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HomeMy WebLinkAboutLUA02-083 CHATEAU DE VILLE/LUA02-083 PARTIES OF RECORD Frank Prien James G. Johnson 12535 Roosevelt Way NE 4258 Sunset Dr. Seattle, WA 98125 Lake Oswego, OR 97035 503-635-4091 MICROFILMED Last printed 10/08/02 1:31 PM r 1 ere 1 I G ! - it :6•�1 • ®23 4®, y elan 4 17.5. `.lF J �C� `T 501c.' i.'1�+,1 `�I Sty EIC 3®>: �! .® 3 ®,k ill. .11 j 6:0 61 --r-r, . •nc. i -'+1I 25 felt i U ,Q.G- �� ��C " q , N. '31• 1 M: I Iw� • tip! �i�.:l At �,� ,, I � �- o z • I� �� 1 :7\24...&:.t,t1P::...w^v.,- 1Is IO ic'i 0 II 1 r. !�.'�j� '91ij11 'W FRE�4HAN000K I - a.riLl--+ PgSt19 O a;. . w'+1 ';� ®� ' i(T'ri� ®.A. c :. no •. C 4• 1I / idyl f/'SXTiI ®.9. �W� ;O "< 1.0 ,�,�fi--' , \ \� \•�`dli � 9..• 4F+ IL9 �,.'_i �1��I� .. 4 4 pMir7et t•eAp \\ \ IA �\ ��\ \�� �� l` � 1' 1[:1 �,I fiiv...... 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'®p} �lir , !16 �:;�- .J 1 r e�rtlr, y �.,.I } l tea. °i �*li�-_ N.'�-''• 14 Jli�4 p � Q .•1 .' -..'. * ,o"` W ..1 1� 8 • $ yl WU 5`��:�;'!!1 1 igimeti-E e'': f Park S �,4 TH f•-"',r 8 1.. • sr S ,1t,t T.Tyonkin�Pa�rk}4• {y�y, siry `Y g DJ .. • �;I tr;��E?fi � ^e "" 1 20'� i� �u: Q 1f�F12+l i f IE:t it, O o1.1 � .II 19 'Al I1IIro (11 2..19 • 'TI . _ . S. • • r-_. • K • m Ir'.200') TSAl ArrhitertJ, p.ue Chateau de Ville SO 1164 A.anue S.E.suite 201 Bellevue,WA 9800+ r+zs.+ol.6.z.wzs.+ouo6w First Pacific Development,LTD RENTON,WA Chateau de Ville Condominiums 1.-- sk LAND USE COMPLIANCE REFERENCE CONSULTANTS: INDEX OF DRAWINGS 174..., .. -- _ ..,_. .,_. 16wr STE AREA .026 r/0306 MACS I F ., :fr.1.1„1. - ------- .6AAR I394 T.331, ARCHITECTURAL 'A'LOT Loa6.S. ALLOCO 604 r/1M 4.• 1 / 60 I Ww AVE.6C 64Te e]olF.6oFV6m. f66f MIf..'R(6uL0r.MOIntlM) T ; 1 ♦: 6G11M1.M WOOD. T nTLC/Go.211 YQT/FRo.ILE I,Ao1WAnPI 1.'N.rI MM(TOTAL inAtNotl MLA !• GORKr.K,rR s`•••Y �' SECTION I SITE INFORMATION oeMYM .1 Y D6r N M»�.W iolD Y,k.Pr•Arr. gf , : .... if000 (,]!1,p16]6 . A LI MTe RAM - SEC TION 2 BUILDING PLANSCwO6n.610E, JOS Dr LLOT 1979.00 Fn ewe. ketwanweenteerywnen i ! \' Lf 6TRUC INIAL EMOI EElt 6MLM[RANSan.1 OM,'IO FT „n• a,• •. �^ YR 3210 Y MmYM "l3 LEVL]PLOR,. P.a.D6®, F.L.T. f FT' E 1 , 6 FT .....4 ~' ` Y, ,; { ,6D,'T A l4 Leaf FLOOR RAN 01. b PT. , �� -• 0047▪ MA A]:Leva,.Crow MAX _ . . MM. ' LOCKT. ..16 vm,., A wDv RAM >I..� ..,.. �!!i } !."'/ MS/650-4650 SECTION 5 BUILDIN&ELEVATIONS LAr06LMs 13,04Aww6LAFe AREA ...' 1�s� - . (av.>o-u7 w>r EMIT..cr eLovAr10 I f.•!::. , . d A 62 VOLE).,>OY)N 6LV*T1ere O IX06L.4e ARw .m.6m.. ma e \ /tom,-1 . CIVIL EMO�EOt O , PAOT•D6Ep• f.•A0e f'Hs M. / _,..�..i T SECTION 6 BUILDINS SECTIONS AL•516.r rTn..ILL D....a p.1. A 6) 64LP..60LTM 1 A PARKA.DFe6R6 t7, rare ORAL O.MELLH ran, �'�•`s •.,S S . l 126 7wow0.0 AOT.6A@•r weconse.A.0A.O ARM RO.wCD• 6LIm.M1-OR.0/9 4--040cl '•^, ••a, ,c'' :•`.t, ""'6iO'w' CML 'C' t PROPOSED M.w.A.e LlPr 6wADe • e"I 6. wwwww. vM.n]P.MLITIE5 .CO/�. 'MEM ,�•p•�•.•�• _ n.Pl. f]6O1 HH4M L iO TMtl fe'AOYW LOMn.0.R.w A04060D. AOMPED HMM eMCN.',Ren! _ DOH),1,4156 L]O flaw RAM N VICINITY MAP C.]I WRVS 6TETAILS12.1 .MrM, 5) OF!!.SPACE 4OIwMNili w0961m. 60 rAWT X b MI5.2600 fF e+.A11 L'3 00 .DETAILS LC FHo.o6m. La60m NV,•a19 Law•rA 0•1464 r LANDSCAPE AppfTECTR C l4 O OVALS eNTeslw Q) COMM.MCA 6 Nam/NM 13.2.ne r ScD 6 a SIX:NTS. Der.MO.awl TEO N P.Dn/607 TOTAL•2604 r 1AVM.ELITE 12 LANDSCAPE 'L' PROJECT INFORMATION: K^Mom.].1.- L2 L"; `A o:iTL1e6 L6FL9.Il•440.bee 0.00 0.0VAT4R _ L 6 rc..l]M SPACE 6Nen.e6 1111090693 YD PT JOB ADDRESS FAR (42.1 2/6-5224 PM.. ' 102••O 4LLIMH AVE 6 E-MAL. .. un 13 .GDIIFm� Na!M 1*70 r C ROOM.MA 46055 ,..NOCD� TAMOA.O 44 SURVEYORR 3 e L6• T, OWNER r7Ts.Mu CRlmma.INS we J OK a TOTAL PA.NMH 010900./> 1.6T PALER 00.10ne9T.on a6D.hart.`D"'>TI.QT V FLOOR AREA WnART ,660 LI41Fa.6A AVE.en 'Y'O"IA AA r•o+J66MT Q) FOi CAREEAL Llr f AME MA 4916 C MKT.Lary6 KW. }I P.. _- ,r,•t GP.TKT ..,I..S pn AGIC. (Af1,T,-,IwaCZ RV. nor.61-140 (m, :66 RC IE61DlMI.41L0GI161Y Mb Twl Alasflow)43/-I110 E+WL. rz..wli • -- !-mML. OEOTBGIKUL ENGINEER "25 1 tl,u Pl� f) CLIENT/DEVELOPER To se PenTrasIer• 12.1.0•1FIRM PACIFIC 120V0.011E0,LTD. .ww.1 L4.9• ORR neo CALIFD.6A AVE 6n 66)nM, 61.161 9.11.,AA 4212 9.TOT,. 3/4 CORALT.J6n ry6,n new. (206)A>T T40 !1*)A611100 6 1 !-MAIL. 4 1" s TAX ACCOUNT NUMBERS M1 '§' row GOA,A66a6LR TA.Mo. /al6weo-n PM6La w B PARCEL 11 S. LEGAL DESCRIPTION `ieL' �E u.cAeD nT!410.66.>Tnpma,,.re PARCEL LOT 1.0.02M D.TOM OP 14e003 ALralmw.TO 11.6 PLAT 3191220. .!LOCOS IN V6Lwe 1 OF RAM PA60 166,H.r.LOMV,w,.m*Tw-Mo TAM PO119.OP ne Tom OOA,new CLAN.LT36 60VM OF T.mown.L. or SAID LOT 1 1.4 MO6n.OF T.GLUM Lee OF GAO LOT 1 PROM MO AMP LTIR MST CR 6MD LOT 1.A0 re.T a T.COMM. COVER SHEET OF.MD 6LMIC a nnax wawa ewc, JUL Y 12,2001 OA . MICROFILMED 114AT POITON MI.!Mem 00.30M CLAIM 1.1•6H WPM CeM Mom Lire �T•0 0 6MD LOT a F.6Ducm wmr AMD Perm OPrK 601n.Lx a>MD -�_- LOT 6 M0 LT146 MIT OF 114E0Mr lMO a•6MD L0111 1.f 40 yew O•TI! CdTER4Ne OF 60112 2609N m Fw601.1.0.L.T.04r A0.1 i 5 700.0E • LEGEND BFOUND MONUMENT AS NOTEDBIA1 FENCE,TYP®N,S.AND E. - FOUND LEAD t TACK LS NO 2.1282 PROPERTY LINE AND BETWEEN I I N'A` ® %�`" GROUND FLOOR UNITS-REFER TO COSTING LANDSCAPE DRAWINGS FOR a SIGN DETAILS 0 SAN SEWER CLEANOUT = y 20'-10" �-I'-b" IS6'-2" I'-b' 20'-0" y I 5 Od 45'30"W 200.00' -I 0 SAN.SEWER MANHOLE 1. ig- :‹ , Imo} STORMORAIN CATCH BASIN LANDSCAPED , .41 _I'=�EDGE OF ` AREA-REFER TO ✓ I BLDG.BELOW BAY WINDOW LANDSCAPE DWG's. I QO STORMDRAIN MANHOLE ABOVE,TYP III_BAY WINDOW • LANDSCAPED / ' ABOVE,TYP. ® J-BOX(AS NOTED) AREA-REFER, 1 PATIO PATIO PATIO r TO 6 ® LANDSCAPE I WATER METER E DRAWINGS COMMON SPACE-CIAO SF A'REFER TO LANDSCAPE IA WATER VALVE / DRAWINGS FOR DETAILS 8, �^ �-(��� STREET LIGHT il p- M A. PATIO I -_- o II is © POWER VAULT 1 EXISTING CONCRETE p WALL TO BE 0 EXISTING DECIDUOUS TREE ; 0 PATIO PROPOSED CONDOMINIUM BUILDING `-- m DEMOLISHED �',f . .a Y - REFER TO SHEET AO 1 FOR AREA CALCULATIONS Ij ry O EXISTING CONFIR TREE 2 ILLI -��' IO GARAGE / EXISTING HOUSE, --_-r--__J ^^`` ENTRY //I GARAGE.CONCRETE \ I, • W W O EXISTING CONCRETE- I DRIVEWAY a WALK \ . II O EXISTING FENCE WALL TO BE DEMOLISHED :I TO BE DEMOLISHED ` I,m c • a - I O EXISTING HOUSE PAINTED GAS LOCATION > �I� • • QPATIO I/"�� PATIO EXISTING HOUSE 1 PAINTED WATERLINE LOCATION �y K I COSTING HOUSE I Q COURTYARD-1400 SF �-' � =2000 SF --------- PAINTED POWER IODATION 0 r. • IV 177 REFER TO LANDSCAPE I PATIO I D j O `_ DRAWINGS FOR I '.a '1. ---------- PAINTED TELEPHONE LOCATION �! I- DETAILS :: .I �^V` z • _W S. (�Q J .� - I STAIR TO 0 re I GARAGE I :EL; E ILi TELEPHONE I GNG WALK � "� 20000' X 20'-0" CONCRETE SIDEWALK -- CONCRETE SIDEWALK _ -- - R .c _____ -1 ¢y CURB GUT __ �, ®� /- .�—__ -- GRASS ___ - I - C i i I ;/ .''% GRASS ' ® o x O G Q 3'HIGH METAL TV J-BOX I GONG.WALK f I N. I "Z. hLn F M jFENCE N GATE I STREET LIGHT J-BOX II I EXIISTING I J-BOX ✓ STREET LI 01 i e E<`m'P J-BOX -- NEW CONCRETE I LAN APED AREAS-, Imo. CURB GUT ® igEl i WILLIAMS AVENUE SOUTH I I REFER LANDSCAPE V. DRIVEWAY a CURB CUT 1 I /I b'HIGH METAL 'Q 'a f a F ▪ I PER CITY STANDARD R OYI.WIDTH.GO FT.JSTREET WIDTH=40 FT I I DRAWINGS t I FENCE a GATE I <y�1--.—...—.. _--..-T.._'_.._.._.+__..--.—A=—.n—"..—.,._.._..—..—..—."—..—..—...-1n—..—..._.._»_-+..—.. _ I —.n -1— 1 —.n-.w-.'-DM-..-1-..--.— — —..—...—..—I.._ �' .nm"I- o I 1 }t- I VI*IL,er o C t S 43 W 1 JULY II,2002 s I v�lw N s p, al SITE PLAN A1.1 - SCALE I'=IO'-0' gpppq n _ MICROFILMED • WILLIAMS AVENUE SOUTH . R.O.W.WIDTH•60 FT.,STREET WIDTH•40 FT. o._ ... .r.,e...y .. .. � _ i • A O ;u b mm 6 PA � O ng l J G XI 11 0 —� o._.....-a--- \s -- v __1 M r_ 0 0 z 0 0 K z c C __..r._.. . 1p c r= 0 z ' ND n 7c ® yF1, Cu In A N O n rn o A A x—I n 8 n . usn A re 0 m to b Z rA m N ZO _l —S m O <�n X ,{ v Z • S11°Plan•Level I Submltt°I Date By. D°saplbs T.SA artb i,.cLr,piste. Chateau de Ville x»— �<r a b N 30116.Avg.*s e.Suite 201 I N Same,WA 91.001 ""'peON.1 6 TTYS.101.682S P`5.101.9070 First Pacific Development,LTD RENTON,WA 1 IP:\2002\200202\A2-1.dwg,BldgPlan,07/09/2002 09:49:54 AM,rickm,1:2 r ...1 ii. 41 • / • . • i \ .... __ 1 3 13 I 6 16 . 11 .. .. E• 1-- E 3 I t 13 E' l' 16 I 1,3 E• tr-H ill . qf t 1 L 16 E 3 1 E A 1 t 13 11 E a .. . . t. . ...o.- E. 16 6) ,,,Q __.. __ (-). z G E a 121 0 1 t . _ .. E 6 t......... tv..._ , › r...... . .__..J .1r. 'A 1 r—' 13 11 11 i > .._. _. •4 , .c.-z Z . I 1 7' 4 o M .. '4., < - ' M 1 ii a r I t'Y. 1 t . . •-•.., I - , $ 12 . 1 $ , —1—, 11 I y 14 X 4 14 ' •-i 0 a. 874 Pia-Lovell SubnOttal > 'P Date By. ISA, hit t Chateau de Ville DOSCX6Ca nn .01.17 arc....er.s,p.w. K) 0 si 50 116.Avenue S E.Suin MI ...L 01. Ildevu.WA 96006 T 42.5.401.6626 P 425.9111.0630 STAZ .10•40,01e,1 First Pacific Development LTD RENTON,WA reenrnanchnonn.corn , i MMICROFILMEL 16, r gg' w AI Jf ? AFE� N .�.o PATIO PATIO _III ° f� �— I ,,"^'""� Unit Ct �, r - e Unit C7 �y !f 1105I i II Unit B5 iol 19685E I loa Unit C2 Unit s5 _ s . lo3 r Zi _` I1285FI iro315Fi I 11285F1 I I`1:� �' 1 - tals„If Ci I o it-,ip-r' -Q. A 1 Common ...... \ Unit C1-Altt -� Stair 1 -.i - I. Stair 2 Unit Ct-Alt1 EN e lob i _ ', N 1920521 ,` Unit B1 -Lobby Unit B1 � .-_ !� 19885E ,1 ------1 .r- 16285E I Entry Ib285F I _�� - To fi. 1 3.re1-111 f ,i Si Nti:::, 2 V " Vi _. _ __ 'lin our IA N'''' 1 , • . • •.-3 • . litAlliEL 1-1*' Ill p , Unit B4 ��� y ,� 1. H`11- MVP , . .k:a • -. .,. ,..- , • "=F0 1 hi ' . • II �� Unit 64 Stair 3 R g loi I Unit B3 I Unit ss _\' I u2 I —' • a e oo. I coal I w I a _ • ma uNi 17415E I -� - • -- I7475F I �>m .A. (eo3sF I I 18o3sF I a/ • g. N 4 ii P. to a. t— a. WILLIAMS AVENUE SOUTH 0 NJULY II,2002 BUILDING PLAN LEVEL 1 -- - ".�l /� ,., SCALE I/6,l'-0' A2 o GG N - _. - - .. i• 200202 MICROFILMED • WO j 1NE Mt 4' iriir I II I I�, I s a I ri Unit Cl-an Z II �__ Unit Cl-att i • N unit Bs an � u�at c2 �� Unit Bran ; Iftsr 1 L I 1 \ 1 204 J 203 1202 I-__.�1 .i.. — J II IV j 1,455F) I — oar V ��' ,o41, L --- .tin —_4 cc L— '�- I — j r Unit C,_an Ste:, I ',Is l; Stak 2 Unit C,_an 206 ' Lobby a — H _/ ith o: �213 I i� 9865E { C , t 'N Unit B2 / Unit B2 `e� ...1 ii 19885E I I I o �,. r2oq I 1 210 ,� 1, 44 Lid,� 11825F I 11625E I j " : .4 I I N 0 L r ,Nv +rJ 7' 'Let _ a N 1 < that Baan [�� '! �� Unit Baas N I zoi I that B3-an l JnIt B3_Aln JI NGq� LY 1 2 2 I Y-n N 1;4 : 12081 I211I X QCn f .g?a 8 I (1885F I I 7 18225E1 I 18225E1IP I I I o g 3 Jn a m ê 1- JUL'r II,2002 G PLAN LEVEL 2 '"°BUILDING-0-9LALE•l/6 A2.3 MICROFILMED r Oki IB i Cam® 1 .� I.-, l E ^ —I1[ Unit CI-Am ••In f, Z_ IUnit Cl-Aln 1 l H' unit B5-Am Al: Unit C2 Unit B5-Alt1 N 3y I304I 99 I 302 I -- - _ _ m. it 11455E I — 303 111.11 � 11455E ^J µoaf 'ob 4•' _ e s rpm �o 4 r r r a �sz i cif !. ..i • E !r-1t•i soil Unit Cl-Alti 7- ^, 306 N /`4 » Lobby 77.1 — ll,, ;I,-'�,gal N g Una Cl-AIt1 99b5F •' II11 � �4� Unit B2 '-.\ TO -' Unit B2 `�1V C� i ; I9885F �.+ i' i=C • '� o r_ _ ,�, -- T (l I / ix \ I1525FI I ' u— 1 al a E • s uJ ;„ a U AAT . 3r... , _ i_,„ . liVI' 1 Al E � � ii i--- s�is � a ��II 1 e [o�� O I I ,, A. x U AIt -xI - FrtUn B4-A € 130 I Unit B3-Am 'Unit ea-Am ' 1312 I 2i r � q 13OH I I >3311 5 „'S. 1885�I Il l ® s B225FI �8225F .m. - 'k. _ - . Lo m e v yyyy V JULY II,7002 F ® BUILDING PLAN LEVEL 3 9.1.1 "° N 5GALEr /D"+I'-0' 3 A2.4 200202 i r :� [[II �] __ ram sJ l 4w I„ ]� [1 LJ unic ct an N � r `k unit cs an 4 6 I99 1 N unit Bs an Unit C2 unit Bs an N � g96sF f II IikL.. R � Jzil .r " > iW ff. _ .� 3 16- IPr1JiIlhnft Ct an == Unit Ct-at1 > ® ra, N it CI ? -- -- �N I I n O� O a I I I ?i," ' H —=1 ►°7 �B2 unit B2 N�_. H== R � I` I � �----r I406 1 I4 09I i —� , . J, _w 1.825F1inim II 11825F1 I O t2-' Imo= I CD m Alem as 0 alli p, , I _ c til-- U o 41 ..0 lig 7 — r.„ LI * ar;_-_pril 41 L2. II rail Unit C3 — y ' !FA — 1 Unt C3 II I s 407 IAskill 410 m 9 a it 1046fF I �q qpcyitI�� 5<,'do�+ioan 3r -r i- illipplkihki r. r r 1_, f H 1 ml o1NNIIIIIMINNINIII �— J-emu N o ✓ m o JULY II 2002 40 BUILDING PLAN LEVEL 4 _IS ��E A2.5 MICROFILMED 20° N:t2002t200202W2-6.dwg,BldgPlan,07/09/2002 10:16:50 AM,rickm,1:2 • I I II I I ' I I r1 .I I r I —I I 1 i1 T I I I_ v 1 —I kJ r ' I O —1 1 - . Z H i !__ - ks I ...--I/ __.. I 1 1 I I cl Sn.Plan-Lwel 1 ButmIttal Dale By Descn l Chateau de Ville Krtt jTSA .r,biteet,r,pu< N 5°,16.Avenue SE.Suite w�� 0 Bellevue,WE22 F 4 Aru,F 0 24evue,bA 9 F!]5.101.a6]0 Ch tii FF a First Pacific Development,LTD RENTON,WA is,......„... , . . ,„ .,,,,,. , .n1111111 11111111ii. I innun —unm1 A111111111 11ilIIk,. I E<E VC 0� � "aas COLOR •ao+.I . _� _ I U p 1111 Iiflf IN no mil Ili - ,111 . ri......,,,= . r INI III 171.11 •111 I 1 I ' I- ..,pi .,,,0,•DAYS _, IIIIII! !! JJ'! Trom _ ; 0_, _ - - Wad p%wc LEVEL 9 ism, E•600' Elm .-4.��� .I IIR.I. - _ T -4111 n I rii, _ rim 1.5d :___ Mi. 1= - Illhloiolliiiliiillll IIIIIIIIIIIIUIIIIII,IIIIIIII Illlillioo-lilu LEVEL2 0_, d I � �= : B C I E �Dp —{- 1 r =• ��-_iiii I 9 Alll�llll�illll�lllllliilllllllll�llllll�lllll�l I! r a��FRa.ERtt R ���ia�anLa a `ca RCE-RE.Ea �•• iv W sc�FE SRAM EX 44 o LARD AFE o[ • DVIss FDR I DETAILS DETAILS I CD ISA"'°OD' 0 EAST ELEVATION SCALE.I/E,-I_O TW V RODE ATSTAIR.a�E I 3 CD IEL..,or0 � � 7\--- � r, n I U .dill__I L _y.- - - _ f t _ .. METnL co�aa,I Raw rLAre , CD CO 1 "'ET^L v,�Rs- :i :i R� J s S I. 1 M1 ewa„g D RK I EL.,00' 0 , . - ..n n Illlnnnnlll n -� COLOR mi III F� — iS F 4:^::�RE.E q v 1 l I I 1 i 1 1 g 11 �FFIE D EveL z a i I L.'AO m — -QUOIR5 s E FENCE-REFER I•.. welww.r - - I � vrssL aft s 5 LI t...moo.®mn. A IIIIIIIIIIIII Illllllunllllllllililiil. E'E�a 0 ,IIIIIIIIIIIII ..7 I-ERI,,,� �oo� PROPERTYLINE—.I PRwER,.LINE GATES.COLOR a� �a„ aaADe sw.zl�e GRADE § ULY 17,7007 0 , I ,EE.RD EL.soa WILLIAMS AVE (WEST) ELEVATION 15 A51•SCALE.I/H"•1-O' a nom MICROFILMED I 1 I I ' ..",s li 'EL•44 04 0 , i CA ZAc,iwE I I r I ROOF MATE = Jf -IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII — .' LEVEL Li —QED �. s1 — - •Mv5 - 4'LOR SHr• V caw.Ew•». _.. _ _ = caow.>.. mia y MI 1 w�w • • - _ - IIIIIIIIIIIIIIIIIIWWIIIIIIIIIIIIIIIIIIII �m' rJ- _ _ M s�.E E _ _ cxR j 1 J 1 1 ;_ I f I 1 I TCE- p X .o LANDSCAPE t t Droe Ewa - - -- g{ u�`;D'D • E%i5r_ COLOR SH 42 IS PROPER,.L LE I - I ..,,E 4•9DA' SOUTH ELEVATION a.) v- SCALE UB"•I'-O" a I I _� ROOF PLATE EL•eoD - I - • CEDAR 5..1E51 _„..__ ® ; �III I pll I IIIIIIIIIIIIIIIitIIIIl x ER • d LEVEL o :OR 11 � e 10 i mom • 7m �°�Illullllllll►IIIIIIIIIIIIIIIIIIIIIIf` 1 I1 TO LANDSCAPE • CO LAIICS ruE I__ 1 k - I 1 FEW.REFER DETAILS ww.xss — -`-- ---- -- GRADE `TA:ra.-1 I s JULY 12,2002 aA„... a I I` NORTH ELEVATION l A5.2 SCALE 1/6'•1-0' - - $ 200201 MICROFILMED i:120021200202W6-1.dwg,1 Sect,07/09/2002 10:17:51 AM,rickm,1:2 I —-—-'L-—-—-—-—-—-—-—-—-— I i / I Ca l / I l / m C V / - 0 0 P 1 v I 1 1 I I VL r —I:. --' pj I F P a Fei e F P F e a 1 I s -s s s s s r' air r as r nc r HT, * ao• r I M 0 I , I I I Stt.Plan-Leval 1 Submittal pp `c II Chateau de Ville Data 3y Desoo!m TSA orrbrtertJ,pt4. SO 116+A.enue S E.Sulu 2l Z BAe.uq WA 9.004 -..._. nAi .us.o T 825u 1A828 PR5A01 DM laisf ��a,� First Pacific Development LTD RENTON,WA / • ICR 1-- ILIvl I FENCE TYPES PLANT SCHEDULE I CHATEAU ^•�-•-•_•�---•�•-- TYFE'A'FQJCE SYS7ET7. I DE VILLE SOLID OOOC vERT)CAL 2X3•F£7•BEF5. ME ,o,- eoe»w,ae 810401.1.we •••.,�•.• Tt1'E 8•F@7L�SYS1Ett: �A , CQBNA1I041CL00AARE FENCE SYSTEM rautnaon rrourna>'oemar �,a .,.,a �. %Ilk -„.,,.>t ,®,�,,,,, ,a,.-,,,,,,,w First Pacific j 411 Development, LTD j f1�. •T u* � ���+- Renton,Washington t. '14 r- oe.ep natcumee®s w>'cmeo a!LIMO. wv,>...,a emm 0 —cyll I U000 N!Earoowmo. .mccecwrnaarvo aa,..naemeisz -_— — I n;uV> - t r _��!/ 0000 rx...nou.o>wmo ..xaaoa>.ro am.o INV..a.eoe.e i 14 I , _� 1 'ft ' k--xl .,a..�. cinema c.,a,.a.or.. >u:beta I �vr-- bal +I► Unit C1 ..e Unit C7 tpi,os I i ��! i s rot I v - wnmeu. :. \ tit In t es Unit C2 .� -as '?=';> m>•.tz oasrwurc 11.24.1.araa+<mntar a,.ee.�o� unit t 85 _ ( - �� g tot —_ I,o31 I; �to21 ---' /r � y :+I 00.0 aee.euoi.u. . ..eu.o_i y.,,���'.�i 1 $t ,) ''r mod, =4'�F' !unm,! O.. uu,rn.mau!a mre. >al <I F"�-Ei 4 <c,p 9 }t , I.) 't� ,'I) I II� Y — corbo wu:. IIIV.uoao Ian -- - - tom- f ,-....� !€14' (� :4 "4`iW �r. - ,. 'tw=- ',1I •-w —pr!i, ' OWN, wraa� rwuea�e 1.tin.' ,an br_ i - ,.,.- n. ': �• L w� ti �r �.�J wr.,w>.ae wurio. !aa.rOa I '1 Unit C7 Att :I / r` K "`y`` `� +•- Unrt C7-A(tj (�t� < I+E I -�'I '"n re!eaintruawtaw. ie.t Y. _+' _ts!v1. 1106 1 tv' y j — / 5 A 1 f ® M. NAl 1 - .''3 >/�•` a,.nea�auL'w tralroc I ___—__—.—__ 4 U t B7 Unit Bt >3 7 I ►'+i'I Mik¥ ] az-m uw _ i 1. � jp 'ra�d (•: �i7 !'9aBN�IL Ilrf,ale Otte r 1 __.�_. -____ I ,.t �✓,.,,p § . - (1O9 L . 2 `t10 I .. mF£ j i :---, -, 'I i ',i ti ti +., ^ i��� '9 °yITE CALC't_.1rION5 • / , - `i., .'Ceti. ¢ ¢ I• � a ep Joy =Ry �� s :,\ \\� 1 TOTAL SITE AREA: L SF. i8 �>'r' - t i s 7 O�Oti, c J`.. 4°-r + TOTAL LAtOSCAFE AREA: 5184 SF. •i ) �I�c\ r j,' M g 02 gA��P.I._i" 3�. . rem t , `° > - 9 TOTAL earr7eN SPACE FiOYIDED: 2e04 SF. >,.. .1 i Unit 84, �",}f‘,1-*-- f, „" i. QS.(.L �O o1 i ._.m_�.— mod.. rr. rae7- - s Unit Ba '\ ;I i T i 1 1071 d � Unit Ba tP.I _ Unit B3 i 1 t121 ,' _ AI j '/pp �i r= f a'i A 0i. C`C+i ,.. `.' A<aiag 11`Vr„'f f y ai ra ei 10_.at,i..4d q ia� >• i •�b' ��:.*• �,-, :1 ■r•....a`t a�la s��7 �oYY �OL—_ Gy i.•So'� ar•'••'��i . •.,,,. \�y .,•'• �,a / I • WILLIAMS AVENUE SOUTH _. .. _ w _ _ oe •Sign Two Four/Two Six,w. SCALE 1' = 10' LANDSCAPE PLAN to• a' Cr to' za• �_ imprommi. • NORTH I L-1 m1CR©F1LMED ' iii 1 , i it CHATEAU DE VILLE \. \N� �' --r-J-/_/� , , 4.1 4 !p� / 1. �!' "- 4 3' \``x\;�11CPi .. '/% First Pacific �� I i: .:_" \ \ f :1,/ Development,LTD i . _ / triGl(,talf,(, Renton,Washington Ji ip - � ` — _ " •''. , — i _ } " ` r1 ,D r —ti • ,•-• ..,..; , ..„-, [ i • -,, r ,,..;:::...........,.., : . i ; , i ;,, 1 : -:.--f" -__ # tsrrll(P1P f o�2 -- froGn°M� r MAIN ENTRY COURTYARD WATER WALL ELEVATION PLAN VIEW - - —_- _--stationary planters --- � - entry .- - ..... ;sketch Y4 � -ci, < 4 water wall fe lre t f ,v.1 4 b rya r'j if. *- ':a - ti *e. rG ..:. . a, ,,, ;:o r 1'77,s.,f, 4' Ili.F.,,, -_....: twicy.. rif.i.'.*, '':"--1' ..," -'...„-,'',":9 „LS',' 4 ..r.it'r-,151;14, , wej_i_ , ,_ ! � III tr.. ;{` tEi� COURTYARD '_Al!,"•:Ai:alip .tin.:-r '-.:,- 7fliti i! I SKETCHES . MAIN ENTRY COURTYARD De-ignTwwo Four/Two Six ..��. -- ELEVATION ._,..n,_.__ L-2 MLC O tLMEC . _ STANDARD SIZE]iEM.S'- '-~ - WELDED W:K-PRETAHRIC,M11 LEAFS STANDARD SIZE ITEMS WELDED WIRE Y.REFAHRICATED LEAFS STANDARD'SIZE MIS' CHATEAU DE TYPICAL - VILLE PATIO AREA - I,L -_ ...r a� ilf. e y III pH yin�s I First Pacific TD li p°. Uii J —tor -VI ��1� f �.iiiiii=wi Renton,Washington PACO C. '1-1:4--1-:1 F' fll Unit Cl j- N:CCA PC �e� R tot 1 I-_ {? D/ WOOD FENCE ELEVATION Unit BS L t<� I I = -I-1-4-1- j WIRE 1/6/2261 FENCE �,ap. Tii I 102 I. . A !a i 1 1 i1!____.! I I1�N 3 N 1 i:. ' I ac t.io as + l-,L ?id Ic,, 15 ul, , a +:. tf:,..,; ry 'J\\ � . rAm1 T C SQ..A....i u� I ' .T I \0.1.'j � _, TAIR I Unit Cl-Al I �lY I 1 a I-- - —-_ _ '"" i"-.....1.0.0. I • Q Unit Bt`'' .�, 1 __1 i Cie, .'� '---I r •,r d - -- rAm IEY �'f, '-7' ',air- •, , \- -0 :Ic1. '" I SOUTH COMMON SPACE 7 ; ;•:•,..,r-------)----1-----47 .1,---7, `,./7.11 `,. '. . . - __ ..---.--.. ---,.. 1 �; C I�\. I II Al 7 -- �...._- is-'�' iiit �, ��`a Unit B4 I 1\� TAIR , I c I "41 -. ggj Unit B3 N I t I ? 1 t721 •I \k' 1 .1`~ �a' -� igg 1 tttl G JIF7I 1 1 v\.��I 14�' �ws�. m i o FLo p,!fi :�� !W.� `--• �•1 'I,1•r ai N`'nr�` A��1;'• " ' ' 1 . '` +k ! e,' rj II1` ___ .,_., _- a...... _ COMMON SCALE 1/t3' = 1' 0' SPACE moWo' ' I SKETCHES D s /Ff Aral' -- -- ,„1 Design Two Four/Two. ..... .— NORTH PATIO AREA SECTION I' II �`�- L-3 . r 7_ 7........._ HOUSE HO.101 FF639.15•DOM HOUSE NO.103 C > HOUSE HO.106 FT639.03•00001 EL 0- .51 27 EL 34 33 32 .50 29 NOUN/10.111 FF636.192t00011 i.i,,-\\\;z&N,\,,\\\A.p,r_g-I 28 REUSE HO.107 Z .6 6' 66,36.971.7" 25 M P I ''''1 E2 - --4--142" - - i' _JR, • iss 1---3--f • 111W g‘gTi aller'41 ‘” I 1 . SS— 1,., ---T- --' '-4/3----„ 9 ?1 , 4171 iftrilltkl- 1/1 -4a,,,,,_1 -'-'-;-' '':,'4/11 .7 4--1*•X ') ir , ss- ,,-,,s _, r ossvc I ss . ,,,,- , 6 1.! •I' 4' itt 13-5 v,., . _ , . _ - - •• 11 —12"11Pc r ___, 13:1'„ /"I-1 t• - 8-- - _.P.. + '\ liti 1 ly:"'• C, ,,l- lib'o,- '_ . •:,...f-_,,,ov-----7,, ,._ _ ,._ _ . 1., uj R/W • ,,..C.0 .,,,' 7 --\.,'\-\\\\\-\\‘ 4.; R/W ,--sefy 'N....,-;/... -P- C.,.1.-I ,,T,,,T- 7 9 , 1+" 3 I d - 1 67636.37•00.31 V) !) •I‘ --,. +14:' , 4 0 0 DOSING SPRINKLER LINE ' Z FOR 1.1oLANDOIFS r- C6 IS 106601 II:L2 17 f6 HOUSE HO.116 INV 30 43 FF6311.30•00111 HOUSE NO.110 ea Z MAY 5 INV 30 36 F7636.67•DOOR 6. M 6 13:RZ :Z",in PLAN VIEW Ln 1'620' I I I I NO.101 -774111.001m...- .15•OCIOR K Halo) > .03•DOOR --I -DEFLECT PIPE 2 2-12.22.25 BENDS . CC " 24:612.A"TETATIP711.1)EE(01,CL) r- giONC.)EILOCKS 25 z rn ,2, 23 22 21 2() ,,/wl 9 I , . , , . z ,,,,,, ,8 , R/W - L16/ .111AME • 6. —=--- , 13'f'L.1111111111 2-C li ly - 1:- '-- - 2, LIT ' ,a *386 TT-12.01 ro .; 1 1 fc -I'• ke-*1+ i ® '...In' • -----— _- - - - . . — 3+00 kitip , .. 717007--f -- ..-° - 94:150- ---Lin '-' ::WILLI MS AVENUE SOUTH 12 6 -- 1 WILLIAMS AVENUE SOUTH 21-0 - .. 8.111 . kr 3 I 'W I 1 Ill " AU 443 _ci_ Eh-- -- w ti 1 1.1 11: ill y R/W I 1,/w STA 9+11.32 1 7 to , > 10 11 12 1(21.1 . 1 16 S:.TOBIN ST. a 111WANS AVE.SO. C) 1ROL PT.(MON) ir. 2 r,c / PLAN VIEW FiRELIVIIIMietj 66 mw 1._zo. ..14.1.W..' tlinr CITY OF ......,.. .... aN_ _ - RENTON -.- . _ — .,r, "-±".'"" 1116noung/BuildiNE/Public 16666 NO =A= •••• • 1 P•3 REV6.011 06 061E 66PR 6.666 . A- N N N1N d A • FILTER FABRIC MATERIAL 60'NIDE ROLLS. /r USE STAPLES OR WORE RINGS TO ATTACH LEGEND / FABRIC TO N1RF " e a 2 BY 2"44 GA.WIRE SILT FENCE FABRIC OR EWIV. �I INLET PROTECTION NOTES SEE DETAIL SHT C2.2 ' 2'IO' 1.FOR SHEET RUNOFF OR FOLLOWING DISCHARGE FROM A • SEDIMENT TRAP OR POND. — 5•-0' I BURY BOTTOM OF FABRIC 2.MAXIMUM SLOPE STEEPNESS PERPENDICULAR TO FENCE GRAVEL MATERIAL IN 8'BY 12'TRENCH LINE IS 1:1. Y IB' 8•MAX 3.MAXIMUM SHEET OR OVERLAND FLOW PATH LENGTH TO THE FENCE OF 100 FT. 4.IF 50%OR LESS OF THE SOL BY WEIGHT.IS FINE PARTICLES A s I SMALLER THAN THE U.S.STANDARD SIEVE NO.200,THE EOS SHOULD BE EQUAL TO OR SMALLER THAN THE SIEVE SIZE I THAT 85X OF THE SOIL CAN PASS THROUGH. I i-- FILTER FABRIC MATERIAL 5.THE TRENCH SHALL BE BACKFILLED WITH 3/4'MINIMUM 3 I "R 8' DIAMETER WASHED GRAVEL. SILT FENCE 2'BY 2'BY 14 GA.WIRE 3 C9 PROPERTY LINE-----___ . T HIS SHEET f TH DETAIL L FABRIC OF EQUIV. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE l a SERVED THEIR USEFUL PURPOSE,BUT NOT BEFORE THE �� r^� UPSLOPE AREA HAS BEEN PERMANENTLY STABIUZED. I 3 N E I - ' ' 8.FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY 3 I -1'JI'1 PROVIDE 3/4--1.5' AFTER EACH RAINFALL AND AT LEAST DAILY DURING WASHED GRAVEL BACKFILL PROLONGED RAINFALL.ANY REPAIRS SHALL BE MADE IN TRENCH AND ON BOTH SIDES IMMEDIATELY. N ---TTTIII OF FILTER FENCE FABRIC ON 8'MIN. 3 O I I p' i THE SURFACE. `� 2'BY 4"WOOD POST3 I ' SILT FENCE FILTER FABRIC FENCE DETAIL ALT:STEEL FENCE POSTS. ADOPTED = #' N I SEE DETAIL --•--- BRUSH BARRIER R aT a = I W THIS SHEET NTS ` 11/I eWBMAT TO 1NME R�SIONIAPPR2 DWG.NAME:8R21 ��� SP PACE:8066 W cn I I o Y 1 " CONSTRUCTION I LZ Z ®a / ENTRANCE Y/// 15'a50• SEE DETAIL ~ Q Ci THIS SHEET RIB 5b I I I� a ;o _� Ia /-EXISTING GROUND 3 I- T1� EXISTING GROUND 1. Use 4'to 8'Ru rtry apola rueheE rock for surfacing as shown. LI 11.1 �\ ^I '� 100'MIN. Material with fines M of cceptable. �a c,„, (MAY BE REDUCED TO 50•MIN 2. The 100•minimum length shall De Ienggthene4 as necessary to Maur. '� I \ ' FOR SITES 1WTH LESS TITAN 1 material is not tracked into the public riglll-of-way. "� ACRE OF EXPOSED SOIL.) I 114 R..25•MIN a. Pi a� l 15'IMIN. ; O i PROPERTY LINE) i `�-SILT FENCE o I^ SEE DETAIL _i INLET 4 I , R \ THIS SHEET EXISTING DRIVEWAY If SEE DETHLESAT C2.2 f • RAMP ROAD OR SITE ACCESS I 3 ± (� y W TEMPORARY CONSTRUCTION ENTRANCE 91T®I ELAM -. ADOPTED m �,^�' JTr,•. OF NTS •� STANDARD BAIT 12/9ea Im I m I is/se id I il DATE e6PBO1I TO tt'.tY ocv COT DWG.NAME:BR23 SP PAGE:8068 Isar Tax WI an 1 DATE REVISION BY APPII't .� As .,. ..11W_' SITTS&HILL TEMPORARY EROSION CONTROL PLAN AND DETAILS oT-OE-OX CHATEAU de VILLE CONDOMINIUMS �— ENGINEERS,INC. 4850 CALIFORNIA AVE SW SUITE 200 trr— H�sIpN ._�' F�� °"" OH�_==•wRT Nc sEArnE,WA96116 Cl.0 ra. Br DATE AITR — Illsa.s.. (206)-937.7140 IIIII II MiCROFILME[ I frH. pi I I I J EXISTING soMH I "j MV - L _ J 3 rry RIM 38.70 I CONNECT TO I '�f L J IE=33.92 WATER MAIN I 9, EIRE DEPARTMENT 3 If p �CONNEOCT ON 3 Pi �' 4._ IR3 '� 10 DI WATER MAIN FOR C 1S~ I _j� BUILDING4P�RR{fR-�iI �i %IT RAMP m I `r DOMESTICTER MAIN SERVICE FOR 3 I G'a d z 4 WATER METER Z STAIRWELL o 3 3 a I FO WATER METER B I I r�J-L—,� I I �I� FOR IRRIGATION I L�J I CONNECT TO # i 0rj I' 6'SEWER SERVICE 3 R I O. EXIST SS MAIN 3x I " I I'M 3 '_ 3 I I I I 71-- I CONSTRUCT NEW 48• # 'Ii I S TOR I 3 S II ill MANHOLE OVER EXISTING 1 8'STORM SEWER MAIN `� I IIlM(I I L�� I I»w I 11 I TOP 38.82(MATCH y,{ I�, EXISTING GRADE) I I I EXW IE(NA:S)36.30 9.2 3',-I I r yi 1•PVC PRESSURE MAIN I 3I_I 1 I- 3- _ ■I 3'COVER MIN DETENTION ENEVI I 12'WATFR 1 ■ I VAULT SEE SHEET C2.3 a.� _ L — I V( 1I SEE DETA LS I �� O SHEETC2.1 8i 1 ��� T-- L i� 1 M w CHAMBER • 1,‘ SEE DETAIL 3 1�\ SHEET C2.1 I 27' I 1- 4 I m\ fiI �I1 I . I a I O -alli STAIRWELL V# 3 ---a I- I I I- - --t .7.1.7.477.• kkolil 7,—,..,..,,,1 !fr6.57.4:,:::.,„:--- . II �� ll.. I� I 1 ;11 q 1 I EXISTING SOAR I RIM-38.89 I # 3�9 1 IE 37.34 3 1 6oN I 60•# T 1 N 8 DETENTION VAULT PLAN ,%; a a q UTILITY SERVICE PLAN ,� SCALE: 1'=20• •Fq SCALE: 1'=20' 1 '.p' �'_'� SITTS&HILL STORM SEWER AND UTILITY PLAN oT-oe-ox ENGINEERS,INC. CHATEAU de VILLE CONDOMINIUMS �_ y No 4850 CALIFORNIA AVE SW SUITE 200 A Ni •"J..�•w1^T""o SEATTLE.WA 98116 �C2.p REVISION BY arc raw ..� _ - •Mb.�.MM wM (206)-937-7110 mII �II IiICR®FILMEL • 9C➢OtleLlEP80lC91 "'"D ."�". Emirs °P"'"t6:w 1. sot OS Mom a,ni.a ate Wdl A.cwd.adw n wwdace with the,.WY...°. 57AmdBD.dPffi FI FVATION catch Ban Tm. .se•minimum dnmd.. �r r•� �.�IeO�• 2 bMaw°anew.catch 9oo0iin�DNa•.eew..tw..nanurd°..ma,w•laew a.51m°ve P,m T [ L'IMM it wg J. Ppe was>t.an°,a.o-Km,/.noa,at>.nal a of m..an..adnal.me w ana>.e m ' °�E ' I s_a./ air eerab .4 "'.. �I=� s mane..vwng': r-ew..I*...0...aa.lw bate>ae.aed r n a. ._ ©a _ aada,d al ,w,a,�nma�nw. " d�nn.e d.d. �/ � �A. i >_ / a BANO lot Pea.IS aAM O 1� 9141000 BEIL;I,O, � � ��a m�,e a.�� N>a.M,�.we N x,.. fAUt RNa 5.. n ,w °a coupling band for be — WltaeY A J tlYLaeY .J ^ �.-r. a.A rum OP Si Fa Clifie comma= l a kw Or to p"'belts a:�n.e .e�..t.a,n.horizontal r,.l 1 u I YH'rXl .b prow ty � GATE .7. wwi,6,„6:to a e-mnmu,.extort a mat. I�ma..g.,ra:.�, I--I` I �-I- 'n.si.»�=I - "'�.°>,e�"E' �� ���isi"`I,c o-m B. o w VE121 C. Porn.s e ace a of r"I;a,'ats)gat. tIALEMsN �— \\� EFII tgrFs S.. I EE 0. d.armm esriael doer a ae biwement to ee ateemnee by fie Enghee,,o.wre lades \+`� 'pEy 11,7 9. Rare a bids PM onnc specified n,n•ate.paw 1 phi,ate it for oil �\ \\_/ awarue ores Pa M •R� Ig. ydutm w Spcifib coming to a ow,-32a or set iron TYn .w ea. c �•"o / a.anaut/Sh•o,gates ITCTON rm o.m a_oE9oai I .Aa.wal pg.', _ �"' -Lift-Pluraprin alloy p°'aluR'eab x.n OdOta+•ha a.•wine wr sN.ae set , / / 3— - bee,ago,"a t required°w era ,a mounting nma we gate n , Y Tr_ v6aA. Tr_ le I, -Page wPang rong cats drat be diameter des..ane'nai.em Ira. laslncla nAW BNA"+Et r !! (a N0u 91pq y„dtthe agcoma.", iO'"n eaiw.hewn w e.g.o-xT>. tea..a•a.le.d ` "'v0_- SECTION A-A ° r ° a d.aa,.,o Jro- t d.a.w. ro w ovd -r �; amen B-a ..___ 12. pant gate and not an bead me ace opening a mown a vac Opening of cot: an a..ends by IMitng hinge morerat.stop ten.or soma bin.aim 10100.666 APffi9ACiLPLAN ��.( M1 �� 1 wunn9 t CEMENT CONCEDE SIDEWALK I'i I PI.OW RESI'RICTOR/OIL POLLUTION I.A lam p MC AMOOM Ka NOtr<. aft 1\ II ��� CONTROL TEE TYPE a..e.z•-940 A• acty1°'T^mato•' of "" AND APPROACH OETARS I I AA OPTE N .nrmr�` Iau. ADOPTED DOP mna, A t S< A rurt�.,x cyry op 91yLw ur /aX a a ,e.o.•� ••u•nnc+m o •1Orr Or sale es6. va.m rr.vNd,r_r r6ae,IE NW.r fin a.a awn daao."w.r la® \ :, urµv"Ia8 ��• x FI HOW DFTAII LIT wn Ix/gb PLANS ro i•wFier•.do..wr OM tun: s Cal AT PP Pr Waif Si LP.alma .e.m I(i jYp'�°Wt" �[/q�9x f ebWx a s/,o/m I PLAN VIEW O t2/96 DERNDIAT 10„•.,Y oCv Dt DWG.NAME:BR-04 SP PAGE:8029 "0 10',min V.,7, nmAcs 'ROI1910N Bf 1.4e, DWG.NOME:FR-03 SP PAGE:F005.2 DATE REVISION BY AA., NOTES FRAME.MID ROUND SOLID HADININ G COVER 1/2"6 ALLEN _ HEAD SCREW LOCKS •SEE PUMP STATION 1.METAL PARTS:CORROSION RIM ELEV. -MATCH FINISH GRADE •NOTES AT RIGHT RESISTANT.GALVANIZED PIPE - -- PARTS TO HAVE ASPHALT TREATMENT 1. 4"PVC TEE FOR EACH PUMP. REDUCE TO 2"FOR PUMP/1 AND F.G.O PARKING GARAGE 2.PUMPS AND VALVES ARE VISIBLE 2"AND 3"PIPE FOR PUMP#3 FROM TOP. 3"CHECK VALVE,DISCHARGE PIPE 3.CUMB-DOWN SPACE IS CLEAR ELEV�� —� REMOVABLE 4"CAP OR PLUG AND UNION FOR PUMP /3. OF PIPES AND PUMPS. I•�Kr 2"CHECK VALVE.DISCHARGE PIPE �' 3VC FLOATTSWITCHES SUPPORT PIPE WITH AND UNION FOR PUMP/1 &/2. 4. TO PROVIDE MIN.CLEARANCE �I®t TE AS NECESSARY TO 3 FLOAT AS SHOWN. 1/2"POLY LIFTING LINE PVC TRUE UNION BALL VALVE(TYP.) SECURE TO CATCH BASIN RING „ VVAULT MATCH PIPE SIZE PUMP STATION NOTES PUMPS-3 REQUIRED 9I,I' PUMP/3 CONTROL A^4 El" A^4� REMOVABLE 4"CAP OR PLUG 1. PUMP/1 AND PUMP/2 ARE HYOROMATIC I. 1 IT HP EFFLUENT A PUMP/2 CONTROL SW25 / I'I I;I PUMPS WITH PIGGY BACK FLOAT SWITCHES PUMP 1 CONTROL VAULT STOPS AND 1-1/2"DISCHARGE PIPING. DESIGN LOW WATER ELEV 20.50 Mr Pl,.. —� �,— BOTTOM i i B, DEAD STORAGE :.e TTOM 1.00 2. PUMP i3 IS HYDROMATIC SPD 100H,1 HP ELEV 19.00 A rM _ I II EFFLUENT PUMPS WITH PIGGY BACK FLOAT SWITCH �� -II II II=11=1IILI If=II=Tit°T1-1TfIminiamommi;!‘c" o AND 3"DISCHARGE PIPING. -II=II=II=11=11 II-II-11 11-II •- �� ALL ARE CONNECTED TO THE 4"DIAMETER DISCHARGE. 6"CONCRETE BLOCK PUMP FLOAT CONTROL SETTINGS PUMP#1 ON ELEV.21.00 SUMP 0 PUMP A2 ONOFF ELEV.20.00 ELEV.25.00 PLAN VIEWy�A SECTION A-A —s PUMP/3 ON EELE�V.28.25 `' ea�L OFF ELEV.27.25 .I.II FLOW CONTROL STRUCTURE PPIELIMIKAL-4 N.T.S Isom arm w I NONE a>as%106 SITTS&HILL NOTES&DETAILS o7-OS-o2 f _ ENGINEERS,INC. CHATEAU de VILLE CONDOMINIUMS s e p`Mt 4650 CALIFORNIA AVE SW SUITE 200 I . d®I cra.•srRu URA.•SWeAvmO SEATTLE,WA 96116 �C2.1 No. REVISION Br DATE APED -e— MS.Wa UMW. M� (206)-937-71/0 °e IIIII II • EXISTING FRAME IOIg OVERFLOW EROSION CONTROL NOTES AND GRATE PROTECTION . JAI RETRIEVAL EXISTING STRAP 1.ONSITE EROSION CONTROL MEASURES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. ANY PROBLEMS OCCURRING BEFORE FINAL ACCEPTANCE OF Ilku GRADE t) THE STORM SYSTEM BY THE MUNICIPALITY SHALL BE CORRECTED BY THE APPLICANT AND/OR THE CONTRACTOR. 2.IN CASE EROSION OR SEDIMENTATION OCCURS TO ADJACENT PROPERTY,ALL CONSTRUCTION WORK WITHIN THE DEVELOPMENT THAT WILL AGGRAVATE THE 1112.1M`,A 1 •N�• SITUATION MUST CEASE AND THE APPLICANT/CONTRACTOR SHALL IMMEDIATELY COMMENCE RESTORATION OR MITIGATION MEASURES. RESTORATION ACTMTY N. ' SHALL CONTINUE UNTIL SUCH TIME AS THE PROBLEM IS RECTIFIED. 3.ALL EROSION AND SEDIMENTATION CONTROL DEVICES SHOWN ON THIS DRAWING SHALL BE INSTALLED PRIOR TO OR AS THE FIRST STAGE OF SITE PREPARATION. R 4.SHOULD THE TEMPORARY EROSION AND SEDIMENTATION CONTROL MEASURES AS SHOWN ON THIS DRAWING NOT PROVE ADEQUATE TO CONTROL EROSION VIII GEOTEXTILE AND SEDIMENTATION,THE APPUCANT/CONTRACTOR SHALL INSTALL ADDITIONAL FACILITIES AS NECESSARY TO PROTECT ADJACENT PROPERTIES.SENSITIVE hil FABRIC AREAS,NATURAL WATER COURSES AND/OR STORM DRAINAGE SYSTEMS. 5.IN ANY AREA THAT HAS BEEN STRIPPED OF VEGETATION OR EXPERIENCED LAND DISTURBING ACTMTIES AND WHERE NO FURTHER WORK IS ANTICIPATED FOR III 111 A PERIOD EXCEEDING FIVE DAYS,ALL DISTURBED AREAS MUST BE IMMEDIATELY STABILIZED WITH MULCHING,GRASS PLANTING OR OTHER APPROVED EROSION CONTROL TREATMENT APPLICABLE TO THE TIME OF YEAR IN QUESTION. GRASS SEEDING ALONG WILL BE ACCEPTABLE ONLY DURING THE MONTHS OF APRIL lik SEDIMENT THROUGH SEPTEMBER,INCLUSIVE. SEEDING MAY PROCEED,HOWEVER,WHENEVER IT IS IN THE INTEREST OF THE APPUCANT/CONTRACTOR.BUT MUST BE ill Ili ACCUMULATION AUGMENTED WITH MULCHING.NETTING OR OTHER TREATMENT. , ill ill ' 6.THE PROJECT ENGINEER OR PROJECT SURVEYOR WILL BE RESPONSIBLE FOR FIELD LOCATING THE CLEARING OMITS AND ESTABLISHING THOSE BOUNDARIES WITH BRIGHT COLORED FLAGGING. THE CONTRACTOR SHALL CLEAR TO THE LIMITS AS ESTABUSHED ON THIS PLAN AND AS FLAGGED IN THE FIELD. NQE 1. CATCH BASIN INSERTS SHALL BE PROVIDED IN THE CATCH BASINS NOTED ON THE PLANS. 7.THE CITY SHALL BE RESPONSIBLE FOR THE INSPECTION AND ACCEPTANCE OF ALL CLEARING AND GRADING WORK AND EROSION AND SEDIMENTATION CONTROL FACILITIES. THE APPLICANT AND/OR CONTRACTOR SHALL NOTIFY THE CITY FORTY EIGHT HOURS IN ADVANCE OF EACH REQUIRED EROSION AND 2. CATCH BASIN INSERT SHALL BE STREAMGUARD SEDIMENT. CATCH BASIN INSERT•3003 OR SEDIMENT CONTROL INSPECTION. ADVANCED ENVIRONMENTAL SOLUTIONS STREAM SENTRY DIRTRAP. 3. CATCH BASIN INSERTS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS INSPECTION NUMBER 1 - RECOMMENDATIONS. INSTALLATION OF EROSION CONTROL FACILITIES/PRIOR TO CLEARING. INSPECTION NUMBER 2-COMPLETION OF CLEARING. CATCH BASIN PROTECTION DETAIL INSPECTION NUMBER 3- N.T.S UPON COMPLETION OF EXCAVATION,FILLING AND EARTHWORK. INSPECTION NUMBER 4- COMPLETION OF PROJECT. INSPECTION NUMBER 5- AS NEEDED TO DETERMINE COMPLIANCE WITH APPROVED PLANS AND/OR SPECIFICATIONS. (DOES NOT REQUIRE ADVANCE NOTICE.) GENERAL NOTES • B.ALL WORK ASSOCIATED WITH STABIUZING THE DISTURBED AREAS SHALL BE IN ACCORDANCE WITH THE 1992 KING COUNTY STORMWATER MANAGEMENT MANUAL 1.ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO THE CITY OF RENTON REQUIREMENTS AND SPECIFICATIONS. 9.ALL NECESSARY FACILITIES SHALL BE MAINTAINED ON SITE TO PREVENT DEBRIS,DUST AND MUD FROM ACCUMULATING ON THE PUBUC RIGHT OF WAY. 2.ALL WORK SHALL CONFORM TO THESE DRAWINGS AND THE RULES AND REGULATION OF THE'WASHINGTON STATE DEPARTMENT OF TRANSPORTATION(WSDOT)STANDARD SPECIFICATIONS FOR ROAD.BRIDGE AND MUNICIPAL CONSTRUCTION.'1996 EDITION,EXCEPT SILT FENCES WHERE SUPPLEMENTED OR MODIFIED BY THE CITY OF STANDARD DETAILS,THE CITY SUPPLEMENTAL SPECIFICATIONS AND DEVELOPMENT PROJECT SPECIFICATIONS. 1.FILTER FABRIC SHALL BE PURCHASED IN A CONTINUOUS ROLL AND CUT TO THE LENGTH OF THE BARRIER TO AVOID USE OF JOINTS. WHEN JOINTS ARE 3.THE CONTRACTOR IS REQUIRED TO HAVE A COPY OF THE STANDARD CONSTRUCTION NOTES.STANDARD DETAILS AND NECESSARY,FILTER CLOTH SHALL BE SPUCED TOGETHER ONLY AT A SUPPORT POST WITH A MINIMUM SIX INCH OVERLAP AND SECURELY FASTENED AT BOTH SPECIFICATIONS AVAILABLE AT THE JOB SITE ALONG WITH A COPY OF THE APPROVED DEVELOPMENT PLANS. ENDS TO POSTS. 4.A PRE-CONSTRUCTION MEETING SHALL BE REQUIRED PRIOR TO ANY ONSITE WORK FOR ALL PUBLIC FACILITY EXTENSION 2.POSTS SHALL BE SPACED A MAXIMUM OF 51%FEET AND DRIVEN SECURELY INTO THE GROUND(MINIMUM OF 30 INCHES). PROJECTS. 3.A TRENCH SHALL BE EXCAVATED APPROXIMATELY EIGHT INCHES WIDE AND 12 INCHES DEEP ALONG THE LINE OF POSTS AND UPSLOPE FROM THE BARRIER. 5.LOCATIONS SHOWN FOR EXISTING UTILITIES ARE APPROXIMATE. IDENTIFICATION.LOCATION MARKING AND RESPONSIBILITY FOR THIS TRENCH SHALL BE BACKFILLED WITH WASHED GRAVEL. , UNDERGROUND FACILITIES OR UTILITIES IS GOVERNED BY THE PROVISIONS OF CHAPTER 19.122 REVISED CODE OF WASHINGTON (RCW). PRIOR TO STARTING CONSTRUCTION,THE CONTRACTOR SHALL CALL ONE CALL(1-B00-424-555)FOR UTIUTY LOCATIONS 4.WHEN STANDARD STRENGTH FILTER FABRIC IS USED,A WIRE MESH SUPPORT FENCE SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS (WATER.SANITARY SEWER,STORM SEWER,GAS.POWER,TELEPHONE AND TELEVISION). USING HEAVY DUTY WIRE STAPLES AT LEAST ONE INCH LONG TIE WIRES OR HOG RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF FOUR INCHES AND SHALL NOT EXTEND MORE THAN 24 INCHES ABOVE THE ORIGINAL GROUND SURFACE. 6.THE CONTRACTOR IS CAUTIONED THAT OVERHEAD ELECTRICAL LINES ARE NOT SHOWN ON THE DRAWINGS. THE CONTRACTOR IS RESPONSIBLE FOR DETERMINING THE EXTENT OF ANY HAZARDS CREATED BY OVERHEAD ELECTRICAL POWER IN ALL AREAS AND 5.THE STANDARD STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE AND 20 INCHES Of THE FABRIC SHALL BE EXTENDED INTO THE SHALL FOLLOW PROCEDURES DURING CONSTRUCTION AS REQUIRED BY LAW AND REGULATION. TRENCH. THE FABRIC SHALL NOT EXTEND MORE THAN 24 INCHES ABOVE THE ORIGINAL GROUND SURFACE. FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES. 7.TRAFFIC CONTROL AND STREET MAINTENANCE FOR SAFETY OF THE RAVELING PUBLIC ON THIS PROJECT SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND ALL METHODS AND EQUIPMENT USED WILL BE SUBJECT TO THE APPROVAL OF THE CITY 6.WHEN EXTRA STRENGTH FILTER FABRIC AND CLOSER POST SPACING IS USED,THE WIRE MESH SUPPORT FENCE MAY BE ELIMINATED. IN SUCH A CASE. OF RENTON. CONTRACTORS AND THEIR SURETY SHALL BE LIABLE FOR INJURIES AND DAMAE'sS TO PERSONS AND PROPERTY THE FILTER FABRIC IS STAPLED OR WIRED DIRECTLY TO THE POSTS WITH ALL OTHER PROVISIONS OF ABOVE NOTES APPLYING. SUFFERED BECAUSE OF CONTRACTORS OPERATIONS OR NEGLIGENCE CONNECTED WITH THEM. 7.FILTER FABRIC FENCES SHALL NOT BE REMOVED BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABIUZED. 1 B.FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY AFTER EACH RAINFALL AND AT LEAST DAILY WRING PROLONGED RAINFALL. ANY REQUIRED 1.`l�: '/ REPAIRS SHALL BE MADE IMMEDIATELY. • 9.SILT FENCES WILL BE INSTALLED PARALLEL TO ANY SLOPE CONTOURS. 10.CONTRIBUTING LENGTH TO FENCE WILL NOT BE GREATER THAN 100 FEET. r-^FLINR1R1 A 4 le, o.•••• I 11.DO NOT INSTALL BELOW AN OUTLET PIPE OR WEIR. _ A. r- Z 12.INSTALL 00WNSLOPE OF EXPOSED AREAS.DO NOTHONE �•T11 SI1TS&HILL NOTES AND DETAILS 07-00-02 .' 13. DRIVE OVER OR FILL SILT FENCES. - I s ENGINEERS,INC. 4850 CALIFORNIAAVE SW SUITE 200 e, aTUM CAVIL•STRUCTURAL•SURVEYING 0e VILLE CONDOMINIUMS G SEATTLE,WA 96T16 C2.2 1 NO. REVISION r DATE APPR A» (206)-937-7140 MILL II MICROFILMED a•POST INDICATOR YNVE MJAMJ) a W'BEND(.4PAINlFO BLUE 2-3/4•SHACKLE ROOS PER • Ott OF RENT.SPECmCATDNS CONSTRUCTION SEQUENCE I. r 13 M 4•DE A.�'BEND(M�)METETrs Aw BA«FLDR PI6.ExnoN Dna mr6.IAnaxz ARC x6T Hwy T_p• I a 1.SUBMIT A HAUL ROUTE TO THE CITY OF RENTON FOR EARTHWORK ACTMTIES. RAC ADAPTOR ; -•• J ADAPTOR 2.SCHEDULE AND ATTEND APRE-CONSTRUCTION MEETING WITH CITY OF RENTON. - 4. _ '� `_ 3.ESTABLISH'CLEARING AND GRADING LIMBS"FOR THE SITE. i6- 1 1 =:84 GALA 16666 , % )O 4E [D is MIF (.«IOI` N 4.INSTALL GRAVEL CONSTRUCTION ENTRANCE AND FILTER FABRIC FENCE AS SHOWN ON THE DRAWINGS AND AS REQUIRED BY THE CITY OF ® �Ji lib 111 rPN SHOULD..As rw,7 icti w me xA,i0 5 RENTON. 4 In(MJML) I [-4• 4•TEE(0) tMu+s)a 5.BEGIN ROUGH GRADING OPERATIONS. THE CONTRACTOR SHALL INSURE THAT NO SILT LADEN RUNOFF DISCHARGES TO THE ADJACENT PRECAST CONCRETE VAULT NTH 2 3%3•HINGED 1 PROPERTIES. STEEL PLATE LAYER.OUTROE DMENNWS MADMAN BLOC ANPORT THE OENCNEO Mn16i As rO 4'-rx7-o•.(EaVN TO PIPE INC..OR UDON VAULT REQUIRED NTH 6.INSTALL REMAINING UNDERGROUND UTILRIES,DRIVEWAY APPROACH,SIDEWALKS AND COMPLETE GRADING. REVEGETATE ALL SLOPES AND MITI x r sr- -IS 2 3'. DIAMON PLATE OOCRS) SHACK TO. DISTURBED AREA. 6%4.OR 3•GATE VALVE(F1,31.)NON-RISING STEM TDU124LEM RRN SENSOR PA PIECE CAST IRON VALVE BOX. NTH NANO 6 ¢TR EQUAL TOM ELLER CAA-2360-6. MONIED ON STEEL PLATE EQUAL ro OLYMPI FOUNDRY Co. 7.STABILIZE SITE AND CALL FOR FINAL INSPECTION. Y 4 coup STANDARD D.TOP SECTION.NTH s-KKK)DE LINED wp - REtAAR BASE SECTO)LENGTH 8.WHEN SITE IS STABLE.REMOVE EROSION CONTROL FACIUTIES. V-W L RCN PIPE CLASS 252 0 II ■ 1� AT FlT. ONO GAM COLLAR 20'FROM YAIVE NUT IX1EH90N:LOURED(DNG BRb/PAGE BOA) P.E.IC M TO WIDEE CO.INC.BY _ • : I�I 6•.4•aR r GATE vNWE DRAINAGE NOTES PALM ALTER.0SE UP INC :1 (B EG1AL ro MIRJEER �I ii ca A-z3eo-xi _T=--,B,C_y�e° _=i=1 0��6 1.PROOF OF LIABILITY INSURANCE SHALL BE SUBMITTED TO THE CITY OF RENTON PRIOR TO THE PRECONSTRUCTION MEETING. IT AMINO G g• 1ta' ® 2.ALL PIPE AND APPURTENANCES SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION IN ACCORDANCE WITH WSDOT 7-02.3(1). THIS �PI ��� ;, a•PEdE CEMEHi LINED SHALL INCLUDE LEVELING AND COMPACTING THE TRENCH BOTTOM.THE TOP OF THE FOUNDATION MATERIAL AND ANY REOUIRED PIPE BEDDING d 010.4 wax PpE CLAss s2 3".4"W 8"COMPOUND TO A UNIFORM GRADE SO THAT THE ENTIRE PIPE IS SUPPORTED BY A UNIFORMLY DENSE UNYIELDING BASE. LENCIH i0 Flr 6"1 1 0074 E F0020O METER SERVICE /� c ADAPTOR.ROMAC CH ADOPTED 3.STEEL PIPE SHALL BE GALVANIZED AND HAVE ASPHALT TREATMENT/1 OR BETTER INSIDE AND OUTSIDE. '.a'CR J TER(R) COMC[TE SUPPORT IVED EQUAL. CITY of ATM EOUAL TO SEISM SRH COMPOUND METER NTH PACs OR ADJUSTABLE 4.ALL DRAINAGE STRUCTURES,SUCH AS CATCH BASINS AND MANHOLES,NOT LOCATED WITHIN A TRAVELED ROADWAY OR SIDEWALK.SHALL IRCOIREAD RICO REGISTER!0055CR. PIPE SUPPORTS. .T' LNsr ogre.�z/56 HAVE SOLID LOCKING UDS. ALL DRAINAGE STRUCTURES ASSOCIATED WITH A PERMANENT RETENTION/DETENTION FACILITY SHALL HAVE SOLID REDUCE ATMETER NTN 4.X3•ML •R• INERJRIC REDUCER. M:0 LOCKING LIDS(KCRS 7.03). C '&1"AN TSAR•REVISKkJ MNA Ian. DWG.NAME:BR44 SP PAGE B109 DAB GENERAL NOTES W(SEE NOTE 4) UNITS OF PIPE ZONE I.PROVIDE UNIFORM SUPPORT UNDER BARREL BACKFILL MATERIAL 1.ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CITY OF RENTON DESIGN AND CONSTRUCTION STANDARDS. (SEE NOTE 5) h0 ��'4'•a� 2.HAND TAMP UNDER HAUNCHES. �yS•••:�:•.{!:•:.:!}) ... ].„02 BEDDING MATERIAL TO usx MAX.060 00 EXCEPT DIRECT,OVER PIPE. 2.APPROVAL OF THIS ROAD,GRADING AND DRAINAGE PLANS DOES NOT CONSTITUTE AN APPROVAL OF ANY OTHER CONSTRUCTION(E.G., CONCRETE CLASS C �p{On.••' (SEE NOTE 8) li:}1.