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HomeMy WebLinkAboutD_Admin_Report_LUA-05-146REPORT City of Renton & Department of Planning / Building / Public Works DECISION A DMINISTRA TIVE LAND USE ACTION DECISION DA TE: January 13, 2006 Project Name: Field's Townhomes Owner: Tom & Brenna Fields PO Box 641 Renton, WA 98059 Applicant: Mike Davis Davis Consulting, Inc. 1201 Monster Road SW Suite 320 Renton, WA 98055 Contact: Charlotte Vanlaningham Davis Consulting, Inc. 1201 Monster Road SW Suite 320 Renton, WA 98055 File Number: lUA05-146, ECF, SA-A Project Manager: Jill K. Ding, Associate Planner Project Description: The applicant is proposing to construct two town home structures, one has 3 units and totals 7,746 square feet in area, the other has 4 units and totals 8,504 square feet in area. The townhomes are proposed on a site containing two parcels totaling 22,632 square feet in area. The zoning designation is Commercial Arterial (CA). An existing single family residence and associated detached structures are proposed to be removed. Access is proposed to the site via a 28-foot wide private access easement off of Union Avenue NE. (Please see additional project description on the next page). Project Location: 508 and 512 Union Avenue NE Exist. Bldg. Area SF: 2,493 sq. ft. to be Proposed New Bldg. Area: 10,136 sq. ft. demolished Site Area: 14,656 sq. ft. (0.3 acres) Total Building Area SF: 10,136 sq. ft. Project Location Map SA-A05-146 City of Renton PIBIPW Department Field's Townhomes REPORT AND DECISION OF January 13,2006 PART ONE: PROJECT DESCRIPTION/BACKGROUND . "'7inistrative Site Plan Staff Report LUA05-146, ECF, SA-A Page2of2 The applicant is requesting Administrative Site Plan Review in order to construct two townhome structures, one would contain 3 units and total 7,746 square feet in area and the other would contain 4 units and total 8,504 square feet in area. Two parking spaces would be provided under each unit within individual 2-car garages. The subject site is located on the east side of Union Avenue NE south of NE 5th Street. The site is zoned Commercial Arterial (CA) and is comprised of 2 parcels, which total 22,632 square feet in area (0.5 acres). An existing single family residence and associated detached outbuildings proposed to be removed are located on the south central portion of the site; the rest of the site is primarily lawn and garden areas. The site is relatively flat with an approximate drop in elevation of 4 feet along the western boundary of the subject site. An existing rockery is located along the westerly property line south of the existing driveway and is covered with blackberry bushes. An existing retaining wall is located along the southern property line, resulting in the project area being located approximately 4 to 5 feet below the neighboring property. The landscape plan indicates the western property frontage of the subject site would be landscaped primarily with Tataricum Maple, Western Red Cedar, Douglas Fir, Rockrose, and Salal. The structures are proposed at approximate heights of 30 and 40 feet. The front of the proposed 3 unit building is oriented to the west, towards Union Avenue NE and the rear of the building faces towards the individual driveway pOints to the proposed garages on the east side of the building. The front of the proposed 4 unit building is oriented to the south towards the proposed access easement. Access to the site will be through a private access easement located along the southern portion of the subject site, which is proposed to range in width from 20 feet to 28 feet. II PART TWO: ENVIRONMENTAL REVIEW A SEPA Determination of Non-significance -Mitigated was issued on January 10, 2006. PART THREE: ADMINISTRATIVE LAND USE ACTION -REPORT & DECISION This decision on the administrative land use action is made concurrently with the environmental determination. A. Type of Land Use Action XX Site Plan Review Shoreline Substantial Development Permit Conditional Use Binding Site Plan Special Permit for Grade & Fill Administrative Code Determination B. Exhibits The following exhibits were entered into the record: Exhibit 1: Yellow file containing: application, proof of posting and publication and other documentation Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: SA-A05-146.doc pertinent to this request. Neighborhood Detail Map (dated September 20,2005). BoundaryfTopographic Survey (dated July 14, 2005). Site Plan (dated March 27, 2005). Utilities Plan (dated November 28,2005). Landscape Plan (dated November 6,2005). Grading Plan (dated November 28,2005). Tree Cutting/Land Clearing Plan (dated November 28,2005). Zoning Map Page E6 west (dated December 28,2004). City of Renton PIBIPW Department Field's Townhomes REPORT AND DECISION OF January 13, 2006 C. Consistency with Site Plan Criteria '1inistrative Site Plan Staff Report LUA05-146, ECF, SA-A Page 3 of 3 In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers: 1. Conformance with the comprehensive plan, its elements and policies; The subject site is designated Commercial Corridor (CC) on the City's Comprehensive Plan Land Use Map. The CC designation is intended to evolve from "strip commercial" linear business districts to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment. The proposal is consistent with the following CC Land Use Designation policies: Objective LU-EEE: Create opportunities for development and re-development of land in portions of the Commercial Corridor designation for general business and service uses. These include a wide range of restaurant, small-scale to big-box