99 0.90 0.82 0.76 0.71 0.67 0.65 0.64 2.26 1.88 1.77 1.60 1.42 1.30 1.19 1.07 0.94 0.85 0.77 0.70 0.65 0.62 5.71 2.68 2.08 1.91 1.77 1.59 1.45 1.37 1.25 1.09 0.95 0.84 0.76 0.69 0.62 4.99 2.62 1.98 1.86 1.74 1.63 1.51 1.45 1.37 1.24 1.07 0.94 0.81 0.71 0.64 3.00 2.14 2.07 1.85 1.58 1.53 1.48 1.42 1.45 1.33 1.15 1.00 0.87 0.75 0.65 1.89 1.70 1.88 1.91 1.73 1.52 1.36 1.34 1.35 1.34 1.19 1.03 0.89 0.77 0.67 1.24 1.30 1.53 1.74 1.73 1.60 1.45 1.31 1.18 1.17 1.13 1.00 0.88 0.76 0.66 0.92 1.17 1.42 1.55 1.54 1.46 1.38 1.31 1.16 0.97 0.91 0.83 0.74 1.08 1.26 1.35 1.39 1.38 1.38 1.29 1.10 0.90 0.76 0.70 1.09 1.20 1.28 1.28 1.25 1.14 0.97 0.81 0.68 0.95 1.05 1.12 1.12 1.07 0.96 0.83 0.71 0.89 0.94 0.95 0.90 0.80 0.69 0.77 0.78 0.75 0.67 0.64 0.88 0.82 0.89 0.94 0.95 0.93 0.58 0.60 0.64 0.68 0.74 0.81 0.91 1.01 1.10 1.16 1.21 1.18 1.08 0.96 1.09 1.17 1.18 1.12 1.14 1.18 1.18 1.12 0.98 1.07 1.17 1.21 1.17 1.12 1.04 0.94 0.84 0.77 0.71 0.66 0.62 0.61 0.63 0.67 0.72 0.79 0.88 1.00 1.14 1.25 1.33 1.39 1.38 1.25 1.10 1.26 1.37 1.35 1.28 1.03 1.04 1.16 1.21 1.19 1.13 1.06 0.96 0.86 0.79 0.73 0.67 0.63 0.62 0.62 0.66 0.71 0.77 0.85 0.97 1.10 1.22 1.31 1.37 1.40 1.28 1.12 1.25 1.37 1.39 1.34 1.27 1.16 1.03 0.90 0.81 0.74 0.69 0.65 0.64 0.65 0.70 0.75 0.83 0.93 1.08 1.22 1.35 1.41 1.45 1.41 1.36 1.20 1.36 1.40 1.42 1.37 1.04 1.06 1.19 1.25 1.24 1.20 1.14 1.05 0.97 0.89 0.83 0.78 0.76 0.76 0.79 0.86 0.93 1.02 1.15 1.25 1.34 1.39 1.42 1.34 1.18 1.21 1.36 1.41 1.36 1.29 1.19 1.07 0.93 0.83 0.76 0.70 0.66 0.65 0.65 0.69 0.74 0.81 0.90 1.04 1.18 1.32 1.39 1.44 1.41 1.37 1.22 1.34 1.40 1.44 1.41 1.36 1.24 1.09 0.95 0.84 0.76 0.70 0.67 0.65 0.67 0.70 0.77 0.84 0.95 1.09 1.25 1.39 1.49 1.54 1.54 1.50 1.29 1.50 1.54 1.53 1.46 1.03 1.16 1.22 1.20 1.14 1.08 1.00 0.91 0.83 0.76 0.71 0.69 0.70 0.73 0.80 0.88 0.99 1.12 1.23 1.32 1.38 1.42 1.35 1.21 1.23 1.39 1.45 1.41 1.36 1.28 1.17 1.05 0.95 0.87 0.82 0.80 0.81 0.85 0.91 0.99 1.10 1.24 1.37 1.44 1.49 1.48 1.41 1.31 1.33 1.41 1.46 1.44 1.38 1.28 1.13 0.99 0.87 0.79 0.72 0.68 0.66 0.66 0.70 0.75 0.82 0.92 1.06 1.21 1.36 1.47 1.52 1.54 1.50 1.30 1.47 1.53 1.54 1.49 1.40 1.26 1.10 0.95 0.84 0.75 0.69 0.65 0.64 0.65 0.68 0.73 0.81 0.92 1.09 1.27 1.46 1.62 1.73 1.75 1.69 1.39 1.70 1.76 1.73 1.60 1.21 1.28 1.33 1.29 1.14 1.20 1.36 1.41 1.37 1.32 1.22 1.11 0.98 0.88 0.80 0.75 0.73 0.74 0.77 0.84 0.93 1.05 1.20 1.34 1.42 1.47 1.47 1.41 1.33 1.35 1.44 1.50 1.50 1.44 1.37 1.25 1.12 1.00 0.92 0.87 0.84 0.85 0.89 0.94 1.03 1.14 1.27 1.41 1.51 1.56 1.58 1.54 1.45 1.46 1.53 1.55 1.51 1.44 1.30 1.15 1.00 0.87 0.78 0.71 0.66 0.65 0.65 0.67 0.72 0.79 0.90 1.05 1.23 1.41 1.58 1.70 1.74 1.70 1.58 1.66 1.74 1.74 1.64 1.48 1.29 1.10 0.92 0.79 0.69 1.71 1.31 1.38 1.39 1.36 1.27 1.32 1.40 1.46 1.45 1.40 1.31 1.17 1.03 0.91 0.83 0.77 0.75 0.76 0.79 0.86 0.96 1.08 1.22 1.36 1.48 1.53 1.56 1.53 1.46 1.48 1.56 1.59 1.57 1.50 1.40 1.28 1.14 1.02 0.94 0.88 0.86 0.86 0.89 0.94 1.02 1.14 1.30 1.46 1.61 1.72 1.77 1.74 1.63 1.64 1.73 1.74 1.66 1.52 1.33 1.15 1.37 1.44 1.48 1.46 1.41 1.45 1.53 1.56 1.52 1.46 1.34 1.19 1.04 0.91 0.82 0.76 0.74 0.74 0.77 0.83 0.93 1.07 1.23 1.40 1.56 1.68 1.75 1.73 1.64 1.66 1.76 1.79 1.72 1.60 1.45 1.29 1.47 1.61 1.68 1.66 1.57 1.63 1.72 1.75 1.68 1.55 1.37 1.19 1.00 0.24 0.20 0.76 1.08 0.82 0.81 0.82 0.64 0.58 