�. :;:.i(� ONLY. DOMESTIC WATER CONVEYANCE.SEWER CONVEYANCE.GAS.ELECTRICAL ETC.). •R,. AND PRCTATIONS OF TRENCH•'RI THE SANITARY 36ER5 SECMW cTAnaxs FOR TRENCH TOOTH^r MO TRENCHING OPTIONS. FOUNDATION LEVEL THE PPE E STANDARD TALL BE THEA TUN TRENCH AWN.EXCEPT FOR Cuss A 3.BEFORE ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY,A PRECONSTRUCTION MEETING MUST BE HELD BETWEEN THE CITY INSPECTOR,THE B BEDDING.THE MINIMUM 0ONCRE1E 910TH SHALL BE I-I/2 I.D.A I6"_ APPLICANT AND THE APPUCANT'S CONSTRUCTION REPRESENTATIVE. (CLASS A DESIGN) SANITARY TRENCH BACKFILL SECMN OAF THE ORM STTAND�SPECIFICATIONS EXNG SERER CEPT INHE ROOM I"PER FCOr OF PIPE DIAMETER SHALL NOT BE USED IN THE 4.A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. eA«nu uATEPIAL.THAN 5.CONSTRUCTION NOISE SHALL BE LIMITED AS PER CITY OF RENTON CODE. 4 SEE'REDOING MATERIAL FOR RIGID PIPE-IN NE W(SEE NOTE 4) UNITS OF PIPE ZONE STANDARD spoanIAnONS FOR THE MATERIAL SPECIFIC....AGGREGATES SECT.OF THE 6.ALL UTILITY TRENCHES SHALL BE BACKFILLED AND COMPACTED TO 95%DENSITY. BACKFILL MATERIAL 'REDOING MATERIAL FOR FLEXIBLE PIPE"x THE AGGREGATES ns SEcnaN a (SEE NOTE 5) 6' STANDARD SPECOCAMIx FOR M MATERIAL SPECD 06916s. MUST BE ANCHORED IN SRN A MAKER As TO ENSURE Dow LINE Is 7.ALL ROADWAY SUBGRADE SHALL BE BACKFILLED AND COMPACTED TO 95%DENSITY(WSDOT 2-06.3). BEDDING MATERIAL i:• MAINTAINED. FOR RIGID PIPE ❖: ••••••••••••••.)� 8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE SAFEGUARDS.SAFETY DEVICES,PROTECTIVE EQUIPMENT.FLAGGERS (SEE NOTE 6) '•••.•• a PPE w AND ANY OTHER NEEDED ACTIONS TO PROTECT THE UFE.HEALTH AND SAFETY OF THE PUBLIC AND TO PROTECT PROPERTY IN CONNECTION FOUNDATION LEVEL j••••••••••• B ROOM CLASS DEsw WITH THE PERFORMANCE OF WORK COVERED BY THE CONTRACT. ANY WORK WITHIN THE TRAVELED RIGHT OF WAY THAT MAY INTERRUPT � A A 06Kx9ON CRASS A CLASS B CLASS C MASS 0 CLASS F NORMAL TRAFFIC FLOW SHALL REQUIRE AT ICACT ONE FLAGGERALL FOR EACH LANE OF TRAFFIC AFFECTED. ALL SECTIONS OF THE WSDOT STANDARD SPECIFICATION 1-07.23-TRAFFIC CONTROL,SHALL APPLY. (CLASS B.C.D.DENON) A a MN . BEDDING FOR RIGID PIPE o IA II110 r MAX W(SEE NOTE 4) UNITS OF PIPE ZONE a 1/4 0.0. 1/2 R.B. I/B 0.0. ZERO 0.0. ////, lo" C 3/4 0.0. 1/3 ACE. 1/B 0.0. 0.0. - BEDDING MATERIAL •A INT P.M 2T SD.AND MIXR ....E. FOR(SEE NO FLEXIBLE PIPE All S.R6N BMA LB. PIPE BEDDING FOR SANITARY SETTER �/�,rPA,I�yyyFyFOUNDATION IFVEL 16 AD P ID FtiR�.IO. 6Mxa ro rP.ELiMiNAFM :�6.MJ-0./ (CLASS F DESIGN I LW RA BEDDING FOR FLEXIBLE PIPE a-a-n *.A51CO 0 0 nM.6 Bt l---;L DWG.NAME:BWI BC SP PASE 8077 1 .... v N_ QLIE PPPR t _ = NDFE '�'1��' SITES&HILL NOTES AND DETAILS oT-oe-o2 3jy ENGINEERS,INC. CHATEAU de VILLE CONDOMINIUMS m 4850 CALIFORNIA AVE SW SUITE 200 166rr- No. '�IIa f, d'^1Y CA CAM•-STROCIDRAL_•sXNn1NG SEATTLE.WA 96116 C2.4� REVSgX BY DATE APPR •AP. E111�� (2%)'937-7140 II-111111 • NMIC O HLIi ED IH:\2002\200202\Treesui9ey.dwg,BldgPlan,07/09/2002 10:24:35 AM,rickm, 1:2 i MICROFILMED . • WILLIAMS AVENUE SOUTH R.O.W. WIDTH = 60 FT.,STREET WIDTH = 40 FT. 3k 3N 3N ;-i 3N 11,5 31p rnp ru rnp rnp rnp rnp rna -------r"}-r-7"-----7 s--1--\...-1—' Zi--- 1 0 0 -.J-, ._\ _ ______ m 0 . . ____ , ,.o E , , ,, 1a v K E J to I c_ z 0 R i L� N N r — , 4._ _ \ "'>'\ I . . • 10 21 w to �_ N Q r -0 rn a m r -'_ rn —� x n D 0 D d A O D O 1 m Q' I._. 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I L t t R 02,-0 taS,1 1 CHATEAU DE VILLE CONDOMINIUMS TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Mr. John Sugden FIRST PACIFIC DEVELOPMENT 4850 California Ave. S.W., Suite 200 Seattle, WA 98116 July 12, 2002 MICROFILMED Transportation PlanningEngineering ,& Inc . 2223 - 112th Avenue N.E., Suite 101 Bellevue, Washington 98004-2952 Telephone: (425) 455-5320 Facsimile: (425) 453-5759 DEVELOPMENT PLANNING CITY OF RENTON JUL 1 2 2002 - RECEIVED CHATEAU DE VILLE CONDOMINIUMS TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Mr. John Sugden FIRST PACIFIC DEVELOPMENT 4850 California Ave. S.W., Suite 200 Seattle, WA 98116 Prepared by TRANSPORTATION PLANNING & ENGINEERING, INC. 2223 - 112th Ave. N.E., Suite 101 Bellevue, Washington 98004 Telephone - (425) 455-5320 FAX - (425) 453-5759 July 12, 2002 �7 t <.. C'bitst [EY.PIPEs n131 TRANSPORTATION PLANNING & ENGINEERING, INC. 2223- 112'AVENUE N.E.,SUITE 101 -BELLEVUE,WASHINGTON 98004-2952 VICTOR H.BISHOP,PE.President TELEPHONE (425) 455-5320 DAVID H.ENGER,P.E.Vice President FACSIMILE (425) 453-5759 July 12, 2002 Mr. John Sugden FIRST PACIFIC DEVELOPMENT 4850 California Ave. S.W., Suite 200 Seattle, WA 98116 RE: Chateau de Ville Condominiums - Renton Traffic Impact Analysis Dear Mr. Sugden: We are pleased to present this traffic impact analysis for the proposed 50 unit Chateau de Ville Condominiums project. The project is to be located on the east side of Williams Ave. S. about 300 feet north of S. 2nd St. in the City of Renton. Underground garage parking for 74 cars would be provided with driveway access onto Williams Avenue South. The scope of this analysis is based on the preliminary site plan, the City of Renton Policy Guidelines for Traffic Impact Analysis for New Development, recent TP&E project experience in the City and our telephone conversation. Based on information from these sources, the Williams Ave. S./S. 2nd St. and the Williams Ave. S./site access intersections are analyzed in this report. The summary, conclusions and recommendations begin on page five of this report. PROJECT DESCRIPTION Figure 1 is a vicinity map showing the location of the site and the surrounding street network. Figure 2 shows a preliminary site plan prepares by TSA Architects dated May 22, 2002. The plan consists of a layout of the units as well as the underground parking. This development will have 50 units and provide underground parking for 74 vehicles. Access to the site is shown to be provided via a driveway on Williams Avenue South. Full development of the proposal is expected to occur by the year 2003. However, to ensure a conservative analysis, 2007 is used as the horizon year for purposes of this study. Mr. John Sugden FIRST PACIFIC DEVELOPMENT July 12, 2002 Page 2 EXISTING PHYSICAL CONDITIONS The project site is developed with one single-family residence. This structure will be removed from the site to make way for the subject development. Street Facilities Figure 3 shows existing traffic control, number of street lanes, number of approach lanes at intersections, and other pertinent information. The primary streets within the study area and their classifications are as follows: The primary streets in the study area are classified as follows: Williams Avenue South Major Arterial South 2nd Street Secondary Arterial Tillicum St. — S. Riverside Dr. Unclassified Williams Ave. S. allows street parking. Near the site and to the south the parking is limited to two hours. North of the site there is no time restriction. Transit Facilities Located a block away from the Williams Ave. S/S. 2nd St. intersection is the Renton Transit Center. The Metro Transit website identifies 16 different routes that serve the Renton Transit Center. Thus residents of the proposed project will have good access to transit service. The bus routes are provided in the appendix. Pedestrian Facilities Curb, gutter, and sidewalks exist along the project site's frontages to Williams Ave. South. EXISTING TRAFFIC CONDITIONS Traffic Volumes Figure 4 shows existing PM peak hour traffic volumes at the pertinent intersection affected by site-generated traffic. A turning movement count was performed by Trafficount on Wednesday, 06.12.02 at the Williams Ave S./S. 2nd St. intersection. Trafficount, a firm that specializes in the collection of traffic data, collected the existing 11Chrislcl-ProjeclslR Projects\R0611102 Williams Ave Condominiums.doc � E Mr. John Sugden FIRST PACIFIC DEVELOPMENT July 12, 2002 Page 3 PM peak hour turning movement count on the date shown in Figure 4. The count data sheets are attached in the appendix. Level of Service Analysis Level of Service (LOS) is a qualitative measure describing operational conditions within a traffic flow, and the perception of these conditions by drivers or passengers. These conditions include factors such as speed, delay, travel time, freedom to maneuver, traffic interruptions, comfort, convenience, and safety. Levels of service are given letter designations, from A to F, with LOS A representing the best operating conditions (free flow, little delay) and LOS F the worst (congestion, long delays). Generally, LOS A and B are high, LOS C and D are moderate and LOS E and F are low. Table 1 shows calculated levels of service (LOS) for existing conditions at the pertinent street intersections. The LOS's were calculated using the procedures in the Transportation Research Board Highway Capacity Manual, 2000. The LOS shown indicates overall intersection operation. At intersections, LOS is determined by the calculated average delay per vehicle. The LOg-and corresponding average delay in seconds are as follows: TYPE OF A B C D E F INTERSECTION Signalized < 10.0 >10.0 and <20.0 >20.0 and <35.0 >35.0 and <55.0 >55.0 and <80.0 >80.0 Stop Sign Control <10.0 >10 and <15 >15 and <25 >25 and <35 >35 and <50 >50 Accident History The City of Renton provided us with accident data along Williams Avenue South. The proposed Williams Avenue Condominiums is located north of South 2nd Street. The accident data that the City provided indicated that one accident occurred north of S 2nd St. during the three year time period analyzed. At the Williams Ave. S./S. 2nd St. intersection 14 accidents were recorded during the three year time period. 11Chrislcl-Projects\R Projecfs1R0611102 Williams Ave Condominiums.doc 11 Mr. John Sugden FIRST PACIFIC DEVELOPMENT July 12, 2002 Page 4 FUTURE TRAFFIC CfONDITIONS WITHOUT THE PROJECT Traffic Volumes Figure 5 shows projected 2007 PM peak hour traffic volumes without the project. These volumes include the existing traffic volume counts plus background growth. A compounded 4% per year annual growth rate is used in this report. The growth rate was calculated from the Forecasts of Population, Housing & Employment by Analysis Zone, 1970-2000, data contained in the Puget Sound Council of Government "Small Area Forecasts", March 1984. However, the 4% is likely high in regards to the site area being highly developed. Thus using the 4% rate ensures a conservative analysis. Levels of Service The operation of the analysis intersection, Williams Ave. S./ S. 2nd St., is projected to be LOS "A" in 2007 "without" the proposed project. TRIP GENERATION AND DISTRIBUTION A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the study site. Trip Generation The trip generation is calculated using the average trip rates in the Institute of Transportation Engineers (ITE) Trip Generation, Sixth Edition, for residential Condominium/Townhouse (ITE Land Use Code 230). These trip generation values account for all site trips made by all vehicles for all purposes, including resident, visitor, and service and delivery vehicle trips. The calculation show that there would be 27 new PM peak hour trips generated by this project. There is an existing single family residence on this property, thus the net new PM peak hour trip is 26 (minus 1 from the existing home). Figure 6 shows the projected trip distribution and the calculated site-generated traffic volumes. The distribution is based on the characteristics of the street network, existing traffic volume patterns, the location of likely trip origins and destinations (employment, shopping, social and recreational opportunities), expected travel times, and previous traffic studies. 11Chrislcl-ProjectslR Projects\R0611102 Williams Ave Condominiums.doc 1 Mr. John Sugden FIRST PACIFIC DEVELOPMENT July 12, 2002 Page 5 FUTURE TRAFFIC CONDITIONS "WITH" THE PROJECT Traffic Volumes Figure 7 shows the projected 2007 PM peak hour traffic volumes "with" the proposed project. The site-generated PM peak hour traffic volumes shown on Figure 6 were added to the projected background traffic volumes shown on Figure 5 to obtain the Figure 7 volumes. Levels of Service Table 1 shows calculated LOS for future "with" and "without" the project conditions at the pertinent street intersection. The study intersection, Williams Ave. S./S. 2nd St., operate at an acceptable LOS 'B' for future 2007 conditions including project- generated traffic. Site Access Table 1 shows the site access operating-at LOS `A' for future 2007 conditions. TRAFFIC MITIGATION REQUIREMENTS The City of Renton requires a Transportation Mitigation Fee payment of$75 per new daily trip attributed to the development. The net new trips due to this development are 283 trips per day. The calculated Transportation Mitigation Impact Fee is thus calculated at $21,225 (283 daily trips X $75 per daily trip). Ordinance number 4913 of the City of Renton, states that a new section, 4-1- 210, titled "Waived Fees", was added to Chapter 1, Administration and Enforcement, of Title IV (Development Regulations) of Ordinance number 4260 entitled "Code of General Ordinances of the City of Renton, Washington," allowing certain development and mitigation fees to be waived. We understand that the proposed Chateau de Ville project would fall under Ordinance 4913, thus the $21,225 fee associated with this development will be waived. Ordinance 4913 is attached in the appendix. SUMMARY, CONCLUSIONS AND RECOMMENDATIONS The preparation of this report includes the collection of existing traffic data at the street intersection that we identified for analysis. Using this data and projecting future traffic volumes, both existing and future traffic operations were calculated for conditions "with" and "without" the project. The evaluation of the traffic impact of the proposed project involved adding the project generated traffic to the future traffic volume 11Chrislcl-ProjeclslR ProjecfslR0611102 Williams Ave Condominiums doc Mr. John Sugden FIRST PACIFIC DEVELOPMENT July 12, 2002 Page 6 projection. Traffic operations were calculated and compared to traffic operations "without" the project. 1This comparison showed that the impact of the Chateau de Ville Condominiums project on the operation of the study intersection would not be significant. We recommend that the Chateau de Ville Condominiums project be permitted with the following traffic mitigation measures: Construct the project in accordance with the City of Renton requirements. No other traffic mitigation should be necessary. If you have any questions please call Chris Valdez at 425.455.5320 or e-mail valdez antranplaneng.com or me at miacobs©tranplanenq.com. Very truly yours, TRANSPORTATION PLANNING & ENGINEERING, INC. I Mark J. J bs'' .E., P.T.O.E. CVV:mc Associate 11Chrislcl-Projects\R ProjecfslR0611102 Williams Ave Condominiums.doc TABLE 1 CHATEAU DE VILLE CONDOMINIUMS - RENTON TRAFFIC IMPACT ANALYSIS TRAFFIC IMPACT ANALYSIS Intersection Movement Existing 2007 Without 2007 With 2002 Project Project Williams Ave S./ Overall B (17.8) B (18.0) B (18.1) S 2nd St. Williams Ave. S./Site WB __ A (1) Access Number shown is the average control delay in seconds per vehicle for the intersection as a whole, signalized intersections, and approach movement at stop-controlled intersections. These delay values determine the LOS for an intersection per the Highway Capacity Manual. ' LOS via traffic engineering inspection (XX) LOS and delay for minor side street approach at an unsignalized intersection t Mr. John Sugden FIRST PACIFIC DEVELOPMENT July 12, 2002 Page 8 TABLE 2 CHATEAU DE VILLE CONDOMINIUMS - RENTON TRAFFIC IMPACT ANALYSIS PM PEAK HOUR LEVEL OF SERVICE SUMMARY TIME PERIOD AVERAGE TRIP TRIPS TRIPS DRIVEWAY RATE ENTERING EXITING TOTAL Residential Condominiums/Townhouse (ITE 230, 50 units.) Average Weekday T=5.86X 147 (50%) 146 (50%) 293 AM Peak Hour T=0.44X 4 (17%) 18 (83%) 22 PM Peak Hour T = 0.54X 18 (67%) 9 (33%) 27 Single-Family Detached Housing (ITE 210, 1 unit) Average Weekday T=9.57X 5 (50%) 5 (50%) 10 AM Peak Hour T=0.75X 0 (25%) 1 (75%) 1 PM Peak Hour T=1.01X 1 (64%) 0 (36%) 1 Total Average Weekday -- -- -- 283 AM Peak Hour -- -- -- 21 PM Peak Hour -- -- -- 26 T = trips X = # of units Based on the Institute of Transportation Engineers (ITE) Trip Generation, Sixth Edition, 1997 for General Office Building and Residential Condominium/Town homes (ITE Land Use Codes 710 and 230, respectively). These trip generation values account for all site trips made by all vehicles for all purposes, including employee, customer, visitor, and service and delivery vehicle trips. A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering) inside the proposed development 11Chrislcl-ProjeclslR Projecfs1R0611102 Williams Ave Condominiums.doc Ills • },ri i 1 G.,l,,• 16 h r �. P� z-14'4 ter .o - 'i_ is Y` y'Y Sf Ol C 1 L.. ,bryn jvlaw - m I \.' -C ."• '� tNix 2 Sf - NF 1..1h_Sf _ —[. _______:. w - s x _ G S 114 aT \ � r,,a�S iie . r s. \ ' L_...._.z f...i 1 h St _ — ,., m ,- S 1_17th S' \ t ? \ ��"�'¢ _ -- `\ -.._.J. " In 1__1_..0..Pi _. F • co rnal .L$1 — N 8th b to NE- W [ .. w r• co ''...,. \1 i N ./ fy f -- - ¢ \ j —•�� / . /. ,-* —1 Li \ )• , _. :::± i .'N> z ......,". "-1 i , aIv is,"$ 1:: .ho / 3Sf > o • ,Im , g #,A.o ta WeY.S_. �,, 2nd St 13za.o.._St,,R A,, �1 _— ./ j• J �. e�o- k-- ---1 J + h q� % x project site J \ a _1[ III '''-es'Ae _.$ /___ j 1 1 ./ ., [ s. �gS7 ,S ZRd St ..sw, s -d ff v r Bled -- 405 S& !` ¢ 3 j44 ( 1 " In S . C o 1' Cb C ro CI Z Is 7,th St`_ _L I .._sw..7.Lr .t........... — , ty o 1 th Sf 'N ht_ WaY_. •._ .. n / N m \ f tot r:aY. 5(4'I -S-W SWG, t ---_` i � JSth 1 \ \sip r j / :---�/rot. m \M y N . -1 SE fethip, li1/4?,7. \ .\ ‘` ss- • 1 R rh Rf \t���1, kI l «� . off•' �`. sC Streets Plus VICINITY MAP - F IGURE \ CHATEAU DE VILLE CONDOMINIUMS i 1 TRAFFIC IMPACT ANALYSIS } i I A I N a 12 not to scale 0 i 1 1 rm q I I 1 Q +�i , . . 0 ..v,.., 6 IA �r•fwr I *V E', it) WI c�� it i —1.1 r' � r f._;:; 0119 I i .1I vi g )1 ' I Iiii ` t i 4. i 1 pii: ■ _/1 i 1 i! � =`� el' I : II , - i Emmh .... I ' II ,i • 11 I • I ill I i 1 r . --- ..„...._ „....., .., ,,,,,:i.:.. . .....f.i.. ..i.-..:f..s:•...4.-t g � I .t � .'afti:;��;'..,v•d...y..•a::•.,o. •F:. Q on + risrri +r 0 I Ida ` 1 11 II I t I . fi SITE PLAN ^ 1FIGURE f_. [. CHATEAU DE VILLE CONDOMINIUMS 2 TRAFFIC IMPACT ANALYSIS not to scale Tillicum St. o S ^spa N L. ixOr W 0 z Project Site/ CT c v N 1/ °L. El.)(3) O S. 2nd St. vi ai E v LEGEND 0 Traffic Control Signal 1 Stop Sign XX mph Posted Speed Limit Approach Lane & Direction XL Number of Roadway Lanes EXISTING CONDITIONS FIGURE CHATEAU DE VILLE CONDOMINIUMS 3 TRAFFIC IMPACT ANALYSIS .✓ not to scale Tillicum St. 4)ir, s'a 0 co`Do 0 ) I (� 638 1 r 219 =+ sir i /Project Site/ 6.12.02 1600-1645 900 S. 2nd St. vi ai > E .o LEGEND X—► PM Peak Hour Traffic Volume & Direction } EXISTING PM PEAK HOUR TRAFFIC VOLUMES /" FIGURE I _ CHATEAU DE VILLE CONDOMINIUMS 4 TRAFFIC IMPACT ANALYSIS J N not to scale Tillicum St. or. 'a 0, ` +—r65 72 a o= 1tl' 00. Project Site/ 900 S. 2nd St. vi ai > E 0 LEGEND X 1 PM Peak Hour Traffic Volume Sc Direction HORIZON YEAR (2007) PM PEAK HOUR TRAFFIC VOLUMES W/OUT PROJECT FIGURE CHATEAU DE VILLE CONDOMINIUMS 5 TRAFFIC IMPACT ANALYSIS 1'� not to scale Tillicum St. S erS 00 Project Siteton 900 S. 2nd St. vi ai > PROJECT PM PEAK HOUR TRIPS 3 9 EXITING IS ENTERING PROJECTED PM PEAK HOUR TRAFFIC VOLUMES AND DISTRIBUTION FIGURE CHATEAU DE VILLE CONDOMINIUMS J 6 TRAFFIC IMPACT ANALYSIS not to scale Tillicum St. ,Pi` e Gee O,, ro o`ooc90 '_0 ) � 1 r 265 = � fr 000 Project Site/ 900 S. 2nd St. ui > E LEGEND X—► PM Peak Hour Traffic Volume & Direction ( HORIZON YEAR (2007) PM PEAK HOUR TRAFFIC VOLUMES WITH PROJECT FIGURE CHATEAU DE VILLE CONDOMINIUMS 7 TRAFFIC IMPACT ANALYSIS APPENDIX TRAFFICOUNT, INC. 4820 YELM HWY B-195 IENTON, WASHINGTON LACEY, WASHINGTON 98503 File Name :TPE17701P WILLIAMS AVE S 360-491-8116 Site Code :00000001 >2ND ST(SR-900) Start Date :06/12/200 .0C#O1P TPE02177M Page No : 1 Groups Printed-PRIMARY I WILLIAMS AVE S S 2ND ST(SR-900) WILLIAMS AVE S S 2ND ST(SR-900) I From North From East From South From West App. I App. App. App. Fxclu. Into. Int. Start Time Right Thru Left Truck Right Thru left Truck Right Thru Left Truck Right Thru Left Truck Total Total Total Total Total Total Total f Factor 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 04:00 PM 16 42 0 1 58 0 149 46 8 195 0 0 0 0 0 0 0 0 0 0 9 253 262 04:15 PM 20 48 0 4 68 0 155 53 6 208 0 0 0 0 0 0 0 0 0 0 10 276 286 04:30 PM 12 40 0 0 52 0 156 71 6 227 0 0 0 0 0 0 0 0 0 0 6 279 285 04:45 PM 18 38 0 1 54 0 157 58 10 215 0 0 0 0 0 0 0 0 0 0 11 269 280 Total 64 168 0 6 232 0 617 228 30 845 0 0 0 0 0 0 0 0 0 0 36 1077 1113 05:OOPM 17 39 0 0 56 0 170 37 9 207 0 0 0 0 0 0 0 0 0 0 9 263 272 05:15PM 11 32 0 2 43 0 149 52 11 201 0 0 0 0 0 0 0 0 0 0 13 244 257 05:30 PM 21 23 0 0 44 0 148 44 8 192 0 0 0 0 0 0 0 0 0 0 8 236 244 05:45 PM 9 16 0 0 25 0 166 39 8 205 0 0 0 0 0 0 0 0 0 0 8 230 238 Total 58 110 0 2 168 0 633 172 36 805 0 0 0 0 0 0 0 0 0 0 38 973 1011 Grand Total 122 278 0 8 400 0 1250 400 66 1650 0 0 0 0 0 0 0 0 0 0 74 2050 2124 Apprch% 30.5 69.5 0.0 0.0 75.8 24.2 0.0 0.0 0.0 0.0 0.0 0.0 Total% 6.0 13.6 0.0 19.5 0.0 61.0 19.5 80.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3.5 96.5 WILLIAMS AVE S S 2ND ST(SR-900) WILLIAMS AVE S S 2ND ST(SR-900) From North From East From South From West Start Time Right I Thru I Left App.Total Right I Thru _ Left App.Totai Right Thw] Left r App.Total Right L Thru I Left I App.Total Int Total eak Hour From 04:00 PM to 05:45 PM-Peak 1 of 1 Intersection 04:15 PM Volume 65 165 0 230 0 638 219 857 0 0 0 0 0 0 0 0 1087 Percent 28.3 71.7 0.0 0.0 74.4 25.6 0.0 0.0 0.0 0.0 0.0 0.0 04:30Volume 12 40 0 52 0 156 71 227 - 0 0 0 0 0 0 0 0 279 Peak Factor 0.974 High Int. 04:15 PM 04:30 PM 3:45:00 PM 3:45:00 PM Volume 20 48 0 68 0 156 71 227 Peak Factor 0.846 0.944 eak Hour From 04:00 PM to 05:45 PM-Peak 1 of 1 By Approach 04:00 PM 04:15 PM 04:00 PM 04:00 PM Volume 64 168 0 232 0 638 219 857 0 0 0 0 0 0 0 0 Percent 27.6 72.4 0.0 0.0 74.4 25.6 - - - - High Int. 04:15 PM 04:30 PM - - Volume 20 48 0 68 0 156 71 227 - - - - - - Peak Factor 0.853 0.944 - - 1 I TRAFFICOUNT, INC. 4820YELM HWY B-195 tENTON, WASHINGTON LACEY, WASHINGTON 98503 File Name :TPE17701P NILLIAMS AVE S 360-491-8116 Site Code :00000001 S 2ND ST(SR-900) Start Date :06/12/2001 _OC#O1P TPE02177M Page No :2 WILLIAMS AVE S S 2ND ST(SR-900) l WILLIAMS AVE S J S 2ND ST(SR-900) From North ( From East From South From From West Start Time Right 1 Thru j Left l App. Righ� Thru f Left App.Total Right l Thru Left App. Right Thru F Left rApp.Total IntTotal Peak Hour From 04:00 PM to 05:45 PM-Peak 1 of 1 Intersection 04:15 PM Volume 65 165 0 230 0 638 219 857 0 0 0 0 0 0 0 0 1087 Percent 28.3 71.7 0.0 0.0 74.4 25.6 0.0 0.0 0.0 0.0 0.0 0.0 04:30Volume 12 40 0 52 0 156 71 227 0 0 0 0 0 0 0 0 279 Peak Factor 0.974 High Int. 04:15 PM 04:30 PM 3:45:00 PM 3:45:00 PM Volume 20 48 0 68 0 156 71 227 Peak Factor 0.846 0.944 WILLIAMS AVE S Qut I13_ jotaL, L—._._0] l 1301 I 2301 I [of1_s.01 I o] Ri ht Thru Left -1 . L► 8 . r North t N cG 0 co c 1- 2 6/12/01 4:15:00 PM 4 0" '-I co in 6/12/01 5:00:00 PM 2 Z L N f- C g P�I_MARY -4 of,: 11 T LP Left Thru RIghL L_�__oL__oI o] I_ [1_38.4] L O1 [_3841 Out In Total WII I IAMS AVE S Z. Williams Avenue Condominiums 07/09/02 Williams Ave. S/S. 2nd Street 09 :26: 50 With (Wil3rdWP) SIGNAL2000/TEAPAC[Ver 1. 00.02] - Capacity Analysis Summary Intersection Averages: Degree of Saturation (v/c) 0 . 28 Vehicle Delay 18. 1 Level of Service B Sq 11 1 Phase 1 I Phase 2 1 * * / \ <* + <++++ **** v North G/C=0 .419 G/C=0. 514 G= 50.3" G= 61.7" Y+R= 4 . 0" Y+R= 4 .0" OFF= 0 . 0% OFF=45.3% C=120 sec G=112 .0 sec = 93 .3% Y= 8. 0 sec = 6 .7% Ped= 0.0 sec = 0 . 0% Lane Width/ g/C Service Rate Adj HCM L Queue Group Lanes Reqd Used I @C (vph) @E Volume v/c Delay ( S Model 11 N Approach 21. 6 C+ RT 12/1 0.262 10 .419 503 1 659 91 0 . 138 21. 6 *C+ 88 ft TH 24/2 0 .261 10 .419 1228 1 1484 214 0 . 144 21. 6 C+ 109 ft E Approach 17 . 1 B 2456 269 ftl LT 1 12/1 10 .321 10 .514 699 2809 I 279 10.345 I 17 .5 I *B 1252 ftl 3 Williams Avenue Condominiums 07/09/02 ` Williams Ave. S/S. 2nd Street 09 :27 : 07 With (Wil3rdWP) SIGNAL2000/TEAPAC [Ver 1. 00 . 02] - Summary of Parameter Values Intersection Parameters METROAREA NONCBD SIMULATION PERIOD t 15 LEVELOFSERVICE C S NODELOCATION 0 0 QUEUEMODELS 1 90 25 40 Approach Parameters APPLABELS N E S W GRADES 0 . 0 0 .0 0 . 0 0 . 0 PEDLEVELS 10 10 10 10 BIKEVOLUMES 0 0 0 0 PARKINGSIDES NONE NONE NONE NONE PARKVOLUMES 20 20 20 20 BUSVOLUMES 0 0 0 0 RIGHTTURNONREDS 0 0 0 0 UPSTREAMVC 0 . 00 0 . 00 0 . 00 0 . 00 Movement Parameters MOVLABELS RT TH LT RT TH LT RT TH LT RT TH LT VOLUMES 86 203 0 0 775 265 0 0 0 0 0 0 WIDTHS 12 . 0 24 . 0 0 . 0 0.0 36 . 0 12 . 0 0 . 0 0 . 0 0 . 0 0. 0 0 . 0 0 . 0 LANES 1 2 0 0 3 1 0 0 0 0 0 0 GROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM UTILIZATIONS 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 TRUCKPERCENTS 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 PEAKHOURFACTORS 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 ARRIVALTYPES 3 3 3 3 3 3 3 3 3 3 3 3 ACTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES REQCLEARANCES 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 MINIMUMS 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 STARTUPLOST 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 ENDGAIN 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 STORAGE 0 0 0 0 0 0 0 0 0 0 0 0 INITIALQUEUE 0 0 0 0 0 0 0 0 0 0 0 0 IDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 FACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1.00 1. 00 DELAYFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NSTOPFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 SATURATIONFLOWS 1572 3539 0 0 5085 1574 0 0 0 0 0 0 Phasing Parameters SEQUENCES 11 ALL PERMISSIVES NO NO NO NO LEADLAGS NONE NONE OVERLAPS YES YES YES YES OFFSET 0 . 00 1 CYCLES 120 120 30 PEDTIME 0 . 0 0 GREENTIMES 50 . 33 61. 67 YELLOWTIMES 4 . 00 4 . 00 CRITICALS 1 6 EXCESS 0 I Williams Avenue Condominiums 07/09/02 Williams Ave. S/S. 2nd Street 09 :27 :57 Without (Wil3rdWO) SIGNAL2000/TEAPAC[Ver 1.00 . 02] - Capacity Analysis Summary Intersection Averages: Degree of Saturation (v/c) 0.28 Vehicle Delay 18. 0 Level of Service B Sq 11 1 Phase 1 1 Phase 2 + * / \ <+ * <++++ v **** v North G/C=0.419 G/C=0 . 515 G= 50 .2" G= 61. 8" Y+R= 4 . 0" Y+R= 4 .0" OFF= 0 . 0% OFF=45.2% C=120 sec G=112 .0 sec = 93 .3% Y= 8 .0 sec = 6 .7% Ped= 0 .0 sec = 0 . 0% Lane Width/ 1 g/C Service Rate Adj HCM L I Queue Group Lanes Reqd Used @C (vph) @E Volume v/c Delay S Model 1 N Approach 21. 6 C+ 12/1 0.260 0.419 1 TH 124/2 0 .261 0.419 11225 1 1482 I 211 10 .142 I 21.6 l *C+ 107 ftl E Approach 17 . 0 B TH 36/3 10 . 304 0.515 2 LT 12/1 10.321 0.515 700 ' 2 810 I 279 10.344 I 17 .4 I *B 1252 ftI 3 Williams Avenue Condominiums 07/09/02 Williams Ave. S/S. 2nd Street 09 :28: 06 Without (Wil3rdWO) SIGNAL2000/TEAPAC [Ver 1. 00 . 02] - Summary of Parameter Values Intersection Parameters METROAREA tNONCBD SIMULATION PERIOD 15 LEVELOFSERVICE C S NODELOCATION 0 0 QUEUEMODELS 1 90 25 40 Approach Parameters APPLABELS N E S W GRADES 0 . 0 0.0 0. 0 0 . 0 PEDLEVELS 10 10 10 10 BIKEVOLUMES 0 0 0 0 PARKINGSIDES NONE NONE NONE NONE PARKVOLUMES 20 20 20 20 BUSVOLUMES 0 0 0 0 RIGHTTURNONREDS 0 0 0 0 UPSTREAMVC 0 . 00 0.00 0 .00 0.00 Movement Parameters MOVLABELS RT TH LT RT TH LT RT TH LT RT TH LT VOLUMES 80 200 0 0 775 265 0 0 0 0 0 0 WIDTHS 12. 0 24 .0 0 .0 0.0 36 .0 12 .0 0 . 0 0. 0 0 . 0 0. 0 0.0 0 . 0 LANES 1 2 0 0 3 1 0 0 0 0 0 0 GROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM UTILIZATIONS 0 . 00 0 . 00 0 . 00 0. 00 0.00 0. 00 0 . 00 0 . 00 0 . 00 0. 00 0. 00 0 . 00 TRUCKPERCENTS 2 . 0 2 . 0 2 .0 2 .0 2 .0 2 .0 2 . 0 2 .0 2 . 0 2 . 0 2 .0 2 . 0 PEAKHOURFACTORS 0 . 95 0. 95 0. 95 0 . 95 0. 95 0 . 95 0 . 95 0. 95 0 . 95 0. 95 0. 95 0 . 95 ARRIVALTYPES 3 3 3 3 3 3 3 3 3 3 3 3 ACTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES REQCLEARANCES 4 .0 4 . 0 4 .0 4 . 0 4 .0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 MINIMUMS 5. 0 5 . 0 5.0 5 .0 5. 0 5. 0 5 . 0 5. 0 5 . 0 5 . 0 5.0 5 . 0 STARTUPLOST 2 . 0 2 . 0 2 .0 2. 0 2 .0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 ENDGAIN 2 .0 2 . 0 2 .0 2.0 2 .0 2 .0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 STORAGE 0 0 0 0 0 0 0 0 0 0 0 0 INITIALQUEUE 0 0 0 0 0 0 0 0 0 0 0 0 IDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 FACTORS 1.00 1.00 1.00 1.00 1.00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 DELAYFACTORS 1.00 1.00 1.00 1. 00 1.00 1. 00 1.00 1. 00 1. 00 1.00 1. 00 1. 00 NSTOPFACTORS 1.00 1.00 1.00 1. 00 1. 00 1. 00 1.00 1. 00 1. 00 1. 00 1. 00 1. 00 ,� SATURATIONFLOWS 1572 3539 0 0 5085 1574 0 0 0 0 0 0 j Phasing Parameters SEQUENCES 11 ALL PERMISSIVES NO NO NO NO LEADLAGS NONE NONE OVERLAPS YES YES YES YES OFFSET 0. 00 1 CYCLES 120 120 30 PEDTIME 0.0 0 , GREENTIMES 50 . 24 61.76 a YELLOWTIMES 4 .00 4 . 00 CRITICALS 2 6 EXCESS 0 Williams Avenue Condominiums 07/09/02 Williams Ave. S/S. 2nd Street 09 :28:40 Existing (Wil3rdEX) SIGNAL2000/TEAPAC[Ver 1.00.02] - Capacity Analysis Summary Intersection Averages: Degree of Saturation (v/c) 0.24 Vehicle Delay 17 .8 Level of Service B Sq 11 I Phase 1 I Phase 2 + * + * / \ <+ * <++++ **** v North G/C=0 .428 G/C=0 . 505 G= 51.4" G= 60. 6" Y+R= 4 . 0" Y+R= 4 . 0" OFF= 0 . 0% OFF=46 .2% C=120 sec G=112 . 0 sec = 93 .3% Y= 8 . 0 sec = 6 .7% Ped= 0. 0 sec = 0.0% Lane Width/ g/C Service Rate Adj I Delay HCM L Queue Group Lanes Reqd Used @C (vph) @E Volume v/c S Model 1 N Approach 20 .6 C+ 20 . 6 TH 24/2 10. 256 0.428 1272 1515 I 174 10. 115 I 20 .7 I *C+ I 86 ftI E Approach 17 . 1 B ii TH 36/3 0.291 0.505 2400 2569 672 0.262 17 . 0 B 219 ft I LT 112/1 0.302 0.505 I 681 I 795 I 231 I0.291 I 17 .4 I *B 1206 ft, Williams Avenue Condominiums 07/09/02 Williams Ave. S/S . 2nd Street 09 :28 : 50 Existing (Wil3rdEX) SIGNAL2000/TEAPAC [Ver 1. 00 . 021 - Summary of Parameter Values Intersection Parameters METROAREA NONCBD SIMULATION PERIOD 15 LEVELOFSERVICE C S NODELOCATION 0 0 QUEUEMODELS 1 90 25 40 Approach Parameters APPLABELS N E S W GRADES 0 . 0 0. 0 0 . 0 0 . 0 PEDLEVELS 10 10 10 10 BIKEVOLUMES 0 0 0 0 PARKINGSIDES NONE NONE NONE NONE PARKVOLUMES 20 20 20 20 BUSVOLUMES 0 0 0 0 RIGHTTURNONREDS 0 0 0 0 UPSTREAMVC 0 . 00 0 . 00 0 . 00 0 . 00 Movement Parameters MOVLABELS RT TH LT RT TIi LT RT TH LT RT TH LT VOLUMES 65 165 0 0 638 219 0 0 0 0 0 0 WIDTHS 12 . 0 24 . 0 0 . 0 0 . 0 36 . 0 12 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 LANES 1 2 0 0 -3 1 0 0 0 0 0 0 GROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM UTILIZATIONS 0 . 00 0 .00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 0 . 00 TRUCKPERCENTS 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 PEAKHOURFACTORS 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 0 . 95 ARRIVALTYPES 3 3 3 3 3 3 3 3 3 3 3 3 ACTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES REQCLEARANCES 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 MINIMUMS 5 . 0 5 . 0 5 . 0 5. 0 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 5 . 0 5. 0 5 . 0 STARTUPLOST 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 ENDGAIN 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 2 . 0 STORAGE 0 0 0 0 0 0 0 0 0 0 0 0 INITIALQUEUE 0 0 0 0 0 0 0 0 0 0 0 0 IDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 FACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 DELAYFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NSTOPFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 SATURATIONFLOWS 1572 3539 0 0 5085 1574 0 0 0 0 0 0 Phasing Parameters SEQUENCES 11 ALL PERMISSIVES NO NO NO NO LEADLAGS NONE NONE OVERLAPS YES YES YES YES OFFSET 0 . 00 1 CYCLES 120 120 30 PEDTIME 0 . 0 0 GREENTIMES 51. 38 60 . 62 YELLOWTIMES 4 . 00 4 . 00 CRITICALS 2 6 EXCESS 0 8 Kenton Neighborhood Bus Routes Page 1 of 3 0 King County Home News Services Comments Search 1 ''ia A Renton ilTiIft jtOttle o, Neighborhood Bus Routes to Select a highlighted bus route for schedule information. Day(s) of the week the route runs are in parentheses. Renton Transit Center Stops (94Kb) --4 1.01 (Weekdays, Saturday, Sunday) Route Map Downtown Seattle (Tunnel), SODO, South Renton P&R, Renton Transit Center, Fairwood --› 105 (Weekdays, Saturday, Sunday) Route Map Renton Transit Center, Renton Technical College, Renton Highlands --a 1.06 (Weekdays, Saturday, Sunday) Route Map Downtown Seattle (Tunnel), SODO, Rainier Beach, Skyway, Renton Transit Center -"> 1.0.7 (Weekdays, Saturday, Sunday) Route Map Rainier Beach, Lake Ridge, Bryn Mawr, Renton Transit Center --p 110 (Weekdays) Route Map Southwest Renton, South Gate, FAA, Renton Transit Center, Renton Boeing, Paccar/Kenworth, North Renton 7 140 (Weekdays, Saturday, Sunday) Route Map Burien Transit Center, Sea-Tac Airport, McMicken Heights, Southcenter, South Renton P&R, Renton Transit Center 143 (Weekdays) Route Map Downtown Seattle, Renton, Maple Valley P&R, Black Diamond 148 (Weekdays, Saturday, Sunday) Route Map Renton Transit Center, South Renton P&R, Royal Hills, Fairwood 1.4.9 (Weekdays) Route Map Renton Transit Center, Maple Valley P&R, Black Diamond `� 153 (Weekdays) Route Map Kent Transit Center, East Valley Road, South Renton P&R, Renton 9 http://transit.metrokc.gov/bus/neighborhoods/renton.html 7/9/02 Kenton iNerguoorhooct Bus Routes Page 2 of 3 Transit Center 15.5 (Weekdays) Route Map Fairwood, Cascade Vista, Valley Medical Center, Southcenter 1.63 (Weekdays) Route Map Downtown Seattle, SbDO, Tukwila P&R, Valley Medical Center, Kent East Hill 1.67 (Weekdays) Route Map University District, SR-520 Freeway Stops, Bellevue Transit Center, Wilburton P&R, Coal Creek Pkwy Freeway Station, Newport Hills P&R, Kennydale, Renton Boeing, South Renton P&R,Kent Transit Center, Auburn P&R 7 169 (Weekdays, Saturday, Sunday) Route Map Renton Transit Center, South Renton P&R, Valley Medical Center, Kent East Hill, Kent Transit Center 240 (Weekdays, Saturday, Sunday) Route Map Clyde Hill, Bellevue Transit Center, Factoria, Newcastle, Renton Highlands, Renton Boeing, Renton Transit Center, South Renton P&R 247 (Weekdays) Route Map Redmond, Overlake, Overlake Transit Center, Overlake P&R, Eastgate P&R, Factoria, Newport Hills P&R, Kennydale Freeway Station, Renton Boeing, Renton, South Renton P&R, Kent, Kent Boeing 280 (Weekdays) Route Map Night Owl Service, S Renton P&R, Tukwila, 1-5, Downtown Seattle, SR-520, Bellevue Transit Center, Coal Creek Pkwy Freeway Station, Kennydale, Renton 7 342 (Weekdays) Route Map Shoreline P&R, Aurora Village Transit Center, Lake Forest Park, Kenmore, Bothell P&R, 1-405 & NE 160th St. Freeway Station, Kingsgate Freeway Station, Houghton Freeway Station, Bellevue Transit Center, South Bellevue P&R, Coal Creek Pkwy Freeway Station, Newport Hills, Kennydale, Renton Boeing, Renton Transit Center 560 [external link] - Sound Transit (Weekdays, Saturday, Sunday) Bellevue Transit Center, South Bellevue P&R, Newport Hills P&R, 10 http://transit.metrokc.gov/bus/neighborhoods/renton.html 7/9/02 Kenton ivetguuotnoou taus Routes Page 3 of .3 Kennydale, Renton Boeing, Renton Transit Center, Sea-Tac Airport 7 565 [external link] - Sound Transit (Weekdays) Federal Way Transit Center, Auburn Transfer Point, Kent Transit Center, Renton Transit Center, Boeing Renton, Bellevue Transit Center 908 (Weekdays, Saturday) Route Map Renton DART Service. Maplewood, Renton Highlands, Renton Technical College, Renton Transit Center 909 (Weekdays, Saturday) Route Map Renton DART Service. Kennydale, Renton Highlands, Renton Transit Center Metro Online Home Page I Main Bus Page I Area Names-Text I Area Map-Graphic King County I News I Services I Comments I Search Links to external sites do not constitute endorsements by King County. By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. III �f{{ I I http://transit.rnetrokc.gov/bus/neighborhoods/renton.html 7/9/02 City of Renton Corridor Report 6/28/02 • leport Period: 6/1/00 to 5/31/02 rridor: WILLIAMS AVE S between SECOND ST. S and CEDAR RIVER(Waterway) : mment: Requested by Chris Valdez, TP&E, 6/25/02 Re: Williams Ave. S. Condominiums F`"ILLIAMS AVE S at SECOND ST. S E-- I; '....ar: 2000 Date Time Of Case Direction Num Num Hit& Total Collision Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Vehicles Mon-7/31/00 8:42:00 PM 00-688 Right Angle S->N E->W 1 2 Mon-9/11/00 4:58:00 PM 00-823 Right Angle N->S E->W 1 4 Sat-I 1/11/00 8:12:00 AM 00-1018 Right Angle E->W N->S 4 2 Fri-12/15/00 11:05:00 AM 00-1135 Right Angle E->W N->S P 2 Yearly Totals: Number of Collisio 4 Totals: 0 6 1 0 10 ar: 2001 Date Time Of Case Direction Num Num Hit& Total Collision Collision Number Type of Collision Veh I Veh 2 Fat Inj PDO Run Vehicles r Sat-1/20/01 4:51:00 PM 01-0058 Right Angle N->S E->W P 2 Sun-3/18/01 9:33:00 PM 01-02381 Rear End E->W E->W P H 2 Thu-5/17/01 1:35:00 PM 01-446 Right Angle E->W N->S 1 2 Sat-6/2/01 10:45:00 AM 01-492C Right Angle E->W N->S P 2 Wed-10/24/01 12:00:00 AM 01-935I Right Angle E->W N->S P 2 Thu-11/8/01 7:00:00 PM 01-982C Sideswipe N->W E->W P 2 Sun-12/23/01 12:53:00 PM 01-1136 Right Angle E->W N->S 1 2 Yearly Totals: Number of Collisio 7 Totals: 0 2 5 1 14 :ar: 2002 Date Time Of Case Direction Num Num Hit& Total Collision Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Vehicles Wed-l/23/02 12:47:00 PM 02-0062 Right Angle E->W N->S P 2 Tue-4/2/02 2:05:00 PM 02-263 Right Angle E->W N->S P 4 Wed-5/8/02 1:36:00 PM 02-369 Right Angle E->W N->S 2 2 early Totals: Number of Collisio 3 Totals: 0 2 2 0 8 Link Totals: Number of Collision 14 Totals: 0 10 8 1 32 j`. ILLIAIVIS AVE S. 200 ft. N of SECOND ST. S 4.—. I I ear: 2002 ' 1 y Date Time Of Case Direction Num Num Hit& Total Collision Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Vehicles 1 Wed-1/9/02 3:25:00 PM 02-0023C Sideswipe N->S N->S P 2 i r _early Totals: Number of Collisio 1 Totals: 0 0 1 0 2 IZ Page 1 .. ..uuL II • 1I,.I„ I I uul I It 1l1`.11 Iu. I.1l\11L InU LuuuJI IIUU I ODU I .UUL/UUJ f IJL CITY OF RENTON, WASHINGTON ORDINANCE NO. 4 913 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ADDYNG A NEW SECTION, 4-1-210, "WAIVED FEES," TO CHAPTER 1, ADMINISTRATION AND ENFORCEMENT, OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, 'WASHINGTON," ALLOWING CERTAIN DEVVELOPMENT AND MITIGATION FEES TO BE WAIVED, TTHE CITY COUNC.II, OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. A new Section, 4-1-210, "Waived Fees," of Chapter 1, Administration and Enforcement, of Title IV(Development Regulations) of Ordinance No. 4260 • eutitled "Code of General Ordinances of the City of Renton, Washington" is hereby added to read as follows: WAIVED FEES: To encourage owner-occupied housing in the CD and RM-U zones, certain development and mitigation fees for `Tor Sale" housing may be waived_ Fees which may be waived include building permit fees, utility system development charges, Public Works plan review and inspection fees, and impact fees. Waived mitigation fees will be replenished, at the Coundl's discretion, from tax revenues from the projects. These fee waivers are effective for building permits issued after August 13, 2001, and will sunset on October V', 2004, unless extended by City Council action. SECTION II. This ordinance shall be effective upon its passage, approval, and 30 days after publication 13 1 LVVtlJI IIOU I-t1OU I .uuJ/uuJ r-IOL ORDINANCE NO. 9 913 PASSED BY THE CITY COUNCIL.this. 27th day of August , 2001. 