retail, offices, auto dealers, light industrial, and residential uses. The proposal would result in the redevelopment of an existing site, which is currently utilized for a single family residence and associated outbuildings. The proposal would result in the construction of 7 townhome units on the subject site, which would increase the intensity of the use on the subject site. Policy LU-353. Structures at Commercial Corridor intersections should not be set back from the street and sidewalk so as to allow vehicular circulation or parking to be located between the sidewalk and the building. The location of the parking areas is proposed to be at the rear of the proposed 3-unit structure and in front of the 4-unit structure, however all parking would be contained within proposed 2 car garages underneath each town home unit. Parking would not be located between the sidewalk and the buildings. Policy LU-35S. Parking areas should be landscaped (including street trees, buffers, berms), especially along roadways, to reduce visual impacts. A landscape plan was submitted with the proposal that includes street trees and buffers along roadways, all parking would be provided underneath the structures, so no additional parking was required. See additional discussion in the landscape section. Policy LU-363. Parking provided on-site, in parking structures, and either buffered from adjacent uses or incorporated into pedestrian-oriented street design, is preferred. The parking areas would be provided under each townhome unit within a 2-car garage and would not be visible from public streets. 2. Conformance with existing land use regulations; The subject site is designated Commercial Arterial (CA) on the City's Zoning Map. Attached residential dwelling units are a permitted use within the CA zone. The compliance of the proposal with the development standards of the CA zone and Renton Municipal Code parking regulations is addressed below: Lot Coverage -The CA zone allows building coverage at a maximum of 65% of the lot area for projects not providing structured parking. All of the proposed parking spaces would be provided within private garage structures underneath each individual town home unit. A total of 2 spaces per unit or 14 spaces would be provided for the proposed residential units. Based on the overall site area (22,632 square feet), the proposed total 7,743 square foot building footprint for the proposed structures would result in a 34% building lot coverage, which is well below the maximum coverage allowed in the CA zone. Density -The CA zone permits a maximum new reSidential density of 20 dwelling units per acre. In addition, as the project is located within the NE 4th Street corridor a minimum residential density of 10 dwelling units per acre is required. Net density is a calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross area minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. The subject site has proposed a 7,423 square foot access easement to serve the proposed townhomes. After the deduction of the 7,423 square foot access easement, the proposal for 7 units on the subject site would result in a net SA-A05-146.doc City of Renton PIBIPW Department Field's Townhomes REPORT AND DECISION OF January 13, 2006 '1inistrative Site Plan Staff Report LUA05-146, ECF, SA-A Page 4 of4 density of 20.0 du/acre (7 units /0.35 acres = 20.0 du/acre), which is within the density range permitted in the NE 4th Street corridor and the CA zone. Setbacks - A minimum 10-foot building setback is required from the front and side yard along a street property lines, which may be reduced to 0 feet through the Site Plan Development Review process as long as no blank walls are located within the required setbacks. No side or rear yard setbacks are required unless the parcel abuts or is adjacent to a residential zone. Neither of the side or rear yards of the subject site abut or are adjacent to a residential zone, therefore no side or rear yard setback are required. The proposed townhomes comply with the required setback areas. Landscaping -The CA zone requires a minimum of 10 feet of on-site landscaping along street frontages except where reduced through the site plan review process. However, as the property is adjacent to a residentially zoned property, the landscaping requirements increase to a minimum of 15 feet of sight obscuring landscaping provided that the provided that the Reviewing Official may modify these requirements through the site development plan review process. , A conceptual landscape plan was submitted with the project application. The plan proposes 10 feet of off- site landscaping within the Union Avenue NE right-of-way. The landscaping would include 5 trees (Tataricum Maple, Western Red Cedar, and Douglas Fir), 40 Rockrose shrubs, and 120 Salal, which would serve as a ground cover. The Development Services Director has reviewed the proposed landscape plan and approved the reduction of the 15-foot Sight obscuring on-site strip to the proposed 10- foot off-site (within the Union Avenue NE right-of-way fronting the project site) landscaped strip. The proposed landscaping is 100% drought tolerant; therefore no irrigation system is required. However, hand watering of the proposed landscaping shall be required for the first two years after installation. Staff recommends as a condition of approval that the landscape plan be revised to provide a note requiring that the landscaping will be hand watered for the first two years after installation. Height -The CA zone allows a maximum building height of 50 feet. The proposed 3-unit structure