0.56 0.40 0.56 0.33 0.65 0.27 0.65 0.21 0.27 0.19 0.49 0.18 0.46 0.17 0.52 0.19 0.74 0.52 0.23 0.36 0.28 0.29 0.35 0.24 0.52 0.20 0.76 0.18 0.70 0.16 0.63 0.16 0.06 0.16 0.60 0.18 0.72 0.22 0.67 0.27 0.44 0.34 0.31 0.50 0.25 0.74 0.19 0.71 0.15 0.62 0.14 0.11 0.15 0.10 0.70 0.09 0.66 0.09 0.42 0.09 0.11 0.23 0.11 0.19 0.12 0.16 0.13 0.15 0.17 0.16 0.14 0.19 0.19 0.14 0.24 0.11 0.13 0.27 0.11 0.35 0.12 0.54 0.11 0.54 0.09 0.06 0.10 0.10 0.07 0.12 0.22 0.15 0.63 0.17 0.49 0.17 0.35 0.20 0.31 0.24 0.27 0.28 0.28 0.26 0.42 0.31 0.29 0.32 0.76 0.56 0.33 0.43 0.52 0.79 0.52 0.59 0.65 0.22 0.11 0.24 0.12 0.51 0.14 0.15 0.57 0.56 0.45 0.75 0.33 0.27 0.23 0.20 0.21 0.20 0.20 0.24 0.27 0.31 0.55 0.51 0.12 Renton Ave Illuminance (Fc) Average = 1.13 Maximum = 5.71 Minimum = 0.41 Avg/Min Ratio = 2.76 S 132nd St Illuminance (Fc) Average = 1.16 Maximum = 1.79 Minimum = 0.58 Avg/Min Ratio = 2.00 Plat Road Illuminance (Fc) Average = 0.34 Maximum = 1.08 Minimum = 0.06 Avg/Min Ratio = 5.67 Entire Document Available in Laserfiche Submittals Folder EXHIBIT 19 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 Entire Document Available in Laserfiche Submittals Folder EXHIBIT 20 DEVELOPMENT ENGINEERING Ann Fowler 02/05/2018 CONDITION OF APPROVAL: CONTRACTOR SHALL POT-HOLE THE EXISTING WATER MAIN IN S 132ND ST PRIOR TO INSTALLATION OF UTILITIES/STRUCTURES TO ENSURE NO CONFLICTS WITH THE STREET LIGHTS, OR OTHER STRUCTURES. IF CONFLICTS EXIST, A PLAN REVISION WILL NEED TO BE SUBMITTED TO ADDRESS THE CONFLICT. MAINTAIN A MINIMUM OF 5-FT SEPARATION BETWEEN THE WATER MAIN AND STREET LIGHT BASES. DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 FIRE LANE NO PARKING FIRE LA N E N O P A R K I N G FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGROAD A RENTON AVE SALLEY DALLEY EREVISION NOTE:CITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSA PORTION OF THE NE 1/4 OF SEC 13, TWP 23 N., RGE 4 E, W.M., KING COUNTY, WASHINGTON℄PROJECT NOTES:DETAIL - TERRACED PLANTERWALL NOTES:1. COMPAC II UNIT SPECIFICATIONS:STYLE: STONEFACECOLOR: NATURAL2. CAPSTONE SPECIFICATIONS:STYLE: TUMBLEDCOLOR: NATURALKEYSTONECAPSTONE (TYP.)KEYSTONE COMPACII UNIT (TYP.)GEOTEXTILEFABRICMIN. 18"CEDAR GROVEVEGETABLESOIL MIX, ORSIMILAR (TYP.)4" DEPTH CRUSHEDGRAVEL PATH TO95% COMPACTION(TYP.)VARIES PER PLAN8" TILLED SOILNOT TO SCALEMAX. 42"EXHIBIT 21DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 FIRE LANE NO PARKING FIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGFIRE LANE NO PARKINGnSCALE: 1" = 20'S 132ND STROAD A ALLEY DCITY OFRENTONA PORTION OF THE NE 1/4 OF SEC 13, TWP 23 N., RGE 4 E, W.M., KING COUNTY, WASHINGTONABBREVIATIONS:REVISION NOTE:DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 2'284 SF 284 SF 284 SF 366 SF 420 SF 515 SF 301 SF 250 SF 276 SF338 SF SF 267 SF 264 SF 328 SF 258 SF 272 SF 251 SF 300 SF 324 SF 317 SF 324 SF 337 SF 323 SF 322 SF 337 SF 300 SF 316 SF 378 SF243 SF 282 SF 310 SF 301 SF256 SF 349 SF 301 SF 300 SF 284 SF284 SF284 SF284 SF 315 SF 317 SF 324 SF 323 SF 261 SF 259 SF 290 SF 258 SF 258 SF 272 SF 251 SF 331 SF 305 SF 328 SF 260 SF 256 SF 318 SF 279 SF 337 SF 337 SF 255 CITY OF RENTON IN COMPLIANCE WITH CITY OF RENTON STANDARDS EXHIBIT 22 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 EXHIBIT 23 