3,11.1itf";,) Marilyn wtif , City Clerk APPROVED BY THE MAYOR this 27th day of August , 200i. Je. anner,Mayor Approved as to form: .C.eato-"44.A..e.P . - Lawrence J. Warren, City Attorney Date of Publication_ 0 8./31/2 0 01 ORD.929:8/27/01:ma • • • • 2 4 CITY 1_ F RENTON Planning/Building/PublicWorks Department Kathy Keolker-Wheeler, Mayor Gregg Zimmerman P.E.,Administrator August 17, 2004 TSA Architects, PLLC Attn: Mr. Kent Smunty 50 - 116th Ave. SE, Suite 201 Bellevue, WA 98004 RE: Chateau de Ville Condominiums, 110 Williams Ave. S. File No. LUA 02-083, SA-A, ECF Dear Kent: This office has reviewed your request to extend the time limit on the Administrative Site Plan approval for the subject project. We will grant a one-time, two-year extension from the date of expiration of August 21, 2004 for the approved subject project. The projects new expiration date is August 21, 2006. If you have further questions, please contact Susan Fiala at (425) 430-7382. Sincerely, \I� coal r Neil Watts, Director Development Services cc: Project File Susan Fiala 1055 South Grady Way-Renton,Washington 98055 RENTON ®This paper contains 50%recycled material,30%post consumer AHEAD Of THE CURVE DEVELOPMENT SERVICES T S A CITYOF RPNTON architects, p.l.l.c. AUG 18 2004 RECEIVED August 17,2004 Development Services Division Attn.: Neil Watts 1055 South Grady Way Renton,WA 98055 Re: Chateau de Ville Condominiums; 110 Williams Avenue South 50 110 Avenue S.E. City of Renton File Number: LUA-02-083, SA-A, ECF Suite 201 Bellevue,WA 98004 Dear Mr.Watts: T 425.401.6828 F 425.401.0630 According to our records the City of Renton issued a decision on our Site Plan Approval application for this project on August 20, 2002. We understand that the Site Plan Approval expires two years after issuance which for this project would be August 20,2004. Significant progress has been made on the building permit drawings for this project since our Site Plan Approval application but the project applicant, First Pacific Development, Ltd., has been unable to move this project forward to date due to the current insurance crisis. The cost of insurance however is now expected to come down over the next six months. The project is not feasible right now based on current insurance rates but the applicant still believes in the downtown Renton market and would like to proceed once the insurance issues can be worked out. If' Based on our client's desire to move this project forward we request that the City of Renton grant a two year extension to the Site Plan Approval. Sincerely, TSA Archi ects,pllc Kent Smunty,Manager 200202_corresp_consult_juris_SitePlanApprovalExtention.doc f CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: 10-25-02 TO: City Clerk's Office FROM: Andree SUBJECT: Land Use File Close-Out Please complete the following information to facilitate project close-out and indexing by the City Clerk's Office. /////i i i i i i i i i i 0„. wi i i i i i i/s/ 'r/i'ii//S/ '.S/,iii'iir'rru/S/SS/ hill'v v vrsirrnrriiiuuuu'iiriii..cp Project Name: Chateau de Ville LUA(File) Number: LUA-02-083, FP III 0 eCross References: AKA's: Chateau de Ville Condominiums 4il ei Project Manager: Susan Fiala Acceptance Date: 07/12/02 r , r i Applicant: First Pacific Development Owner: MKD Development Contact: John Sugden PID#: 723150-1950-03 0 o i ERC A proval enial (circle one) & Date: 8/13/02 ERC Appeal Date: Public Hearing Date: N/A Appeal Period Ends: 0 Date Appealed to HE & By Whom: 0 i i HE Decision & Date: 0 g Date Appealed to Council & By Whom: a i Council Decision & Date: N/A Mylar Recording #: 0 eProject Description: The applicant is proposing to develop a four story, 50 unit, condominium i building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 o i square feet total)surround the perimeter of the site. A total of 75 parking stalls would be 0 provided in the basement level of the structure with ramp access directly off of Williams Avenue 0 South. The south portion of the site is currently developed with a single family residence, which is i proposed to be demolished as part of the project. The subject property is located within the 0 r, Residential Multi-family- Urban (RM-U)zoning designation, as well as the Urban Center Design 0 Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and 0 i approximately 24,000 square feet in area. i 0 Location: 102 Williams Ave. S. 0 l f r i Comments: 0 i m, i i; Giii////////////////////7/7/////////7/////////////////////////S/S/S/ii///S//// ///// ////i'a 11 Setup NOTE TO FILE: A NEW GEOTECHNICAL REPORT WAS SUBMITTED AFTER ERC REVIEW. THE NEW REPORT WAS PREPARED BY GEOTECH CONSULTANTS. IT APPEARS FROM A COMPARISON REVIEW OF THE ORIGINALLY SUBMITTED REPORT AND THE NEW REPORT THERE ARE ONLY BUILDING ISSUES RELATED TO FOUNDATIONS, SHORING. NO NEW INFORMATION ON EROSION WAS PRESENTED IN THE REPORT. THEREFORE, IT HAS BEEN DETERMINED APPRIN% ATE THAT THE NEW REPORT BY GEOTECH CONSULTANTS SHOULD BE THE REPORT UTILIZED IN REVIEW OF THE PROJECT. MITIGATION MEASURE NUMBER ONE REFERRED TO ASSOCIATED CONSULTANT REPORT, SHOULD NOW BE GEOTECH CONSULTANTS (REPORT OF 2002). Amends ORD 4963, 4971 1- (AA - OZ- (ig3 CITY OF RENTON, WASHINGTON ORDINANCE NO. 4 9 85 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTERS 4-2 AND 4-9 OF TITLE IV (DEVELOPMENT • REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" TO IMPLEMENT A DENSITY BONUS PROGRAM FOR PROPERTIES IN THE RM-U ZONE NORTH OF SOUTH SECOND STREET IN DOWNTOWN RENTON. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. Section 4-2-110.F of Chapter 2, "Land Use Districts,"of Title IV (Development Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington"is hereby amended, by adding a new note#24 to the"U" suffix of the RM zone column of the Maximum Housing Density row,to read as shown in Attachment SECTION II. Section 4-2-110.H of Chapter 2, "Land Use Districts,"of Title IV (Development Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington" is hereby amended by adding a new note#24, which reads as follows: 24. Density bonus may allow up to 100 dwelling units per acre within the RM-U zone located within the Urban Center Design Overlay and north of South 2nd Street pursuant to requirements in the RMC 4-9-065. SECTION III. Sections 4-9-065.A, B, and C of Chapter 9, "Permits - Specific," of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"are hereby amended to read as follows: 1 ORDINANCE NO. 4 9 8 5 4-9-065 DENSITY BONUS REVIEW: A. PURPOSE: The purpose of the Density Bonus Review is to provide a procedure to review requests for density bonuses authorized in RMC Chapter 4-2. Density Bonuses are offered to meet the intent of the Comprehensive Plan policies, including but not limited to Land Use and Housing Element policies and the purpose and intent of the Zoning Districts. B. APPLICABILITY: 1. The Density Bonus Review procedure and review criteria are applicable to applicants who request bonuses in the Zones which specifically authorize density bonuses in RMC Chapter 4-2. This Subsection of Chapter 4-9 contains Density Bonus Procedures and Review Criteria for the R-14, RM-U, COR-1, and COR-2 zones. C. REVIEW PROCESS: 1. Concurrent Review: Density Bonus Review shall occur concurrently with any other required land use permit that establishes the permitted density and use of a site, including subdivisions, site plan review, and conditional use permits. When the development proposal does not otherwise require a subdivision, site plan review, or conditional use permit to establish the permitted density of a site, but includes a Density Bonus request, the development proposal shall be reviewed under Administrative Site Plan Review requirements. 2. Reviewing Official: The Reviewing Official for the required land use permit as described in subsection C.1, Concurrent Review, shall also determine compliance with the Density Bonus Process. • ORDINANCE NO. 4 985 3. Submittal Requirements and Fees: An applicant shall submit applications and fees in accordance with the requirements for the primary development application per RMC 4-1 and 4-8. • SECTION IV. Section 4-9-065.D of Chapter 9, "Permits - Specific," of Title IV (Development Regulations) of Ordinance No. 4260 entitled"Code of General Ordinances of the City of Renton, Washington"is hereby amended to read as shown on Attachment "B." SECTION V. This Ordinance shall be effective upon its passage, approval, and five days after its publication. PASSED BY THE CITY COUNCIL this 14th day of October , 2002. `6014. 1ti J. (-da L7:D-n- Bonnie I. Walton, City Clerk APPROVED BY THE MAYOR this 14th day of October , 2002. Jes anner, Mayor Approved as to form: Cuu-��c_P C�—rv��.�.• Lawrence J. Warr ,pity Attorney Date of Publication: 10/18/2002 (summary) ORD.1006:9/9/02:ma 3 ATTACHMENT A 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 _ RM DENSITY(Net Density in Dwelling Units Per Net Acre) Minimum Housing Density 4,13 For parcels over 1/2 gross acre: 7 8 units per net acre. 4,1 i For any subdivision,on, and/or units per net acre for any subdivision or development* development.4,13 Minimum density requirements shall not apply to: a) the renovation or "U" suffix10: 25 units per net acre. Minimum density requirements shall conversion of an existing structure, or b) not apply to: a)the renovation or the subdivision and/or development of a „ „ 10 T suffix : 14 units per net acre. conversion of an existing structure, or b)legal lot 1/2 gross acre or less in size as the subdivision, and/or development of of March 1, 1995. "C" suffix: 10 units per net acre. a legal lot 1/2 gross acre or less in size as of March 1, 1995. "N" suffix: 10 units per net acre. "I" suffix: 10 units per net acre. Minimum density requirements shall not apply to the renovation or conversion of an existing structure. 0 d For developments or subdivisions For developments or subdivisions: For any subdivision and/or H Maximum Housing Density 4 including Attached or Semi-Attached 14 dwelling units per net acre, except development: Dwellings: 10 dwelling units per net that density of up to 18 dwelling units n 4 per acre may be permitted subject to 10,24 acre. U„ suffix: 75 units per net acre. conditions in RMC 4-9-065, Density For developments or subdivisions 4 "T" suffix: 35 units per net acre.10 0 including only Detached Dwellings: Bonus Review. 13 units per net acre.4 "C" suffix: 20 units per net acre. "N" suffix: 15 units per net acre. "I" suffix: 20 units per net acre. 1 ATTACHMENT A 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM PLATS OR SHADOW PLATS General Uses shall be developed on a"legal lot".All Uses: NA For the purposes of this subsection, Uses may be developed on either: a) "legal lot" means: properties which are platted through the subdivision process; or b) properties • a lot created through the subdivision which are to remain unplatted. process, or • created through another mechanism For properties which are to remain which creates individual title for the unplatted, the development application residential building and any shall be accompanied by a shadow plat associated private yards. and if, applicable, phasing or land reserve plan. For purposes of this Zone, If title is created through another "lot" shall mean legal platted lot and/or mechanism other than a subdivision, equivalent shadow platted land area. 18 the development application shall be accompanied by a shadow plat and if, Covenants shall be filed as part of a O applicable, phasing or land reserve final plat in order to address the density plan. 18 and unit mix requirements of the Zone. Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the Zone. DWELLING UNIT MIX 0 General Existing development: None required. A minimum of 50% to a maximum of NA 100% of permitted units shall consist of For parcels which are a maximum detached, semi-attached or up to 3 co size of 1/2 acre as of the effective consecutively attached townhouses. Up date hereof(March 1, 1995): None to 4 townhouse units may be required. consecutively attached if provisions of RMC 4-9-065 Density Bonus Review, Full subdivisions and/or developmentare met. on parcels greater than 1/2 acre, A maximum of 50% of the permitted excluding short plats: units in a project may consist of: A minimum of 50% to a maximum of 100% of detached or semi-attached • 4 to 6 consecutively attached dwelling units. A minimum of one townhouses detached or semi-attached dwelling unit • Flats must be provided for each attached • Townhouses/Flats in one structure. 2 ATTACHMENT A 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM dwelling unit(e.g., townhouse or flat) created within a proposed development. Provided that buildings shall not exceed A maximum of 4 units may be six (6) dwelling units per structure, 4 except as provided in RMC 4-9-065, consecutively attached Density Bonus Review. NUMBER OF DWELLING UNITS PER LOT General Only 1 residential building (e.g., 1 residential structure and associated NA detached dwelling, semi-attached accessory buildings for that structure dwelling, townhouse, flat, etc.) with a shall be permitted per lot, except for maximum of 4 residential units and residential buildings legally existing at associated accessory structures for that 4 the date of adoption of this Section. building shall be permitted on a legal lot except for residential buildings legally existing at the effective date hereof. For the purposes of this subsection, "legal lot" means a lot created through the subdivision process, or through another p mechanism which creates individual title for the residential building and any associated private yards (e.g., condominium).4 LOT DIMENSIONS Minimum Lot Size for lots created after Density requirements shall take Density requirements shall take None July 11, 1993 precedence over the following minimum precedence over the following minimum 0 lot size standards. lot size standards. For parcels which exceed 1/2 acre in Residential Uses: _1 size: Detached and semi-attached Detached or semi-attached units: dwelling units: 3,000 sq. ft. per 3,000 sq. ft. dwelling unit. Up to 3 Townhouse Units Attached townhouse dwelling Consecutively Attached: units: 2,000 sq. ft. per dwelling unit. Attached exterior/end unit: 2,500 sq. ft. 2 flats: 5,000 sq. ft. per structure. Attached interior/middle unit: 2,000 sq. ft. 3 flats: 7,500 sq. ft. per structure. Greater than 3 Townhouse Units 3 ATTACHMENT A • 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM 4 flats: 10,000 sq. ft. per structure. Consecutively Attached; Flats: Townhouse/Flat Combinations; For parcels that are 1/2 acre or less Attached exterior/end townhouse unit: in size as of March 1, 1995: No 2,000 sq. ft. minimum lot size requirement when they Attached interior/middle townhouse are subsequently subdivided. Density unit or flats: 1,800 sq. ft. requirements shall apply. Commercial or Civic Uses: None. Minimum Lot Width for lots created Detached or semi-attached dwellings:Residential Uses: "T" suffix: 14 ft. after July 13, 1993 Interior lots: 30 ft. Corner lots: 40 ft. Detached or semi-attached: 30 ft. All other suffixes: 50 ft. Townhouses: 20 ft.19 Flats: 50 ft. Up to 3 Townhouse Units Consecutively Attached: Attached exterior/end townhouse unit: 25 ft. Attached interior/middle townhouse unit: 20 ft. t7 Greater than 3 Townhouse Units Z Consecutively Attached; Flats: Townhouse/Flat Combinations: Attached exterior/interior townhouse unit: 20 ft. 0 Flats: 50 ft. • Minimum Lot Depth for lots created 55 ft.19 Residential Uses: 65 ft. p after July 13, 1993 Detached or semi-attached: 50 ft. Up to 3 Townhouse Units Consecutively Attached: Attached exterior/interior townhouse unit: 45 ft. Greater than 3 Townhouse Units Consecutively Attached; Flats: Townhouse/Flat Combinations: Attached exterior/interior townhouse unit: 40 ft. Flats: 35 ft. 4 r► l ATTACHMENT A 4-2-110 F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM 8 SETBACKS Along streets existing as of March 1, Residential Uses: Minimum Front Yard "U" suffix: 5 ft.1'2 1995: 20 ft.9,20 Detached and semi-attached units "T" suffix: 5 ft. Along streets created after March 1, with parking a2c0ess provided from 1995:10 ft. for the primary structure and the front: 18 ft. "C" suffix: 20 ft. 20 ft. for attached garages which access Detached and semi-attached units "N" suffix: 20 ft. from the front yard streets)20 with parking access provided from the rear via street or alley: 10 ft., "I" suffix: 20 ft. except when the lot is adjacent14 to a property zoned RC, R-1, R-5, R-8, or R-10 setback must be 15 ft.20 0 Attached units, and their accessory structures with parking provided d from the front: 20 ft.20 Attached units and their accessory txl structures with parking provided 6 from the rear via street or alley: 10 ft., except when the lot is adjacent14 to a property zoned RC, R-1, R-5, R- co 8, or R-10 setback must be 15 ft.20 u, Commercial or Civic Uses: 10 ft. —except when abutting15 or adjacent14 to residential development then 15 ft.20 Minimum Side Yard Along a Street 10 ft. for a primary structure, and 20 ft. Residential Uses: "U" and "T" suffixes and on all for attached garages which access from previously existing platted lots which the side yard street.20 10 ft. for a primary structure, and 18 ft. are 50 ft. or less in width: 10 ft. for attached garages which access from the side yard street.20 All other suffixes with lots over 50 ft. in width: 20 ft. 5 ATTACHMENT A 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM Minimum Side Yard Detached dwellings: 5 ft.3'20 Residential Uses: "T" suffix: Attached Units: A minimum of 3 ft. for the unattached Detached and semi-attached side(s) of the structure. 0 ft. for the Semi-Attached and Attached Units: 5 20 attached side(s). ft.for the unattached side(s)of the primary structures: 5 ft. structure. 0 ft. for the attached Standard Minimum Setbacks for all side(s).20 Attached townhouses,flats over 3 units and their accessory other suffixes: Minimum setbacks for Abutting RC, R-1, R-5 or R-815: 25 ft. structures: 5 ft. on both sides. 10 ft. side yards: interior side yard setback for all when the lot is adjacent14 to a lower Lot width: less than or equal to 50 ft.— structures containing 3 or more attached intensity residentially zoned Yard setback: 5 ft. dwelling units on a lot.20 property.20 Lot width: 50.1 to 60 ft. —Yard setback: 6 ft. Attached accessory structures: None required.20 Lot width: 60.1 to 70 ft. —Yard setback: 7 ft. Commercial or Civic Uses: 0 Lot width: 70.1 to 80 ft. —Yard setback: None—except when abutting15 or 8 ft. d adjacent14 to residential development— Lot width: 80.1 to 90 ft. —Yard setback: 15 ft.20 9 ft. Lot width 90.1 to 100 ft. —Yard setback 10ft. 0 Lot width 100.1 to 110 ft.—Yard setback 11 ft. 7J Lot width: 110.1+ft. —Yard setback: 1; r ft. Additional Setbacks for Structures Greater than 2 Stories: The entire structure shall be set back an additional 1 ft. for each story in excess of 2 up to a maximum cumulative setback of 20 ft. Special side yard setback for lots abutting single family residential zones RC, R-1, R-5, R-8, and R-10: 15 25 ft. along the abutting side(s) of the 6 ATTACHMENT A 4-2-110 F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM property. Minimum Rear Yard Unit with Attached Street Access Residential Uses: "U" 1,1 Garage: 15 ft. However, if the lot abuts 15 ft.20 suffix: 5 fR unless lot zone,abutsh a RC, R-1, R-5, R-8, or R-10 then a lot zoned RC, R-1, R-5, or R-8, a 25 ft. 25 ft. setback shall be required of all attached Commercial or Civic Uses: dwelling units.20 None—except when abutting15 or "T" suffix: 5 ft. adjacent14 to residential development Unit with Attached Alley Access then 15 ft 20 "C" suffix: 15 ft. Garage: 3 ft. provided that the garage must be set back a sufficient distance to "N" suffix: 15 ft. provide a minimum of 24 ft. of back-out room, counting alley surface. If there is "I" suffix: 15 ft.22 occupiable space above an attached garage with alley access, the minimum setback for the occupiable space shall be the same as the minimum setback for the unit with attached alley access garage. 20 0 t7 H Clear Vision Area In no case shall a structure over 42" in In no case shall a structure over 42" in In no case shall a structure over 42" in height intrude into the 20' clear vision height intrude into the 20'clear vision height intrude into the 20' clear vision area defined in RMC 4-11-030. area defined in RMC 4-11-030. area defined in RMC 4-11-030. tri 10 ft. landscaped setback from the 10 ft. landscaped setback from the 10 ft. landscaped setback from the Minimum Freeway Frontage Setback street property line, street property line, street property line, 0 BUILDING STANDARDS Maximum Number of Stories and 2 stories and 30 ft. in height. Residential Uses: "U" suffix: 50 ft./5 stories. °o° Maximum Building Height, except for 2 stories and 30 ft. See RMC 4-9-065, "T" suffix: 35 ft./3 stories Public uses having a"Public Suffix" (P) Density Bonus Review. designation.7'21 "C" suffix: 35 ft./3 stories.5 Commercial Uses: 5 1 story and 20 ft. "N" suffix: 30 ft./2 stories. 5,6 "I" suffix: 35 ft./3 stories. Civic Uses: 2 stories. 7 ATTACHMENT A 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM Maximum Height for Wireless See RMC 4-4-140G. See RMC 4-4-140G. See RMC 4-4-140G. Communication Facilities Building Location NA Residential Uses: NA Dwellings shall be arranged in a manner which creates a neighborhood environment. Residential units and any associated commercial development within an overall development shall be connected through organization of roads, blocks, yards, central places, pedestrian linkage and amenity features. Front facades of structures shall address the public street, private street or court by providing: 0 —a landscaped pedestrian connection; and, —an entry feature facing the front yard. Building Design NA Residential Uses: "U" suffix: Architectural design shall Modulation of vertical and horizontal 0 incorporate: facades is required at a minimum of 2 ft. • a)Variation in vertical and horizontal at an interval of a minimum offset of 40 modulation of structural facades and ft. on each building face. 1° roof lines among individual attached " „ dwelling units (e.g., angular design, U and T suffixes: modulation, multiple roof planes), and See RMC 4-3-100 for Urban Center b) Private entry features which are Design Overlay Regulations. designed to provide individual ground floor connection to the outside for detached, semi-attached, and townhouse units. Commercial or Civic Uses: Structures shall be: a) Designed to serve as a focal point for the residential community; and, 8 ATTACHMENT A 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM b) Compatible with architectural character and site features of surrounding residential development and characteristics; and, c) Designed to include a common motif or theme; and, d) Pedestrian oriented through such measures as: pedestrian walkways, pedestrian amenities and improvements which support a variety of modes of transportation (e.g., bicycle racks). Project Size Limitations NA Civic Uses: NA The maximum lot area dedicated for civic uses shall be limited to 10% of the net developable area of a property. Building size shall be limited to 3,000 sq. ft. of gross floor area, except that bytri Hearing Examiner Conditional Use Permit civic uses may be allowed to be p a maximum of 5,000 sq. ft. for all uses.4 Commercial Uses: The maximum area dedicated for all commercial uses shall be limited to 10% of the net developable portion of a property. Building size shall be limited to 3,000 sq. ft. of gross floor area.4 Maximum Building Length N/A Up to 3 Consecutively Attached N/A Townhouses: Building length shall not exceed eighty five feet (85'), unless otherwise granted per RMC 4-9-065, Density Bonus Review. 9 ATTACHMENT A 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM Over 3 Consecutively Attached Townhouses; Flats; Townhouses/Flats in One Structure: Shall not exceed one hundred fifteen feet(115') in length, unless otherwise granted per RMC 4-9-065, Density Bonus Review Maximum Building Coverage Detached or semi-attached units: 70% 50%. "U" suffix: 75%. Flats or townhouses: 50%. "T" suffix: 75%. "C" suffix: 45%. "N" suffix: 45%. "I" suffix: 35%—a maximum coverage of 45% may be obtained through the Hearing Examiner Site Plan Review process. Maximum Impervious Surface Area Detached or semi-attached units: 75%. NA "U" and "T" suffixes:°85% p Flats or townhouses: 60%. All other suffixes: 75/°. LANDSCAPING General Setback areas shall be landscaped, Residential Uses: Setback areas shall be landscaped, zy excluding driveways and walkways The entire front setback, excluding unless otherwise determined through Z except for detached, semi-attached, or 2driveways and an entry walkway, shall the site plan review process.23 attached residential units. be landscaped. For RM-U, the landscape requirement 0 Commercial or Civic Uses: does not apply in the Downtown Core Lots abutting public streets shall be (see RMC 4-2-080.C), or if setbacks are t improved with a minimum 10 ft. wide reduced.1 '0 landscaping strip.16 Lots abutting 15residential property(ies) If abutting15 a lot, zoned RC, R-1, R-5, zoned RC, R-1, R-5, R-8, R-10 or R-14 R-8, or R-10, then a 15 ft. landscape shall be improved along the common strip shall be required along the abutting boundary with a minimum 15 ft. wide portions of the lot.17 landscaped setback and a sight- obscuring solid barrier wall.1 SCREENING Surface Mounted or Roof Top See RMC 4-4-095. See RMC 4-4-095. See RMC 4-4-095. Equipment, or Outdoor Storage 10 ATTACHMENT A 4-2-110 F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM Recyclables and Refuse See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. DUMPSTER/RECYCLING COLLECTION AREA Minimum Size and Location See RMC 4-4-090. See RMC 4-4-090. See RMC 4-4-090. Requirements PARKING AND LOADING See RMC 4-4-080. See RMC 4-4-080. All suffixes: See RMC 4-4-080. General Commercial/Civic: Parking areas abutting residential development shall be screened with a solid barrier fence and/or landscaping. Required Location for Parking See RMC 4-4-080. NA "C" suffixes: Either underground For any unit, required parking shall be parking or parking structures shall be provided in the rear yard area when provided, unless through the site plan O alley access is available. For flats, when review process it is determined that due alley access is not available, parking to environmental or physical site should be located in the rear yard, side constraints surface or under building yard or underground, unless it is parking (ground level of a residential determined through the modification structure)should be allowed. process for site plan exempt proposals or the site plan review process for non- "U" and "T" suffixes: o exempt proposals, that parking may be For lots abutting an alley: all parking ' allowed in the front yard or that under shall be provided in the rear portion of building parking (ground level of a the yard, and access shall be taken residential structure) should be from the alley. permitted. For lots not abutting an alley; no portion of covered or uncovered parking shall be located between the primary structure and the front property line. Parking structures shall be recessed from the front facade of the primary structure a minimum of 2 ft. "N" and "I" suffixes: Surface parking is permitted in the side and rear yard areas only. 11 ATTACHMENT A 4-2-110F DEVELOPMENT STANDARDS FOR MULTIFAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) R-10 R-14 RM SIGNS General See RMC 4-4-100. See RMC 4-4-100. See RMC 4-4-100. CRITICAL AREAS General See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. See RMC 4-3-050 and 4-3-090. SPECIAL DESIGN STANDARDS General Street Patterns: Nonmeandering street NA Properties abutting15 a less intense patterns and the provision of alleys residential zone may be required to (confined to side yard or rear yard incorporate special design standards frontages) shall be the predominant (e.g., additional landscaping, larger street pattern in any subdivision setbacks, facade articulation, solar permitted within this Zone; provided, access, fencing) through the site plan that this does not cause the need for review process. lots with front and rear street frontages Properties abutting15 a designated or dead-end streets. Cul-de-sacs shall "focal center" or"gateway", as defined in be allowed when required to provide the City's Comprehensive Plan, may be public access to lots where a through required provide special design features O street cannot be provided or where similar to those listed above through the ;d topography or sensitive areas site plan review process. necessitate them. EXCEPTIONS Pre-Existing Legal Lots Nothing herein shall be determined to Nothing herein shall be determined to Nothing herein shall be determined to m prohibit the construction of a single prohibit the construction of a single- prohibit the construction of attached family dwelling and its accessory family dwelling and its accessory dwellings having no more than two units buildings or the existence of a single buildings on a pre-existing legal lot in the structure, and its accessory family dwelling or two attached provided that all setback, lot coverage, buildings on a pre-existing legal lot dwellings, existing as of March 1, 1995, height limits, infrastructure, and parking provided that all setback, lot coverage, °O on a pre-existing legal lot provided that requirements for this Zone can be height limits, infrastructure, and parkin, all setback, lot coverage, height limits, satisfied, and provisions of RMC 4-3- requirements for this Zone can be infrastructure, and parking requirements 050, Critical Areas, and other provisions satisfied, and provisions of RMC 4-3- for this Zone can be satisfied, and of the Renton Municipal Code can be 050, Critical Areas, and other provisions provisions of RMC 4-3-050, Critical met. of the Renton Municipal Code can be Areas, and other provisions of the met. Renton Municipal Code can be met. 12 ORDINANCE ND. 4985 ATTACHMENT B 4-9-065 DENSITY BONUS REVIEW: D. BONUS ALLOWANCES AND REVIEW CRITERIA: The following table lists the conditions under which additional density or alternative bulk standards may be achieved. 1 R-14 ZONE RM-U ZONE COR 1 COR 2 Density and Unit The bonus provisions are The bonus provisions are NA NA Size Bonus - intended to allow greater intended to allow greater Purpose flexibility in the implementation densities within the portion of the of the purpose of the R-14 RM-U zone located within the designation. Bonus criteria Urban Center Design Overlay and encourage provision of north of South 2"d Street for those aggregated open space and rear development proposals that access parking in an effort to provide high quality design and stimulate provision of higher amenities. amenity neighborhoods and project designs which address methods of reducing the size and bulk of structures. Applicants wishing such bonuses must demonstrate that the same or better results will occur as a result of creative p design solutions that would occur with uses developed under standard criteria. CC ci rll 0 Li 2 R-14 ZONE RM-U ZONE COR 1 COR 2 Maximum 1-4 additional dwelling units per Up to 25 dwelling units per net Up to 5 additional dwelling units Up to 2 dwelling units per Additional Units net acre. Densities of greater acre. Densities of greater than per acre may be allowed; acre for compliance with Per Acre: than 18 units per net acre are 100 dwelling units per net acre provided there is a balance of each provision listed prohibited. are prohibited. height, bulk and density below may be allowed; established through a floor area provided there is a ratio system and/or a master plan balance of height, bulk to be decided at the time of site and density established plan review. addressing the following public benefits: (i) Provision of contin pedestrian access w the shoreline consistent with requirements of the Shoreline Management Act and fitting a circulation pattern within the site, C (ii) Provision of an C additional 25' setback from the shoreline beyond that required by the Shoreline ti Management Act, (iii) Establishment of view corridors from uF boundaries of the o td ° to the shoreline, 3 R-14 ZONE RM-U ZONE COR 1 COR 2 Maximum (iv) Water Related Uses. Additional Units If the applicant wishes Per Acre: to reach these bonus (continued) objectives in a different system, a system of floor area ratios may be established for the property to be determined at the time of site plan review as approved by Coun Maximum Dwelling units permitted per NA NA NA Allowable Bonus structure may be increased as Dwelling Unit follows: Mix/Arrangemen (i) Dwellings Limited to 3 t' Attached: A maximum of 4 units per structure, with a maximum structure length of 100'. n tll (ii) Dwellings Limited to 6 zo Attached: A maximum of 8 units per structure with 1, a maximum structural 10 cc height of 35', or 3 stories Ln and a maximum structural length of 115'. 4 R-14 ZONE RM-U ZONE COR 1 COR 2 Bonus Criteria: Bonuses may be achieved Development projects within the NA NA independently or in combination. applicable area that meet both To qualify for one or both the "Minimum requirements" and bonuses the applicant shall at least one"Guideline" in each of provide either: the following four categories: (i) Alley and/or rear access • Building Siting and Design; and parking for 50% of • Parking, Access, and detached, semi Circulation; attached, or townhouse • Landscaping/Recreation/Com units, or mon Space; and • Building Architectural Design (ii) Civic uses such as a community meeting hall, applying to Area "A" of the Urban senior center, recreation Center Design Overlay District center, or other similar located in RMC 4-3-100 shall be uses as determined by permitted a maximum density of the Zoning 100 dwelling units per net acre. Administrator, or o b (iii) A minimum of 5% of the net developable area of the project in aggregated common open space. t= Common open space z areas may be used for any of the following purposes (playgrounds, picnic shelters/facilities a and equipment, village greens/square, trails, corridors or natural). Structures such as kiosks, benches, fountains and maintenance equipment storage facilities are 5 R-14 ZONE RM-U ZONE COR 1 COR 2 Bonus Criteria permitted provided that (continued): they serve and/or promote the use of the open space. To qualify as common open space an area must meet each of the following conditions: • function as a focal point for the development, • have a maximum slope of 10%, • have a minimum width of 25', except C for trails or corridors, • be located outside ' the right-of-way, • be improved for L passive and/or active recreational uses, • be improved with a landscaping in public areas, and 6 R-14 ZONE RM-U ZONE COR 1 COR 2 Bonus Criteria • be maintained by the (continued): homeowners association if the property is subdivided, or by the management organization as applied to the property if the property is not subdivided. In addition, in order to qualify for a bonus, developments shall also incorporate a minimum of 3 features described below: (i) Architectural design which incorporates enhanced building entry features (e.g., varied design materials, arbors 2 and/or trellises, cocheres, gabled roofs). (ii) Active common recreation amenities such as picnic facilities, gazebos, sports courts, recreation center, pool, u spa/jacuzzi. 7 R-14 ZONE RM-U ZONE COR 1 COR 2 Bonus Criteria (iii) Enhanced ground plane (continued): textures or colors (e.g., stamped patterned concrete, cobblestone, or brick at all building entries, courtyards, trails or sidewalks). (iv) Building or structures incorporating bonus units shall have no more than 75% of the garages on a single facade. (v) Surface parking lots containing no more than 6 parking stalls separated from other parking areas by H landscaping with a minimum width of 15'. z tr (vi) Site design incorporating a package of at least 3 amenities which enhance neighborhood character, such as « coordinated lighting (street or building), mailbox details, address and signage details, and street trees as approved by the Reviewing Official. 8 R-14 ZONE RM-U ZONE COR 1 COR 2 General NA NA Where included, affordable units Where included, Provisions must meet the provisions of affordable units must housing element of the meet the provisions of Comprehensive Plan. housing element of the Comprehensive Plan. For COR 2, if a significant public benefit above City Code requirements can be provided for a portion of the property which may be contaminated, transfer of density may Lid allowed for other portions of the site. 0 H z z 0 tJ z 0 oo 01 9 4, CITY .._V RENTON Y mil Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 9, 2002 Mr. John Sugden First Pacific Marketing, Ltd. 4850 California Ave. SW #200 Seattle, WA 98116 SUBJECT: Chateau De Ville Condominiums Project No. LUA-02-083, SA-A, ECF Dear Mr. Sugden: This letter is to inform you that the appeal period has ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated and the Administrative Site Plan Approval for the above-referenced project. No appeals were filed. This decision is final and application for the appropriately required permits may proceed. The applicant must comply with all ERC Mitigation Measures and Site Plan Conditions of Approval. If you have any questions, please feel free to contact me at (425) 430-7382. Sincerely, Susan Fiala Senior Planner cc: MKD Development Co., Inc./Owners Frank Prien/Party of Record FINAL RENTON 1055 South Grady Way-Renton,Washington 98055 ®This paper contains 50%recycled material,30%post consumer AHEAD OF THE CURVE MEMORANDUM DATE: August 21,2002 FROM: Susan Fiala, Development Services RE: LUA 02-083, Chateau de Ville Condominiums, ECF, SA-A The attached Geotechnical Report is a new report completed by a different geotech consultant that the developer for the Chateau de Ville Condominiums had prepared subsequent to their formal land use submittal. The project has been issued a DNS-M with mitigation measures by ERC. Please review the report to verify if there are any notable changes that could affect the ERC decision. Please note comments on the routing sheet. If there are changes which would affect the ERC decision, an addendum would then be prepared. However, if the report does not cause such changes, please file the report for review at the building permit review stage. Contact Susan Fiala at ext. 7382 if there are questions. Thank you. I!� 1 I 1 L& V()Z ,,`/ d E O T E C H 13256 Northeast 20th Street,Suite 16 Bellevue,Washington 98005 CONSULTANTS, INC. (425)747-5618 FAX(425)747-8561 Au gust 9, 2002 JN 02244 First Pacific Development 4850 California Avenue Southwest, #200 Seattle, Washington 98116 Attention: John Sugden via facsimile: (206) 937-1760 Subject: Transmittal Letter— Geotechnical Engineering Study Proposed Chateau de Ville Mixed-Use Building 110 Williams Avenue South Renton, Washington Dear Mr. Sugden: We are pleased to present this geotechnical engineering report for the mixed-use building to be constructed in Renton. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, and temporary shoring. This work was authorized by your acceptance of our proposal, P-5795, dated June 6, 2002. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. Respectfully submitted, oE call/ArtpCq GEOTECH CONSULTANTS, INC. RE�Oj �NG JUL. 9 ! 2002 A40 c, 2e. liS ECE/V ; Marc R. McGinnis, P.E. Principal KTH/MRM: esm /ZVI GEOTECH CONSULTANTS, INC. GEOTECHNICAL ENGINEERING STUDY Proposed Chateau de Ville Mixed-Use Building 110 Williams Avenue South Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed mixed-use building to be located at 110 Williams Avenue South in Renton. We were provided with architectural plans, which included topography and building cross sections. TSA Architects developed these plans, which are dated July 12, 2002. Based on these plans, and discussions with John Sugden of First Pacific Development, we understand that the building will consist of approximately four stories of residential space over one floor of underground garage space. Some commercial space may be provided on the main floor. The proposed finish floor of �. elevation of the garage is to be 30 feet, and the existing site grade is at approximately 40 feet. Therefore, cuts of approximately 11 feet are anticipated for construction of foundations. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the location of the site. The site is generally shaped as a rectangle and is relatively flat. The property contains an existing residence (110 Williams Avenue South) located in the center of the southern half. A small detached garage is located in the very southeastern corner of the site, with driveway access from William Avenue South to the west. The southern half of the property is surrounded on the south, east, and north sides of the site with a 3- foot-tall concrete wall. The north half of the property is currently undeveloped. i The property to the east contains a one-story, multi-family building that is situated approximately 4 feet from the common property line. The footing for this building appears to be resting within 6 inches of the existing grade and exhibits a few small, hairline cracks. The property to the north contains a small garage/shed in its southeast corner that is only a few of feet from the common property line. The property to the south contains a single-family residence with a full basement. The footings for this residence appear to be located approximately 5 feet below the existing grade and it is set back from the common property line a distance of approximately 7 feet. The structures to the north and the south also exhibit small cracks, indicating that excessive foundation settlement may have occurred in the past. SUBSURFACE The subsurface conditions were explored by drilling two test borings at the approximate locations shown on the Site Exploration Plan, Plate 2. These borings were conducted to supplement the information available from the previous three borings that had been drilled on the site in 1998 by Associated Earth Sciences (AES). Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. Our borings were drilled on July 8, 2002 using a truck-mounted, hollow-stem auger drill. Samples were taken at 5-foot intervals with a standard penetration sampler. This split-spoon sampler, which GEOTECH CONSULTANTS, INC. First Pacific Development JN 02244 August 9, 2002 Page 2 has a 2-inch outside diameter, is driven into the soil with a 140-pound hammer falling 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency. A geotechnical engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soil encountered. The Test Boring Logs are attached as Plates 3 through 5. The logs of the borings completed previously by AES are contained in Appendix A. Soil Conditions The two borings that we conducted generally encountered 5 to 7 feet of fine- to medium- grained sand and silty sand. Once the finer sands were penetrated, coarse-grained, sandy gravel and gravelly sand were encountered for the full depth of the borings. In the southern boring (Boringl), the sandy gravel/gravelly sand was loose to a depth of at least 22 feet before they became dense. The boring in the center of the western side of the property (Boring 2) encountered the dense gravel/gravelly sand at a depth of approximately 7 feet. The soils encountered at the site are generally referred to as alluvium, which means that it was deposited by moving water. Like most alluvial deposits, the soil beneath this site contains large cobbles and boulders and occasional logs. The maximum explored depth was 46.5 feet from the existing ground surface. Heaving soil conditions were encountered below a depth of approximately 25 feet in Boring 2. This indicates that the groundwater pressure is sufficient to force the clean sand and gravel up into the auger. While no boulders were encountered in the borings, it is not uncommon to encounter at least occasional boulders and large cobbles in coarse-grained soils that have been deposited by fast-moving water. The borings previously performed by AES in November of 1998 encountered soils similar to our findings. The boring in the southwest corner (EB-3) encountered approximately 40 feet of loose, alluvial soil and the boring along the eastern property line (EB-2) encountered approximately 12 feet of loose alluvium, beneath which was medium-dense to dense gravel and gravelly sand. The boring in the northwestern corner (EB-1) encountered medium- dense, alluvial sands and gravels for the full depth of the exploration. Groundwater Conditions Groundwater seepage was observed at a depth of 18 to 20 feet in our borings. Similar groundwater levels were found in the previous AES borings. Borings are typically left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. Groundwater levels encountered during drilling can be deceptive, because seepage into the boring can be blocked or slowed by the auger itself. It should be noted that groundwater levels vary seasonally with rainfall and other factors. We anticipate that groundwater could be encountered shallower during the wet winter months and shortly after heavy rainfalls. The final logs represent our interpretations of the field logs. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. GEOTECH CONSULTANTS, INC. First Pacific Development JN 02244 August 9, 2002 Page 3 If a transition in soil type occurred between samples in the borings, the depth of the transition was interpreted. The relative densities and moisture descriptions indicated on the test boring logs are interpretive descriptions based on the conditions observed during drilling. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY RELYING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test borings conducted for this study revealed alluvial gravel and gravelly sand, which is typical for the area. On the northern portion of the site, the alluvial soils generally became dense within 10 feet of the ground surface. However, the southern portion of the site contains loose sands and gravels to depths as much as 40 feet before they became medium-dense to dense. Based on these findings, and our previous experience with similar projects in the vicinity, it is our opinion that the proposed building can be supported by a combination of conventional and deep foundations. Excavation of approximately 10 to 11 feet below the existing ground surface is anticipated for the proposed parking garage. Therefore, it should be possible to use conventional footings for the portion of the building that is located north of borings B-1 and EB-2, which were conducted near the center of the site. Overexcavation necessary for conventional footings on the north portion of the structure could be backfilled with structural fill or lean concrete. However, the maximum depth of overexcavation and structural fill beneath footings should be limited to 5 feet. On the southern portion of the site, the structure should be supported on deep foundations. Considering the soil and groundwater conditions, the anticipated building loads, and the presence of nearby structures that could be affected by ground vibrations from pile driving, it appears that augercast piers would be the most suitable deep foundation system. The augercast contractor should be made aware of the heaving soil conditions encountered in our boring so that they can modify their installation techniques, grout consistency, etc. as appropriate to prevent upwelling water in the drilled piers. Also, if boulders are encountered that obstruct pier installation, it may be necessary to either excavate the obstruction, if it is shallow enough, or shift the location of the affected pier. The transition from conventional footings to deep foundations should be near the center of the site, however, the actual transition will not be fully known until the excavation occurs. Therefore, the structural plans should include details for both types of foundations. Also, where the transition occurs, the grade-beams for the deep foundations should be designed to extend beyond the last pier a minimum of 15 feet to help mitigate possible differential settlement. The proposed building will utilize one level of underground parking, thus, cuts of up to 11 feet are anticipated. Due to the proximity of the cuts to the property lines, temporary shoring will likely be necessary on all four sides of the site. It may be feasible to make partial-height temporary slope cuts above a shorter shoring wall along the western side of the site, if temporary easements can be obtained and no underground utilities are within or near the planned cuts. Considering the cut depths, soil and groundwater conditions, and the presence of adjacent structures, the most feasible shoring system appears to be soldier piles. The adjacent structures rest on loose soils, and appear to have undergone excessive settlement in the past. The shoring design must consider the GEOTECH CONSULTANTS, INC. First Pacific Development JN 02244 August 9, 2002 Page 4 potential risk of causing additional settlement in these adjacent structures. Due to the high variability of the subsurface conditions and proximity of adjacent structures, varying design parameters for the north and south halves of the site are appropriate. Again, the transition from the "better" to "worse" conditions will not be evident until shoring installation or excavation begins. As a result, it would be prudent to have additional reinforcing beams of the various sizes at the site to address conditions as they are encountered during the shoring installation. Where overexcavation is attempted for the perimeter wall footings, it will be necessary to excavate the unsuitable soils a bucket-width at a time, immediately backfilling each overexcavated section with compacted quarry spalls. Refer to the section entitled Temporary Shoring for information regarding design and construction for the proposed shoring. The proposed garage slab will bear on competent soils in the north half of the building. However, in the southern portion of the site where deep foundations will be used, the excavation will encounter loose soil. If this portion of the slab is supported on the loose soils, it may undergo noticeable settlement relative to the pier-supported foundations. If this risk is acceptable, we recommend that the slab be supported on at least 12 inches of gravelly sand or gravel structural fill. Also, to help reduce cracking when slab settlement occurs, the slab should contain a minimum reinforcement of No. 4 rebar running in both directions at 18 inches on-center. If this risk is not acceptable, the slab should be structurally supported on the piers. The native, sandy gravel can be reused as structural fill for slab areas. This soil could also be reused as structural fill beneath interior column footings. Considerations related to overexcavation and backfilling of perimeter foundations are discussed above. The near-surface silty sand encountered in the explorations will likely be very difficult to compact for structural fill due to its fine- grained nature and high silt content. Therefore, it will likely not be reuseable for structural fill. However, it may be reused in nonstructural areas such as landscape beds. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but curing process. not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. GEOTECH CONSULTANTS, INC. First Pacific Development JN 02244 August 9, 2002 Page 5 SEISMIC CONSIDERATIONS The site is located within Seismic Zone 3, as illustrated on Figure No. 16-2 of the 1997 Uniform Building Code (UBC). In accordance with Table 16-J of the 1997 UBC, the site soil profile within 100 feet of the ground surface is best represented by Soil Profile Type So (Stiff Soil). The site soils 16 along the southern portion of the site have a moderate potential for seismic liquefaction due to their loose and wet nature on the southern portion of the site. Therefore, a deep foundation system is recommended for this area. Where medium-dense to dense gravels are encountered only a low potential for liquefaction exists due to their dense and coarse characteristics. AUGERCAST CONCRETE PIERS Augercast piers are installed using continuous flight, hollow-stem auger equipment mounted on a crane. Concrete grout must be pumped continuously through the auger as it is withdrawn. This allows the piers to be installed where caving conditions or significant groundwater are anticipated. We recommend that augercast piers be installed by an experienced contractor who is familiar with the anticipated subsurface conditions. An allowable compressive capacity of 50 tons can be attained by installing a 16-inch-diameter, augercast concrete pier at least 10 feet into dense, sandy gravel. For transient loading, such as wind or seismic loads, the allowable pier capacity may be increased by one-third. We can provide design criteria for different pier diameters and embedment lengths, if greater capacities are required. The minimum center-to-center pier spacing should be three times the pier diameter. Based on our test boring information, we estimate that pier lengths of about 15 to 40 feet below the planned garage grade will be required to achieve adequate penetration into the bearing soil. We estimate that the total settlement of single piers installed as described above will be on the order of one-half inch. Most of this settlement should occur during the construction phase as the dead loads are applied. The remaining post-construction settlement would be realized as the live loads are applied. We estimate that differential settlements over any portion of the structures should be less than about one-quarter inch. We recommend reinforcing each pier its entire length. This typically consists of a rebar cage extending a portion of the pier's length, combined with a full-length center bar. Each pier can be assumed to have a point of fixity (point of maximum bending moment) at 12 feet below the top of the pier for design of the reinforcing. Passive earth pressures on the grade beams will also provide some lateral resistance. If structural fill is placed against the outside of the grade beams, the design passive earth pressure from the fill can be assumed to be equal to that pressure exerted by an equivalent fluid with a density of 300 pcf. This passive resistance is an ultimate value that does not include a safety factor. CONVENTIONAL FOUNDATIONS The northern portion of the proposed building can be supported on conventional continuous and spread footings bearing on undisturbed, medium-dense to dense, sandy gravel and gravelly sand, or on up to 5 feet of structural fill placed above this competent native soil. See the section entitled General Earthwork and Structural Fill for recommendations regarding the placement and compaction of structural fill beneath structures. Prior to placing structural fill beneath foundations, the excavation should be observed bythe geotechnical engineer to document that adequate GEOTECH CONSULTANTS, INC. First Pacific Development JN 02244 August 9, 2002 Page 6 bearing soils have been exposed. We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively. Footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. Unless lean concrete (minimum 1-1/2 sacks of cement per cubic yard) is used to fill an overexcavation beneath footings, the overexcavated hole must be at least as wide at the bottom as the sum of the depth of the overexcavation and the footing width. For example, an overexcavation extending 3 feet below the bottom of a 2-foot-wide footing must be at least 5 feet wide at the base of the excavation. If lean concrete is used, the overexcavation need only extend 6 inches beyond the edges of the footing. An allowable bearing pressure of 3,000 pounds per square foot (psf) is appropriate for footings constructed according to the above recommendations. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: PARAMETER ULTIMATE VALUE Coefficient of Friction 0.50 Passive Earth Pressure 300 pcf Where: (i)pcf is pounds per cubic foot, and(ii)passive earth pressure is computed using the equivalent fluid density. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. PERMANENT FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: GEOTECH CONSULTANTS, INC First Pacific Development JN 02244 August 9, 2002 Page 7 PARAMETER VALUE Active Earth Pressure * 35 pcf Passive Earth Pressure 300 pcf Coefficient of Friction 0.50 Soil Unit Weight 130 pcf Where: (i) pcf is pounds per cubic foot, and (ii) active and passive earth pressures are computed using the equivalent fluid pressures. * For a restrained wall that cannot deflect at least 0.002 times its height,a uniform lateral pressure equal to 10 psf times the height of the wall should be added to the above active equivalent fluid pressure. r The values given above are to be used to design permanent foundation and retaining walls only. The passive pressure given is appropriate for the depth of level structural fill placed in front of a retaining or foundation wall only. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a corner. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. A surcharge will need to be added to the design pressure for the north, east, and south garage walls to account for the adjacent structures. We can provide this surcharge pressure once the width and estimated bearing capacity of the adjacent foundations has been determined by the structural engineer. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill and Waterproofing Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of GEOTECH CONSULTANTS, INC. First Pacific Development JN 02244 August 9, 2002 Page 8 particles passing the No. 4 sieve should be between 25 and 70 percent. The native sandy gravel should be suitable for reuse as free-draining wall backfill. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The section entitled General Earthwork and Structural Fill contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. Waterproofing systems should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. SLABS-ON-GRADE The General section should be reviewed for considerations related to slabs placed on loose soils. All slabs-on-grade should be underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of coarse, free-draining structural fill with a gradation similar to that discussed in Permanent Foundation and Retaining Walls. This capillary break/drainage layer is not necessary if the native soils underlying the slab consist of the relatively clean gravel or gravelly sand. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders, such as 6-mil plastic sheeting, are typically used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where plastic sheeting is used under slabs, joints should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. GEOTECH CONSULTANTS, INC. First Pacific Developmen JN 02244 August 9, 2002 Page 9 In the recent past, ACI (Section 4.1.5) recommended that a minimum of 4 inches of well-graded compatible granular material, such as a 5/8-inch-minus crushed rock pavement base, be placed over the vapor retarder or barrier to protect them during slab construction and to act as a "blotter" for more even curing of the concrete slab. However, more current literature indicates that long- term vapor problems could result where the protection/blotter material becomes wet before the slab placement occurs. This is especially an issue in areas with wet climates, such as the Puget Sound. Therefore, if there is a potential that the protection/blotter material will become wet before the slab is installed, ACI now recommends that no protection/blotter material be used. However, they then t' recommend that the joint spacing in the slab be reduced, a low shrinkage concrete mixture be used, and "other measures" (steel reinforcing, etc.) be utilized to reduce the potential for irregular slab curing and excessive shrinkage cracking due to uneven curing. We recommend that the contractor, architect, structural engineer, and the owner discuss these issues and review recent ACI literature and ASTM E-1643 for installation guidelines and guidance on the use of the protection/blotter material. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the dense gravels at the subject site would generally be classified as Type B and the loose gravels as Type C. Therefore, temporary cut slopes greater than 4 feet in height cannot be excavated at an inclination steeper than 1:1 (Horizontal:Vertical) in the dense soil and 1.5:1 (H:V) in the loose soil, extending continuously between the top and the bottom of a cut. No unshored temporary cuts should extend below a 2:1 (H:V) zone sloping down from the foundations of adjacent structures and settlement-sensitive utilities. As discussed above, we anticipate that shoring will be needed for most or all of the excavation walls. The above-recommended temporary slope inclinations are based on what has been successful at other sites with similar soil conditions. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that loose soil can cave suddenly and without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger. TEMPORARY SHORING As discussed above, the sensitivity of adjacent buildings and utilities must be considered in the design to reduce the risk of causing settlement of these adjacent elements. Regardless of the system used, all shoring systems will deflect in toward the excavation. Therefore, there is always a risk of noticeable settlement occurring on the ground behind the shoring wall. These risks are reduced, but not entirely eliminated, by using more rigid shoring systems, such as soldier piles. The shoring design should be submitted to Geotech Consultants, Inc. for review prior to beginning site excavation. We are available and would be pleased to assist in this design effort. GEOTECH CONSULTANTS, INC. First Pacific Development JN 02244 August 9, 2002 Page 10 Soldier Pile Installation Soldier-pile walls would be constructed after making planned cut slopes, and prior to commencing the mass excavation, by setting steel H-beams in a drilled hole and grouting the space between the beam and the soil with concrete for the entire height of the drilled hole. The contractor should be prepared to case the holes or use the slurry method, as caving soil and seepage should be expected during drilling. Excessive ground loss in the drilled holes must be avoided to reduce the potential for settlement on adjacent properties. If water is present in a hole at the time the soldier pile is poured, concrete must be tremied to the bottom of the hole. As excavation proceeds downward, the space between the piles should be lagged with treated timber, and any voids behind the timbers should be filled with pea gravel, or a slurry comprised of sand and fly ash. Temporary vertical cuts will be necessary between the soldier piles for the lagging placement. The prompt and careful installation of lagging is important, particularly in loose or caving soil, to maintain the integrity of the excavation and provide safer working conditions. Additionally, care must be taken by the excavator to remove no more soil between the soldier piles than is necessary to install the lagging. Caving or overexcavation during lagging placement could result in loss of ground on neighboring properties. We recommend a maximum center-to-center pile spacing of 6 feet adjacent to existing structures. Timber lagging should be designed for an applied lateral pressure of 30 percent of the design wall pressure, if the pile spacing is less than three pile diameters. For larger pile spacings, the lagging should be designed for 50 percent of the design load. If permanent building walls are to be constructed against the shoring walls, drainage should be provided by attaching a geotextile drainage composite with a solid plastic backing, similar to Miradrain 6000, to the face of the lagging, prior to pouring the foundation wall. These drainage composites should be hydraulically connected to the foundation drainage system through weep holes placed in the foundation walls. Waterproofing would then be installed between the drainage composite and the foundation walls. Soldier-Pile Wall Design The varying soil conditions and presence of adjacent structures requires the use of different soil design criteria for the soldier piles. For preliminary design purposes, the eastern and south sides of the excavation, and the southern approximately 80 feet of the western side have been designated as Condition 1. The remainder of the excavation walls, which are designated as Condition 2, have better soil conditions and are not close to substantial structures. Temporary cantilevered or braced soldier pile shoring that is located in Condition 1, and which has a level backslope should be designed for an active soil pressure equal to that pressure exerted by an equivalent fluid with a unit weight of 35 pounds per cubic foot (pcf). However, within the limits of the adjacent buildings to the east and south, the shoring walls should be designed for an at-rest soil pressure determined from a 50 pcf equivalent fluid weight. Additionally, as discussed in the General section, a surcharge would also be needed in the design of this portion of the shoring, due to the proximity of the adjacent structures. Temporary soldier pile shoring that satisfies Condition 2 should be designed for an active soil pressure equal to that pressure exerted by an equivalent fluid with a unit weight of 35 pcf. GEOTECH CONSULTANTS, INC. First Pacific Developmen JN 02244 August 9, 2002 Page 11 Traffic surcharges can typically be accounted for by increasing the effective height of the shoring wall by 2 feet. Existing adjacent buildings will exert surcharges on the proposed shoring wall, unless the buildings are underpinned. We can provide recommendations regarding building surcharge pressures when the preliminary shoring design is completed. It is important that the shoring design provides sufficient working room to drill and install the soldier piles, without needing to make unsafe, excessively steep temporary cuts. Cut slopes should be planned to intersect the backside of the drilled holes, not the back of the lagging. Lateral movement of the soldier piles below the foundation excavation level will be resisted by an allowable passive soil pressure equal to that pressure exerted by a fluid with a density of 350 pcf for shoring that is located in Condition 2. For Condition 1, an allowable passive soil pressure of 200 pcf. This soil pressure is valid only for a level excavation in front of the soldier pile; it acts on two times the grouted pile diameter. Cut slopes made in front of shoring walls significantly decrease the passive resistance. This includes temporary cuts necessary to install internal braces or rakers. The minimum embedment below the floor of the excavation for cantilever soldier piles should be equal to the height of the "stick-up." The concrete surrounding the embedded portion of the pile must have sufficient bond and strength to transfer the vertical load from the steel section through the concrete into the soil. EXCAVATION AND SHORING MONITORING As with any shoring system, there is a potential risk of greater-than-anticipated movement of the shoring and the ground outside of the excavation. This can translate into noticeable damage of surrounding on-grade elements, such as foundations and slabs. The adjacent structures appear to have undergone noticeable settlement in the past. Therefore, we recommend making an extensive photographic and visual survey of the project vicinity, prior to demolition activities, installing shoring or commencing excavation. This documents the condition of buildings, pavements, and utilities in the immediate vicinity of the site in order to avoid, and protect the owner from, unsubstantiated damage claims by surrounding property owners. Additionally, the shoring walls and the adjacent building to the east should be monitored during construction to detect soil movements. To monitor their performance, we recommend establishing a series of survey reference points to measure any horizontal deflections of the shoring system. Control points should be established at a distance well away from the walls and slopes, and deflections from the reference points should be measured throughout construction by survey methods. At least every third soldier pile should be monitored by taking readings at the top of the pile, Additionally, benchmarks installed on the surrounding buildings should be monitored for at least vertical movement. We suggest taking the readings at least once a week, until it is established that no deflections are occurring. The initial readings for this monitoring should be taken before starting any demolition or excavation on the site. DRAINAGE CONSIDERATIONS We anticipate that the foundation walls will be constructed against the shoring walls. Where this occurs, a full-coverage drainage composite should be placed against the lagging prior to pouring the foundation wall. Weep pipes located no more than 6-feet-on-center should be connected to the GEOTECH CONSULTANTS, INC. First Pacific Development JN 02244 August 9, 2002 Page 12 drainage composite and poured into the foundation walls or the perimeter footing. A footing drain installed along the inside of the perimeter footing will be used to collect and carry the water discharged by the weep pipes to the storm system. Footing drains placed inside the building or behind backfilled walls should consist of 4-inch, perforated PVC pipe surrounded by at least 6 inches of 1-inch-minus, washed rock wrapped in a non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least as low as the bottom of the footing, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. Foundation drains should be used along the entire perimeter of the building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 6. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. If the structure includes an elevator, it may be necessary to provide special drainage or waterproofing measures for the elevator pit. If no seepage into the elevator pit is acceptable, it will be necessary to provide a footing drain and free-draining wall backfill, and the walls should be waterproofed. If the footing drain will be too low to connect to the storm drainage system, then it will likely be necessary to install a pumped sump to discharge the collected water. Alternatively, the elevator pit could be designed to be entirely waterproof; this would include designing the pit structure to resist hydrostatic uplift pressures. As a minimum, a vapor retarder, as defined in the Slabs-On-Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an outlet drain is recommended for all crawl spaces to prevent a build up of any water that may bypass the footing drains. Groundwater was observed at approximately 18 feet during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to the building should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. It is important that any existing foundation be removed before site development. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. GEOTECH CONSULTANTS, INC 'II� First Pacific Development JN 02244 August 9, 2002 Page 13 Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the +1 need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: LOCATION OF FILL MINIMUM RELATIVE PLACEMENT COMPACTION Beneath footings, slabs 95% or walkwa s Filled slopes and behind 90% retainin• walls 95% for upper 12 inches of Beneath pavements subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as determined in accordance with ASTM Test Designation D 1557-91 (Modified Proctor). The General section should be reviewed for considerations related to the reuse of on-site soils. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the recent and previous test borings are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test borings. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of First Pacific Development, and its representatives, for specific application to this project and site. Our conclusions and GEOTECH CONSULTANTS, INC. First Pacific Developmen JN 02244 August 9, 2002 Page 14 recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the Fj contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. The following attachments complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 5 Test Boring Logs Plate 6 Typical Footing Drain-Backfilled Walls Plate 7 Typical Drainage Detail-Walls Against Shoring Appendix A Logs of Previous Borings We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. 7,7 �` �o As 4�' . Kristopher T. Hauck tip' e P' Geotechnical Engineer a Op �—E ', - u ♦� 2 6. �WONALV- Marc R. McGinnis, P.E. Principal EXPRES 10/25/o3 KTH/MRM: esm GEOTECH CONSULTANTS, INC. . , , , ,IN. N 1 6TH ST n'sr\i . 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"5 D',`, .: ., „ N I vir (Source: The Thomas Guide,King County, Washington, 1998) 4, VICINITY MAP GEOTECH 110 Williams Avenue South CONSULTANTS,INC. i.., Renton, Washington --'---,,,,,,...--- --- Job No Date Plate 02244 Aug 2002 I EB-1 I I T sti-, i I I I I I 1 I I I t i I m I I 0 EB-2 1 = I B-2 CD i a) > I faa 1 1 i . 1 1 existing house I I — i I I I existing garage 1 EBB I CO B-1 I I I I Q3 I Approximate boring locations by Geotech Consultants, Inc. July 2002 allApproximate boring locations by Associated Earth Sciences, November 1998 SITE EXPLORATION PLAN 1,1 GEOTECH 110 Williams Avenue South 1 CONSULTANTS,INC. Renton, Washington i 1-. Job No: Date: Plate:No Scale 02244 Aug 2002 2 ;to oc BORING 1 doe ��a�\e,<>o �� Sae des) Description — V;;; Brown, silty SAND, occasional fine gravel, fine-grained, moist, loose — SM 4 1 iiii 5 — �' Brown, sandy GRAVEL, some silt, coarse-grained, damp to moist, loose 13 2 p • • ;• 10 - I _ 14 3 1 'I -becomes brown, mottled with gray, fine-grained GP # 15 — ' SP i I. V. 4 1., $ a # -large log, wet 20 — i_ $ • $, r — 36 5 0 $ $ -becomes medium-to fine-grained sand, dense 25 — 80/11" 6 ; , # # -becomes very gravelly, coarse-grained, very dense — * Test boring was terminated at 26.5 feet during drilling on July 8, 2002. * Groundwater seepage was encountered at 18 feet during drilling. 30 — 35 — 40— BORING LOG ._._,_ , GEOTECH 11 o Williams Avenue South CONSULTANTS, INC. i Renton, Washington Job Date: Logged by: Plate: 02244 July 2002 KTH 3 jQ) & BORING 2 cd`" (so, ��° 4°; c�, \`2 Description Brown SAND, some silt, medium-grained, damp to moist, loose 7 3 L S P 5 .— _ — 40 2 <' Brown, sandy GRAVEL, coarse-grained, damp to moist, dense 1 1 i 10 — i -1 50/4" 3 n I i -very gravelly, no sample due to cobble 15 — I ;,i 1 50/4" 4 ill 1 'I 1 _ w -contains lenses of silt 20 — 11 1 1 56 5 ( I 1 -becomes verysand coarse-grained, wet GP Y, 9 25 — i I $ I $ — 6 1 -no sample due to heave 30 — i ! -soil heave observed at subsequent sample depths I $ I..,, 32 7 -very coarse sand and fine gravel Li 35 — III III 50/5" g III 40 — - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 01 * Boring continued on following plate. BORING LOG ,_._440GEOTECH 110 Williams Avenue South CONSULTANTS, INC. i Renton, Washington -1v--y ! ,_ Job Date: Logged by: Plate: 02244 July 2002 KTH 4 BORING 2 (continued co ,s.a 4) .\)5 Description . Brown, sandy GRAVEL, coarse-grained, damp to moist, medium-dense to dense — 33 9 - GP 5 — 47 ' . 10f . a * Test boring was terminated at 46.5 feet during drilling on July 9, 2002. 10 — * Groundwater seepage was encountered at 20.5 feet during drilling. 15 — 20 — 25 — 30 — 35 — 40— BORING LOG GEOTECH 110 Williams Avenue South CONSULTANTS,INC. i Renton, Washington Job Date: Logged by: Plate: gg 02244 July 2002 KTH 5 1 Slope backfill away from foundation. Provide surface drains where necessary. T (D ightlineo not connectRoof to Drain footing drain) Backfill Tu _ (See text for requirements) e c 11= 0 III. v Vapor Retarder Nonwoven Geotextile c = or Barrier Filter Fabric 0 • - Washed Rock u.. SLAB (7/8" min. size) 41 • 0,.o:-•p,.a:-• .p�,Q.%.Qo.pc°,,.00 w:Qo p°.•Q%00.•0.°c o•C^o•o,o.o°.o•co'•C o°•..•o°:0c o C°..o.- ovOvOv Qp!°0° °0°0°Q°• oC.p6oCpc•o°CoCc'o°p. Cc•`°C QpQ•o°?00QC-p•o C. C •0o0o0.P °OoO oo' •0p°Q°c •0Q°o ° ° o,c °040Q��o°00, ° • , TITIT�TfhIk III' 6" min. Goo:•o o°- ° nil Free-Draining Gravel 4" Perforated Hard PVC Pipe (if appropriate) (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) NOTES: (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage and waterproofing considerations. TYPICAL FOOTING DRAIN- GEOTECH BACKFILLED WALLS •.• 110 Williams Avenue South CONSULTANTS,INC. Bellevue, Washington ,, I Job No: Date: Scale: Plate: 02244 August 2002 Not to Scale 6 Full Coverage, Drainage composite&Waterproofing Timber lagging \t, 1 t Foundation wall Soldier pile i Slabs Vapor retarder —1,1 ,¢F4".' 5 � ¢ Non-woven filter fabric * Washed rock or pea gravel It "' ti + 4"perforated PVC drain (holes turned downward) 2" PVC weep pipe at max. 6'centers (Pour into footing or wall below slab) Attach weep pipe to drainage composite. Pierce waterproofing and plastic backing of drainage composite. i Note- Refer to the report for additional considerations related to drainage and waterproofing. TYPICAL DRAINAGE DETAIL- GEOTECH WALLS AGAINST SHORING ~` CONSULTANTS,INC. 110 Williams Avenue South Renton, Washington -,:, - ----'� Job No: Date: Plate: 02244 Aug.2002 7 Appendix A - Logs of Previous Borings by Associated Earth Sciences GEOTECH CONSULTANTS,INC. I Nu ber EB-1 BXPLORATIC _ J BORING LOG m = W ❑ce STANDARD PENE1'RATIOt SEDIMENT DESCRIPTION a. CI- RESISTANCE OW Q 0 0< e1ow5/FOCI V 0 10 20 30 40 Grass and topsoil to 6", 18 A Damp, brown, fine SAND,some silt, trace fine gravel, ' (Fill) .-... •--- ._ .. Damp, brown, fine to medium, sandy, fine GRAVEL, 5 r — '^' � 28 trace to little slit. (Alluvium) 28 grades to fine to coarse GRAVEL, trace silt. — 10 - — -r A2` � - 15 r 28 A ...—. - 9 ATD grades to saturated, brown, fine gravelly, tine to coarse _ 20 t 17` `— - SAND, trace silt. (Alluvium) - • — 25 —_. _ BOH @ 26-1/2' - — 30 — I Subeudeu'condition duplded represent our obsarntIone al the lime and location of this exploratory hole,modified by geologic Interpretations,englneerfng analysis,and judgment. They are not neceuarily ropn.untative of other timer and locations. We roll not accept responsibility for the use or Intorprotetion by others of Information presented on this log. Reviewed By ( Associated Earth Sciences, Inc. 911 Fifth Avenue, Suite 100 Renton Apartments Kirkland, Washington 98033 Renton, Washington Phone: 425-827-7701 KE98477 Fax: 425-827-5424 October 1998 Number E -2 EXPLORATIGI� BORING LOG B '"age 1 of 2 X W ❑IY STANDARD PENETRATIOI Z SEDIMENT DESCRIPTION �0.- 1 RESISTANCE Q d Ce Blows/Foot t.n Ur 10 20 30 40 Grass and topsoil to 6", 4` Moist, brown, silty fine SAND, trace fine gravel, (Alluvium) _ I grades with trace silt (Alluvium) 5 C — --- 0 — 0 _ 1D j2.. Damp, mottled brown, fine to coarse, sandy fine - GRAVEL, trace silt. (Alluvium) L A23 • — 15 f• .7 ♦ Saturated, brown, fine gravelly, fine to medium SAND, -' ' 20 - ..trace silt. (Alluvium) •14 Saturated, brown, fine to medium, sandy fine GRAVEL; 25 i trace to little silt. (Alluvium) • L A34 • V. ATD Saturated, gray, fine GRAVEL, some fine sand, 30 .a ---- trace silt. (Alluvium) L �2 • Saturated, gray, fine to coarse, sandy fine GRAVEL, little silt. Subsurface conditions depicted reproaent out obiarvellons at the time end bcalion of Ihls exploratory hole,modified by geologic Inlorpretatlone,■nginoering analysis,and tudpment. They are not naceuerYy nprosanteUve of other times and locations, We well not accept rwponeibillty for Iho uas or Inlaryrelallon by others of lnformstion presented on this log, Reviewed By L Associated Earth Sciences, Inc, 911 Fifth Avenue, Suite 100 Renton Apartments Kirkland, Washington 98033 Renton, Washington Phone; 425-827-7701 KE98477 Fax: 425-827-5424 October 1998 ` . EXPLORATIuN BORING LOC Number EB-2 Page 2 of 2 rY STANDARD PENETRATION }- -� z RESISTANCE SEDIMENT DESCRIPTION °- 0 F— O Blows/Foot ;'% 10 20 30 40 __ 53 80N © 36-112' • • 40 — _ • - 45 .— 50 55 - - _ — 60 Subsurface mndttlorse depicted represent cur observations al the Urns and toration at this exploratory hole,modified by geologic Interpretations,onpineering rnetysIa,and Judpmont Thoy are not neceatartly representative of other Urn,c and locoUans. We veil nol accept reoponelblllty for the use or interpretation by other,of Information prertantee an This Iop, Reviewed By Associated Earth Sciences, Inc, 911 Fifth Avenue, Suite 100 Renton Apartments Kirkland, Washington 98033 Renton, Washington Phone: 425-827-7701 KE98477 Fax: 425-827-5424 October 1998 • EXPLORATION BORING LOC Number EB-3 Page 1 of 2 = w ca STANDARD PENETRATIor SEDIMENT DESCRIPTION w CL H =w RESISTANCE 0 Blows/Foot Grass and topsoil to 6". 10 so so40 Moist, dark brown, fine SAND, some silt, trace debris. (Fill) - Damp, tan, fine SAND, little slit. (Alluvium) _ 5 t A3• - -` A — 10 r Z . . _._ Wet, brown, fine to coarse, sandy fine GRAVEL, _- 15 - trace silt. (Alluvium) q - -' Q ATD grades to saturated — 25 1 - _ grades with some wood (Alluvium) 2 30 j r• - - p A. a n�•- Sub■ufrtq conditions depirtrd represent ow ob■erYeuon■at the lime and location of this lode modrffed by Interpreteuona,■nglneeriny analysis.and ludvmont. They err nut necessarilyrepresentative of ohr times and locations. We will not accept reepanolbllity for the uw or Interpretation by otters of Information pr■sontod On this IN. Reviewed By Lii-� Associated Earth Sciences, Inc. 911 Fifth Avenue, Suite 100 Renton Apartments Kirkland, Washington 98033 Renton, Washington Phone: 425-827-7701 KE98477 Fax: 425-827-5424 October 1998 EXPLORAT. JN BORING LOG Number EB-3 Page 2 of 2 S w STANDARD PENETRATION EDIMENT DESCRIPTION a RESISTANCE Q9toWslt ooc cn 10 20 30 40 Saturated, gray, fine to coarse, sandy fine GRAVEL, trace silt. (Alluvium) - - • Saturated, brown, fine gravelly, fine to medium SAND. _" 40 — A 21 —.-_ Saturated, brown, fine to coarse,sandy, fine to coarse 45 GRAVEL, trace to some cobbles. - A44 SOH TA 46-1/2' — — 50 55 . -- 60 - --- •---- — • 65 1 1 1 Subsurface conditions depicted reprosant our observations at the lime and location of(hie exploratory halo,modified by etiologic In(orpt.tations,engineering analysis,and Judgment. They nre not necessarily repreaantauve of other Umaa and location.. W.will not accept responsibility for iha out or)ntarpfetatlon by*era of informed n prosentad an this fop. Reviewed By L ^ J Associated Earth Sciences, Inc, 911 Fifth Avenue, Suite 100 Renton Apartments Kirkland, Washington 98033 Renton, Washington Phone; 425-827-7701 KE98477 Fax: 425-827-5424 October 1998 1 c CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the ) 5 day of A14.1u3 t , 2002, I deposited in the mails of the United States,L 1tea sealed envelope containing ( D, -(I-cr ran ;11a f ior) documents. This information was sent to: Name Representing Joie Plat,( Live • (Signature of Sender) Aei‘, ,�i�i� -- STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that rce Of..Za�� signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: f �� '27 c Oa �� ` 1 �0�� C% Notary Public in d for the State of Washing?on MARLYI KAe ,CI— FF NOTARY PUBLIC Notary(Printjf�4RILYN KAMCHEFF STATE OF WASHINGTONMy appointm�YtARMit T EXPIRES: s-29-o3 COMMISSION EXPIRES JUNE 29, 2003 Project Name: OA a 4 4. _U, I (e 60 AAA AA.i c ,c c wt.s Project Number: LtAP pZ -a03 LcF, SP -f NOTARY.DOC i x AGENCY(DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology Larry Fisher Mr. Rod Malcom, Fisheries Environmental Review Section WA Dpt. Of Fish &Wildlife Muckleshoot Indian Tribe PO Box 47703 C/o Dept. of Ecology 39015— 172nd Avenue SE Olympia,WA 98504-7703 3190— 160th Ave. SE Auburn, WA 98092 Bellevue,WA 98008 WSDOT Northwest Region Duwamish Tribal Office Mr. David Dietzman King Area Dev. Serv., MS-240 14235 Ambaum Blvd. SW—Front A Dept. of Natural Resources PO Box 330310 Burien,WA 98166 PO Box 47015 Seattle,WA 98133-9710 Olympia,WA 98504-7015 US Army Corp. of Engineers Ms. Shirley Marroquin Eric Swennson Seattle District Office Environmental Planning Supervisor Seattle Public Utilities PO Box C-3755 KC Wastewater Treatment Division 710—2nd Avenue, 10th Floor Seattle,WA 98124 201 South Jackson St, MS KSC-NR-050 Seattle,WA 98104 Attn: SEPA Reviewer Seattle,WA 98104-3855 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton,WA 98055-1219 13020 SE 72nd Place 220 Fourth Avenue South Newcastle,WA 98059 Kent,WA 98032-5895 Gary Kriedt Joe Jainga Metro Environmental Planning PSE—Municipal Land Planner KSC-TR-0431 PO Box 90868 201 South Jackson Street Ms: XRD-01 W . Seattle,WA 98104 Bellevue,WA 98009-0868 Last printed 11/19/01 11:34 AM rt Ijewit CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: Chateau de Ville APPLICATION NO: LIAR 01-0S3 The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER see attached %.tom oaro. N`u C.1 e 0 `�h ryy,.i it3 0 e C) .("; e2:Q`. ':I. I. (1c, �'C"094ti(''y DEVELOPMENT PLANNING CITY OF RENTON JUL 1 2 2002 RECEIVED (Attach additional sheets, if necessary) ft ,\ (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Applicant Certification 1, John Sugden , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: N Title Company Records ❑ King County Assessors Records Signed r'e_...