would have a height of 40 feet to the top of the pitched roof and the proposed 4-unit structure would have a height of 30 feet to the top of the pitched roof. Both structures would have maximum heights below the 50-foot maximum height permitted. Screening -The submitted building elevations indicate that there will be no visible rooftop equipment to screen. No refuse or recyclable deposit area was shown on the submitted site plan. The refuse and recyclables standards required that for multi-family developments a minimum of 1 Y2 square feet per dwelling unit shall be provided for refuse and recyclable deposit areas provided that a total minimum of 80 square feet is required. The proposed project is required to provide a total minimum of 80 square feet of refuse and recyclable deposit areas. The proposed enclosure must be screened by a 6-foot high wall or fence with a minimum 12-foot gate opening for haulers. Staff recommends as a condition of site plan approval that the applicant be required to submit a revised site plan showing the proposed location the required 80-foot minimum refuse and recyclable deposit area and a screening and enclosure detail for the proposed dumpster that meets City standards prior to building permit issuance. Pedestrian Connections -All development in the CA zone is required to provide a direct and clear pedestrian connection from sidewalks to building entrances. The site plan indicates a direct connection via concrete walkways would be provided between the entrances of the proposed building and the existing sidewalk along Union Avenue NE. Parking -The parking regulations require a specific number of off-street parking stalls based on the number of dwelling units. Attached residential dwellings require 1.75 space per dwelling unit where tandem spaces are not provided. Based on the information submitted by the applicant, 7 residential units are proposed on-site. Therefore, a minimum of 12 spaces would be required. A total of 14 spaces were provided for the proposed project, a total of two spaces are provided for each town home unit within a private garage located underneath each individual dwelling unit. 3. Mitigation of impacts to surrounding properties and uses; Currently, the subject site is developed with an existing single family residence as well as associated outbuildings. The proposal will improve the character of the site, as the proposal is to replace the existing single family residence and associated outbuilding with two new townhome structures, associated parking to be located within the structures, and landscaping. Impacts to surrounding properties and uses are expected to be minimal. SA-A05-146.doc City of Renton P/B/PW Department Field's Townhomes REPORT AND DECISION OF January 13,2006 "1inistrative Site Plan Staff Report LUA05-146, ECF, SA-A Page 5 of 5 There are potential short-term impacts to adjacent businesses and nearby residents (e.g., noise), which would result from the construction of the project. These impacts will be mitigated by the applicant's construction mitigation plan, which limits work and haul hours to those permitted by City Code. 4. Mitigation of impacts of the proposed site plan to the site; The proposed 3-unit structure will be located along the western portion of the subject site and the 4-unit structure will be located on the northeastern portion of the subject site. The subject site is comprised of two parcels. Both of the proposed town home structures have portion of the structures located over the interior property lines. To ensure that one of the parcels is not sold in the future, staff recommends as a condition of approval that a restrictive covenant be recorded over both parcels preventing the individual sale of the lots while the proposed development occupies the subject site or a Lot Line Adjustment is recorded removing the interior lot lines. The 3-unit structure will be located 10 feet from the front property line along Union Avenue NE fostering a pedestrian friendly environment. In addition, adequate parking will be provided on-site for the residents in the form of private garages capable of housing 2 vehicles below each dwelling unit. The landscape plan indicates that sufficient street trees will be planted along the site's Union Avenue NE street frontage to buffer the proposed town homes from the noise and visual impacts of traffic on Union Avenue NE. 5. Conservation of area-wide property values; The proposal would allow existing uses in the vicinity to continue operating in their present locations and provide additional residential space with potential patrons the existing businesses may serve. The proposal is anticipated to conserve or enhance property values in the vicinity. 6. Safety and efficiency of vehicle and pedestrian circulation; The proposed project would have direct access onto Union Avenue NE through a proposed access easement. In addition, existing sidewalks are located along the site's Union Avenue NE street frontages. This project may be required to install street improvements for this site as determined at building permit review. The project may be required to install additional streetlights for this site if the existing lighting does not meet current lighting standards. All street lighting shall be designed and installed per City of Renton standards and specifications. The proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle circulation on the site. Staff recommends a condition of approval requiring the establishment of a homeowner's association or maintenance agreement for the development, which would be responsible for any common improvements within the development prior to building occupancy. The Environmental Review Committee imposed a mitigation measure requiring the applicant to pay a traffic mitigation fee of $75 per new average daily trip. The project would generate 31.45 new average daily trips (with credit given for the existing residence). Based on 31.45 new average daily trips, the applicant will be required to pay a $2,358.75 traffic mitigation fee ($75 x 31.45 = $2,358.75). 