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 DRIFTWOODCHARCOAL GREY roofingelevated.com RIVIERA RED ARCHITECTURALWEATHERWOOD EARTHTONE CEDAR RIVIERA RED DUAL BLACK HARVARD SLATE VINTAGE GREEN DUAL BROWN AGED REDWOOD DUAL GREY To ensure complete satisfaction, please view several full size shingles and an actual roof installation prior to final color selection as the shingle swatches and photography shown online, in brochures and in our app may not accurately reflect shingle color, and do not fully represent the entire color blend range, nor the impact of sunlight.BEACHWOOD PATRIOT SLATE NATIONAL BLUE⁵ SUPER WHITE⁶ COLORS BELOW ONLY AVAILABLE IN SELECT SHIPPING AREAS: ¹ See Limited Warranty at IKO.com for complete terms, conditions, restrictions, and application requirements. Shingles must be applied in accordance with application instructions and local building code requirements. ² High Wind Application is required. ³All values shown are approximate. ⁴Products developed with reference to these Standards. ⁵Blue granules may fade after extensive exposure to the sun’s ultraviolet rays. ⁶Cambridge Super White is CRRC® listed and ENERGY STAR® qualified in the US. Note: Product and color availability may vary by region. Products with Miami Dade NOA and Florida Product Approval listings are available. Please contact IKO for details. The information in this literature is subject to change without notice. We assume no responsibility for errors that may appear in this literature. Find out more about our products now by talking to an IKO Sales Representative, your professional roofing contractor or contact us directly at: United States 1-888-IKO-ROOF (1-888-456-7663), Canada 1-855-IKO-ROOF (1-855-456-7663) or visit our website at: IKO.COM.© Copyright 05/17 · MR1L005 Limited Warranty¹Limited Lifetime Iron Clad Protection¹15 Years Limited Wind Warranty¹110 mph (177 km/h) Limited High Wind Warranty Upgrade¹, ²130 mph (210 km/h) Blue-green Algae Resistant¹Yes Dimensions (L x W) 40 7/8 in (1038 mm) x 13 3/4 in (349 mm) Exposure 5 7/8 in (149 mm) Coverage Per Bundle 33 1/3 ft2 (3.1 m2) Shingles Per Square 60SPECIFICATIONS³STANDARDS4ASTM D3462 ASTM E108 - Class A ASTM D3018 ASTM D7158 - Class H CSA A123.5 ASTM D3161 - Class F EXHIBIT 24 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406 September 5, 2018 Phyllis Chandler 8207 S 132nd St Seattle, WA 98178 Subject: EARLINGTON TOWNHOMES SCHEDULE AND TRAFFIC CONTROL PLANS C17004096 Dear Ms. Chandler: Thank you for your continued interest in this project. Please find enclosed baseline construction schedule and latest set of construction traffic control plans for Earlington Townhomes. Please provide the City or Renton with any comments or concerns to the construction traffic control plans within ten (10) calendar days of mailing. If you have any further questions, please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner Enclosures Earlington Townhomes Baseline Schedule, dated September 4, 2018 Traffic Control Plan, approved date June 21, 2018 Traffic Control Plan, approved date July, 16, 2018 Traffic Control Plan, approved date August 8, 2018 cc: David Avenell / Applicant Entire Document Available in Laserfiche Submittals Folder EXHIBIT 25 DocuSign Envelope ID: 67C7BDCA-9B30-4B7E-814B-5995B0D79406