-f Date 6/20/2002 (Appl• ant) NOTARY ATTESTED: Subscribed a, worn before me, a Notary Public, in a d for the State of Washington, re ' ' a - n the. S day of f it) 20E1`2 Sig�r ed _ I ,.—e'-e�'.2g (Notary Public) ****For City of Renton Use MARILYN KAMCHEFF CERTIFICATION OF MAIL NOTARY PUBLIC STATE OF WASHINGTON I,�Y1 r t ' 1/1)am , hereby certify that notices of the pro h i d to (City Employee) , ;2[#; - each listed property owner on Signed L.'L`2 .,.. - - Date: 7 h7 jc�z_ .. NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing at on the 27— day of (?a ,20 0`2,,- Signed I ) 1 ktr2,-vvt..„414.,.it.-t!;4- EFF listprop.doc MARILYN REV 03/00 MY APPOINTMENT EXPIRES:6-29-03 2 • v MetroScan / King (WA) Parcel # Owner Name Site Address YB Owner Phone 000720 0008 Graham Dean L/Kerri L 77 Wells Ave S Renton 98055 1987 425-235-6823 000720 0053 Johnson James G 84 Williams Ave S Renton 98 1941 503-635-4091 000720 0055 Oharra Michael E 94 Williams Ave S Renton 98 1940 425-228-8738 000720 0062 City Of Renton *No Site Address* Renton 000720 0081 Norric & Associates Inc 107 Main Ave S Renton 98055 1968 000720 0082 Macdonald E B 123 Main Ave S Renton 98055 1924 425-255-6151 1 000720 0085 Smith Susan 122 Wells Ave S Renton 9805 1937 000720 0086 Nguyen Alexander H/Mary 104 Wells Ave S Renton 9805 1925 425-228-3221 000720 0089 Elliott Sharon 112 Wells Ave S Renton 9805 1926 425-226-2955 000720 0089 Elliott�t Sharon 112 Wells Ave S Renton 9805 1925 425-226-2955 `� v'4 000720 0090 Gannon J K & L E Living Tr 105 Wells Ave S Renton 9805 1945 000720 0091-41 ��D�Renton Historical Society 118 Wells Ave S Renton 9805 1902 000720 0092 Turpen Paul G & Turpen Reb 108 Wells Ave S Renton 9805 1931 000720 0093 Tomalin William E & Mary E 103 Wells Ave S Renton 9805 1941 206-772-2927 000720 0094 City Of Renton *No Site Address* Renton 000720 0095 St Lukes Episcopal Church 99 Wells Ave S Renton 98055 1928 000720 0095 St Lukes Episcopal Church 99 Wells Ave S Renton 98055 1952 000720 0095 St Lukes Episcopal Church 99 Wells Ave S Renton 98055 1961 000720 0096 Storwick R E 99 Williams Ave S Renton 98 1924 206-772-1207 000720 0104 Tennessee Group L L C *No Site Address* Renton 1988 000720 0109 Tennessee Group L L C 91 Williams Ave S Renton 98 1930 000720 0111 Mkd Development Co Inc Williams Ave S Renton 000720 0118 Cooper Robert T 87 Williams Ave S Renton 98 1936 206-255-8098 000720 0122 Schmidt Margaret L 95 Williams Ave S Renton 98 1937 000720 0130 lu \Tennessee Group L L C 81 Williams Ave S Renton 98 1937 000720 0138 aka tp4 Meakin Violet 75 Williams Ave S Renton 98 1939 000720 0139 �)c' \ Tennessee Group L L C 79 Williams Ave S Renton 98 1939 000720 0145 VI\� Bueno Mathew C/Monica L H 98 Williams Ave S Renton 98 1943 425-277-8135 000720 0147 ^ Ryan Maxwell H 82 Williams Ave S Renton 98 1910 425-271-6300 000720 0154 Tennessee Group L L C 82 Burnett Ave S Renton 980 000720 0156 Tennessee Group L L C 7075 S Tobin St Renton 000720 0160 Brozovich Frank W & Darien 66 Williams Ave S Renton 98 1979 206-772-2968 000720 0161 Newman Jon/Linda 74 Williams Ave S Renton 98 1910 425-226-8515 000720 0162 Gannon Greg 115 Wells Ave S Renton 9805 1925 000720 0164 St Lukes Episcopal Church Williams Ave Renton 000720 0168 Ren Four Inc 100 Blk Of Wls Renton 000720 0186 St Lukes Episcopal Ch Rent 81 Wells Ave S Renton 98055 1926 f 000720 0189 Newman Jon/Linda 78 Williams Ave S Renton 98 1962 425-226-8515 639105 0010 Scott Jennifer & Edwards 119 Main Ave S #119 Renton 1927 639105 0020 Scott Jennifer & Edwards 119 Main Ave S #1191 Renton 1927 723150 1090 Esell Corporation 126 Wells Ave S Renton 9805 1979 723150 1095 First Federal Savings & Lo 902 S 2Nd St Renton 98055 723150 1110 Crescent Family Partnershi 912 S 2Nd St Renton 98055 1925 I 723150 1130 Cedar River Court Apartmen 131 Main Ave S Renton 98055 1912 1 723150 1950 Mkd Development Co Inc 102 Williams Ave S Renton 9 723150 1965 Harper Richard S Jr 116 Williams Ave S Renton 9 723150 1970 M/V Ents 124 Williams Ave S Renton 9 1967 723150 1979 U S Bank Corporate Props 858 S 2Nd St Renton 98055 1967 723150 2005 M/V Ents Well Ave S Renton i 723150 2020 King Kenneth 121 Wells Ave S Renton 9805 1939 723150 2025 Ren Four Inc Well Ave S Renton 723150 2030 Mclendon Hardware Inc 104 Burnett Ave S Renton 98 1980 723150 2085 Cugini Alex Jr 710 S 2Nd St Renton 98055 1981 723150 2120 Tennessee Group Llc 111 Williams Ave S Renton 9 1968 723150 2125 Storwick R E 115 Williams Ave S Renton 9 1957 206-772-1207 723150 2130 Storwick R E 101 Williams Ave S Renton 9 1929 206-772-1207 Information compiled from various sources.Real Estate Solutions makes no representations CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 30 day of J tA,L(. , 2002, I deposited in the mails of the United States, a sealed envelope containing !-teari`ts Chi,11Q dr ort d- 45z,.� documents. This information was sent to: Name Representing tdil5 (LSS r i4 5 1 rt. 0w .-5 • J Oh to L61 4pP b r 7(e?" c t 1 (Signature of Sender) (u 1:2,/___c _ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) J ,2 I certify that I know or have satisfactory evidence that A '{€ a- cuc4.) signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. D ed: "L.,,r 2 4 I _ �J �'1 A- - MARILY"Li_ Notary Pubind for the State of Washi ton NOTAR PUBLIC Notary(Print) STATE OF WASHINGTON My appointments LYN KAMCI VT EXPIRES JUNE 29, 2003 Project Name: / ‘-9042 << PL,I- /_A e,/6, , /D P(a+ 14,i,fi U Yi c. Project Number: 1-01() - 0! -i 3 iPd- PbtfA „ n-F NOTARY.DOC CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the {' day of , 2002, I deposited in the mails of the United States, a sealed envel pe contain424pus-(, g /port 66.451 or) / tArbct,,, eim—kr yil Ow l .ti e.,23 S documents. This information was sent to: Name Representing Fr ii /L Pr (-en P. 0. �. • (Signature of Sender) STATE OF WASHINGTON ) SS COUNTY OF KING ) J I certify that I know or have satisfactory evidence that -Ndre_ a6 ,LJ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dat-d• 02 . o2i/•� L_ 17r) �11 Ai:iChFFF Notary Pu is in and for the State of Wast ton NOTARY PUBLIC Notary(Print) MARILYN KAMCHEFF STATE OF WASHINGTON My appointment d OMOINTMENT EXPIRES:6-29 COMMISSION EXPIRES JUNE 29,2003 Project Name: Loa* o a T fct u V I f i l ( ( ohclo w i t i,�AA,. 5 Project Number: (,u i ? oZ -083, Sig-7 CF NOTARY.DOC i IY O V��C7 'rty Proposed Mitigation Measures: � e 1. The applicant will be required to comply with the recommendations contained within the Geotechnical Report NT�� submitted with the land use application. NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF Comments on the above application must be submitted In writing to Susan Fiala,Senior Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on July 31,2002. If you have questions NON-SIGNIFICANCE-MITIGATED(DNS-M) about this proposal,or wish to be made a party of record and receive additional notification by mail,contact the Project Manager.Anyone who submits written comments will automatically become a parry of record and will be notified of any decision on this project. STAFF CONTACT PERSON: SUSAN FIALA(425)430-7382 DATE July 17,2002 LAND USE NUMBER: LUA-02-083,SA-A,ECF I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I i. CF, « 7'7 Tt.m k APPLICATION NAME: CHATEAU DE VILLE CONDOMINIUMS -- Gam\ w m W �i�' APPLICANT/CONTACT: JOHN SUGOEN �1 1t• ° �`w1�912.- ,,,,,,/• �� WY N F First Pacific Development,LTD )i 1 Ili J 1 1 ,\ ��4,42 �- © f' 4850 California Ave SW#200 Seattle,WA 98116 Phone:(206)937.7140 I rt / n ij[j}:�4 m D,�Z ■: `NN ,;,\i ce ,n L Fk61. PROJECT DESCRIPTION: The applicant Is proposing to develop a four story,50 unit,condominium I, Q -ws• rg...„ ,-",p\,"� 1�p ' building of one and two bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total) �,� P� � lam ■�� surround the perimeter of the site.A total of 75 parking stalls would be provided In the basement level of the F21 s. Na 2UI•t4 rldm®..•i 1a 41u structure with ramp access directly off of Williams Avenue South.The south portion of the site is currently 19 P4, Na r7cF m�= �y t, ,. y�.L 9 developed with a single family residence,which Is proposed to be demolished as part of the project.The subject me 1-hi MC: m•01 y'!• ,_k4 7J property Is located within the Residential Multi-family-Urban(RM-U)zoning designation,as well as the Urban _ E2 INN l�p�Istri ire '�"I•/�O ,'P,y, t4, Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and I „.1 1 aNl� Ell W, „ 3E7 1 rAa ®,9,r., approximately 24,000 square feet In area.The project Is subject to Environmental(SEPA)Review,Administrative _ Pt L." y, IL W Ali 8 y Site Plan Review and Urban Center Design Overlay District Guidelines. _- - a SS F rw LIA •63 .l Bt � S a�v,�! Nam. MCA. \ PROJECT LOCATION: 110 Williams Avenue South __,.• Bl T :]1 I AM 'Illu Cell [�SJp fro= -K s ,/✓✓'A' Q iiia NE C=I ""pills TPABt� S. a It'' •,, OPTIONAL DETERMINATION OF NON-SIGNIFICANCE,MITIGATED(ONS-M):As the Lead Agency,the City of Renton M ARM M r scam 7!®:74, 00.,allir rift has determined that significant environmental impacts are unlikelyto result from the proposed project. Therefore,as 1Kt� - ttM-- IDC:."iat-'eSt r 0/-a SKk `'0.: kJ Re Po .1,P:..tea 941CK 3rIL�T ]i41tJ,,ia•,oi 3rocal,,I permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS- _ •, i _ S.LAID sr M is likely to be issued.Comment periods for the project and the proposed DNS-M are integrated into a single comment tS pp IYCu 3t�:>3wB• lei.i tt 7,ti d'¢[ -, •'. 311SILal'`; period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- ,110,0 v 55 E FIR KM Fin LUi ,Ir !-11.•••311111SDe/ Mitigated(DNS-M).A 14-day appeal period will follow the issuance of the DNS-M. >�VIZ t" o 1�t5[ QY �ra1! YAI V4 SIP 4®,S •1 A�` 3Si..�:: PERMIT APPLICATION DATE: July 12,2002 ., .-..,...Pit l!WI HIN kraw ,.ams . . /,. Z NOTICE OF COMPLETE APPLICATION: July 17,2002 (t 1166II�7�r� �_ F7.17:An ar•mg'OXN xw� y ,g v c FrIr sr .+ 1IXI.L7..t A,.I J.t y Permits/Review Requested: Environmental(SEPA)Review,Administrative She Plan Review,Urban I t yryhl1prIyyy�Ml SLyrTr[I' •SYCP 1q1�>r�yY1R:r �rj® I Center Design Overlay District Guidelines 1Cl5Qa Grl!)ii00 b.a,CMR a TeDl2tl ulsg a. ,,, rLS i0 T ieq Jrr ]ICI NtlPr'It Z $I" 's * �3 M I I:B.A- Other Permits which may be required: Demolition,ConaWction and Building Permits s.i ¢ Yi J J:a 1 c ,511.1 C MA A Qt.,. IclIn c -'uia7 ._�" 1Yp MSS MA CL V' Requested Studies: Geotechnical Report,Drainage Report,Traffic Impact Analysis ` ', I, >70[q - .„toef r MalI w Mt a I nru��sa-e rA r.- `_ 3 Ekle,lnh_B�c 9Yi�li Tat Ia'�. Location where application may )L i be reviewed: Planning/Building/Public Works Division, Development Services Department, .-r-. F 4, Sr 1055 South Grady Way,Renton,WA 98055 'r'-• ��� I 4 • . PUBLIC HEARING: N/A ( ,` CONSISTENCY OVERVIEW: ���III Land Use/Zoning: The subject site is designated Center Downtown (CD) on the Citys If you would like to be made a parry of record to receive further information on this proposed project,complete Comprehensive Plan Land Use Map end Residential Muhl Family-Urban(RM-U) this form and retum to:City of Renton,Development Planning,1055 So.Grady Way,Renton,WA 98055. on the Ciys Zoning Map.The proposed condominium building appears to be File NoJNeme:LUA-02-083,SA-A,ECF/Chateau DeVilie Condominiums consistent with both designations. NAME: Environmental Documents that Evaluate the Proposed Project: Traffic Impact Analysis, Geotechnical Report, Drainage Report and SEPA ADDRESS: Checklist TELEPHONE NO.: Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,City of Renton Municipal Code,Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. NOTICE OF APPLICATION NOTICE OF APPLICATION MARILYN KAMCHEFF ► 1 NOTARY PUBLIC ► STATE OF WASHINGTON t CERTIFICATION 1 COMMISSION EXPIRES JUNE 29, 2003 f . _ moo -..- •.- _ T a I, e. ockwe,tt , hereby certify that .S copies of the above document were posted by me i 3 cons icuous places on or nearby the described property on "E to i 1'-' I Signed 771c9,t, x6,-rrL�. DU ATTEST:Subscribed and sworn before me,a Notary Public,in and for the tate of �► Washington residing in ,on the 7— - day of �..,.-F 2. CZ MARILYN KAMCHEFF MY APPOINTMENT EXPIRES: 6-29-03 I • • NOT10E ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION CHATEAU DE VILLE CONDOMINIUMS LUA-02-083,SA-A,ECF The applicant is proposing to develop a four story,50-unit,condominium building of one and two bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total)surround the perimeter of the site.A total of 75 parking stalls would be provided in the basement level of the structure with ramp access �'I directly off of Williams Avenue South.The south portion of the site is currently developed with a single- family residence.which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family-Urban(RN-U)zoning designation,as well as the Urban ' Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area.Location:110 Williams Avenue South. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED 1 THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the land use decision must be filed In writing on or before 5:00 PM September 3,2002. If no appeals are tiled by this date,the action will become final. Appeals must be filed In writing together with the required 375.00 application lee 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 4-8-110.E. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)430-6510. IL w o1 L1.P dr . 4 4 IT m• et- d j a 1 g- Sul xama 4 ';k'9r�` (n., 1: ice 9 T ....1 11i' vi J96II JO PAP , / i a1 Allah=xy um r om' r!,(�!a1 t ye .ei N v. t91 htlsrf�....., t 'g w s v. ili'z!. „l�Lii D 1a7:- D c s40 '© t& 3�1r[ !!r CA 7lL.,�C 1 UC8M r te,e111, 3%,:., .. PIGS !a___ Ia55Pa etin7ors.l:A' Irgf C'- •-U awl rrs lifts rIC 19r'l0:',,hr+a[ P11-uk ill s,z � •Is[u ram :: to y,luta[ 3LMin orinc,; 1 II---,,.-i:/!! !mm MmirR .mix. BEA1! .- E :JII4 t mom 1®CM Ugf 99 rill MEW 'BE WicsANE .NIPnil Cli •5' •l: �CQ WT.,,. I rlrylpl�M 1!l11rfrU AfAlla-°it r 1. ivy ✓. , agLIatx®tIEC ya ` ! is{.i N Jr{{ 7Jltr. •,.a Car. Pi ,a] F11tk eft rar.:4ff^!V" �7.�NApz,,Ir.0 .sa ¢/ it\ .1.,._ mill u: �Ia -,I�.• _GQR P/,////) tipp. 11'��}}� " � � s�r�1{7---++-�p ��rn� sr nitLAid -1E1227.l r"i4Lr1 • a1mIg1'Iry: FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT , SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION IPlease include the project NUMBER when calling for proper file Identification. I MARILYN ,U\ M+CFIEFF NOTARY PUBLIC CERTIFICATION STATE OF WASHINGTON COMMISSION EXPIRES JUNE 29,2003 I, E _ I , hereby certify that copies of the above document were posted by me in ,conspicuous places on or nearby the described property on J)/S Signe a, l� ATTEST:Subscribed an wornbefore me,a Notary.Public,in� the�of Washington residing i an on the 22n day o GyLGa-f-IDOL MARILYN KAMCHEFF MY APPOINTMENT EXPIRES:6-29-03 II • , STAFF City of Renton REPORT Department of Planning /Building/Public Works Urban Center Design Overlay Regulations BACKGROUND REPORT DATE August 20, 2002 URRENCE �TE ao e Z Project Name Chateau de Ville Condominiums INITIIWpATE Owner: MKD Development Co., Inc. �N� 10020-A Main Street#B-110 Bellevue, WA 98004 Nam- '1 Applicant/Contact John Sugden ,..w...r+� First Pacific Development, Ltd. 4850 California Ave. SW#200 Seattle, WA 98116 File Number LUA-02-083, SA-A, ECF Project Manager Susan Fiala, AICP Project Description The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units on an approximate one-half acre site. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The building is proposed to have 53,702 square feet of residential and 22,000 square feet dedicated to the underground garage. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family — Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The project is subject to Environmental (SEPA) Review, Administrative Site Plan Review and Urban Center Design Overlay District Guidelines. Project Location 110 Williams Avenue South Exist. Bldg. Area SF: Existing residence to be demolished Proposed New Bldg. Area: 75,702 sq. ft. Site Area: 24,026 sq. ft. -- 0.55 acres Total Building Area : 75,702 sq. ft. DESIGN CRITERIA The proposal's compliance with the minimum standards, as well as applicable guidelines, established by the design review criteria is discussed below. The subject proposal is located with Area "A" of the Urban Center Design Overlay District. A. BUILDING SITING AND DESIGN Pedestrian Building Entries MINIMUM STANDARDS 1. Building Orientation: Attached buildings shall be oriented to the street with clear connections to the sidewalk. This project has a strong orientation to the street, Williams Avenue South, with an entry courtyard and well-defined three-story high entrance lobby. 2. Entrance Location: A primary entrance of each building shall be located on the facade facing the street. Such entrances shall be prominent, visible from the street, and connected by a walkway to the public sidewalk and include human scale elements. S. STAFF City of Renton REPORT Department of Planning /Building /Public Works Urban Center Design Overlay Regulations BACKGROUND REPORT DATE August 20, 2002 Project Name Chateau de Ville Condominiums Owner: MKD Development Co., Inc. 10020-A Main Street#B-110 Bellevue, WA 98004 Applicant/Contact John Sugden First Pacific Development, Ltd. 4850 California Ave. SW#200 Seattle,WA 98116 File Number LUA-02-083, SA-A, ECF Project Manager Susan Fiala, AICP Project Description The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units on an approximate one-half acre site. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The building is proposed to have 53,702 square feet of residential and 22,000 square feet dedicated to the underground garage. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family — Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The project is subject to Environmental (SEPA) Review, Administrative Site Plan Review and Urban Center Design Overlay District Guidelines. Project Location 110 Williams Avenue South Exist. Bldg. Area SF: Existing residence to be demolished Proposed New Bldg. Area: 75,702 sq. ft. Site Area: 24,026 sq. ft. -- 0.55 acres Total Building Area : 75,702 sq. ft. DESIGN CRITERIA The proposal's compliance with the minimum standards, as well as applicable guidelines, established by the design review criteria is discussed below. The subject proposal is located with Area "A" of the Urban Center Design Overlay District. A. BUILDING SITING AND DESIGN Pedestrian Building Entries MINIMUM STANDARDS 1. Building Orientation: Attached buildings shall be oriented to the street with clear connections to the sidewalk. This project has a strong orientation to the street, Williams Avenue South, with an entry courtyard and well-defined three-story high entrance lobby. 2. Entrance Location: A primary entrance of each building shall be located on the façade facing the street. Such entrances shall be prominent, visible from the street, and connected by a walkway to the public sidewalk and include human scale elements. LL Cityof Renton P/B/PW Department Urba, ter Design Overlay Regulations P CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT OF AUGUST 20, 2002 PAGE 2 OF 7 The primary entrance of the building is located on Williams Avenue S, facing the street, and is the most prominent visual element on this façade. The entry is marked with a masonry arch and other unique, prominent architectural treatment to the elevation. It also is connected to the sidewalk by a decorative entrance courtyard. The decorative entry courtyard will create a transition space between the public street and the private residences. GUIDELINES 1. Pedestrian pathways from public sidewalks to primary entrances, or from parking lots to primary entrances should be accessible and should be clearly delineated. Pedestrian access is via a sidewalk to the primary entrance and is enhanced by a landscaped courtyard. 2. Ground floor units should be directly accessible from the street. Six of the 13 ground-floor units have access directly from the street. The two rear units on the south side of the project face a common courtyard space that appears to connect to the street but do not have access to it from their patios. GUIDELINES APPLICABLE TO AREA"A" ONLY 1. Entries from the street should be clearly marked with canopies, architectural elements, ornamental lighting or landscaping. A landscaped courtyard leading to the arched doorway clearly identifies the entry from the street. 2. Entries should provide transition space between the public street and the private residence such as a porch, landscaped area, terrace or similar feature. The transition from public to private is accomplished through the use of a landscaped courtyard leading to the primary entry to the building. 3. Features such as entries, lobbies, and display windows should be oriented to the right-of-way. The primary entry to the building has a multi level lobby and the first floor entry has double doors and an arched window to orient users to the front entry as well as the to the right-of-way. Transition to Surrounding Development MINIMUM STANDARDS IN AREA "A": CAREFUL SITING AND DESIGN TREATMENT IS NECESSARY TO ACHIEVE A 7 COMPATIBLE TRANSITION WHERE NEW BUILDINGS DIFFER FROM SURROUNDING DEVELOPMENT IN TERMS OF BUILDING HEIGHT, BULK, AND SCALE. AT LEAST ON OF THE FOLLOWING DESIGN ELEMENTS SHALL BE CONSIDERED TO PROMOTE A TRANSITION TO SURROUNDING USES: 1. Setbacks at the side or rear of a building may be increased by the Reviewing Official in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards. Setbacks that meet the minimum required would be provided at the front. All setbacks are landscaped and include patios or courtyards. Setbacks at the side and rear of the building have not been increased. Depending on what happens with future development across the rear property line, siting here may be tight and privacy may be reduced. 2. Building proportions, including step backs on upper levels. The four-story building as proposed is at a larger scale than the existing single family homes surrounding it. The building has pitched roofs, modulations, and balconies that reduce its bulk or the perception of being large scale within its context. Whereas the building is well articulated there is no steeping down or reduced massing as a transition to surrounding development as it nears the neighboring property lines to the north, south or east. The fourth floor steps back from the west (front elevation) by a width of 12 to 24 feet. 3. Building articulation to divide a larger architectural element into smaller pieces. The building has vertical architectural articulation and balconies that enliven the façade and create visual jll interest. The bulk of the project is reduced by breaking the building into four distinct masses at the Williams Avenue South frontage. 4. Rooflines, pitches, and shapes. The roof line is well articulated with different forms and shapes, helping to reduce the apparent bulk of the building. ' City of Renton P/B/PW Department Urba nter Design Overlay Regulations CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT OF AUGUST 20, 2002 PAGE 3 OF 7 GUIDELINES(NONE REQUIRED) B. PARKING, ACCESS, AND CIRCULATION Location of Parking MINIMUM STANDARDS: No PARKING SHALL BE LOCATED BETWEEN A BUILDING AND THE FRONT PROPERTY LINE OR THE STREET SIDE YARD OF A CORNER LOT. Parking will be located in the underground parking structured, which is below the residential levels of the condominium structure. There is an access drive into the parking garage and curb cut at the northwest corner of the four-story building. GUIDELINES(NONE REQUIRED) Design of Surface Parking (not applicable, all parking is located underground) Structure / Garage Parking MINIMUM STANDARDS(NONE REQUIRED) GUIDELINES FOR AREA"A" 1. Parking garage entries should be designed and sited to complement, but not subordinate the pedestrian entry. If possible, locate the parking entry away from the street, to either the side or rear of the building. The parking garage entry is subordinate to the main entry and entry plaza, having been moved to the side of the building rather than penetrating the front façade, as previously shown. Because there is no alley at the rear of this property, and because it does not have a street intersection location access to the garage is achieved with a single 20-wide curb cut. 2. Parking garage entries should not dominate the streetscape. There would be a single parking garage entrance / exit at Williams Avenue South. The vehicle ramp should be marked as "not for pedestrian use." 3. The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. Because the parking structure is below grade there are no visible openings to be screened or landscaped. This garage will be architecturally compatible with the residential portion of the building because it has been undergrounded. The underground garage entry is visually minimized by its location as a ramped entry that runs perpendicular to the public right-of-way. 4. Parking within the building should be enclosed or screened through any combination of walls, decorative grilles, or trellis work with landscaping. All garage parking would be out of view underground. 5. Garage facades should be landscaped or bermed to reduce visual impacts. Most of the garage façade would be underground. 6. Parking garages should be designed to be architecturally compatible with the residential portion of the building. Use similar forms, materials, and details to enhance garages. Most of the garage facade would be underground. 7. Garage parking should be secured with electronic entries. The applicant has indicated that the residents' parking will have garage doors with controlled electronic access (remote controls). 8. The street side of parking garages incorporates the following use in street-facing façades: Service and storage functions should be located away from the street edge and generally not be visible • from the street or sidewalks. The applicant has not indicated how they will deal with service and storage functions, and in particular, solid waste. Typically, projects such as this have a pad for the metal containers of the waste pickup company near the garage entrance, either just inside or out. • ' Cityof Renton P/B/PW Department Urba nter Design Overlay Regulations • P CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT OF AUGUST 20, 2002 PAGE 4 OF 7 Vehicular Access MINIMUM STANDARDS(NONE REQUIRED) GUIDELINES 1. Parking lots and garages should be accessed from alleys or side streets. The underground garage would be accessed from Williams Avenue South which is not an alley or side street. 2. Driveways should be located to be visible from the right-of-way, but not impede pedestrian adjoiningproperties. Wherepossible, minimize the number of driveways circulation on-site or to P p and curb cuts. The driveway ramp that would provide underground parking garage access and egress may have limited visibility for vehicular traffic turning into or out from the ramp. The installation of mirrors to improve visibility may be necessary. There would be a single garage entry with one driveway. Pedestrian Circulation MINIMUM STANDARDS(NONE REQUIRED) GUIDELINES: 1. Developments should include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system. The on-site pedestrian circulation system appears to be well-coordinated with the adjacent public street and sidewalk system. Because this is a single building project that fronts on the street and has access off the public sidewalk, pedestrian pathways between buildings is not a consideration. A decorative 33' wide entry courtyard with public seating and decorative planters have been provided between the buildings main pedestrian entry and the sidewalk area. C. LANDSCAPING I RECREATION / COMMON SPACE r Common Useable Open Space MINIMUM STANDARDS FOR AREA"A" 1. Attached housing developments of 10 or more dwelling units shall provide a minimum area of common space or recreation area equal to 50 square feet per unit. The common space area should be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Development Services Director. The required common open space has been be satisfied with the following elements: Courtyards,plazas, or multipurpose green spaces With 50 units, the project would require a minimum of 2,500 square feet of common space. The project appears to provide approximately 2,500 square feet of common usable open space at grade level in the form of two courtyards, one at the front of the building and the other on the south side accessible to all residents. GUIDELINES-LOCATION AND LAYOUT OF RECREATION AND COMMON SPACE FOR AREA"A" 2. Common space areas should be centrally located so they are near a majority of units, accessible and 11 usable to residents, and visible from surrounding dwelling units. Both common open spaces are located to be accessible by all residents. The courtyard on the south of the building is accessible from the street sidewalk rather than from the interior of the building. 3. Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. The main courtyard takes advantage of the building entrance and may be more heavily used than the other courtyards due to its accessibility and visibility to residents. ' Cityof Renton P/B/PW Department Urba nter Design Overlay Regulations P CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT OF AUGUST 20, 2002 PAGE 5 OF 7 4. No required landscaping, driveways, parking, or other vehicular use areas should be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. Common areas do not include required landscaping, driveways, etc.. 5. Required yard setback areas should not count toward outdoor recreation and common space unless such areas are developed as courtyards, plazas, or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. The project proposed to provide passive common areas, separately counted, for use by all residents. 6. Decks, balconies, and private ground floor open space should not count toward the common space/recreation area requirement. Private decks, balconies, and patios have not been included in the common open space/recreation area calculations. Landscaping MINIMUM STANDARDS: THE OWNER SHALL PROVIDE REGULAR MAINTENANCE TO ENSURE THAT PLANT MATERIALS ARE KEPT HEALTHY AND THAT DEAD OR DYING PLANT MATERIALS ARE REPLACED. A landscaping plan was submitted with the land use application. Plant materials should be maintained and replaced when necessary. GUIDELINES 1. Landscaping should be used to soften and integrate the bulk of the building. Landscaping does not apply to the RM-U zone in the Downtown Core. However, the project does provide over 5,700 square feet of landscaped areas located throughout the site. 2. Use of low maintenance landscape material is encouraged. Several of the plant materials proposed include: Chinese Dogwood, Vine Maples, rhododendrons, daylily and periwinkles. D. BUILDING ARCHITECTURAL DESIGN Building Character and Massing MINIMUM STANDARDS FOR AREA "A": ALL BUILDING FACADES SHALL INCLUDE MODULATION OR ARTICULATION AT INTERVALS OF NO MORE THAN FORTY(40) FEET. Average modulation for this project appears to be about every 25' on average. The building is well modulated. GUIDELINES: 1. Building façades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. The facades of the building are modulated and further articulated with balconies, bay windows, variety of window groupings and metal/wood fencing with an arched main entrance. To either side of the main courtyard, the building is broken into two wings to reduce the massing and break up the long wall. 2. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Articulation and modulation, as well as pitched roofs, are proposed to increase the sense of appropriate residential scale to the building. 3. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. The perceived bulk of the building should be reduced by the inclusion of modulations, articulations, rooflines, and exterior surface treatments on all elevations. • City ofRenton P/B/PW Department Urba nter Design Overlay Regulations p CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT OF AUGUST 20, 2002 PAGE 6 OF 7 4. The following methods of building modulation should be used such that the combination of features meets the intent of this provision. For Area "A": Building modulations should be a minimum of two feet(2) in depth and four feet(4) in width. The average depth of modulation varies from 4' to 4 1/2' for the grade level patios to 2' for the projecting bay windows on the 2nd 3`d and 4th floors. Decks on the upper levels average 6' in depth. 5. Building Articulation: The following methods of articulation should be used in combination to project a residential character: • Articulation of each interval with features such as balcony, bay window, porch, patio, deck, or clearly defined entry. • Provision of pedestrian-scaled elements for each interval such as a lighting fixture, trellis, or other landscape feature. • Provide architectural features such as indentations, overhangs, projections, cornices bays, canopies, or awnings. • Use of material variations such as colors, brick or metal banding, or textural changes. • Use of recessed building entries, plazas, or courtyards, or seating and planting areas. A few pedestrian-scaled elements have been included in the detailing of the fences and entrance fenestration. Decorate sconce lighting and other architectural devices do not appear to have been employed in this case. Night lighting should be added to both courtyards. The architects have employed a number of material variations in order to soften and break up the appearance of the building. These include brick and precast concrete groins and lintels on the street façade and reveals around the corners, cedar shingles between floors in the bay windows, 4" and 6" lap wood 71 siding. The rear elevation uses no brick with wood siding predominating and the side elevations employ brick in the front façade returns. The applicant has employed decorative metal artwork in the wood fence that divides private courtyards at grade level and around the rear and side property lines. Building Rooflines MINIMUM STANDARDS(NONE REQUIRED) GUIDELINES: 1. Building rooflines should be varied by emphasizing dormers, chimneys, stepped roofs, gables, prominent cornice or fascia, or be broken or articulated to add visual interest to the buildings. The building's roofline is well articulated with sloped dormers and pitched and hipped roof elements that add visual interest and effectively reduce the apparent bulk of the building. 2. Rooftop equipment screening should use materials that are architecturally compatible with the building. Mechanical equipment located on the roof would be screened by the sloped roof itself. Building Materials MINIMUM STANDARDS(NONE REQUIRED) GUIDELINES 1. All building exterior finishes should add visual interest and detail and be mode of material which is durable, high quality, and easily maintained. Materials that have an attractive texture, pattern, or quality of detailing are encouraged for all facades. A variety of building materials are proposed to add visual interest to this project. Because wood, rather than vinyl siding is proposed, along with brick and precast concrete elements, the exterior finish should remain durable for years to come. Variations in the size of the horizontal lapped wood siding along with the use of cedar shingles and brick should add visual interest because of the range of textures, and hopefully, colors. The applicant has submitted a sample board with proposed exterior materials and colors. •i'LCity of Renton P/B/PW Department Urbai iter Design Overlay Regulations CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT OF AUGUST 20, 2002 PAGE 7 OF 7 2. Guidelines for Exterior Finish Materials: • Siding texture and color should reflect typical Northwest building patterns using materials such as wood siding and shingles, brick, stone, and terra cotta tile. A sample board with proposed exterior materials and colors has been submitted with the land use application. The palette includes: a standing seam gray metal roof; gray metal balcony railings and fence, cedar shingles, wood lap siding of varied coursing, a reddish-brown brick and a coordinated color palette (green, light cream and medium beige). DECISION The Chateau de Ville Condominiums, File No. LUA-02-083, SA-A, ECF, has been determined to comply with the minimum standards and guidelines of the Urban Center Design Overlay Regulations. The site plan review report outlines recommended conditions for the project. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Aveio 142— Neil Watts, Development Services Director date TRANSMITTED this 21st day of August, 2002 to the owner and applicant/contact: MKD Development Co., Inc. (owner) 10020-A Main Street#B-110 Bellevue, WA 98004 John Sugden (applicant/contact) First Pacific Development, Ltd. 4850 California Ave. SW#200 Seattle,WA 98116 TRANSMITTED this 21st day of August, 2002 to the parties of record: Frank Prien 12535 Roosevelt Way NE Seattle,WA 98125 TRANSMITTED this 21st day of August, 2002 to the following: Jennifer Henning,Development/Planning Larry Meckling, Building Official Larry Rude,Fire Prevention Kayren Kittrick,Public Works Division Lawrence J.Warren,City Attorney South County Journal Land Use Decision Appeal Process Appeals of Urban Center Design Overlay Regulations decision must be filed in writing on or before 5:00 PM September 4, 2002. If no appeals are filed by this date, both actions 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 9805E Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional informatioi regarding the appeal process/may be obtained from the Renton City Clerk's Office, (425)430-6510. , REPORT City of Renton Department of Planning/Building/Public Works DECISION ADMINISTRATIVE LAND USE ACTION REPORT DATE: August 20, 2002 U 2- Project Name: Chateau de Ville Condominiums � s .1 2 Applicant/Contact: John Sugden INITIAL/DATE First Pacific Development, Ltd. S,r!.� e Silt 4850 California Ave. SW#200 J.1►CON11`9" t*V 0 Seattle,WA 98116 �.. 3 ile(i a "'D Owner: MKD Development Co., Inc. + .. �..M....MMX.. 10020-A Main Street#B-110 Bellevue,WA 98004 File Number: LUA-02-083, SA-A, ECF Project Manager: Susan Fiala, AICP Project Description: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units on an approximate one-half acre site. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The building is proposed to have 53,702 square feet of residential and 22,000 square feet dedicated to the underground garage. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family — Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The project is subject to Environmental (SEPA) Review, Administrative Site Plan Review and Urban Center Design Overlay District Guidelines. Project Location: 110 Williams Avenue South Exist. Bldg. Area gsf.• Existing residence to be demolished Proposed New Bldg. Area: 75,702 sq. ft. Site Area: 24,026 sq. ft. -- 0.55 acres Total Building Area gsf: 75,702 sq. ft.MR . ar,,t; . „ Film_ ii:\-<<,, N,,.. q1m. :10,31. ;211, ma ., „.r.... . 1 57:. . rrili.. \\:!iiIE' ��-an 2111 I �10N ES _ � � M. i 'L,.�s on 'g PARK•� �- \:, \. /p N• Avg. r �g k I-YC� \ ,�• RAJ .o.t h I toms " oils.ra101 �� .v,s,.•,,•' I ,I r'iu"D w 1 F,'a .MOM Lam' .,�_ 032••�w ,.re' ;_,„, ��+ •. ,I r� 4,„, •1;'4 •'a •. tixl0,c: , t'( ,e6 '1' '''�; i �O„ems-. 4_ "l-i i �- I . �! , ,u: Ai _/ 'r \ u m T_-t _ ;,51 rip Spy` Sr, .' use ►al 0 • f• y re '�� a .'n Ili � 2 f ,�.� � 'I ' • Z •• - • N —s I,,," w w c • .1, 4 ' •„8 iW=riuPnMp i (ti MMIinI 13 • ,. Y t c i M1+J ! , s+. E I� .ilo • id 1 191! +'. ++1 xb if,, . 'ry•.rl. � �° ilillNnI 1' .tU Pr �I7 ,1;, tit 4 II ,M DOl R lam.lore A•i Project Location Map sarpt_deVille.doc , REPORT City of Renton Department of Planning/Building/Public Works DECISION ADMINISTRATIVE LAND USE ACTION REPORT DATE: August 20, 2002 Project Name: Chateau de Ville Condominiums Applicant/Contact: John Sugden First Pacific Development, Ltd. 4850 California Ave. SW#200 Seattle,WA 98116 Owner: MKD Development Co., Inc. 10020-A Main Street#B-110 Bellevue,WA 98004 File Number: LUA-02-083, SA-A, ECF Project Manager: Susan Fiala, AICP Project Description: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units on an approximate one-half acre site. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The building is proposed to have 53,702 square feet of residential and 22,000 square feet dedicated to the underground garage. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family — Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The project is subject to Environmental (SEPA) Review, Administrative Site Plan Review and Urban Center Design Overlay District Guidelines. Project Location: 110 Williams Avenue South Exist. Bldg. Area gsf: Existing residence to be demolished Proposed New Bldg. Area: 75,702 sq. ft. Site Area: 24,026 sq. ft. -- 0.55 acres Total Building Area gsf: 75,702 sq. ft. i.:,,,2 El,„ •. .i' ' .. '''...Rd!''' tilii'-'\•.>,,,,„.`?-- ' '-'.;4;*,,,,, le:47.- '47-11 13,...,,,s ED'I 112-;• CEI ,55 ifn M1n..,�. 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'-4- .—u —_—t_�ut` �'{� pi�i .�!��f' "Ir rl ���y OK q.� 17�S�1��,1L(./1 tipt O mil kW lllal i i�1I .MIN OK •'•l _ tt.n i, )F 2. `1. -um -l��' aim, EOM ...�11l1�'� lanfi96 ore p "go Ili����u i s 4 MISI [m a 4'•10,,, +` ,. 