7. Provision of adequate light and air; The proposed building is designed appropriately to allow adequate light and air circulation to the building and the site. The design of the building will not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide for normal airflow. A lighting plan was not submitted with the application materials. As a condition of Site Plan Approval the applicant shall provide a lighting plan that will provide lighting to adequately provide for public safety without casting excessive glare on adjacent properties at the time of building permit review. S. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposal is not expected to create any harmful or unhealthy conditions. Noise, dust, and odors, which may result from the temporary construction on the site, will be mitigated by the applicant's construction mitigation plan and code requirements for the use of Best Management Practices. 9. A vailability of public services and facilities to accommodate the proposed use; Water -The site is currently supplied by and connected to the City of Renton water system. The project site is located in the 565-water pressure zone. The site is within Aquifer Protection Zone 2. There is an SA-A05-146.doc City of Renton PIBIPW Department Field's Townhomes REPORT AND DECISION OF January 13, 2006 . "'1inistrative Site Plan Staff Report LUA05-146, ECF, SA-A Page 60(6 existing 12-inch watermain located within Union Avenue NE, capable of delivering 5,600 gpm of fire flow at 20 psi residual pressure. The preliminary fire flow is 2,250 gpm for the 4-unit building and 1,750 gpm for the 3-unit buiding. Per the City of Renton Fire Marshall both buildings shall be sprinklered. An 8-inch watermain shall be installed onto the site and terminating in a fire hydrant. The distance of the new main to be installed is determined by the fire hydrant location criteria. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 gpm and shall be located within 150 feet of the structure and two additional hydrants (also capable of delivering a minimum of 1,000 gpm) within 300 feet of the structure. This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated fire flow. System Development Charges are $1174.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Sewer -The site is currently connected to the City of Renton sewer system. There is an existing 8" sanitary sewer main in Union Ave NE. There is an existing 8" sanitary sewer main on the north and east side of this site. A sanitary sewer main extension is not required to be installed by this project. The applicant shall install individual side sewers to serve the project. This site is located in the East Renton Special Assessment District (SAD). These fees are $224.52 plus interest per unit and paid prior to issuance of a construction permit. System Development Charges are $610.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Surface Water -There are storm drainage facilities in Union Ave NE. A conceptual drainage report prepared by Offe Engineers, PLLC dated November 28, 2005 was submitted with the project application. The submitted report indicates that the existing surface water runoff appears to infiltrate into the ground. The City's Plan review section has reviewed the applicant's drainage report. The subject site is located within the Honey Creek Drainage basin. Due to the sensitivity of the site staff recommended that additional mitigation be provided for surface water runoff through the SEPA process. The City's Environmental Review Committee imposed a mitigation measure requiring the project to comply with the 2005 King County Surface Water Design Manual for surface water runoff control. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if, during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-030E2 and 3) -Biofiltration, retention ponds, infiltration, and drainage ditches and channels are prohibited. New pipes shall meet pipelines specification in RMC 4-3-050S. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton codebook. 10. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. The site will be developed with a 3-unit townhome structure and a 4-unit town home structure. Parking would be provided under the building in individual parking garages. Landscaping is proposed to complement the site development. xx Co ies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. D. Findings, Conclusions & Decision Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Site Plan Approval for the Field's Townhomes project, File No. LUA05-146, ECF, SA-A. SA-A05-146.doc City of Renton P/B/PW Department Field's Townhomes REPORT AND DECISION OF January 13, 2006 '1inistrative Site Plan Staff Report LUA05-146, ECF, SA-A Page 70t7 2. Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan review. The applicant's site plan and other project drawings are entered as Exhibits No.2 through 9. 3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan land use designation of Commercial Corridor (CG). 4. Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the Commercial Arterial (CA) Zoning designation, provided all conditions of approval are satisfied. 