7 - NI Project Location Map sarptdeVUle.doc , City of Renton P/B/PW Department Administ Site Plan Approval Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT AND DECISION OF AUGUST 20, 2002 Page 2 of 8 PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant, John Sugden of First Pacific Development, is requesting Environmental (SEPA) Review and Administrative Site Plan approval. The project is also subject to the Urban Center Design Overlay District Regulations. The proposal is to construct a four-story, 50 unit condominium building. The building is proposed to have 53,702 square feet of residential and 22,000 square feet dedicated to the underground garage; to be located on a site slightly larger than one-half acre. The project is bounded on the west by Williams Avenue South and is to the north of South 2"d Street. Residential is to the south and east of the property and is 400±feet from the Cedar River(to the northeast). The project site is comprised of two parcels. The northern parcel is currently undeveloped and is lawn. The southern parcel contains a single family residence and associated improvements (driveway, garage). An existing concrete wall will be removed prior to site work. The topography of the site is predominantly flat with no slope greater than one percent. The proposed 47 foot high condominium building would be four stories with an underground garage accessed from a single driveway off of Williams Avenue South. The building would provide 28 one-bedroom units and 22 two-bedroom units with 75 parking spaces located in the underground garage. Courtyards, landscaped areas and entries, ground floor patios and upper level decks are planned. A coordinated materials and color palette incorporates lap siding of varied coursing widths, cedar shingles, brick, metal railings, metal/wood fencing and a metal gabled roof. A six foot high combination wood-metal fence surrounds the north, east and south. Construction is tentatively scheduled to begin in February 2003. PART TWO: 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 No. 1: Project (yellow) file containing: application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit No. 2: Sheet No. A0.1, Cover Sheet(received July 12, 2002). Exhibit No. 3: Sheet No. A1.1, Site Plan (received July 12, 2002) Exhibit No. 4: Sheet A1.2 Tree Inventory Plan (received July 12, 2002) Exhibit No. 5: Sheet A2.1 Garage Plan Level G1 (received July 12, 2002) Exhibit No. 6: Sheet A2.2 Building Plan Level 1(received July 12, 2002) Exhibit No. 7: Sheet A2.3 Building Plan Level 2 (received July 12, 2002) Exhibit No. 8: Sheet A2.4 Building Plan Level 3 (received July 12, 2002) Exhibit No. 9: Sheet A2.5 Building Plan Level 4 (received July 12 2002) Exhibit No. 10: Sheet A2.6 Roof Plan (received July 12, 2002) Exhibit No. 11: Sheet A5.1 West and East Elevations (received July 12, 2002) Exhibit No. 12: Sheet A5.2 North and South Elevations (received July 12, 2002) Exhibit No. 13: Sheet A6.1 Building Section A-A (received July 12, 2002) Exhibit No. 14: Sheet L-1 Landscape Plan (received July 12, 2002) Exhibit No. 15: Sheet L-2 Courtyard Sketches (received July 12, 2002) Exhibit No. 16: Sheet L-3 Common Space Sketches (received July 12, 2002) Exhibit No. 17: Sheet C2.0 Preliminary Storm Sewer and Utility Plan (received July 12, 2002) Exhibit No. 18: Sheet C2.2 Notes and Details-Preliminary (received July 12, 2002) Exhibit No. 19: Zoning Map, Sheet F-3, east(Dated March 15, 2002) sarpt_deVille.doc , City of Renton P/B/PW Department Administ ?Site Plan Approval Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT AND DECISION OF AUGUST 20, 2002 Page 3 of 8 C. Consistency with Site Plan Criteria In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200 of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers and Divisional Reviewers: 1. Conformance with the comprehensive plan, its elements and policies; The subject site is designated Center Downtown (CD) on the City's Comprehensive Plan Land Use Map. The intent of the Center Downtown residential development is expected to support urban scale multi-family projects at the highest densities allowed in the City. The proposal is consistent with the following policies intended to guide development in the Center Downtown (CD) land use designation: Policy DT-24. Net residential development densities in the downtown area should achieve a range of 25-100 dwelling units per acre. Where parcels are less than one half acre no minimum density is required. The residential net density is proposed to be 91.0 du/acre. Policy DT-29. Parking should be structured whenever feasible and serve more than one use. Parking will be provided in a 75 stall structured below grade garage. Policy DT-48. Site and building designs (e.g. signage; building height, bulk and setback; landscaping; parking) should reflect unity of design to create a distinct sense of place and mitigate adverse impacts on adjacent uses. The proposed building is the "first of its kind" on this block. There is no established character or neighborhood form in this area. This project will assist in establishing the sense of place. The proposal appears to be sensitive to potential impacts to the existing residential area by siting the building with setbacks of the greatest extent possible on such a small site. The building is modulated to reduce its bulk and scale. Policy DT-54. Downtown development, especially residential, should be designed to take advantage of existing amenities such as the Cedar River, city parks and trails. The project is in close proximity to the Cedar River Walkway and Jones Park and it can be anticipated that the residents will use these and other downtown recreational facilities. 2. Conformance with existing land use regulations; The subject site is located in the Residential Multi Family — Urban (RM-U) zoning designation and within the Downtown Core and Urban Design Overlay District. The purpose of the RM-U zone provides for high density, urban scale, multi family residential development that supports the downtown and allows for alternative transportation mode choices. Development standards promote a pedestrian scale environment and amenities. This Zone is intended to implement the Urban Center defined in the Comprehensive Plan. At the pre-application stage, the project was reviewed and designed to meet the RM-U zoning designation in effect at that time. During that timeframe the RM-U zoning designation was revised to accommodate the South Renton Plan. The RM-U development regulation for density was revised by reducing the maximum density allowed to 75 du/acre. Prior to this approved code change, a density bonus for RM-U allowed up to 150 du/acre with design review. The proposed project is not located in the South Renton Planning area, rather it is located in the northern section of the Downtown and in close proximity to the Cedar River. Staff is working with the applicant to process a text amendment to allow a density bonus for those projects located north of South 2nd Street and within the RM-U zone. The process for a text amendment to the code typically takes 2 to 3 months. The following review discusses the project with respect to the current RM-U and the proposed amendment to the RM-U zoning designation. It is important to note that the submitted project does generally comply with all of the other applicable development standards of the RM-U zone currently in effect. Therefore, only those sections on density will discuss both scenarios. Density- Current RM-U in effect: The site does not appear to contain any areas that must be deducted for purposes of calculating net density. The proposal for 50 units on the 0.55-acre site would arrive at a net density of 91.0 dwelling units per net acre—which exceeds the allowable maximum density of 75.0 units per acre in the Zone. As proposed, the project does not meet the density development standard of the RM-U zone. In order to sarpt_deVille.doc • City of Renton P/B/PW Department Administ ?Site Plan Approval Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT AND DECISION OF AUGUST 20, 2002 Page 4 of 8 comply with the density development standard, currently in effect, the number of units would need to be reduced from 50 multi family residential units to 41 units. A density of 74.5 du/acre would be achieved (41 units divided by 0.55 acres = 74.5 du/acre) and would be in compliance with code. If the proposed zoning text amendment (described below) is not approved, staff recommends that the project be reduced by 9 units to meet density. This in effect would potentially reduce the building by one floor as each level contains between 11 and 13 units. Staff would also recommend that the quality design currently proposed is maintained to meet the Urban Center Design Overlay District Regulations as required (discussed under a separate report). RM-U with Text Amendment: The proposal for 50 units on the 0.55-acre site would arrive at a net density of 91.0 du/ac—which would be within the allowed range with a density bonus. The proposed text amendment to the RM-U zone for maximum density may state, in general terms, that a maximum density up to 100 (possibly 150) units per acre is allowed with design review. The project as proposed would be in compliance with the density development standard of the RM-U zone and would maintain the number of units (50) as proposed in the land use application with the approval of a text amendment. Regardless, the project is required to be reviewed as it complies with the Urban Center Design Overlay District Regulations. Setbacks/Landscaping — Setbacks are measured from the property lines to the nearest point of the structure. The required setbacks in the RM-U zone are 5 feet in the front and 5 feet in the rear. The proposed site plan shows these setbacks as 6 '/2 feet from the front and rear property lines. The minimum side yard setback for structures greater than two (2) stories requires the structure to be setback an additional 1 foot for each story in excess of 2 stories up to a maximum cumulative setback of 20 feet. The proposal provides both side yards equal to or greater than 20 feet. Landscaping for the RM-U does not apply in the Downtown Core (RMC 4-2-080.C), or if setbacks are reduced. Lot Coverage/Impervious Surface — The RM-U zone allows a maximum building coverage of 75% of the site area. The proposed building footprint on the 24,026 square foot site total 13,365 square feet and would result in a building lot coverage of 56.7%. The proposed project is within code requirements for lot coverage. The maximum impervious surface area allowed is 85%. The proposal covers 74% of the total lot area which is below the allowable and thus is in compliance with code. Building Height—The maximum building height permitted in the RM-U zone is 50 feet and up to 5 stories. The proposed building height is approximately 47 feet as measured to the midpoint of the peak. The structure is proposed to be four stories. The project is in compliance with the RM-U building height code requirement. Parking — Based on the City's parking regulations, the number of parking spaces required is based on use. Projects located in the central business district are exempt from parking requirements. However, the applicant is providing 75 parking spaces in the underground parking structure (46 standard, 25 compact and 4 ADA accessible). If the project was subject to parking ratios, a minimum of 69 parking spaces would be required (1.2 spaces per 1 bedroom/studio and 1.6 spaces per 2 bedroom). If the project were subject to the provisions of the parking code, structured parking stall size requirements are 8' 4" x 16' for standard and 7' 6" x 13' for compact spaces. The submitted garage floor plan shows stalls greater than these standards. In review of the conceptual layout, the aisle widths shown are less than the width needed for adequate back up and maneuvering space. It appears that space is available within the garage level to increase in the aisle width by reducing the parking stall size. Staff recommends as a conditior of approval that the garage floor plan be revised to allow for adequate vehicle maneuvering and back up area by increasing the aisle widths to 24 feet and modifying the parking stall size. Building Design — The structure is to provide modulation of vertical and horizontal facades at a minimum of 2 feet at an interval of a minimum offset of 40 feet on each building face. The Williams Avenue South elevation provides modulation at approximately every 25 feet and the main entry is further recessed. The east elevation (rear property line) provides additional modulation both vertically and horizontally through use of bay windows and a stepped footprint. Each elevation provides symmetry which is enhanced through the use of vaned materials, towers, bay windows, patios, decks and railings. Furthermore, the fourth floor plan of the building is reduced in size, with two less units than the lower floors, and thus helps in reducing the bulk and scale of,the building. The project is also to comply with the Urban Center Design Overlay Regulations (please refer to separate report). Screening/Refuse — City-wide Property Development Standards (4-4-095) requires roof top equipment t¢ be enclosed in order to be shielded from view. Roof wells, clerestories and parapets are several of the approved sarpt_deVille.doc City of Renton P/B/PW Department Administ Site Plan Approval Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT AND DECISION OF AUGUST 20, 2002 Page 5 of 8 methods of shielding roof top equipment. In review of the submitted plans it appears that HVAC and any other equipment will be screened per code. The elevator shaft will be enclosed at the roof area. Other equipment located on the roof appears to be shielded from view through the use of parapets and other roof elements which extend above the roof plate and provide a visual barrier. The proposal indicates that the dumpster/recyclable area will be interior to the building. Code requires that collection points do not obstruct traffic and refuse/recyclable areas include signage. Development Regulations also state that refuse and recyclable deposit areas may be located within residential buildings, provided that they are in compliance with the Uniform Fire Code, and that collection points are easily and safely accessible to hauling trucks. Staff suggests that the applicant check with Rainier Waste Management for approval of the location and access to the refuse and recyclable area. The project generally complies with the code requirements for screening and that the applicant revise, if necessary, the location of the refuse/recyclable area(s)to meet code. 3. Mitigation of impacts to surrounding properties and uses; The 50 unit condominium building has been sited to provide for code required setbacks along each property line. The setback of at least 20 feet from the north and south property lines provides relief from the bulk and height of the four story structure. The use of a decorative metal/wood fence provides screening and privacy for both the subject site and surrounding properties. The proposal includes multiple site and design elements to mitigate impacts to the surrounding properties; these include: landscaping, open courtyards, a decorative metal/wood fence, building modulations, a variety of building materials and an underground parking garage. Immediately adjacent to the subject site are existing single family residences within the RM-U zone. Within the vicinity, commercially zoned properties include McLendon's and US Bank. To the north of the subject site (approx. one block), the newest project in the area is under construction, "55 Williams", which is a 37 unit, four story condominium project with underground structured parking and is also zoned RM-U. This section of the downtown, located in close proximity to the Cedar River, and to retail/commercial uses is experiencing redevelopment and new development within the last several years. 4. Mitigation of impacts of the proposed site plan to the site; The scale, height and bulk of the building is appropriate for the site. The structure will be four stories of 47 feet in height and a building footprint of 13,635 square feet. The site is basically lawn with less than ten trees on site, proposed to be removed. The landscape plan indicates 5,784 square feet of new landscaped areas will be provided (24% of the site). The provision of an underground structured parking level reduces impacts of noise and provides tenants the ability to access the upper levels of the building through the provided stairwells and elevator. An existing single family residence is proposed to be demolished. Staff recommends that a demolition permit is obtained and all inspections and approvals for demolition of all buildings located on the property are completed prior to the issuance of building permits. 5. Conservation of area-wide property values; The proposed project is expected to conserve and potentially increase property values in the vicinity of thfr site. The site currently has underutilized vacant portions and an older single family residence (to be removed 1. The new residents of the owner-occupied building are anticipated to make use of nearby businesses and services and may be another impetus for further development in the area. 6. Safety and efficiency of vehicle and pedestrian circulation; Vehicular access to the site is via Williams Avenue South, a one-way southbound minor arterial. A single two- way driveway provides access to the underground parking level. Vehicular egress from the project is to continue on one-way Williams Avenue South. The ramp appears to provide adequate stacking space for vehicles exiting the garage. As vehicles turn left from the ramp to head south on Williams Avenue South and those vehicles coming from the north on Williams Avenue South wishing to turn onto the ramp to enter the garage, the potential for turning conflicts may arise. Staff recommends that the applicant provide signage at the "top" of the ramp to warn drivers and pedestrians to be cautious of turning vehicles. (Also refer to discussion under C.2.) A public sidewalk is provided on the Williams Avenue South street frontage. There is a clear and adequate pedestrian access provided to the prominent building entry. The circulation patterns for vehicles and sarpt_deVille.doc City of Renton P/B/PW Department Administ ?Site Plan Approval Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT AND DECISION OF AUGUST 20, 2002 Page 6 of 8 pedestrians appear to provide for safety through the separation of each mode. Staff suggests if the traffic entering or exiting the underground garage conflicts with pedestrians, a visual and audible notification signal should be provided for safety. 7. Provision of adequate light and air; The proposed building is sited on the property such that it does not appear to block the sun from public areas. The building location (setbacks) and the building height (approximately 47 feet) do not appear to create a wind tunnel effect. Many of the residential units are provided with a patio or deck. Courtyards and landscaped areas provide light and air on site. RMC4-4-075 regulates exterior onsite lighting and is applicable to building lighting for this subject project. The applicant is to comply with this code to ensure that all building lights are directed onto the building itself or the ground immediately abutting to it. No use or activity shall cause light trespass beyond the boundaries of the property lines. Staff recommends that a site and building lighting plan that demonstrates lighting levels be submitted to ensure lighting would be kept to a minimum to meet security and safety needs and minimize light spillage to the adjacent neighborhood. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposal is not expected to create any harmful or unhealthy conditions as it is anticipated that the development will provide the required building and fire code improvements. Noise, dust and odor, which may result from the temporary construction of the site, would be mitigated by the applicant's construction mitigation plan. After project completion, vehicular traffic and residential activities may generate some additional noise; however, vehicles will be parked underground which will minimize noise and odor. Typical noise and odor levels normally associated with urban residential uses are anticipated. The applicant has indicated the exhaust fans would be located in the corner(s) of the garage level and the vent system would be a distance from the fans to reduce potential noise. 9. Availability of public services and facilities to accommodate the proposed use;and Police and Fire Department staff has indicated that existing facilities are adequate to accommodate the subject proposal provided that code required improvements are made. In addition, the City's Public Works department has indicated there are sufficient utilities in the area to serve this development and that the existing street system is adequate for this type of project provided that code required improvements are made. The project is served by the Renton School District. The District has indicated their facilities can adequately accommodate any new students generated by the project. School age children would attend Thomson ;k (kindergarten), Lakeridge Elementary(grades 1 to 5), Dimmitt Jr. High and Renton High School. 10. Prevention of neighborhood deterioration and blight. The proposal would result in the development of a partially vacant parcel and removal of an older single family residence with a new owner occupied residential structure. The proposal is anticipated to increase the number of residents in the vicinity and usage of retail and commercial businesses in the Downtown. Associates infrastructure, landscaping, fencing, underground parking and other site improvements would be part of the project. No deterioration or blight is expected to occur as a result of this proposal. XX Copies 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 Environmental (SEPA) Review and Administrative Site Plan Approval for Chateau de Ville Condominiums, Project No. LUA-02-083, SA-A, ECF. 2) Environmental Review: The applicant's file containing the application, State Environmental Policy Act (SEPA) documentation, the comments from various City departments, the public notices requesting citizen comment, and other pertinent documents was entered as Exhibit No. 1. sarpt_deVille.doc . City of Renton P/B/PW Department Administ Site Plan Approval Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT AND DECISION OF AUGUST 20, 2002 Page 7 of 8 3) Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan review, provided all advisory notes and conditions of approval are complied with. The applicant's site plan and other project drawings are entered as Exhibits No. 2 through Exhibit No. 19. 4) Urban Design Overlay District Regulations: The project complies with the standards and guidelines, where applicable, of the Urban Design Overlay District Design Criteria for"Area A". 5) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Center Downtown (CD). 6) Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the Residential Multi Family — Urban (RM-U) Zoning designation with the exception of density. However, the project would conform to zoning text amendment. 7) Existing Land Use: Land uses surrounding the subject site include: North: Residential (single family); East: Residential (single family); South: Residential and Commercial (single family and US Bank); West: Residential and Commercial (single family and McLendon's). E. Conclusions 1) The subject proposal generally complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval are complied with; and compliance to the zoning text amendment. 2) The proposal complies with the Comprehensive Plan designation of Center Downtown (CD); and the Zoning designation of Residential Multi Family-Urban (RM-U). 3) The proposal complies with the Urban Center Design Overlay District Regulations for both standards and guidelines applicable to "Area A". F. Decision The Site Plan for the Chateau de Ville Condominiums, File No. LUA-02-083, SA-A, ECF, is approved subject to the following conditions: 1. Revisions to Meet Applicable RM-U Zoning Density Development Standards: a) If the proposed zoning code text amendment is denied, the applicant shall revise the project through a reduction in the number of residential units to meet the maximum density allowed by RM-U zone of 75 du/acre. The applicant shall submit a revised site plan, elevations, floor plans and a set of plan reductions. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to issuance of building permits. b) If the proposed zoning code text amendment is approved, the applicant would be required to meet the maximum density allowed per bonus density as stated in the revised text for the RM-U zone. The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to issuance of building permits. 2. The applicant shall revise the underground garage level floor plan to provide parking aisle widths of 24 fer t for two way traffic and parking stall sizes of 8' 4" x 16' for standard and 7' 6" x 13' for compact spaces -o allow for appropriate backup and maneuvering areas. The satisfaction of this requirement is subject to t, e review and approval of the Development Services Project Manager prior to issuance of building permits. 3. The applicant shall obtain a demolition permit and complete all inspections and approvals for demolition of all existing buildings located on the property. The satisfaction of this requirement is subject to the rev aw and approval of the Development Services Project Manager prior to issuance of building permits. 4. The applicant shall provide signage at the "top" of the parking garage ramp to warn drivers and pedestrians to be cautious of turning vehicles. 5. The applicant shall submit a site and building lighting plan that demonstrates lighting levels would be Kept to a minimum to meet security and safety needs and minimize light spillage to the adjacent neighborhood. sarpt_deVille.doc City of Renton P/B/PW Department Administr Site Plan Approval Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF REPORT AND DECISION OF AUGUST 20,2002 Page 8 of 8 The satisfaction of this requirement is subject to the review and approval of the Development Services Project Manager prior to issuance of building permits. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: U}ct."�%G t%] Z Neil Watts, Development Services Director Date TRANSMITTED this 21st day of August,2002 to the owner and applicant/contact: MKD Development Co., Inc. (owner) 10020-A Main Street#B-110 Bellevue,WA 98004 John Sugden (applicant/contact) First Pacific Development, Ltd. 4850 California Ave. SW#200 Seattle,WA 98116 TRANSMITTED this 21st day of August,2002 to the parties of record: Frank Prien 12535 Roosevelt Way NE Seattle,WA 98125 TRANSMITTED this 21st day of August,2002 to the following: Jennifer Henning, Development/Planning Larry Meckling, Building Official Larry Rude, Fire Prevention Kayren Kittrick, Public Works Division 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 p.m. September 4, 2002. If no appeals are filed by this date, both actions 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 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. sarpt_deVille • • Chateau de Ville Condominiums B .i , I • LAND USE COMPLIANCE REFERENCE CONSULTANTS: INDEX OF DRAWINGS Ma.. D.par/Da.Ac.. j s, nAA11GE1 E.p,N ARCHITECTURAL 'A LT GOVEAL.. .ILL..., .ASN Y,y ILwlw roarnwr, . . •i- ; • b ILH11 AVE.x LITE••Da SECT nON 0 COVER SHEET ♦. DUN.AA.SOO. M(TOTAL IN.p.Nq.ARM 'A• { 1 !CN•KT.K.M SN..y OJ l D OPRR MDT/MO.,IMOIpA,ON • Iw.lr. .aJL.m. 'r.a AIL.pr Au.-wN 00 u..pi K.� {{ , 1 { I' _ SECTION I SITE INFORMATION POOPOSEIT LA.pr A.irt F Ail1 l♦ 1 P.N. !♦Jal ro cefo A Il Y.!PLAN s Pr '1 E E' s: eMwL MAT -�- SECTION 2 ARLIC rLABUILDING PLANS No.TNSOL.Ywe�: m CO LOT wmN•m.. ... �• j S� w 6TRIGiMVIL�gINEFR "z PPE.0 0 aL.M, s n [ • 1 `W.ELIMEE a.n A as LEVI.I noala PL. • i J A.LEVEL]ILAOR RAN •-•, I rr C'. �T �. ,. +I. .e.r,RA MO.Si A .a Lr a s Law.I-Aw • SILL SOO Do.r /AL•• r• aN•et I•! fj.t{A \` r ' ewrKT'MOIL fate!.sOrs.D SECTIONS BUILDING ELEVATIONS �• , I I LATOSLAAE LAPPICAPE NOS.. ADM Ilve !rJ• •�. `.*...•�''f-L��rA' t \��.•...`.,` 'ERN, ...............10 A.80A•SOD.nivwTwe a AMprOxD. MODE 5,..Y. TOTAL.9,M Y. ' / 1 • '' ' w�DINNEE R SECTION 6 BUILDING SECTIONS ,�..•---- t LITE_.MAL pI.I..Mc. A.J OA....LnaN A .ANON.ONT.NH 3010 SMOW O.TNeLLIS �-��' � •w•I{;� f-‘` .AO.SOIL 40/11 SLEET 1LI AA..♦o,-•MT CIVIL •C' • .lY.MAMLK[OY.•UTILITIES N.a/.ev. SOI.tTL SOON ONAC! 1 f GQIIKr.Lsry 1.Wrw g �^•. l 0 TeyowAwr O.OYw+GOWN.AMA ANO.OlED. MONO.wMM AANCW,6.0V! MOM 35514,.-,♦.. 20 STO.M y[ L DLITT RAN PAL DM.,.-oIx C.]J N.4 NOM OIPER COL. Ly PAL rAL....1110.TTI. .ea•I.eD. 90 WANT/90 USTS•MOO Y VICINITY MAP `""`' '.3' .'_`"'..m OD"tl'a A DETAILS _ 1.D.axD. .ua•l r N Las MM.MANE.ONO.. CD UNMAN ARGIFTECTR L Y DETAn. rc..w+Ma..NORTH OD rA.p.Its Y Scal.,N.T.S. ORMA TAO LA .0 ARAWMOP..TOTAL•a.aK r N T1A dt s e 2I] LANDSCAPE t' ; 2000 PROJECT INFORMATION: GO^K ^�•1J.I... L ml•."NO AAIRDYa—. MLOII.POINT.SEE ELL.ns0ATNM. L S co..D11 0•002 ,N.Y-2♦D. � 4) AI.0*t_V, s.s PT JOB AOORED! M� (*0)s,.-52r .ANON. •AVE• E-MAIL. JSIi.JEu ...lea. Imo. M.E IA N«DMDM :o aK ,.a,.AM S A. SURVEYOR M g OOP621 a OWNER SOTS 8 TILL OMINEERS, 0 TOTAL MOO.1Dv10D.a COST PALL.oew.0*_Vr.LTD. 'TACA,A,TO S6st CD FLOOR AREA SMART 0*-sM"LEK+MA AVE Y. ra,3L, M., POMO LhIL NNINT Se NI . e...l S N..w }I Y Tr LONE. T2061,T-n.0 [+wC1.410................Dm_ Q' 11 en.#M.ROOL..FY.T 'L" AK MP)..,-I,q 1...I.Lwvl 8.0414.418 TO OE07�NAGL ENGINEERM.• .ems. CUBIT/DEVELOPER I.n1KI M.S .A! MDT mc.c.D.VTS)rglT.LTD. M..I UM• 00 MOO A AVG.SR S.T.W. 13101 Lod MA Oh. rarKT. J...••9A•' 1 (200)UST-I.0 N u,Iv0 .+ • R 9 PLC. faD LL• TAX ACCOUNT NUMBERS yy a,(r A•.E..D20 TA 0. n. sl6D..3D.os • E Klw c `3� .AM.-la Sg 3 API-E LEGAL DESCRIPTION LMD TITLE.204...aeae.A Iw N CA. rT .Allen A. I. • I.aLDUL D.TOM OP ImATPl.2La.110 TO TM RAT IL ON M VOL.I OP RAM AMC 33 IN KM.CO. NW 0000 iMTphAlp !Y ,MT.O.nW Or NE TOON 6OMn01 CLAM LVIN.AWL OP 1.NDOTI LNE er D LOT MO POOL OP M AWL L.T MO LOT I NODCLO EASTEALLT.AND LT..AAS.Q wD use I.AND POST W T.OMOTIIK COVER 9£ET eA.ND DLO.a 8.43121.0 NOOTAMOr. JULY 12,2002 AA.GG IF PORT.O.T1E TOON OLN.ATO µM N.N A LVI SCAM O.AO NOEL LSE 'M ii SAD OIraL EINe CO EL..m MOO..D MOO..NDwTIrlear. AN s [+ i s002o2 • • LEGEND a d FOUND MONUMENT AS NOTED 313t 1t1..Y FENCE.TYP.I N.,AND AND E. \ 4 FOUND LEAD a TACK LS NO.2H2E2 E�` = PROPERTY • UNDFLOORLINE -REBETWFEREN I ` GROUND UNITS-REFER TO EXISTING BUILDING LANDSCAPE DRAWINGS FOR - -- SIGN DETAILS y y O SAN.SEWER CLEANOUT .4.r -I 20.-10" �.-6. 15W-2" 14 20 " -I 5 Oct45'90'W 200.00• SAN.SEWER~max - PAPA - ��� -- --- PAA- l. t. _- APED - - Y -, 0 STORMDRAIN CATCH BASIN i " �__� LANDSCAPED _ T 1 EDGE OF AREA-REFER TO t 1 I BLDG.BELOW. 1' BAY WINDOW ABOVE.TYP. .I LANDSCAPE DWG1 . I I ® STORDRA1N MANHOLE WINDOW Ni LANDSCAPED —' ABBAYOVE.TYPE ® J-BOX(AS NOTED) AREA-REFER PATIO PATIO PATIO ' 1-- TO LANDSCAPE 1. ® WATER METER DRAWINGS II COMM/ REFER N SPACE-I100 SF T REFER TO LANDSCAPE WATER VALVE DRAWINGS FOR DETAILS • ! ){../}-4 STREET LIGHT m ii 1 ' I�� PATIO i� Id \ © POWER VAULT B it _iiullll. J r EXISTING CONCRETE t r'- p WALL TO BE O EXISTING DECIDUOUS TREE 3 ILI PATIO PROPOSED CONDOMINIUM BUILDING `-- • "' DEMOLISHED 1' REFER TO SHEET AO 1 FOR AREA CALCULATIONS 11 - h .- y ^ Ir• J EXISTING COHEIR TREE W O m GARAGE CC EXISTING HOUSE- I yi EI,TRY 1 GARAGE.CONCRETE \ vvv 1 ! EXISTING CONCRETE—.--..-----...--1 iI DRIVEWAY I WALK \1 I!�1 EXISTING FENCE ✓ WALL TO BE DEMOLISHED I� TO BE DEMOLISHED 1, 1 II ' '1 O EXISTING HOUSE PAINTED GAS LOCATION N W ♦ II r ..l ____- PAINTED WATERLINE LOCATION 0:1) • Q PATIO PATIO EXISTING HOUSE • I EXISTING HOUSE < - - =2000 SF. I —PAPA-- PAINTED POWER LOCATION COURTYARD=1400 SF—� I p .p PATIO REFER TO LANDSCAPE I PATIO D t p DRAWINGS FOR •I --PAPA-- PAINTED TELEPHONE LOCATION co J DETAILS _ • � ..'JI • E J _ I a < 1 - r 1 STAIR TO /1 et 1 -- /f GARAGE 0 'D , _ 1 ///--- i I BELOW PfCNC 10 ! P I i TELEPHONE N� - to..WALK _ —__ _tl�— I 200.00' 1 ��O TJ BOX —__ -_20-0' - —-- CONCRETE SIDEWALK _—__ _ _ CONCRETE 51DB•IALK -- .~ - „ _ g R mot' : ¢y CUT ®; ) • ., GRASS ') , i I i� t_.) GRASS EB o 1 7 G I j 3'HIGH METAL N J-BOX I CONC.WALK I $ 1 TRAFFIC Fig ra STREET LIGH I FENCE t GATE j STREET LIGHT J-BOX I I EXISTING ® J-BOX 4 E g 1 5 J-BOX 1 NEl,,CONCRETE WILLIAMS AVENUE SOUTH : IRER O LAA, GAPI `°� M I I is i DRIVEWAY t CURB GUT I 1 1�I 6'NIGH METAL I PER CITY STANDARD R.O.V.WIDTH•GO FT.,ISTREET WIDTH.40 FT. I 1Z ., f . .• _•.•-.., •.._.._w-q-•.•_...-.._...-.._J.—..•—.•—..—..—..—..—..—..—..—..—..—I —•.—..—..—w I I DRAWINGS ^/ I I —^—FENCE .GATE 1 —I.,— om. • aI_ _____I---I--_ -____� �_____�vaav�--1_ -—-—_ *z.+a_____J-_4_ ____J—-—___�_J-__ ___ . O / I I O I I O o JULY II,2007 5 sFcr w Iv ry • al SITE PLAN s All \\/ SCALE I-.IO•-d•-_ - _ --. ___-. : 200202 _. • WILLIAMS AVENUE SOUTH . R.0i4.H10TH•bO FT.,STREET WIDTH•40 FT. mfn 1 m, Q d in6 rn0 I. v i ._. t. 1 �_ _ J I - U '0 0 I .0 CO v . E ✓ � OI Y ' 0 . O • Z O O Z r C • co — C r 0 z o / r- r ` _ • ® W UI A , 3 I . J r P >8 a m D •T�'1 O p tb�\ . I . 6.L_ 0 N b Z m Z --1 . • — r D Z . S.Plan•L.v 1 6ub41%11141 Date: BY Desceptbrt D i Fi Chateau de VilleM -( TSA ■ 50 116n Men.5 1 SLa ww•oia N B Belton.,WA 910 6 T425.401.6125I 30 First Pacific Development,LTD RENTON, ww.usemhlum .1 41:\2002\2002021A2.1.dwg,BldgPlan,07/09/2002 09:49:54 AM,rickm,1:2 I— /4\ Oh,%V 21 --. ' 33 ._....._�` a Eo 3t 3m 3d 31 . 3Y 31 .._....__. ._ , Eo % Eu 3d E' j...O II %t II E Ea L. E. r 0 0 i Ec i Ea„ _ . L ._ . . E; , Y `l._. it r ' m E_ - ----- D I - - .j , z I • r I §° Ea €, 3S 3c 3s m E 1 ar-r 35 I3S E 1 ----- --_. I v — 8Y Ey Ed e Ed Ea js ill 38 3Y 31 3Y 31 39 I 3Y 3tl 3Y t a W E �1 j • I • d.qj ----------------------------------------J . 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CD I.TM„O.eM,T.L1K I I 4 SOUTH ELEVATION CD SCALE:I/b"•I•-0" a I = _, �.e a eti I i el.....el..... a CD I I cES WANT.SEAM• l Y .0 /\11\ ?SEAL NM' , •OM RATE 0 _ _ .111i =1 iI a I -"— ulluumnlllmllnnlnnlmlllllnmm • ••�___^IhllllllllIIIIIIIII� ■� ��gNiI r.we : yy �' ,,nllllllllllllllllll111111111111l� e111111111111111111111C = L<r: deL. . wE aeea I �..�..._ I 0 a ELEVATION Fe, eO,�L� I — . ■� 54 �� I e � I Z �.� ■t : 1II WI _ p a'1 f I ti tlttl It ■I 1 _ ..1_ Illlllllnnlnllnlllllllninlinll � ;�IIIIIIIIInJIIInnll1q y��=.. i e r� 0 a EIIIIIII, ■.ti •tYM=t•N . .*> M7eKe-MRetw I- T'T—I _ _E•■� 0I .=.7 11 I■mE : a.4 $ A NOR AAe $ --- �� ...� ice- ry w+.� Illllnl —r RNA. . I•I METAL NA1LINO P MA .LAP SOTO esT.1 .LA SO r.,,a = . 1J1 I JULY 12 2002 K L__ sMNe 0 ♦ IEEE nU .•!Oa' NORTH ELEVATION F A _ _ L SCALE.I/6•1-0" 5 2ome1 N:\2002/200202W6.1.dwg,1 Sect,07/09/2002 10:17:51 AM,rickm,1:2 f_ ......... 1..... 11100, . co_ // 1 4, CC_ O1 ._._._ nv_ ' Z 0 ,i CI) m A m z P . D ____ _ - 1 > -Z. 'll s s 8 8 V .0, I Cr I IOW I V4 r C-C Oho Pt.n-Loyal t Sul:MO.1 Data BY_Desapuort II Chateau de Vile um � �` ` V/ = TSA eriblirre:,Au. T SOtia Ainnue S.E.Sdx 201 MN wr l ' 0 T ,A98001 P�25 bt.n4JD e>� II ••••••.loaardistgas com First Pacific Development,LTD RENTON,WA • • FENCE TYPES PLANT SCHEDULE CHATEAU -..-•.•- TYPE'A'FBCESTSTEft: DE VILLE 'SOLID OX,O MERTZ&2)0 ttFrBEra. ow.e,w.e cuuww • OM MONO .—-•.••- TTPE 8'FBtCE STSTEt1: COiDNA71CN tIDOD MARE FBCESYSTEM a.s KO.COMM, aaeoeaw•oeaer DM!rdpe:M �_;� ,Q,.„»,� First Pacific :...o..�a» +,u�� ae.s•..0•.. Renton, eah Development, LTD on W Ingt ^ - - I 00`00 w.onu.seme anvmeoio.MSC. ` r^a evade �..---' • t .�. � _ --,--, ` i _ 1i� 21 0000 tusumo mew.. wmcCspd4.[o.Mm r MKee.o • :.i: U! „19 :y. c-1J.s • `I edr-,: •_( •• 0000 ,nw.wero.wmo. em.sec,e.,w.eaw. ..o.r wcem� m. • • 7 — - " ` Unit CI Unit Cti- cv.eia UT...wc. .^.^.`e —=art r Mae ,•:', , �! n $ r q aeev. tea....„� 2 44 '.,�',�.. ,os -' c Unit BS i•. I 1, Unit BS "�,� p�� �.T •1,1%.• mna aMOooMr. MM..eaea.n mr..ae• acm ro.o,.. tk-r _ { tw Unit C2 I 'V- 'I r,.ee.,.o� d'- i t93 t� f �y ` t•.•.l •r.� 0000 es.rwoa uur mama.sax arm'• t.....�r ; -••t , tom..E ....,,,{ 5 Z. e ` 4.'V ��T. I..� ... ,,,,,,,,,���.k +: C i �+ { LL I. , MAMA®s.w ws.aa.cw.aurzw 1. • <Ii 1 <It ,T L� � ,, - l.1 t4 S l f ww. .eawue�.oao .0 I . < `I# " ` ' Il �` ^; .e...ase. M.a.eay...,.. ,..rae: P S T N {,,:a,. ?!;.x,.lom•s^:i - A. 4:,--..-.). I +?..1..A,l { r t�' l0\y~T I t+�; .: f �.•, ,R '� e -' vi :�,�, T r h.,Z,�:1 row moms MICA MCA ,..trot _ 'i � L'uNt CI_A!U I.,-,. ._....._� .'1 9 =''4 Unit Ct- ! 2: , i F�'r o..onc .R..w..,,aune.N.AMA ia..s•x =..s'lTraeR ,i..... kti II I �-. — 3u� Unit Bt 1il '! Unit 87 i s1 rM ,Ni*. .Moo l.M0 •. —_ . irt.41 1 - ---—---- ii It! 0, ••1. ; .�...� ' -+-t- L. I .�g z-? lk I" \.M ,,. v,'� SI1F e.its e- -- _ V ', � t'��"� ` TOTAL sI'E AREA ?4AS6 SF. 'It i I I. , V .: Iry F' I •-•- 00p DOJO • ; J •L}...,y.t.• } ` `\\s I TOTAL LANDSCAPE AREA: 5184 SF. ( ' :'Li�I Kj. 0 V • JqO.�Q{ \ 1D i \ TOTAL COtr1LN SPACE PROVIDED, ]b@.SF. ...... a• r ��, t O 01C it 0l0y[O a '1`1 `` \ I unit 84 `. ,rq< � __.,_ gi: o_ol �000 t '----..._.•�1�.�..• 1 ;; fit 1.Unit 84 I\ Ii ) ,.41.: 1 [ Unit B3 (i ill -4 Unit 83 Y I ` . 1 • \N' ' I ..s I : '` ;7;•s%+Q•4o c` J 8�':•�d°o CL- it `�'WV• 4 L= .•gtk., •\\.P.„ , ,�.' ,' fa a 11i• •s .a r. s�OQi..tC <Cr.a y.000D.• '•\ r> aa•'aa• FAi s s er ��\r+1 ' —__ • i r. Ii f j WILLIAMS AVENUE SOUTH i i j ���I��,,��..�� S4 �� W...1 T 4 V I,DeSign Two Four/Two s,x . i S = 9 7 W^. •�.�..... ......,....e.a,.,•......... _. SCALE 1' = 10' LANDSCAPE _. _._ PLAN - _ ....� _ NORTH L-1 5 • • € T Tii 11 J \.`\\\� ?1, /` CHATEAU DE . 1 l VILLE ry .i ; ` i �- 3r -itl First Pacific Development,LTn 4 BKYK OW Renton, Washingt r�i ERICA(LAI • I. • • �-- ` l jt'11 .._ gRy�!(WI FI._ ,u IllllillilflltFlilf111►dlIi111W1i11t11iNIi11H111ii1H1lhW9-1\ • ,- ,1"- !. .-7.-.7:..: i ir IrginiliT"‘" . ' 4.41E 1 I t` Ift i��fit•+ - _ 1 _ �" -w —� • : :..-: ' - -. . - . . - 4 ,___*eioc -k t'''' `Rip { of 2 _�,- MAIN ENTRY COURTYARD WATER WALL ELEVATION PLAN VIEW -- k1;iti a l . 1i tatbla►yplanters t; .4.1. -- sketch ` ., , i� r !II , ' Y 7,",� rz- i t,• 4er w ill fe4kare ,�_Z. t L6L sT.1. !ri•..!. I; 'f• 4j rif ,s +II •, .I y '_ 1 I {i •....a. � . sat- � . priv '-n _ ma`s et - 1 ' " a� .'- GRyK s l,, 3hg. — j wale '=f =•! .1 .0.4. a 1� 1_,„,.,[„, • t i 4C✓ r �� I !"}, —'ter !4 r * . V / R __ COURTYARD - - - _ . •1 . .6-c4 Io•- ,� .`,.Pe. ! iii% OMO z '' SKETCHES MAIN ENTRY COURTYARD ` Design Two Four/Two Srx,.....—._ ELEVATION __ _. L-2 A. • • $TMID4g9£RE ITEM TR .ry"'•' VEL➢ED VIRE PREFARRICATED LEA'S STANDARD SIZE ITEKS VELESD VIRE'RREEAIRINTED LEAFS' STAMDARD'SIZE TEEMS. CHATEAU DE • TYPICAL VILLE PATIO AREA _ ._..._= •., :_-. I �4ry i J In i L.6,.m..A , AY 1.�-_;rb t.s First Pacific :r. farv. _ — Development,LTD ule. •' • 1. Renton,Washington ' I aid' 'IiP•2 I l JIL __ i'I'' t— +' unit ct I I ; I X. �� 101 I IJ I t T— D/ WOOD FENCE ELEVATION W� -J I Unit BS tJ U WIRE " f I I FErtcE "� II 1 I 102 1 - -M.. :-. __ . 'j.�op It .. ALAI 11Y1'.- I1�:.� erot.•o 7 i=J III .ADR I S ='4 -17 11/ ITT •", y; r-TAIR Unit Ct-AI �itai'i\ I a —_I y - — `Cp C; Oy 'G► ---I 6 - - -- - - — Unit Bt`Ii51 I� I I !►•\4'a 5r ts-._ :.I -- <; i, I� •�I 1 L. t!�p` I BOX *a-1�tkT A* j , , ---, „et-, - 7 45 Imo- ' •,,, i` . SOUTH COMMON SPACE / . : VIP .;�::1 `` ____e" �' r , -- -, Unit 84 I� TAIR I ' . 1: Unit 83 I ✓uI '«. 1 n21 I� r.' g, S- I g" i'�. 1 ,,,I III i 1 J�' A .. ;4 I I Ro I _ �U� r Ii Ir. I u el It i�,fin: c PT4 w ;s,1: al NI !>, COMMON SCALE 1/8' ■ 1'-0' � x rwrz,v SPACE i e- u. r r `�'r� r Pak 0D I SKETCHES --��eet��t ,Jt,- m.. NOR i i oewt9.�.._�.,•,..r.�...Six............. �.,_...o. PATIO AREA SECTION --•--- I L-3__- yk 1 • .I r I I 3 , T m• I 3T4 tri - 3 r 3 S 3 3t. & I EXIIIA-N SOAR I1\ 1 _ I 1r L J CONNECT TO I aI I FIRE DEPARTMENT J I CONNECTION IE.33.92 I `� p,I(I T G 3 • — S I 3 3 C -}I 1� < 10"DI WATER MAN FOR �q BUILDING lrn�nna.cn 3 O 1 .9 3 -2-4 ♦"DI WATER MAN FOR 3 EXIT RAMP N t DOMESTIC SERVICE I I WATER METER o 3 . r 3 Z s �STARWELL i 2"WATER METER ��/ ►��\ FOR IRRIGATION 1 3 I r-{ I CONNECT TO N 3 N'� Il( 6"SEWER SERVICE - 1�J EXIST SS MAN %I 1.1 I I 3W 3 1 3 mom . I 13 13 o I � 31 I a Il ELEVATORI S I s IFJ ( CONSTRUCT NEW 48" I 4 MANHOLE OVER EXISTING � ��E � 8"STORM SEWER MAN 3 I i I 3 I I I 1..(ial_J �L� TOP-38.82(MATCH S --�-W I I I R "' EXISTING GRADE) 1 I I -_r. 3r\-I--3- - 3 NEW IE(E) 36.30 3.\�-- I I- EX IE(N&S)-359.2 43 PVC PRESSURE AWN 3'COVER YIN NEW 12•WATER I � `-I DETENTION MAIN L - 3 1‘ J VAULT SEE SHEET C2.3 I n\ I SEE DECALS 1 a 1 If......... SHEET C2.1 3 yTt� LN _ 515'DUMP>p - L: 1 CHAMBER �1 3 SEE OEfuL I 27• I� v 3 I�I > 7 SNEET C2.1 ITII I5I' I • III d 3= . STARWELL er ___ __ 3 - O-1, -_ _ 1 1 O I CB, illt • ni I 3� 1 3 . II I I m I EXISTING SDYH I I I RIM-38.89 yyI I 36 S IE-37.34 3 a B I ■ I 60 I N % !". .nLIMINE"' t r, t DETENTION VAULT PLAN a a a UTILITY SERVICE PLAN e a a a SCALE: 1"-20' SCALE: 1'-20' , LITY PLAN r r.m G ES&HILL •CHATEAU A•VILLE CONDSTORM SEWER AND OMINIUMS ,� ENGINEERS,INC. 4850 GAUFORNIA AVE SW SUITE 200 ....iA � c.=: Y SFATTLE.WA 96116 C Z.O ra. AtWSION er Art ArFR ... (206)-937-7110 r'r 11111 II • • EXISTING FRAME OVERFLOW EROSION CONTROL NOTES AND GRATE u i PROTECTION •RETRIEVAL GRADEADNG I ,ItSTRIA • 1.ONSITE EROSION CONTROL MEASURES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. ANY PROBLEMS OCCURRING BEFORE FINAL ACCEPTANCE OF 4\ R-4 THE STORM SYSTEM BY THE MUNICIPALITY SHALL BE CORRECTED BY THE APPLICANT AND/OR THE CONTRACTOR. IU 2.IN CASE EROSION OR SEDIMENTATION OCCURS TO ADJACENT PROPERTY,ALL CONSTRUCTION WORK WITHIN THE DEVELOPMENT THAT WILL AGGRAVATE THE L a. , ' SITUATION MUST CEASE AND THE APPLICANT/CONTRACTOR SHALL IMMEDIATELY COMMENCE RESTORATION OR MITICATION MEASURES. RESTORATION ACTIVITYN SHALL CONTINUE UNTIL SUCH TIME AS THE PROBLEM IS RECTIFIED. 3.ALL EROSION AND SEDIMENTATION CONTROL DEVICES SHOWN ON THIS DRAWING SHALL BE INSTALLED PRIOR TO OR AS THE FIRST STAGE OF SITE - .3 ® ® t' PREPARATION. ill 4.SHOULD THE TEMPORARY EROSION AND SEDIMENTATION CONTROL MEASURES AS SHOWN ON THIS DRAWING NOT PROVE ADEQUATE TO CONTROL EROSION GEOTEXIILE AND SEDIMENTATION.THE APPUCANT/CONTRACTOR SHALL INSTALL ADDITIONAL FACIUTIES AS NECESSARY TO PROTECT ADJACENT PROPERTIES.SENSITIVE F'WRIO.: AREAS.NATURAL WATER COURSES AND/OR STORM DRAINAGE SYSTEMS. 5.IN ANY AREA THAT HAS BEEN STRIPPED OF VEGETATION DR EXPERIENCED LAND DISTURBING ACTMTIES AND WHERE NO FURTHER WORK IS ANTICIPATED FOR ill 111 A PERIOD EXCEEDING FIVE DAYS.ALL DISTURBED AREAS MUST BE IMMEDIATELY STABILIZED WITH MULCHING.GRASS PLANTING OR OTHER APPROVED EROSION CONTROL TREATMENT APPLICABLE TO THE TIME OF YEAR IN QUESTION. GRASS SEEDING ALONG WILL BE ACCEPTABLE ONLY DURING THE MONTHS OF APRIL itiSEDIMENT' THROUGH SEPTEMBER.INCLUSIVE. SEEDING MAY PROCEED.HOWEVER.WHENEVER IT IS IN THE INTEREST OF THE APPLICANT/CONTRACTOR.BUT MUST BE ACCUMULATION AUGMENTED WITH MULCHING.NETTING OR OTHER TREATMENT. - Ill III 6.THE PROJECT ENGINEER OR PROJECT SURVEYOR WILL BE RESPONSIBLE FOR FIELD LOCATING THE CLEARING LIMITS AND ESTABLISHING THOSE BOUNDARIES NOT c WITH BRIGHT COLORED FLAGGING. THE CONTRACTOR SHALL CLEAR TO THE LIMITS AS ESTABUSHED ON THIS PLAN AND AS FLAGGED IN THE FIELD. I. CATCH BASIN INSERTS SHALL BE PROVIDED IN THE CATCH BASINS NOTED ON THE PLANS. 7.THE CITY SHALL BE RESPONSIBLE FOR THE INSPECTION AND ACCEPTANCE OF ALL CLEARING AND GRADING WORK AND EROSION AND SEDIMENTATION __ CATCH CONTROL FACILITIES. THE APPLICANT AND/OR CONTRACTOR SHALL NOTIFY THE CITY FORTY EIGHT HOURS IN ADVANCE OF EACH REQUIRED EROSION AND 2. CATCH N INSERT NVINSN ENT SHALL BE SOLU SIREIONS STREAM SENTRY SEDIMENT. CAT. BASIN INSERT•3003 OR SEDIMENT CONTROL INSPECTION. 3. CATCH BASIN INSERTS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. INSPECTION NUMBER 1 - INSTALLATION OF EROSION CONTROL FACIUTIES/PRIOR TO CLEARING. INSPECTION NUMBER 2- CATCH BASIN PROTECTION DETAIL COMPLETION OF CLEARING. INSPECTION NUMBER 3- N T.S UPON COMPLETION OF EXCAVATION,FIWNG AND EARTHWORK. INSPECTION NUMBER 4- COMPLETION OF PROJECT. INSPECTION NUMBER 5- AS NEEDED TO DETERMINE COMPLIANCE WTH APPROVED PLANS AND/OR SPECIFICATIONS. (DOES NOT REQUIRE ADVANCE NOTICE.) GENERAL NOTES 8.ALL WORK ASSOCIATED WITH STABILIZING THE DISTURBED AREAS SHALL BE IN ACCORDANCE WITH THE 1992 KING COUNTY STORMWATER MANAGEMENT 1.ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO THE CITY OF RENTON REQUIREMENTS AND SPECIFICATIONS. 9.ALL NECESSARY FACIUTIES SHALL BE MAINTAINED ON SITE TO PREVENT DEBRIS.DUST AND MUD FROM ACCUMULATING ON THE PUBLIC RIGHT OF WAY. 2.ALL WORK SHALL CONFORM TO THESE DRAWINGS AND THE RULES AND REGULATION OF THE-WASHINGTON STATE DEPARTMENT OF TRANSPORTATION(WSOOT)STANDARD SPECIFICATIONS FOR ROAD.BRIDGE AND MUNICIPAL CONSTRUCTION.'1996 EDITION.EXCEPT SILT FENCES WHERE SUPPLEMENTED OR MODIFIED BY THE CITY OF STANDARD DETAILS.THE CITY SUPPLEMENTAL SPECIFICATIONS AND DEVELOPMENT PROJECT SPECIFICATIONS. 1.FILTER FABRIC SHALL BE PURCHASED IN A CONTINUOUS ROLL AND CUT TO THE LENGTH OF THE BARRIER TO AVOID USE OF JOINTS. WHEN JOINTS ARE 3.THE CONTRACTOR IS REQUIRED TO HAVE A COPY OF THE STANDARD CONSTRUCTION NOTES.STANDARD DETAILS AND NECESSARY,FILTER CLOTH SHALL BE SPLICED TOGETHER ONLY AT A SUPPORT POST WITH A MINIMUM SIX INCH OVERLAP AND SECURELY FASTENED AT BOTH SPECIFICATIONS AVAILABLE AT THE JOB SITE ALONG WITH A COPY OF THE APPROVED DEVELOPMENT PLANS. ENDS TO POSTS. 4.A PRE-CONSTRUCTION MEETING SHALL BE REQUIRED PRIOR TO ANY ONSITE WORK FOR ALL PUBLIC FACILITY EXTENSION 2.POSTS SHALL BE SPACED A MAXIMUM OF SIR FEET AND DRIVEN SECURELY INTO THE GROUND(MINIMUM OF 30 INCHES). PROJECTS. 3.A TRENCH SHALL BE EXCAVATED APPROXIMATELY EIGHT INCHES WIDE AND 12 INCHES DEEP ALONG THE LINE OF POSTS AND UPSLOPE FROM THE BARRIER. UNDERGROUND.LOCATIONS OIO SHOWN FOR OR UTILITIESUnSTIEES ARE SYAREEA BY APPRTHE OXIMATE. PROVISIONS CATION.LOCATION 2MARK��CODED PONSIBILITy FOR SASL GTON THIS TRENCH SHALL BE BACKFILLED MATH WASHED GRAVEL , (RCW). PRIOR FACILITIESTO STARTING CO LITIESCIS G,THE CONTRACTOR SHALL CALL ONE CALL(1.122 2 REVISED EVIS D FOR F WAS IN LOCATIONS 4.WHEN STANDARD STRENGTH FILTER FABRIC IS USED.A WIRE MESH SUPPORT FENCE SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS (WATER,SANITARY SEWER,STORM SEWER,GAS.POWER,TELEPHONE AND TELEVISION). USING HEAVY DUTY WIRE STAPLES AT LEAST ONE INCH LONG TIE WIRES OR HOG RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF FOUR INCHES AND SHALL NOT EXTEND MORE THAN 24 INCHES ABOVE THE ORIGINAL GROUND SURFACE. 6.THE CONTRACTOR IS CAUTIONED THAT OVERHEAD ELECTRICAL ONES ARE NOT SHOWN ON THE DRAWINGS. THE CONTRACTOR IS RESPONSIBLE FOR DETERMINING THE EXTENT OF ANY HAZARDS CREATED BY OVERHEAD ELECTRICAL POWER IN ALL AREAS AND 5.THE STANDARD STRENGTH FILTER FABRIC SHALL BE STAPLED OR HIRED TO THE FENCE AND 20 INCHES OF THE FABRIC SHALL BE EXTENDED INTO THE SHALL FOLLOW PROCEDURES DURING CONSTRUCTION AS REWIRED BY LAW AND REGULATION. TRENCH. THE FABRIC SHALL NOT EXTEND MORE THAN 24 INCHES ABOVE THE ORIGINAL GROUND SURFACE. FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES. 7.TRAFFIC CONTROL AND STREET MAINTENANCE FOR SAFETY OF THE RAVELING PUBLIC ON THIS PROJECT SHALL BE THE SOLE RESPONSIBIUTY OF THE CONTRACTOR AND ALL METHODS AND EQUIPMENT USED WILL BE SUBJECT TO THE APPROVAL OF THE CITY 6.WHEN EXTRA STRENGTH FILTER FABRIC AND CLOSER POST SPACING IS USED.THE WIRE MESH SUPPORT FENCE MAY BE ELIMINATED, IN SUCH A CASE, OF RENTON. CONTRACTORS AND THEIR SURETY SHALL BE LIABLE FOR INJURIES AND DAMAGES TO PERSONS AND PROPERTY THE FILTER FABRIC IS STAPLED OR WIRED DIRECTLY TO THE POSTS WITH ALL OTHER PROVISIONS OF ABOVE NOTES APPLYING. SUFFERED BECAUSE OF CONTRACTORS OPERATIONS OR NEGLIGENCE CONNECTED WITH THEM. 7.FILTER FABRIC FENCES SHALL NOT BE REMOVED BEFORE THE UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED. ��t 1r l.., •i r 8.FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY AFTER EACH RAINFALL AND AT LEAST DAILY DURING PROLONGED RAINFALL. ANY REQUIRED , REPAIRS SHALL BE MADE IMMEDIATELY. i o F 9.SILT FENCES WILL BE INSTALLED PARALLEL TO ANY SLOPE CONTOURS. T��I�1��®,� '� ,Yy -J 10.CONTRIBUTING LENGTH TO FENCE WILL NOT BE GREATER THAN TOG FEET. " Iw rm� I 1 T.DO NOT INSTALL BELOW AN OUTLET PIPE OR WEIR. r NONE ''Z' ' SI TS&HILL NOTES AND DETAILS °1-05-01 ( 12.INSTALL DOWNSLOPE OF EXPOSED AREAS. s ENGINEERS,INC. CHATEAU Be VILER CONDOMINIUMS i 13.DO NOT DRIVE OVER OR FILL SILT FENCES. — 4850 CALJFORNIA AVE SW SUITE 200 T<s--- e, I o.TulN cm•sTRUCIMRN.•AI KIRIG SEATTLE,WA 98116 C2.2 ! NO. 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' �T23N 'SE 35 T23N•» 38 116 g J,�� 833 rl _�■i' 6ri 60 a r eiii 0 1 . ci:A d 0 .1 4 I AU "1.1114 11 pi ,‘vii Li, . , i,..._ ...0. w. ..............„_.__.._....__._ vo, 22N R4E116T d . •:Ir 1 s T gFa111RN11A1 =RD USR1',7N1 RC Resource Conservation I CN I Center Net hDorhood• •• Nay include Overlay District.. See Appendix L maps. For eddlUonal regulations In Overlay R-1 Residential 1 du/ao I CS 1 Center Suburban* Districts. please see RUC 4-3. R-7 Residential 3 du/ac Ti CenterDowntown* 0P1 Publicly owned R-8 Residential 8 du/ac I COR I Center Office Residential Renton City Limits Adjacent City Limits CO RMM Residential Manufactured Homes NNERCALL - — R-10 Residential 10 du/ac I CA I Commercial Arterial* amwma Book Pages Boundary R-14 Residential 14 du/se I CO I Commercial Otffce• KROLL RM-I Residential Multi—Family mull I CC I Convenience Commercial RM-N Residential Multi—Family Neighborhood Center INDUSTRIAL PAG E# PAGE RH-C Residential Multi—Family Suburban Center I. IN ( lndwlrlal — Heavy SE`T,°NR"GE INDEX RM-U Residential Multi—Family Urban Center* ( (M I Industrial — Medium I IL I Industrial — Light f I • I HISTORIC RESOURCE STUDY FOR THE RENTON DOWNTOWN CORE Prepared for: THE CITY OF RENTON Renton, WA Prepared by: ENTRIX, INC. Seattle, WA Project No. 367201 January 22, 2002 E\ ! H CURVE NTON . 4 _ 1 :glIt';`,/ it _, • _ .f. .5 _ ,�y ,am x< „r'`.':rats. r ,,.� . t. .. ,,,, ti. s is`.r ��� tip" -4-,1'F _J'... _..s..- • y Y' • 110 Williams Ave. S. Date:Unknown Current use:Residential Style:Modern Alterations:Unaltered Garage:Detached Photograph: West elevation(ENTRIX December 7,2001) iiii AFFIDAVIT OF PUBLICATION NOTICE OF ENVIRONMENTAL DETERMINATION Barbara Alther, first duly sworn on oath states that he/she is the Legal Clerk of the ENVIRONMENTAL REVIEW COMMITTEE SOUTH COUNTY JOURNAL RENTON,WASHINGTON The Environmental Review 600 S.Washington Avenue,Kent,Washington 98032 Committee has issued a Determination of Non-Significance- Mitigated for the following project a daily newspaper published seven(7)times a week. Said newspaper is a legal newspaper of under the authority of the Renton Municipal Code. general publication and is now and has been for more than six months prior to the date of CHATEAU DE VILLE publication, referred to, printed and published in the English language continually as a daily CONDOMINIUMS newspaper in Kent,King County,Washington. The South County Journal has been approved as a LU- a083,SA A, CF Econdominium legal newspaper by order of the Superior Court of the State of Washington for King County. building. Location: 110 Williams The notice in the exact form attached,was published in the South County Journal(and Ave.So. not in supplemental form)which was regularly distributed to the subscribers during the below Appeals e filed h e writ nd ng use or devision n stated period. The annexed notice,a must5:00 PM September 3, 2002. If no appeals are filed by this date, the Chateau DeVille Condominiums action will become final. Appeals must be filed in writing together with the required $75.00 application fee as published on: 8/19/02 with: Hearing Examiner, City of Renton, 1055 South Grady Way, The full amount of the fee charged for said foregoing publication is the sum of$60.00,charged to Renton, WA 98055. Appeals to the Acct. No.8051067. Examiner are governed by City of Renton Municipal Code Section 4-8- The cost above includes a$6.00 fee for the printing of the affidavits. 110.E. Additional information the appeal process may be obtained from the Renton City Legal Number 10711 Clerk's Office,(425)430-6510. Jiefa21:1'--- .41:-W-- Published in the South County Journal August 19,2002.10711 Legal Clerk, South County Journal Subscribed and sworn before me on this (CI ci of Aayf `,2002 , �ti x,;�. iy Notary Public of the State of Washington a ti c,- 9F•, Q residing in Renton ar: !Al ARy King County,Washington —0_ — 000li• , G moo o',i4°0paauSelsoe�ao,0-. % NO'flOE r ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION CHATEAU DE VILLE CONDOMINIUMS LUA-02-083,SA-A,ECF The applicant is proposing to develop a four story,50-unit,condominium building of one and two bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total)surround the perimeter of the site.A total of 75 parking stalls would be provided in the basement level of the structure with ramp access u directly off of Williams Avenue South.The south portion of the site is currently developed with a single- family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family-Urban(RM-U)zoning designation,as well as the Urban Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. Location:110 Williams Avenue South. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the land use decision must be filed in writing on or before 5:00 PM September 3,2002. If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)430-6510. I(��,, ." r r��� �<. 'sod ''S ,® RMO m ,®..c ,El. ' • P\\\ ' a N. e 1 `�. ` �{�1 D�IMF , ,�, i 'At r "�• s' ®h V7.axi Sit.m °�9� wa RU iraz! u,�, ,. '�r h a lip.. i U w, ,, 1. RIT. caw vat PR Kal 5a1 "! JONES -`'� -y ! . ri ( f7Y1 P� g log 111:lic®� PARK'® L- 4 AA to t• tsI ® E4,(► C'u P. .J N l'!zue i�Q3H,�I4 gaga 111w4 :, �' fW9l 1 a• >C 10 ,f�37 4f39F6Q� . %p�<—• "Its "L.�I 'a1�Ft�l�l :. 1 7. a. �..! ,y ,.f'"Ii. �. i1iiiiiiii »Mg I:An ifflaI�1; '!�'rtrar_ J�IW� '4P�'f gam\ .'9 -,.....alma MU at Ili- !s i.+fltpJ mroeP•��SIUs+ "rj� - ----'•. .- S. 2ND, sr 4 ��� .". iri i i e rirw roc ,.:- I �,,�1l� �k Ma I� flip NM .:`�{1t, • , 99 ' ; .®,01,13 MOM ��ral . I'a ,. ' rm5. ��7p���IM,�1111' .33, " mi = Ill Ene t ,�Il J' ; 11 ®, i��me; .. " iIY ;.tl 341X7^!�aZii mINEy¢rr I uf ,`"' /vi3O. ✓`I ,Y, 1_I � , , I i I� �Y11e ►�. �� 410. *v ( li �P—v4IECM 6I.$ itst' f nf� c a '1' ®a !tee I w.•�a 5 *IA" 7�IMw!" /Cif.,:\ Irl a'1 ®o ILZ1:. _ ti' ZP1 y �I1. :w a " -,y 3; I ¢ illy¢Simi:'. amok r , n'•'r duvmwS 4TH 1- , 'Sr , ' !i w sou a!Q—yam 'iliir'e many .n n. 9 I t, 2.9 Q f98M I FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT ' SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION li Please include the project NUMBER when calling for proper file identification. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. CHATEAU DE VILLE CONDOMINIUMS LUA-02-083,SA-A,ECF Proposal for 50-unit condominium building. Location: 110 Williams Ave. So. Appeals of the land use decision must be filed in writing on or before 5:00 PM September 3, 2002. 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- 8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Publication Date: August 19, 2002 Account No. 51067 dnsmpub.dot 4'0 CITY 4 i RENTON Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 14, 2002 Washington State Department of Ecology 9Y Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on August 13, 2002: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, SA-A, ECF The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single-family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family- Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. Location: 110 Williams Avenue South. Appeals of the land use decision must be filed in writing on or before 5:00 PM September 3, 2002. 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 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425)430-7382. For the Environmental Review Committee, Susan Fiala Senior Planner cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) US Army Corp. of Engineers Enclosure 1055 South Grad} Way-Renton,Washington 98055 RENTON Agency Letter\ AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-083, ECF, SA-A APPLICANT: John Sugden PROJECT NAME: Chateau de Ville Condominiums DESCRIPTION OF PROPOSAL: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family - Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. LOCATION OF PROPOSAL: 110 Williams Avenue South MITIGATION MEASURES: 1. The applicant shall comply with the recommendations contained within the Subsurface Exploration and Geotechnical Engineering Report prepared by Associated Earth Sciences, Inc. dated December 3, 1998 with regard to site preparation, general earthwork, foundation support, retaining walls, site drainage and excavation shoring. The satisfaction of these requirements shall be subject to the review and approval of the Development Services Division prior to the issuance of Building Permits for the project. 2. The applicant shall pay the appropriate Transportation Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner- occupied units. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on a rate of $354.51 per new multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-083, ECF, SA-A APPLICANT: John Sugden PROJECT NAME: Chateau de Ville Condominiums DESCRIPTION OF PROPOSAL: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family - Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. LOCATION OF PROPOSAL: 110 Williams Avenue South ADVISORY NOTES: Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. The property is zoned Residential Multi family-Urban (RM-U). The project is subject to all development standards for this zone as well as the Urban Center Design Overlay District Guidelines. 2. The site is located within the City Center Sign Regulation Area. 3. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 4. RMC 4-4-075. E., Exterior Onsite Lighting standards: No use or activity shall cause light trespass beyond the boundaries of the property lines. All building lights shall be directed on to the building itself or the ground immediately abutting to it. The light emissions shall not be visible above the roofline of the building. Parking lot or display lot light fixtures shall be non-glare and mounted no more than 25 feet above the ground to minimize the impact onto adjacent and abutting properties. All fixtures shall be fitted with a cutoff type luminaire. Fire Prevention 1. Separate plans and permits are required for the installation of fire sprinkler, fire alarm and fire standpipe systems. Building 1. Project is to utilize 1997 UBC. 2. Plans submitted ae notcurrently developed develo ed for detailed code review. Chateau De Ville Condomi s LUA-02-083,SA-A,ECF Advisory Notes (continued) Page 2 of 3 Plan Review—Water 1. The Water System Development Charge (SDC) for multi-family"owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $665 per unit 2. Preliminary fire flow for this site is 3,250 gpm. Four hydrants will be required to serve this site. A primary hydrant must be located within 150 feet of the structure and three hydrants are required to be within 300 feet of all structures. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance of the corners of the buildings. 3. To provide the required fire flow for this project, a 12-inch water main extension is required. A new water main will be required to be installed in Williams Ave S. from S. Tobin St. to the southern most property line of the site. Extension of the 12-inch water line would be subject to latecomer agreement. Applicant has shown the water main extension and new hydrants. 4. Existing hydrants to be counted as fire protection may be required to be retrofitted with a quick disconnect Stortz fitting if not already in place. 5. The building exceeds 30 feet in height. A backflow device will be required on the domestic water meter. 6. Landscape (irrigation) meters will require a backflow device. A separate plumbing permit will be required. 7. A fire sprinkler system is required. A separate utility permit and separate plans will be required for the installation the double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans should note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. Plan Review—Sanitary Sewer 1. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. 2. If finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed on the sanitary sewer. 3. The Wastewater System Development Charge (SDC) for multi-family "owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $455 per unit. Plan Review—Surface Water 1. A storm drainage plan and drainage report is required. The drainage plan shall include provision for detention and water quality treatment sized for the new impervious surface subject to vehicular access per the KCSWM 1990 Edition. The report has been submitted for review. An underground detention vault is shown. advisory notes Chateau De Ville Condominiums LUA-02-083,SA-A,ECF Advisory Notes (continued) Page 3 of 3 2. The Surface water System Development Charge (SDC) for multi-family `owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The Surface Water SDC is assessed on the total new impervious surface square footage by multiplying the gross square footage by$0.183. Plan Review—Transportation/Streets 1. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 2. A Traffic Control Plan is required. 3. Streetlights will be required if not already in place. 4. Staff will request that new sidewalk, curb and gutter be installed along the front of the site. 5. A traffic study was submitted. It is under review. Plan Review—Miscellaneous 1. A separate permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. 2. Proposed rockeries or retaining walls greater than 4 feet in height will require a separate building permit. Please note on the plan if applicable. 3. The site is located in Aquifer Protection Zone 1 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)). Certain uses require operating permits (RMC 4-9-015). A fill source statement (RMC 4-4-060L4) is required if more than 50 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4- 03007) 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/detention ponds, infiltration, and drainage ditches and channels are prohibited. New pipes shall meet pipelines specification in RMC 4-3-050S. 4. Existing septic systems will be required to be pumped and abandoned in accordance with King County Health. 5. The detention vault will require a separate building permit for structural review. Plan Review—General 1. All construction utility permits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards, which are attached for reference. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor of City Hall. A fee worksheet will be provided, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5%of the first$100,000 of the estimated construction costs; 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. advisory notes r CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-02-083, ECF, SA-A APPLICANT: John Sugden PROJECT NAME: Chateau de Ville Condominiums DESCRIPTION OF PROPOSAL: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi- family- Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. LOCATION OF PROPOSAL: 110 Williams Avenue South LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement(EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the land use decision must be filed in writing on or before 5:00 PM September 3, 2002. 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 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: August 19, 2002 DATE OF DECISION: August 13, 2002 SIGNATURES: 0 } .��l i >��� //a - '/I*IL Gregg Zimre an dministra or DATE Departmen o Planning/Building/Public Works . //Z---- 1 //o.3/0' Z—_ � J. epherd, Administrator DATE mmunity Services 52-e-G-te..------ 6e____, ,..e„..ere.:c,-- z/e 9, e_ e Wheeler, Fire Chief DAT Renton Fire Department dnssig CITY ( RENTON Planning/Building/PublicWorks Depai tiuent Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor August 14, 2002 Mr. John Sugden First Pacific Marketing, Ltd. 4850 California Ave. SW #200 Seattle, WA 98116 SUBJECT: Chateau De Ville Condominiums Project No. LUA-02-083, SA-A, ECF Dear Mr. Sugden: This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures document. Appeals of the land use decision must be filed in writing on or before 5:00 PM September 3, 2002. y' 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 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. The Administrative Site Plan Review will be addressed under separate cover. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review Committee, Susan Fiala Senior Planner cc: MKD Development Co., Inc./Owners Enclosure 111 dnsmtetter R E N-T 0 N 1055 South Grady Way-Renton,Washington 98055 ® AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-083, ECF, SA-A APPLICANT: John Sugden PROJECT NAME: Chateau de Ville Condominiums DESCRIPTION OF PROPOSAL: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family - Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. LOCATION OF PROPOSAL: 110 Williams Avenue South MITIGATION MEASURES: 1. The applicant shall comply with the recommendations contained within the Subsurface Exploration and Geotechnical Engineering Report prepared by Associated Earth Sciences, Inc. dated December 3, 1998 with regard to site preparation, general earthwork, foundation support, retaining walls, site drainage and excavation shoring. The satisfaction of these requirements shall be subject to the review and approval of the Development Services Division prior to the issuance of Building Permits for the project. 2. The applicant shall pay the appropriate Transportation Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner- occupied units. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on a rate of $354.51 per new multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-083, ECF, SA-A APPLICANT: John Sugden PROJECT NAME: Chateau de Ville Condominiums DESCRIPTION OF PROPOSAL: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family - Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. LOCATION OF PROPOSAL: 110 Williams Avenue South ADVISORY NOTES: Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. The property is zoned Residential Multi family-Urban (RM-U). The project is subject to all development standards for this zone as well as the Urban Center Design Overlay District Guidelines. 2. The site is located within the City Center Sign Regulation Area. 3. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 4. RMC 4-4-075. E., Exterior Onsite Lighting standards: No use or activity shall cause light trespass beyond the boundaries of the property lines. All building lights shall be directed on to the building itself or the ground immediately abutting to it. The light emissions shall not be visible above the roofline of the building. Parking lot or display lot light fixtures shall be non-glare and mounted no more than 25 feet above the ground to minimize the impact onto adjacent and abutting properties. All fixtures shall be fitted with a cutoff type luminaire. Fire Prevention 1. Separate plans and permits are required for the installation of fire sprinkler, fire alarm and fire standpipe systems. Build ing q 1. Project is to utilize 1997 UBC. 2. Plans submitted are not currently developed for detailed code review. Chateau De Ville Condomi is LUA-02-083,SA-A,ECF 0 Advisory Notes (continued) Page 2 of 3 Plan Review—Water 1. The Water System Development Charge (SDC) for multi-family"owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $665 per unit 2. Preliminary fire flow for this site is 3,250 gpm. Four hydrants will be required to serve this site. A primary hydrant must be located within 150 feet of the structure and three hydrants are required to be within 300 feet of all structures. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance of the corners of the buildings. 3. To provide the required fire flow for this project, a 12-inch water main extension is required. A new water main will be required to be installed in Williams Ave S. from S. Tobin St. to the southern most property line of the site. Extension of the 12-inch water line would be subject to latecomer agreement. Applicant has shown the water main extension and new hydrants. 4. Existing hydrants to be counted as fire protection may be required to be retrofitted with a quick disconnect Stortz fitting if not already in place. 5. The building exceeds 30 feet in height. A backflow device will be required on the domestic water meter. 6. Landscape (irrigation) meters will require a backflow device. A separate plumbing permit will be required. 7. A fire sprinkler system is required. A separate utility permit and separate plans will be required for the installation the double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans should note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. Plan Review—Sanitary Sewer 1. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. 2. If finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed on the sanitary sewer. 3. The Wastewater System Development Charge (SDC) for multi-family "owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $455 per unit. Plan Review—Surface Water 1. A storm drainage plan and drainage report is required. The drainage plan shall include provision for detention and water quality treatment sized for the new impervious surface subject to vehicular access per the KCSWM 1990 Edition. The report has been submitted for review. An underground detention vault is shown. advisory notes Chateau De Ville Condominiums 1 LUA-02-083,SA-A,ECF Advisory Notes (continued) Page3of3 2. The Surface water System Development Charge (SDC) for multi-family "owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The Surface Water SDC is assessed on the total new impervious surface square footage by multiplying the gross square footage by$0.183. Plan Review—Transportation/Streets 1. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 2. A Traffic Control Plan is required. 3. Streetlights will be required if not already in place. 4. Staff will request that new sidewalk, curb and gutter be installed along the front of the site. 5. A traffic study was submitted. It is under review. Plan Review—Miscellaneous 1. A separate permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. 2. Proposed rockeries or retaining walls greater than 4 feet in height will require a separate building permit. Please note on the plan if applicable. 3. The site is located in Aquifer Protection Zone 1 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)). Certain uses require operating permits (RMC 4-9-015). A fill source statement (RMC 4-4-060L4) is required if more than 50 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4- 03007) 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/detention ponds, infiltration, and drainage ditches and channels are prohibited. New pipes shall meet pipelines specification in RMC 4-3-050S. 4. Existing septic systems will be required to be pumped and abandoned in accordance with King County Health. 5. The detention vault will require a separate building permit for structural review. Plan Review—General 1. All construction utility permits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards, which are attached for reference. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor of City Hall. A fee worksheet will be provided, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction costs; 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. advisory notes CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-02-083, ECF, SA-A APPLICANT: John Sugden PROJECT NAME: Chateau de Ville Condominiums DESCRIPTION OF PROPOSAL: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi- family - Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. LOCATION OF PROPOSAL: 110 Williams Avenue South LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the land use decision must be filed in writing on or before 5:00 PM September 3, 2002. 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 4-8-110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: August 19, 2002 DATE OF DECISION: August 13, 2002 SIGNATURES: Gregg Zim a for an inistra DATE Departmen o Pla ning/Building/Public Works `` epherd, Administrator DATE 1" "cAmmunity Services /Ze ler, Fire Chief DAT Renton Fire Department dnssig CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-02-083, ECF, SA-A APPLICANT: John Sugden PROJECT NAME: Chateau de Ville Condominiums DESCRIPTION OF PROPOSAL: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family - Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. LOCATION OF PROPOSAL: 110 Williams Avenue South MITIGATION MEASURES: 1. The applicant shall comply with the recommendations contained within the Subsurface Exploration and Geotechnical Engineering Report prepared by Associated Earth Sciences, Inc. dated December 3, 1998 with regard to site preparation, general earthwork, foundation support, retaining walls, site drainage and excavation shoring. The satisfaction of these requirements shall be subject to the review and approval of the Development Services Division prior to the issuance of Building Permits for the project. 2. The applicant shall pay the appropriate Transportation Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner- occupied units. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on a rate of $354.51 per new multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-083, ECF, SA-A APPLICANT: John Sugden PROJECT NAME: Chateau de Ville Condominiums DESCRIPTION OF PROPOSAL: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family - Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. LOCATION OF PROPOSAL: 110 Williams Avenue South ADVISORY NOTES: Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. The property is zoned Residential Multi family-Urban (RM-U). The project is subject to all development standards for this zone as well as the Urban Center Design Overlay District Guidelines. 2. The site is located within the City Center Sign Regulation Area. 3. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 4. RMC 4-4-075. E., Exterior Onsite Lighting standards: No use or activity shall cause light trespass beyond the boundaries of the property lines. All building lights shall be directed on to the building itself or the ground immediately abutting to it. The light emissions shall not be visible above the roofline of the building. Parking lot or display lot light fixtures shall be non-glare and mounted no more than 25 feet above the ground to minimize the impact onto adjacent and abutting properties. All fixtures shall be fitted with a cutoff type luminaire. Fire Prevention 1. Separate plans and permits are required for the installation of fire sprinkler, fire alarm and fire standpipe systems. Building 1. Project is to utilize 1997 UBC. 2. Plans submitted are not currently developed for detailed code review. Chateau De Ville Condominiums LUA-02-083,SA-A,ECF Advisory Notes (continued) Page 2 of 3 Plan Review—Water 1. The Water System Development Charge (SDC) for multi-family"owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $665 per unit 2. Preliminary fire flow for this site is 3,250 gpm. Four hydrants will be required to serve this site. A primary hydrant must be located within 150 feet of the structure and three hydrants are required to be within 300 feet of all structures. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance of the corners of the buildings. 3. To provide the required fire flow for this project, a 12-inch water main extension is required. A new water main will be required to be installed in Williams Ave S. from S. Tobin St. to the southern most property line of the site. Extension of the 12-inch water line would be subject to latecomer agreement. Applicant has shown the water main extension and new hydrants. 4. Existing hydrants to be counted as fire protection may be required to be retrofitted with a quick disconnect Stortz fitting if not already in place. 5. The building exceeds 30 feet in height. A backflow device will be required on the domestic water meter. 6. Landscape (irrigation) meters will require a backflow device. A separate plumbing permit will be required. 7. A fire sprinkler system is required. A separate utility permit and separate plans will be required for the installation the double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans y. should note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. Plan Review—Sanitary Sewer 1. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. 2. If finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed on the sanitary sewer. 3. The Wastewater System Development Charge (SDC) for multi-family"owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $455 per unit. Plan Review—Surface Water 1. A storm drainage plan and drainage report is required. The drainage plan shall include provision for detention and water quality treatment sized for the new impervious surface subject to vehicular access per the KCSWM 1990 Edition. The report has been submitted for review. An underground detention vault is shown. advisory notes Chateau De Ville Condominiums LUA-02-083,SA-A,ECF Advisory Notes (continued) Page 3 of 3 2. The Surface water System Development Charge (SDC) for multi-family `owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The Surface Water SDC is assessed on the total new impervious surface square footage by multiplying the gross square footage by$0.183. Plan Review—Transportation/Streets 1. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 2. A Traffic Control Plan is required. 3. Streetlights will be required if not already in place. 4. Staff will request that new sidewalk, curb and gutter be installed along the front of the site. 5. A traffic study was submitted. It is under review. Plan Review—Miscellaneous 1. A separate permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. 2. Proposed rockeries or retaining walls greater than 4 feet in height will require a separate building permit. Please note on the plan if applicable. 3. The site is located in Aquifer Protection Zone 1 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)). Certain uses require operating permits (RMC 4-9-015). A fill source statement (RMC 4-4-060L4) is required if more than 50 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4- 03007) 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/detention ponds, infiltration, and drainage ditches and channels are prohibited. New pipes shall meet pipelines specification in RMC 4-3-050S. 4. Existing septic systems will be required to be pumped and abandoned in accordance with King County Health. 5. The detention vault will require a separate building permit for structural review. Plan Review—General 1. All construction utility permits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards, which are attached for reference. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor of City Hall. A fee worksheet will be provided, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction costs; 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. advisory notes ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE AUGUST 13, 2002 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Jim Shepherd, Community Services Administrator Lee Wheeler, Fire Chief From: Jennifer Henning, Development Planning Meeting Date: Tuesday, August 13, 2002 Time: 9:00 AM Location: Sixth Floor Conference Room #620 Agenda listed below. Chateau de Ville Condominiums (Fiala) LUA-02-083, SA-A, ECF The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single-family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family - Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The project is subject to Environmental (SEPA) Review, Administrative Site Plan Review and Urban Center Design Overlay District Guidelines. Location: 110 Williams Avenue South. Title IV Code Amendment—Secure Transition Facilities (Lind) LUA-02-087, ECF The proposed zoning text amendment would add Secure Community Transition Facilities (SCTF) which is facilities for sexually violent offenders to the zoning use table in the Heavy Industrial, Medium Industrial and Commercial Arterial zones in the Employment Area Valley south of Interstate 405. The use would be a Hearing Examiner Conditional Use subject to several special design criteria including evidence of a public process, consideration of alternative locations, operating rules and a security plan. As proposed the facilities could not house more than 3 persons, not be allowed within 330 feet of a residential use or within one mile of an existing SCTF, work release, prerelease or similar facility. The proposal includes an analysis of 3 options for buffering from "risk potential activities"as defined in RCW 71.09.020: 1) 330 ft., 2) 1000 ft., and 3) within the line of sight as defined in the state statute. There is currently no proposal to locate such a facility in Renton. Location: Employment Area Valley, south of 1-405. cc: J.Tanner, Mayor J.Covington,Chief Administrative Officer S.Carlson,EDNSP Administrator A Pietsch, EDNSP Director J.Gray,Fire Prevention N.Watts, P/B/PW Development Services Director ® F.Kaufman, Hearing Examiner L. Rude,Fire Prevention ® J.Medzegian,Council S.Meyer,P/B/PW Transportation Systems Director R.Lind,Economic Development L.Warren,City Attorney ® STAFF City of Renton REPORT Department of Planning/Building /Public Works ENVIRONMENTAL REVIEW COMMITTEE 11 A. BACKGROUND 11 ERC MEETING DATE August 13, 2002 Project Name: Chateau de Ville Condominiums Owner: MKD Development Co., Inc. 10020-A Main Street#B-110 II Bellevue, WA 98004 Applicant/Contact: John Sugden First Pacific Development, Ltd. I 4850 California Ave. SW#200 Seattle, WA 98116 1' File Number: LUA-02-083, ECF, SA-A Project Manager: Susan Fiala, AICP Project Description: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units on an approximate one-half acre site. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A i total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The building is proposed to have 53,702 square feet of residential and 22,000 square feet dedicated to the underground garage. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The subject property is located within the Residential Multi-family — Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The project is subject to Environmental (SEPA) Review, Administrative Site Plan Review and Urban Center Design Overlay District Guidelines. Project Location: 110 Williams Avenue South Exist. Bldg. Area gsf: Existing residence to be demolished Proposed New Bldg. Area: 75,702 sq. ft. Site Area: 24,026 sq. ft. -- 0.55 acres Total Building Area gsf. 75,702 sq. ft. RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Si.nificance—Mitigated(DNS-M). itin.. F tn1st 13 w..n \ \`\ \ti" MI ® P. \4len' ,``we �� "�. •\ \\ _�,iC9• lS��l��'�!Y �.i ll:ti.3il ®9 DI t4 Eilr,,,,,_, ,,,254. w .,4'' -Fir] -4 idF >.'