5. Existing Land Uses: Land uses surrounding the subject site include: North: Commercial Arterial (CA) zoning; East: Commercial Arterial (CA) zoning; South: Commercial Arterial (CA) zoning; and West: Union Avenue NE, Residential-10 dwelling unit per acre (R-10) zoning. 6. Environmental (SEPA) Review: The Environmental Review Committee issued a Determination of Non-Significance -Mitigated on January 10, 2006 with 6 mitigation measures. E. Conclusions 1. The subject complies with the policies and codes of the City of Renton, provided all conditions of approval. are satisfied. 2. The proposal complies with the Comprehensive Plan designation of Commercial Corridor (CG) and the Zoning deSignation of Commercial Arterial (CA). F. Decision The Site Plan for the Field's Townhomes project, File No. LUA05-146, ECF, SA-A, Is approved subject to the following conditions: 1. The applicant shall comply with all Environmental Review Committee mitigation measures. 2. The landscape plan shall be revised to provide a note requiring that the landscaping will be hand watered for the first two years after installation. 3. The applicant shall submit a revised site plan showing the proposed location, screening and enclosure detail for the required aO-foot minimum refuse and recyclable deposit area that meets City standards prior to building permit issuance. 4. Either a restrictive covenant shall be recorded over both parcels preventing the individual sale of the lots while the proposed development occupies the subject site or a Lot Line Adjustment shall be recorded removing the interior lot lines from the subject site prior to issuance of Certificate of Occupancy. 5. The applicant shall provide a lighting plan that will provide lighting to adequately provide for public safety without casting excessive glare on adjacent properties. This plan shall be submitted at the time of building permit review. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: January 13, 2006 SIGNATURE: Neil Watts, Development Services Director Date SA·A05·146.doc City of Renton PIBIPW Department Field's Townhomes REPORT AND DECISION OF January 13, 2006 Advisory Notes to Applicant: '1inistrative Site Plan Staff Report LUA05-146, ECF, SA-A PageBofB The following notes are supplemental information provided In conjunction with the environmental determination. These notes are provided as information only, they are not subject to the appeal process for administrative determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Commercial construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock p.m. No work shall be permitted on Sundays. 3. Separate plans and permits are required for the installation of signs. Fire Department 1. The preliminary fire flow is 2,250 GPM for the 4-unit building and 1,750 gpm for the 3-unit building. One hydrant is required within 150 feet of each structure and two additional hydrants for the 4-unit and one additional hydrant for the 3-unit are required within 300 feet of the structures. All hydrants shall have a Stortz fitting. 2. Automatic fire sprinklers are required. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 3. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum of 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. 4. Fire department dead end access roadways over 150 feet in length are required to have an approved turnaround. Plan Review -Water 1. System Development Charges are $1174.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. 2. This project is required to install an 8" watermain onto the site and ending in a fire hydrant. The distance of the new main to be installed is determined by the fire hydrant location criteria. Plan Review -Sanitarv Sewer 1. System Development Charges are $610.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. 2. This site is located in the East Renton Special Assessment District (SAD). These fees are $224.52 plus interest per unit and paid prior to issuance of a construction permit. Plan Review -Surface Water 1. The project will be required to pay the Surface Water System Development Charges of $.265 per square foot but not less than $759 of new im ervious surfacin rior to the issuance of the construction ermit. SA-A05-14S.doc City of Renton PIBIPW Department Field's Townhomes REPORT AND DECISION OF January 13, 2006 . 1inistrative Site Plan Staff Report LUA05-146, ECF, SA-A Page90f9 TRANSMITTED this 1:/ day of January, 2006 to the owner, applicant and party of record: Tom & Brenna Fields (owner) PO Box 641 Renton, Washington 98059 Mike Davis (applicant) Davis Consulting, Inc. 1201 Monster Road SW #320 Renton, WA 98055 Charlotte Vanlaningham (contact) Davis Consulting, Inc. 1201 Monster Road SW #320 Renton, WA 98055 Chander P. lall (party of record) 4710 Somerset Avenue SE Renton, Washington 98006 TRANSMITTED 13h day of January, 2006 to the following: Jennifer Henning, Development Planning larry Meckling, Building Official S. Engler, Fire Prevention Gregg Zimmerman, PBPW Administrator lawrence J. Warren, City Attorney South County Journal Land Use Decision Appeal Process Appeals of the land use decision must be filed in writing on or before 5:00 PM January 27,2006. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. SA·A05·146.doc SECTION 10,· lWNSHIP 23 N., RANGE 5 E '¥ .M. DEVELOPMENT PLAN ING CITY OF RENTON OLO Design DEC 022005 RECEIVED Drown 09/20/2005 Dote Project No. NE 5th STREET UNION ~SO CONDO VOL. 71, PGS. 60-63 lW:mJ ~ :-~ «V/({t«d?&azm r-------... PROJECT SITE 102305-9114/9411 512 UNION AVE. 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