-V c \‘•**1010 rk .. ..'- ' 1 Aril e:j nth ®. N. tufq 'f®` •.C7�.r�t. y !. P.\� f. � i 111 • • Mall I lir 14_91 TirrUj ..13^"lir .n VIM,' 9. .e .: 4 '�uw BM ,, ES "\\ '7,4• j, f Tort,1 rtfi 'VAS F��� PARK'<,,,`'�a 1. J 01 li , .ev'� 4�i to QGL .'. -l 1"2. �'A . '.° p ' l Yr y If,► ' �`%',` > . --- ,�-+,W .�. Iiii j I! rn a . IL., �. h / H. r •�— !! l 14 :,:; 1 ut tic .,.CID. p`f At . o',C., :o.t,ed RUM 17:%SR . ,—�r .j,•,' IR t'''.,•t �5 t IIN ��!��yg, 1 ,k' tt.e I �I�ig " A 10 K I 5.,..5; .•3 . y.V' at111 1 Il�.'..1�1 I�• ��' , 'may� • ,•,---•.�—_�. '-"$ ' •ir+1 .. !� t. 'I Project Location Map T P.R M_ i! yil r+rtS JC, ilt4 ETA MO ''r PM• k"'o wa pm gm VIP ME •' . . Esc •• l4 �.' .•�•x , J , . ... •• I °. „ 19 '"f1F�.1f n 1Lh' a .0•I • City of Renton P/B/PW Department Envirc ntal Review Committee Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, ECF, SA-A REPORT OF AUGUST 13, 2002 Page 2 of 6 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE XX NON- SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. XX Issue DNS-M with 14 day Appeal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. with Concurrent 14 day Appeal Period. C. MITIGATION MEASURES 1. The applicant shall comply with the recommendations contained within the Subsurface Exploration and Geotechnical Engineering Report prepared by Associated Earth Sciences, Inc. dated December 3, 1998 with regard to site preparation, general earthwork, foundation support, retaining walls, site drainage and excavation shoring. The satisfaction of these requirements shall be subject to the review and approval of the Development Services Division prior to the issuance of Building Permits for the project. 2. The applicant shall pay the appropriate Transportation Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. Per City Ordinance#4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of$388.00 per multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on a rate of$354.51 per new multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. The property is zoned Residential Multi family-Urban (RM-U). The project is subject to all development standards for this zone as well as the Urban Center Design Overlay District Guidelines. 2. The site is located within the City Center Sign Regulation Area. 3. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 4. RMC 4-4-075. E., Exterior Onsite Lighting standards: No use or activity shall cause light trespass beyond the boundaries of the property lines. All building lights shall be directed on to the building itself or the ground immediately abutting to it. The light emissions shall not be visible above the roofline of the building. Parking lot or display lot light fixtures shall be non-glare and mounted no more than 25 feet above the ground to minimize the impact onto adjacent and abutting properties. All fixtures shall be fitted with a cutoff type luminaire. Fire Prevention 1. Separate plans and permits are required for the installation of fire sprinkler, fire alarm and fire standpipe systems. Building 1. Project is to utilize 1997 UBC. tl 2. Plans submitted are not currently developed for detailed code review. Plan Review—Water 1. The Water System Development Charge (SDC)for multi-family`owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $665 per unit 2. Preliminary fire flow for this site is 3,250 gpm. Four hydrants will be required to serve this site. A primary hydrant must be located within 150 feet of the structure and three hydrants are required to be within 300 feet of all structures. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, ercrpt_deVille.doc ii • City of Renton P/B/PW Department Enviro ntal Review Committee Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, ECF, SA-A REPORT OF AUGUST 13, 2002 Page 3 of 6 but are subject to verification for being within the required distance of the corners of the buildings. 3. To provide the required fire flow for this project, a 12-inch water main extension is required. A new water main will be required to be installed in Williams Ave S. from S. Tobin St. to the southern most property line of the site. Extension of the 12-inch water line would be subject to latecomer agreement. Applicant has shown the water main extension and new hydrants. 4. Existing hydrants to be counted as fire protection may be required to be retrofitted with a quick disconnect Stortz fitting if not already in place. 5. The building exceeds 30 feet in height. A backflow device will be required on the domestic water meter. 6. Landscape (irrigation) meters will require a backflow device. A separate plumbing permit will be required. 7. A fire sprinkler system is required. A separate utility permit and separate plans will be required for the installation the double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans should note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. Plan Review—Sanitary Sewer 1. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. 2. If finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed on the sanitary sewer. 3. The Wastewater System Development Charge (SDC) for multi-family "owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $455 per unit. Plan Review—Surface Water 1. A storm drainage plan and drainage report is required. The drainage plan shall include provision for detention and water quality treatment sized for the new impervious surface subject to vehicular access per the KCSWM 1990 Edition. The report has been submitted for review. An underground detention vault is shown. 2. The Surface water System Development Charge (SDC) for multi-family "owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The Surface Water SDC is assessed on the total new impervious surface square footage by multiplying the gross square footage by$0.183. Plan Review—Transportation/Streets 1. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 2. A Traffic Control Plan is required. 3. Streetlights will be required if not already in place. 4. Staff will request that new sidewalk, curb and gutter be installed along the front of the site. 5. A traffic study was submitted. It is under review. Plan Review—Miscellaneous 1. A separate permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. 2. Proposed rockeries or retaining walls greater than 4 feet in height will require a separate building permit. Please note on the plan if applicable. 3. The site is located in Aquifer Protection Zone 1 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)). Certain uses require operating permits (RMC 4-9-015). A fill source statement (RMC 4-4-060L4) is required if more than 50 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-03007) 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/detention ponds, infiltration, and drainage ditches and channels are prohibited. New pipes shall meet pipelines specification in RMC 4-3-050S. ercrpt_deVille.doc • • City of Renton P/B/PW Department Enviro 'gal Review Committee Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, ECF, SA-A REPORT OF AUGUST 13, 2002 Page 4 of 6 4. Existing septic systems will be required to be pumped and abandoned in accordance with King County Health. 5. The detention vault will require a separate building permit for structural review. Plan Review—General 1. All construction utility permits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards, which are attached for reference. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor of City Hall. A fee worksheet will be provided, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The subject site is flat with minimal slopes less than one percent. The property is located in the Aquifer Protection Area—Zone 1 and in a Seismic Hazard Area as designated on the City's Critical Areas Maps. The property currently has one single family residence and associated accessory structures (to be removed) and the remaining portion is undeveloped. There is a minimal amount of vegetation (several trees and lawn). Approximately 8,600 cubic yards (about 11 feet below grade) will be excavated and removed from site to allow for the below grade parking garage. With the land use application, the applicant submitted a Subsurface Exploration and Geotechnical Engineering Report prepared by Associated Earth Sciences, Inc. dated December 3, 1998. During site investigation, observations were made that the existing house and adjacent homes had below-grade basements and conventional shallow foundations. The consultant noted this indicated the ground water levels remain lower than 5 to 7 feet below existing grade. Observations also included that the brick walls and chimneys of these single family homes had cracked mortar and settling of the structures had occurred. The report indicated there is approximately 2 to 4 feet of fill material of an unsuitable nature for structural support. Below the fill, alluvium associated with the Cedar River was encountered and below this were medium dense to very dense sand and gravel, with low silt content soils. The report recommended the use of deep foundation systems to address the liquefaction prone soils. In addition, the report includes recommendations with regard to site preparation, general earthwork, foundation support, retaining walls, site drainage, and lateral wall support of which staff recommends the applicant be required to comply with in order to mitigate potential earth impacts. The applicant indicates they will submit a temporary erosion control plan with the building permits to protect the site and surrounding area during construction. Based on the soils and potential seismic hazards, staff recommends the mitigation measures listed below be required of the applicant in order to reduce potential adverse impacts to the site and to adjacent properties. Mitigation Measures: The applicant shall comply with the recommendations contained within the Subsurface Exploration and Geotechnical Engineering Report prepared by Associated Earth Sciences, Inc. dated December 3, 1998 with regard to site preparation, general earthwork, foundation support, retaining walls, site drainage and excavation shoring. The satisfaction of these requirements shall be subject to the review and approval of the Development Services Division prior to the issuance of Building Permits for the project. Policy Nexus: SEPA Environmental Regulations ercrpt_deVille.doc City of Renton P/B/PW Department Enviro ital Review Committee Staff Report I CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, ECF, SA-A REPORT OF AUGUST 13, 2002 Page 5 of 6 (2) Surface Water Impacts: Storm facilities exist across the street in Williams Avenue South. The applicant submitted a Preliminary Drainage Technical Information Report prepared by Sitts & Hill Engineers, dated July 10, 2002. The preliminary report is under review by staff. The report indicated that roof drainage will be collected and stored in a vault located under the floor of the parking garage. This water will be pumped at a controlled rate to the existing storm sewer system on Williams Avenue South III which conveys water to the north about one block and discharges into the Cedar River. A catch basin exists near the southwest property corner and will be used to discharge stormwater from the site. In review of the off-site analysis, the runoff that leaves the site will be conveyed in an existing eight inch concrete pipe on Williams Avenue South. This main drains northerly for 700 feet where it turns northwesterly for 200 feet and then discharges into the Cedar River. Detention will be provided to reduce the impacts of the higher storm events to the existing system. Stormwater is to be released from the detention vault system at the existing two and ten year event release rate as in conformance with the 1990 KCSWM requirements. The detention vault is proposed to be nine feet deep. A three- pump system will be utilized and back-up power will be provided for emergency service during power outages. No additional on-site conveyance systems are proposed other than the roof downspout system. The report indicates no evidence of over topping the existing system or flooding problems. No adverse impacts to the downstream system are anticipated; therefore no further mitigation is recommended. Mitigation Measures: N/A Policy Nexus: N/A (3) Access/Transportation Impacts: A Traffic Impact Analysis (TIA), dated July 12, 2002, was prepared by Transportation Planning & Engineering, Inc. Access to the site is provided via a driveway to Williams Avenue South (one-way southbound). Vehicular access to the site allows only southbound traffic, travel from the north to Williams Avenue South is the sole direction. Traffic exiting the project site would head south and continue on Williams Avenue or turn right onto South 2nd Street(one-way westbound). The analysis estimated that 283 average daily trips would be generated by the project. To offset the impacts to the City's transportation facilities, a Transportation Mitigation Fee is calculated at $75 per trip. City Ordinance #4913 waives mitigation fees on owner occupied multi-family unit projects located within the CD and RM-U zoning districts. This fee may be waived at the time of building permits as long as the project remains as owner-occupied units. Projects located in the central business district are exempt from parking requirements. However, the applicant is providing 75 parking spaces in the underground parking structure (46 standard, 25 compact and 4 ADA accessible). If the project was subject to parking ratios, a minimum of 69 parking spaces would be required (1.2 spaces per 1 bedroom/studio and 1.6 spaces per 2 bedroom). Mitigation Measures: The applicant shall pay the appropriate Transportation Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. (4) Fire/ Emergency Services Impacts: The proposal would construct 50 new condominium units which would potentially impact the City's Fire Emergency Services. A Fire Mitigation Fee based on a rate of$388.00 per multi family unit would be required. The fee is estimated at $19,400.00 ($388.00 x 50 units = $19,400.00) and is payable prior to issuance of the building permits. However, City Ordinance#4913 waives mitigation fees on owner occupied multi-family unit projects located within the CD and RM-U zoning districts. This fee may be waived at the time of building permits as long as the project remains as owner-occupied units. ercrpt_deVille.doc • • City of Renton P/B/PW Department Envirc ntal Review Committee Staff Report CHATEAU DE VILLE CONDOMINIUMS LUA-02-083, ECF, SA-A REPORT OF AUGUST 13, 2002 Page 6 of 6 Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of$388.00 per multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. 71 Policy Nexus: SEPA Environmental Regulations: Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. (5) Parks Impacts: The proposal would construct 50 new residential condominium units which would potentially impact the City's Park system. It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. A Parks Mitigation Fee based on $354.41 per each new multi family unit would be required. The fee is estimated at $17,720.50 ($354.41 x 50 units = $17,720.50) and is payable prior to issuance of the building permits. However, City Ordinance #4913 waives mitigation fees on owner occupied multi-family units located within the CD and RM-U zoning districts. This fee may be waived at the time of building permits as long as the project remains as owner-occupied units. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on a rate of$354.51 per new multi family unit and is payable prior to the issuance of building permits. Per City Ordinance #4913, this fee may be waived at the time of building permits as long as the project remains as owner-occupied units. Policy Nexus: SEPA Environmental Regulations: Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. _X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM September 3, 2002. 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 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. ercrpt_deVille.doc • Chateau de Ville Condominiums ,,. . LAND USE COMPLIANCE REFERENCE t CONSULTANTS: INDEX OF DRAWINGS �_d _ t ,r. ARCHITECT:xa.,� ARCHITECTURAL •A• �_ lw S e ARa a.aD.xl n�a o.0 C. IN LT coVE•AeE, aR xl,•R ' ua enLErLe,rw.eoo,TE]oI SECTA OP nONO COVER SHEET PROPOSED, O.s,xn..n feria•••POOPRnT - Il S,x/IM(TOTS.INPERVbw A0AI • ,•••.; I EWIKT US S'•'T'N IMP./COVEN SKET/PROJECT IMOOIAnaI w..a...p..we..+b.wo woo pr Awe I `t f t ;t SECTION I SITE INFORMATION .I O.Y. PAOK• l,OSI.a-.,0, IEETLKKS XECONEu.are �PT I 1't�'.- t •' �. • r,1• ,05..,O w u So!•L.w Reoluea SACK. 5.r '1�. c e-NAIL. �.:ymo-. v EON,sloe. ION a LOT ROE..w PT. M I I -��/ SECTION 3 6UILDIN6 BANS S SOB, Io,OP LOT NIX,N•w PT. ... i ST t STRUCTURAL ENOINFIR LEVELIMP I ROOK w.LEVEL 2ROCPUN .ROPOYO. 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WALL TO BE DEMOLISHED O EXISTING DECIDUOUSTREE REFER TO SHEET AO.I FOR AREA CALCULATIONS I Eli y ^ II __J 0 EXISTING COHEIR TREE =O GARAG E,E EXISTING HOUSE 0 m ENTRY //II GARAGE,CONCRETE i• NJ FENCE O EXISTING CONCRETE J I DRIVEWAY a WALK • 1 R WALL TO BE DEMOLISHED I TO BE DEMOLISHED 'XI 1. Al- II r .1 0 EXISTING HOUSE ------- PAINTED SAS LOCATION UI xi ♦ I: • 1 �'.'e.I p II EXISTING HOUSE PATI r O _-_-__----- PAINTED WATERLINE LOCATION a) PATIO O , 1 • d1 EXISTING HOUSE I < COURTYARD=1400 SF—� !2000 SF. ------- PAINTED POWER LOCATION IV PATIO REFER TO LANDSCAPE I I II PATIO - T O O DRAWINGS FOR DETAILS , 1 ___.___ PAINTED TELEPHONE LOCATION (� I- I I O '1 h il ,f L , .�i ._Q.. JI r✓ 0 I ' � n J' i I I I j r—r --•IiSTAIR TO 6ARASE y/_ 1 _ I..1 I BELOW 3 =O PAT] _ . f 7 T 1 �I ' if TELEPHONE in f-I GONG.WALK --- 11 ! 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Dasalplbrt l D TSA Chateau de Ville • • �° n ° a rw. e o p.tt< • 9ou°+A SS r N Salim.,WA 910M w..aoio 1�7s.w1.6e:e w ' Flret Peclflc Development,LTD RENTON• 11 11-1:1200212002021A2-1.dwg,91dgPlan,07/09/2002 09:49:54 AM,rickm,1:2 / .w+w d ` ro ameer 9 %Y Eu L . %x \\ E. . %t %T %3 ...... E° %! Ex %0 I 1 %t j '�` :I %d • E° 9' Ir L. %Z Ex X. E• %t %: %d Ee E. L_ r3G ES Z rr: ii E6 m D %a `-- 4 Eo, DI r J m E: o 0 %YY bp) Cc a Et Z I %9 %4 I , u.o i1• %L i 1 I— I x b• Et,..-..m p M %x It %S I E, I 0 ...i %x mr - %S I It ' Ex . ... __ I _ . .__ — _ gY Eu %x . a E8 I y • g�f L l %B %v %8 %Y %x %9 I %x %y %Y 6 .T Lilt_ 1 1 4 PI.e-Lwel 1 SilmNtel Data BY. OmO0Im[ N I Chateau de Ville •° ° TSA arrhitecis pit,. L �% so116.A.mue la Suns 2Ut , r•,• =a $ 6 e.6ewa WA96m6 n.e•w..,w , r61f.aIMIS..u,„ WSO root Pacific Development LTD RENTON,WA • • . . _ . ... -, r § r 1 : I I 1 7 LARODCARED AREA- _ :- , ' • Unit CI • 1 lia ---'7. ' -i --'—' PIM, —1-4P— .....no ,.. -‘ :il :M. •111 ir 1 Unit Cl . , . I I 105 I ': 1141 i_ '111 unit s6 N 2: 1.686,101 I , 6 Unit B5 g 104 ; Unit C2 i A' L. 1285F 1 1 112F-J I 1 / .s,•. low 1 ILI . .... i J. e/.1),,-.,,.4 e 16i Tiobli 1 opis..! VIM r- ,0"-- ''a--1 L.S \ • -1 :Autos < • 15' '2-, i : ,, el i dirk • ii q -=. '• ,i 'lit:1 I . •ATio L _L :AL =' gra 1: \—_iLewl' i A --' *1 'm --, s. , m: ,. z I . Unit Cl-Alt1 Unit CI-Alti t• HA Stair I :::1 IMI,'k."41.-7- -- Elev. Stair 2 ..._ 0, i MI V, g: 1 113 I • > 1 I qesasF I ---- Brii1 B1 --,LobbY _,.,- Unit Bl401,1 ,___ _ 1 — I qb85r] -- ,J • - CI) I log I , .- I no I ' I Nb.285FI , w ...- --.. ....- •••, 162tf-fl _'...7. ...• . - Entry -, LIAm . as ...IIF.1 1 j\...,..-- 1.,cc,./.,,TF-, L./,,,,,, — ' - IP 1 I. , , ___ -11;>:-- , _so , a) 1 I .4 ,L_icl : . I `11/raip', -.-1" al _C o iv, ..-a- A IL •—•*.x. ‘... ,„ , . ,,, . T.: I 2 _ .. r...omrkA , — ' 'rim _ ;-- e . .! -0- \ o 1 I ; Unit B4 ' ` ••-••'-' \ et. • I Unit B3 4--'Ili'— Unit B4 i & ! I 10-71 ' 1 \;_,/ ; Unit 03 • --11.314tyai L- 10-j ' I 112 _ < I 1 11475F I ail. ' I top 1 ' : 1 ill 1 ao _ .1.. N 41 0 11415F1 I/ ill- ' I ••• V 7,1 1 I 15°3511 P"110 2 I ...„...7. 18035r I _______, - _I a; 1 ' 0 _.. /._ . ,-1W_. • N -•" , .. , . . s-1 \-..... , . ...,,. .. c. L_ _L_ _,—_—_—__I F°--c-L-- . — _ ,... co F- g . 0. WILLIAMS AVENUE SOUTH . . I? to tJuLv•II.2002 Th BUILDING PLAN LEVEL 1 ......,,L0 j 'rg scmx,1/8-•I.-0" ! A2.2 fg. 5 s • r 1,1 lk..: :4,:, . 1 ..... t Uit C _ 1ItJLNJH E ` mil 2oi i 2os Unit B5-Alt1 • I9965f-I 1204 I Unit C2 Unit B5-AIt1 _�, 99b5F I 1. yll/� 1455E 203 � �- '_ T J I 10315E ,u 1455E I j 8 IIIIIIIIII3 of Tj }I _ _ /1'7, '�/ O L. Qlot! t1� �' o� .1 p �`� til " I o Unit CI-Alt1 Stair 1� 1�—�� l`` ����I i� Unit C1-Altt �\ (11 206 K. LobbyLII, �y 9995E I� C IQI�ti� ''Unit B2 oa,,.o Unit B2 ,- E--2 k - I9895FI _.-- 11 l 1209I 1210 I Mr- �] II li D r. �I I; I I�' � - I 1�I�i ._' IlB25Fl �1825FI _N•ii ■I� •_ I � IANCn ' �,I 1_�i I s C I cC • r..A --11L. 1_, ,, �i 0 �.�, _ 1. , i t L 'C O I 'l O I - g o unit Bat, ; I _ J I __ [•7,,1 L_,I0P-0_. Unit B4-Alt1 ~ N 120't I I I E—. Unit B3-Att1 I IlJnit B3-Am 212ya 1 L:_._ 1_ !'_ _ _ _ _ _t:!±_fTi±21 F1 II1i J— — r s o • E JULY II,2002 ci ® BUILDING PLAN LEVEL 2 I %EU"° ry SCALE:1/0...1._o. -.---- — S A2 3 s z - _- fi Miff 1 • • • r lyk i I I AB - li Unit CI-Alt1 — am n Unit C1-AIt1 I, 6 I — 1305 I 40Unit B5 Alti t I t I I a o1 I i _ I I?965F �` 304 I Unit C2 I. Unit BS AIt1 II 1965E 1 I g Ii: 303 302 -.1j� J �L _ I„ I10315F_ J A_ �nlIll _�Z� iA` ct Unit C1-Alt1 N, Stair 1�' jj Lobby yl- ,1, :1, — E N -, Unit CI-Aii 1 306 r !� K �-\ ic•,'�,' `�� �`�:_i 1. all S. gi 1313 I: CD 11 �5665F w �m09 Unit 82 Unit B2� ��. mil A b' 19865F1 11 I. �� �' 13091 �xi 310 i, i; 7V,�I� _ " 11825F1 �' �� I,B25F1 — �),,_ I c� err' ii�. �L �.(f� i� j�l. J� 1.6 i( G a) E -.,t� j `711111011-1 pis I al o ,...[ p U L.. / ,,E, i 1.=-3111L. 1- , i N • • ] i PIE Unit B4-AIt1 Q` - -• ----- .. —--I , • , '" .~Unit B4-AIt1 II I ` mg Qr.'� I "t/ Unit 83-Ait1 'Unit B3 Alt1 \_ g II 30l • �31� 1. ) j it 1,©HSF� oq � 13oe1 3u •o0 17BBSF1 I WI o I � I 8225E] I I v o J P. Q I— C o ditl 3 %V "-XLT II,2002 0 BUILDING PLAN LEVEL 3 0 li A2.4 rg ILrt Is _ tim. 1 . +lei 1 B M t Unit C1-Altt -�v Y Unit C1-flirt a t a 14051 H H Unit B5-Altt IN: a� 401 19965E 1 4, [404 I I Unit C2 Unit B5 Alt1 n ?" 19965E 403 n. I,455F1 . I10315F1 i V I� l i�U P m I s 1 � — - a _ Q oolr{I .� 00 ./ ° — �IIt00- � I 3 `s� 1 , SiSi �S ! o_ Z tti Unit C1-Altt 'Stair 1` " I r--, [Stair 2 -3-,, UniI t 1 406 1 JE '' Lobby ' \_/At, �P 3u Q1 19oasF 1 _ I V Unit B2 Unit B2 �b . A 14bb5F I 73 H N 400 409 0 I`,s. as W. J [cl carte • R:mo LL x I Unit C3 0 I Unit C3 I a s N I � 140l I I 1 410 I d a W d$� V\,1 [ -\ ICII. <<e ni o. E m Cii 4 _ _ ., t . i JULY U.2002 BUILDING PLAN LEVEL 4 M0 N SCALE. -O — ! A2.5 S W 200202 i 1;1:120021200202\A2.6.dwg,BldgPlan,07/09/2002 10:16:50 AM,rickm,1:2 I I I I I i I I I I.. I 1, 1 rl r' I • r—I 1 1 I _ I r r —1 1 ® , I I 1 1 ? J i .__ __ 1 I I - 1 o I 1 a r t 1 I I ° -o —1 ---------- — —- — —--— — —_ - — — z / — I 1 1 I I I 1 , I _ 1 1 J I -\-r i i_._._ I I I I 1 r 1 1 r 1 1 9M.Plan-Loyal 1 Submittal IIChateau de Vilio DIVA By. DBSGpbpcMA AMMO . § N rsA arrbitraU,Ku — ,N, sona.n.mu.s.es,;uml ------------ `.1' Bowe,\A 6221 004 C) II ras.wl.aeu .corn oa�o First PacHlo Development,LTD RENTON,WA ..Rw.�n..om • • _.1 Rik'.1 1`r; 7WAIL IIII 1111111 111,11111 I'�1_�\ 11111111111■ j S '1IIMI - ;— !IIIIIII� / we 'wo.'� t"''' n.aon•- d - I ■�illilillli_I■ I■� ■--• 1■� �IIIIII�II��M I►. „�° i •��• T -- -- �- _ =ME,. ,__, coLoR.ST•oe••• — 411I— r-�-- 21$■-- E-s —i-gi�.A,i_ --- -- I♦_— t . — _ 1116oiaa iiiiioilll I�Ill1111 ulillllllrllllll IlPoa21i121 iltlll — Lev6. . €—II■I--I�€--- --=__--I_��-_1x-�= -- --- ■ -II __Mr'. ..eoµw.Ln. �L.,o.O 0 b . 2 1.■!--I g-- ---=1__io- -- --- ■ -I —r ,rn -- 1i■-■1 a --_Me — —IMMI - _- �AA■ — COLOR..n.r., Illminmmollll IIIIIII1AIIIIlrNlu 1111ll �Illlllllalohlll _ _ - _ _ __ — _ _ Q�w Levna a 6r.0O' C.: -- _ -- ---==1_-1 1 �M5-i a-1 -C --ter• a I o �. ._ �� _ -- --■1== _ y — , — ,= _ Illiiimmonim— IIIK MIIIIIM R Ip11111111I I@nnia_ a nuoudll — e� 8 — ■A■=-�■=--_-- _ ---- ■•_.■ i a 11111111111111111111111111111111111111111111%. ❑_ d IIIIIIItIIIIIIIIIIIIIJIIIIIIIIIIIIIi1111 LEVI.I • --- Pewee-.ePe. el•T (e 1- LIM ..,. • O LAOKAPe COLOLOLK DA•24. AAA= —Rw:e �2�'•�PIIOPlRlY LIPS Cr UM! �•� I . b /^��, iDtTALLS .MD! DETAILS I i W EAST ELEVATION cts SCALE.VS'.I'-0 Q� ruo.e 73 AT STAR MVP.,� .,�allli��ll.. i s ,�all���lilln�l IIIIIII IIII1111 lllllllll)�=•�■A■=_ , � • •A111111 11111 k.. - A ME,11111111111M1111116.1 __ ` i4111111 1111 6 .� n�e 1, I •OOP MR . P1•.00 ■ I. �x.,.l ■ -■ --e■ ■�-__ - -- - €,■_ —■fir•— ■'- 1�u�1 ■ ■� e""oLw.,e..:zm I ? 5C 61IIIIIIII�IaIIII I1111111. — — lu- IIIIi rum I■ � ,_ veto a I1■ =er.r.y.__ no mo `w '�= = _......__I " i iiiiill — ':::::'u; IPA_':m C:si ,,1 uoA•,w,w.... i x R. ■ F -- -� ■M■■ is ■n.■ �� ■1■I■ ■I■I MU ■� %- ..� zsa■ �■a-■-■� , In■-■-■�� j I.- ..:�,mio1 tea,,„.»., 4. �11�INIRI 91111111111 _IMMI in 44-. _ .._ . . fi, ..,.=- _-_--.- . , - .- _� P. ■ ■ ■•�_ — ■ ■ - ■' P�e� aawa.e a el.,ao CO � pT C- �.■� ■£- E ems■.� . IL__ u p■ 4� '-■■ ■ - • au K.L eL. PeSee-e.e. F- ' �I-.__J F C C -t.� >:.III111111 lmlll IIIIIIIIIIJIII lAI u11�11u'A� MAILS II__ j .. .� .�#s Level, L L�_ -ion. - --- ., �oLon.s�•zo„ ..aPv.,.Lee_I.�• u...ov L. P.x.. , I I s.. "ie I I JULY 12,2002 I 7a1 J •A"A•e 6 Wee Me WILLIAMS AVE (WEST) ELEVATION ! A5•1 SCALE,I/O'.I'-0• a 2120210* J L r 5k 1 i /\ M262 • T I is ,°_ ,elllllll llllll h,. i .dlloll0 1ll1Ilh. ■.ap • ■m.n ■�. iii— ■■ -..- •si •■ • • 4 I ■ tt-T- ■'■ •e �IT- ■ : ■1111mllryplllulllg —ry'Illlllllllllllllllllll IIIIIIIIilllllllllllllllllllllllllllllllllll ta ter■ MIN Mil! . 1. ;;Ural: �. -•EE_ MEN n' = • '' i ■■ _; I I 1 EG��NEIIMM —m■■=lc-- i••I•.I-I ! 4 8 �. a a —ulpllEllllllllllllilpullllllllllllllllllllllllll�lllllll LEVEL, ds ..«.-1•MIR 1 •116 • MEV a■ /•—.EM' �i P••c -.� —�C mm II R.wn aura. ■ ■ _ .2xcc+ero� ; 110= il ce ■ ...�-...,.... -- _r...._... — _ 111111111 Mb-1 + CC ex5nn—l—J co�oi.s::���e rwo.e. sanoe d Q> f.xmee0•lb I I SOUTH ELEVATION i a• 0 a SCALE,1,6".1•0. -a I I = n"..,'� CZ I AlliiiilLy I f cti .eSl .I !IIIIIIIIIIIIIIIIIIIIru■m,muiu lI 15IIIII' I IIIh. i bOP MAR IIIIIII IIII(IIIIIilllllllliII11111111111111111111111111 IIIII Dmpry limigip■` -- Le R, ..—a,raxxeel I _ INN .. •u Elm _•— :m :o Nom _l ■■ Sv ■i_�_��■■ I 4 " ` �_ ex I -- t _IIIII_IIIIIITI_IIIII111111IV11101111111111111111111111111111111 ■ T_IIII�I_If'IIIIT N -I -- INR e p Rev.. '"_ - — ---- .� � I i___ . . �:= c:: E mo .._„ �16—�•� s . 4 Rig E OVUM I @IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII III Prod ; r ■e; Q lllllil •—:� :: EM��I • .-E r I R.l00• h .exam !� �� .. • .erne-mere~ t✓ r, p .4147 . memoI .era,�alw J.... .v..��o�xe J n�..Sao I .xe.e.Tv Lb1• 17r."••—"I ; I L I JULY 12.2002 u i NORTH ELEVATION F A5.2 L SGALE� /B"•1'-O" f 200202 c 1 N:120021200202W6.1.dwg,1 Sect,07/09/2002 10:17:51 AM,rickm,1:2 • • • • • • • • i > W o - v 0 cn , m m m m \/1/ Z _ p p• { a ' --• I D \ P F P F R 4^^ 4 e ? 4 • Saa Plan•lwvN 1 Submittal Data By DeIctior[ Chateau de Ville 14401.0 (/�]\7 TSA arrhitrrtt,pat. \// �yI 50116w Arenu�S.E.5Wu 201 a Bellevue,WA 980W �: T425.401.6828 P425a11.0630 �� I Y,�,1 sItth«c.m I First Pacific Development,LTD RENTON,WA • . • ' • • • . • . . • FENCE TYPES PLANT SC-iEDULE . CHATEAU DE VILLE TTPE'A'FEN=SYSTEM •SOLID WOOD VERriCAL DV t1ENBERS. IITMEL 0.01,4•11 OMIOGIL Mr% WE•.0 4.4 ammo.m.qq.........* TTFE 13'FENCE ST51131: 15.11.12.114 0001.9 02.1140.111•4•DOOM CONSNATICN IDODAARE FE2CE S-T5281 . YOE MARE First Pacific MIT MOW. 1501.414.M.Semmi. 111P COMPIP0.1.11/1 ill/I• 1111,15..0. Development, LT" Renton,Washingt ri::-:-::::.--:-:::::aiiiiiinii-iiiitlib-4'..iil.F-....-.•'.::::•.'.:-.......;,.....,f:.••••-.... -...-...-.:-.-i ,2:-.1:.: i.,•:..,.!!--:.,.-..z.:.i.:"..,.-...'..!::::::,::.:,-..:::2P,I e.e_.,_,_,_:1.5-,.,,..,...,--)13.0-:1 ,__.,..... .---","",""""r,,p, ,...,,,,,xv,,c;.,,,„..:.,:=,•,....-, ,....,.:., ,.....,.‘. .. .„....„,.....--.-.-••t!,.,..,..-.7-.2 . :.....:,,,-..* ,...:. '(—: !.-1-fp. •-41,-- ekeeal MA.1.01.C945 1.1JCPBomoN INEICEN, 14-24.q Fil 1,41‘.1 ''''"Z,_. , IP' !lit% 100 i i 0000 b.0,XV•0 P.4000 1.100,91,01a:T.Lie DII1104, 0, . . . .. 1.---.bj ...'''::-I.'''.".::.:.'-'-'"--ri'.-'-:•-:'.1:1----11.----::;----:: er-'7i:::...-,•';,-?.:v:•.--",',.--:;:t4,.-'---7-7:4 .-11, 4_ ..,.•.-:..--:•.::,•:.-'-':::::;:-...; — L'........-.-.',:::. . .. . ,:r-i -,1:Ptio• i . —, ..•., i.—.....—. ., 4: i ir;1. - .i •,•t,'' unit ci 11 I-4441 L\j ;,. i ; . p., =1 . .-i.: 4.:.;:t2.4 -:-••'•'"•'14 "='s iti,1 714 Unit es r:- ,. , '.• f• Unit 135 .,;!•;, ,j! ...; .:i'1-11 4...! 0000 VIFIr.14.4 11,04.0%REC. INICEM0910 v..,ROLM* 24.•q fli Mcciosi '4 .,:' lk,S€6) 1.0.03611., 41-111k.1,1,11.. V.:41%. am=41•101aurt 1-14.1.4.......ccrrAcr... I.r...r„a,. seam* .., ..-....." ---... --- t Unit C2 A -17.,.-.':'-'.,...•-.:.,-'":::':.,,::-::‘t-1i.'.,::r..-..,...•:.:z-- -r..!-.x i";..! n•,,;1,,,---,,...1<c6G_'.. t';1„-.,,-T.R:,-‘,?.-_-q-._.,.7•.,-.,.,.ii.41 i'.4 i .1.,.......,1..,.-.7I.—•_17_p__1.„ , -"1--1-R15,...4,--..-._;--_,.1,ir14-,,,1...,,1...-..__,,.i....)i...•?,l')>.7\4i2 O,.:C•iE,i,,':..C'.ir-ik..•,..r e),.•-n9c.:4t;tt0., c,Ei.. r—:.,4lhl4!L(,--,,.,...;.,,•::,,.1,4V..0,r,;.. ' ‘' — i 1 41Ar•-`4-.-'Ti 1i'.-..-s...4-I..,i;•r1.-4...-.-t 0000 0 l . trYt 'i LCti\dI .\04 ? e0ima a cim m1.*1. .,c1..,,..,,,.„../,,.c.,M/../,aA„0=../U0.,,,.,S,,..0TA.R/,•Ex 0,.,0,../.,9 M,k_ rrre 17,..461,1. •----- ;essese.---• •-•1 t2erVit--;-.. 1;17.4.11:1;• r,f1•.:*;:ti owe POZ...11 HIC11.1.01,1 ,...30,,-1 .1. .... ......... .... 3 I-Ju„it ci-A!„ ,.: )-Ea.71-----i r-7— 1,..,,,,,f-,, -31012-__ ALTMeake il =..-t.4:4-14 ,-,...Ai •-• ,.,. I 'Oerts. I Erl ttg,10,1_,_ I _ ‘---. 4.4.71.,,-464 ?.--ip> , ... J.,. , A t`-' si.ii• v: ...: J.,...,_,, „.. 4 i•-•, ,,,,.1 ..1 t 174_ j. ,..N.,,,:>., ,,....., .... !, tAT '‘. . ---, w•_:_kl......____,-• • . ;--' i . • •, • ..._,....A,-2:_t_tg - b =• 1 errs caLciA•ficris r- Li 21' \4-1-t-,--'4-.•:: • ri‘.....\..-F,---_,•\ `4-•r. ,. TOTAL SITE AREA; 14026 6T-. I.:i W '1.-rl'ee:. •',411. Itthf;7•Irr-""-"'•- •'''''TT% - ' ' 091Aqi '7.--sri-i-li-, -,-, , '`-sd, \..P.Ns , -..-t . 1a,;II11. ISAil II,.i ie',r•'--‘-'-"„cVV:I:.,..t.AT.'"'."'.;?:0:I;t"')•-1N,',,I•'t-'/•'•'-.:.J'-F1•;'i1 I:'i•,...,$1 1e,"I-11‘.-t.•,.1.,0y3—.40a101/4.0C•4,i-1k;i•:-2-i.-•._..I I•,.g0.,r I,.o00i,LR.040,-, .-j e,0-t.,-4_11.1,.1--i-t„,;t'l•.'•=1. ;•7•••••E,-2l•?'"1. I Unt 84 71 . — t012d i Unit 84 TOTAL COTTICN SPACE PROVIDED: III -I 1 En ' 1,__4='•• , Wr ill ! t Li Unit B3 i' :-..-4 34 licrls 4..i'4•41; 4.14 - ... 4:--;:41 l 44 •,•-• - liN Unit 83 r, MB • •1 If I'11 I --..:,t • ,., a Et 4;..1 t!"=-1. I N-..4. :,,i ,r2z.r- i ci --i ,.-geriir-ito .. ..wpm - - _ • ...N_1-41 - li 'OA 171 rgil 4 j!.i,.....'4.puit,litItZinicalirk,10--.7.. -gpz.,,,,•.*`?,...i i'‘g.,::-'-__ _12...1„..,,y..i„...,.....,,,....._..........„.,...a, •••--,--0 I .. ,s0.,--:- •.1).*A,,.;.•,,,,t NW.oelejtalll•ett:TIA\\\!•,•• NI'tt..,•• . ; i ,•• A , .. -- • . ... . • .000ST: t+-• t•- ags›..00.,s , V......L... ...41„....;., . .,Al.„.., „., .11. , ; I --- ...... .---.; t'•*--. . • — - t•-••••. _. -—. .......-. •''t •i 1 / 1 ; . / , • • .• WILLIAMS AVENUE SOU11-1 i • i •----.. •ti ,i4 , Design Two Four/Two 8Is••••••••-••• I 2 t. 2 2 'co iv ..., `.2, 1.• - .11 ? - SCALE 1' = 10' I LANDSCAPE • . 10' 0' 0' 10' 20- I PLAN I ...--.... 4'. - .- •. ( NORTH --'-- • 1, { • / CHATEAU DE \ \` I F r/ .. VILLE i � . '. i 1 '• 13r \'�,t���' t First Pacific I I ✓ Development,LT r ,. :/' .� p}g�,t,n .{ Renton,Washingt A 1 ' i,:." : , �.� { �_� #' .� Xi :. SRIGC u)4Ct - • y PF1' ! ` .. r �Xit h It_ ilY` r nr �� ow Low. #a( ,i l ,mcv ea' [II[gm[I1[tu1[hIh tirtnu�u auuuuuuiIinl Ii :.,..: 1 . -.;nri 1--ir 41 . I •I. 3+ [ _ • f , facnot4dL r --- MAIN ENTRY COURTYARD WATER WALL ELEVATION =-- PLAN VIEW r'E'T .1 tl iar r-•r— an.eiST+° ;f.l,.t. 'I-• :Ie. µ; end 11 IA ,,,„.. ' �. =, 43k LI - 1. . ' :waterwallfe re411,b . 'illIF=V;VVO'reiZ1,7 -„iti3O.4-4,-,.�- { +fir . ....,.....„,„,„,....7.::,..,,,,. .. . ,. ;.. ....„:„....„: „..„.,..,„,,,,. •ri.s„,:,:-:.,,:. • , ,i.,k,...„,. ., •,•, .,,,,,,,,„,„ ,..:.... , :: :;::. ,....„:„....... ... , . .::„,„,,,, ,,.....„:„. .._ , ,,„,,,, 1 d .� �'� �• WALL .,._, ,,. �i I, +€ if, t Mil% y: n a' t ati� • 1.It•S.1 ' '044 j r': l .;lYl, , ?_1 I l/!/!0/P �`� ' a 4 SKETCHES D MAIN ENTRY COURTYARD D +9�^�..oFour/T..+oSix,,..._.. t -'''— STANDAP.D EttC IYCitS�'- �-VEl➢Eq WIPE':PRCFABRG.ATSq LEAOS STANDARD•AZE MPS VELSED ti'1RE:?REFl.reATEp.YF.AT'fi STANDARD 112E MMFPS. CHATEAU DE TYPICAL. VILLE PATIO AREA _:l-y`:8 `�°",�y .I I, wosmeoNc.- I��►A a�J I _-_Iri r .�I ill ` "f { First Pacific ,..o we —t_ �. -I {` J Development,LTD 1 al* � - '• Atli on I L' Renton,Washingtc .A°oi. mesa e -• i - J H J II Unit um ClCt WOOD/ - I Unit Bs f e_ `•• �I FENCE WOOD FENCE ELEVATION i ��_� I{ i 1102I � - ,fyZ'/w��1 I Ii1li„ a !,w.1N11, Pa 5-c wan ��+��, ...� fit— 1 --{ 1 _ 1 di • I . P ' I j. I I r kCt.D "--dd it y0 I Y I — --11c1 1 ,i `I� • t al i ) inul R',� I TAIR Unit C1-AI ---I--g��-- — ���ttl �\AEI' Unit Bl 6I I 41 1 I tLI' .Cavil -'__I 6.-.__ __ - ry .,�' __ 7 Ili: 7 r „, ;it > SOUTH COMMON SPACE g� — � /: . l• __ram, ,i.L._. _;,. . .. •• • .• —„r 1-1 _ . 1-, 4. Ei. iite, ..,_, ,,,,.,,,,,, 4;,, 3 r „,.-,,, . -4-- , - f rgim 1 p-ip, I '•. -_ _ L) Unit B4' I' TAIRt. w• Unit 83 { $ ® l\ I N. S 9 I WI I d¢a III I I t\ It Lof d` 6,0 'c. _ lsZ�:+r� • •� I. ', _ n- - i'.`-'.i -, Jill COMMON SCALE 1/8* = 1'-0" . -- r 4cm SPACE r SKETCHES '{ ° z 1jf nrr� PATIO AREA SECTION Design Two Poo/Two Six,.—...... NORTH ,,.._...�...........- •.,..,._,.,. L-3 t • . . � 1.1T I �T4 ",•,i 3frt � , s I — � 11 f —r I '--• CONNECT TO I FIRE DEPARTMENT EXIS1TNC SDMH I B • WATER MAIN 3 I- -� rCONNECTION RIM 3 3.92 IE 33.92 8 1 O 8 I 3 I E ! "'h'; 10*DI WATER'MAIN FOR 1/, 7 I 3 61 'I' L BUILDING Sri II 0 I ;S g - 4"DI WATER MAIN^ DOMESTIC SERVICE FOR I SI g I EXR RAMP I ,{;}I c g• 3 R I 4'WATER METER 3 �� i 2"WATER METER STAIRWELL 1 1 I rt FOR IRRIGATION _ B I G I I CONNECT IA 3K I I R Id I 6'SEWER SERVICE EXIST SS MAIN ‘,22 II I I � m I IWI 3 I. • I I � 1� SHAFT OR I I I it u CONSTRUCT NEW 48' r , I y 1 MANHOLE OVER EXISTING 8'STORM SEWER MAIN 3 I*_�L,.. I , 1 1/�--�\--1 I I 1 I j TOP 38.82(MATCH Pn I- I I '� I EXISTING GRADE) ! I J �__ .1 NEW IE(E) 36.30 3r-1__'__F A.PVC PRESSURE MNN I 3,1 I] I r .I Ex IE(WAS) 359.2 3 I I JT 3'COVER MN NEW 12'WATER -�, '�^"§}--! DETENTION MAIN » .1!�nv�—I — .. VAULT SEE SHEET C2.3—�Y I I Y I SEE DETAILS I O I {`1\ ... m— SHEET 3 r L-' I'\ s S.xS.AMP i __ L- �- -� CHAMBER U a T SEE DETAIL R I 118 3 I N SHEET C2.1 I 27 I + I I I I14\ N ..`. G — J N f11jI S o-.I _ O T--� rSTAIRWELL 7s • I � II I I 3 a I!II 3 I I I •%I EXISTING SDMH VT`FW 1 RIM 38.89 I 1 13yS 311 IE=37.34 • I a %1 60 M1Av ®I 60 Fp _`®1 a N R N C7.11!EL MIN '_ • f', i%:q DETENTION VAULT PLAN ... q 1� w a UTILITY SERVICE PLAN ,.. 12e q BB �'' SCALE: 1'_20' SCALE: 1'=20' +V' Iw 1v.4== I s = r I•-60 SITT$&HILL STORM CHATEAU de VILLE CONDOMINIUMS ER AND UTILITY PLAN 7_�^m ENGINEERS,INC. 4850 CAUFORNIA AVE SW SUITE 200 �. 1i'¶1A1 XN •_—• M SEATTLE,WA 98116 _C2.0 NO, REVISION Br DATE APPR (206)437-7140 lilt ! II • • q9`WCoSTING E AND GRATE UII PROTECTION LOW EROSION CONTROL NOTES CIS RETRIEVAL EXISTING• - STRAP A GRADE {.1 1.' 1.ONSITE EROSION CONTROL MEASURES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. ANY PROBLEMS OCCURRING BEFORE FINAL ACCEPTANCE OF Ilk THE STORM SYSTEM BY THE MUNICIPALITY SHALL BE CORRECTED BY THE APPLICANT AND/OR THE CONTRACTOR. 'A:te�'�%���:�,1 ,,i 2.IN CASE EROSION OR SEDIMENTATION OCCURS TO ADJACENT PROPERTY.ALL CONSTRUCTION WORK WITHIN THE DEVELOPMENT THAT WILL AGGRAVATE THE f��`A 4 SITUATION MUST CEASE AND THE APPUCANT/CONTRACTOR SHALL IMMEDIATELY COMMENCE RESTORATION OR MITIGATION MEASURES. RESTORATION ACTIVITY ` 1SHALL CONTINUE UNTIL SUCH TIME AS THE PROBLEM IS RECTIFIED. • 3.ALL EROSION AND SEDIMENTATION CONTROL DEVICES SHOWN ON THIS DRAWING SHALL BE INSTALLED PRIOR TO OR AS THE FIRST STAGE OF SITE - - 31 ® lit t PREPARATION. 4.SHOULD THE TEMPORARY EROSION AND SEDIMENTATION CONTROL MEASURES AS SHOWN ON THIS DRAWING NOT PROVE ADEQUATE TO CONTROL EROSION • CEOTEXDLE .. AND SEDIMENTATION,THE APPLICANT/CONTRACTOR SHALL INSTALL ADDITIONAL FACILITIES AS NECESSARY TO PROTECT ADJACENT PROPERTIES.SENSITIVE FABRIC AREAS,NATURAL WATER COURSES AND/OR STORM DRAINAGE SYSTEMS. 5.IN ANY AREA THAT HAS BEEN STRIPPED OF VEGETATION OR EXPERIENCED LAND DISTURBING ACTIVITIES AND WHERE NO FURTHER WORK IS ANTICIPATED FOR A PERIOD EXCEEDING FIVE DAYS,ALL DISTURBED AREAS MUST BE IMMEDIATELY STABIUZED WITH MULCHING,GRASS PLANTING OR OTHER APPROVED EROSION CONTROL TREATMENT APPLICABLE TO THE TIME OF YEAR IN QUESTION. GRASS SEEDING ALONG WILL BE ACCEPTABLE ONLY DURING THE MONTHS OF APRILI IN SEDIMENT' THROUGH SEPTEMBER.INCLUSIVE. SEEDING MAY PROCEED.HOWEVER,WHENEVER IT IS IN THE INTEREST OF THE APPLICANT/CONTRACTOR,BUT MUST BE ACCUMULATION AUGMENTED WITH MULCHING.NETTING OR OTHER TREATMENT. il II 6.THE PROJECT ENGINEER OR PROJECT SURVEYOR WILL BE RESPONSIBLE FOR FIELD LOCATING THE CLEARING LIMITS AND ESTABLISHING THOSE BOUNDARIES tlQTE5 WITH BRIGHT COLORED FLAGGING. THE CONTRACTOR SHALL CLEAR TO THE LIMITS AS ESTABLISHED ON THIS PLAN AND AS FLAGGED IN THE FIELD. 1. CATCH BASIN INSERTS SHALL BE PROVIDED IN THE CATCH BASINS NOTED ON THE PLANS. 7.THE CITY SHALL BE RESPONSIBLE FOR THE INSPECTION AND ACCEPTANCE OF ALL CLEARING AND GRADING WORK AND EROSION AND SEDIMENTATION CONTROL FACILITIES. THE APPUCANT AND/OR CONTRACTOR SHALL NOTIFY THE CITY FORTY EIGHT HOURS IN ADVANCE OF EACH REQUIRED EROSION AND 2. CATCH BASINVINSN ERT SHALL NTAL SOLUTIONBE S S_TREAMO SEDIME ENT.D CATCH BASIN INSERT•3003 OR SEDIMENT CONTROL INSPECTION. 3. CATCH BASIN INSERTS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS INSPECTION NUMBER 1 - RECOMMENDATIONS. INSTALLATION OF EROSION CONTROL FACILITIES/PRIOR TO CLEARING. INSPECTION NUMBER 2 -COMPLETION OF CLEARING. CATCH BASIN PROTECTION DETAIL INSPECTION NUMBER 3- N.i.S UPON COMPLETION OF EXCAVATION,FILLING AND EARTHWORK. INSPECTION NUMBER 4- COMPLETION OF PROJECT. INSPECTION NUMBER 5- • AS NEEDED TO DETERMINE COMPLIANCE WITH APPROVED PLANS AND/OR SPECIFICATIONS. (DOES NOT REQUIRE ADVANCE NOTICE.) GENERAL NOTES .. 8.ALL WORK ASSOCIATED WITH STABILIZING THE DISTURBED AREAS SHALL BE IN ACCORDANCE WITH THE 1992 KING COUNTY STORMWATER MANAGEMENT 1.ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO THE CITYOF RENTON REQUIREMENTS AND SPECIFICATIONS. MANUAL 9.ALL NECESSARY FACILITIES SHALL BE MAINTAINED ON SITE TO PREVENT DEBRIS,DUST AND MUD FROM ACCUMULATING ON THE PUBLIC RIGHT OF WAY. 2.ALL WORK SHALL CONFORM TO THESE DRAWINGS AND THE RULES AND REGULATION OF THE YASHINGTON STATE DEPARTMENT OF TRANSPORTATION(WSOOT)STANDARD SPECIFICATIONS FOR ROAD,BRIDGE AND MUNICIPAL CONSTRUCTION.'1996 EDITION.EXCEPT SILT FENCES WHERE SUPPLEMENTED OR MODIFIED BY THE CITY OF STANDARD DETAILS.THE CITY SUPPLEMENTAL SPECIFICATIONS AND DEVELOPMENT PROJECT SPECIFICATIONS. • 1.FILTER FABRIC SMALL BE PURCHASED IN A CONTINUOUS ROLL AND CUT TO THE LENGTH Of THE BARRIER TO AVOID USE Of JOINTS. WHEN JOINTS ARE 3.THE CONTRACTOR IS REQUIRED TO HAVE A COPY OF THE STANDARD CONSTRUCTION NOTES.STANDARD DETAILS AND NECESSARY.FILTER CLOTH SHALL BE SPLICED TOGETHER ONLY AT A SUPPORT POST WITH A MINIMUM SIX INCH OVERLAP AND SECURELY FASTENED AT BOTH SPECIFICATIONS AVAILABLE AT THE JOB SITE ALONG WITH A COPY OF THE APPROVED DEVELOPMENT PLANS. ENDS TO POSTS. 4.A PRE-CONSTRUCTION MEETING SHALL BE REQUIRED PRIOR TO ANY ONSITE WORK FOR ALL PUBLIC FACILITY EXTENSION 2.POSTS SHALL BE SPACED A MAXIMUM OF SIX FEET AND DRIVEN SECURELY INTO THE GROUND(MINIMUM OF 30 INCHES). PROJECTS. 3.A TRENCH SHALL BE EXCAVATED APPROXIMATELY EIGHT INCHES WIDE AND 12 INCHES DEEP ALONG THE LINE OF POSTS AND UPSLOPE FROM THE BARRIER. 5.LOCATIONS SHOWN FOR EXISTING UTIUTIES ARE APPROXIMATE. IDENTIFICATION.LOCATION MARKING AND RESPONSIBILITY FOR THIS TRENCH SHALL BE BACKFILLED WITH WASHED GRAVEL. UNDERGROUND FACILITIES OR UTILITIES IS GOVERNED BY THE PROVISIONS OF CHAPTER 19.122 REVISED CODE OF WASHINGTON (RCW). PRIOR TO STARTING CONSTRUCTION.THE CONTRACTOR SHALL CALL ONE CALL(1-800-424-555)FOR UTILITY LOCATIONS 4.WHEN STANDARD STRENGTH FILTER FABRIC IS USED,A WIRE MESH SUPPORT FENCE SHALL BE FASTENED SECURELY TO THE UPSLOPE SIDE OF THE POSTS (WATER,SANITARY SEWER,STORM SEWER.GAS.POWER.TELEPHONE AND TELEVISION). USING HEAVY DUTY WIRE STAPLES AT LEAST ONE INCH LONG TIE WIRES OR HOG RINGS. THE WIRE SHALL EXTEND INTO THE TRENCH A MINIMUM OF FOUR INCHES AND SHALL NOT EXTEND MORE THAN 2A INCHES ABOVE THE ORIGINAL GROUND SURFACE. 6.THE CONTRACTOR IS CAUTIONED THAT OVERHEAD ELECTRICAL LINES ARE NOT SHOWN ON THE DRAWINGS. THE CONTRACTOR IS RESPONSIBLE FOR DETERMINING THE EXTENT OF ANY HAZARDS CREATED BY OVERHEAD ELECTRICAL POWER IN ALL AREAS AND 5.THE STANDARD STRENGTH FILTER FABRIC SHALL BE STAPLED OR WIRED TO THE FENCE AND 20 INCHES OF THE FABRIC SHALL BE EXTENDED INTO THE SHALL FOLLOW PROCEDURES DURING CONSTRUCTION AS REQUIRED BY TAW AND REGULATION. TRENCH. THE FABRIC SHALL NOT EXTEND MORE THAN 24 INCHES ABOVE THE ORIGINAL GROUND SURFACE. FILTER FABRIC SHALL NOT BE STAPLED TO EXISTING TREES. 7.TRAFFIC CONTROL AND STREET MAINTENANCE FOR SAFETY OF THE RAVEUNG PUBLIC ON THIS PROJECT SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND ALL METHODS AND EQUIPMENT USED WILL BE SUBJECT TO THE APPROVAL OF THE CITY 6.WHEN EXTRA STRENGTH FILTER FABRIC AND CLOSER POST SPACING IS USED,THE WIRE MESH SUPPORT FENCE MAY BE EUMINATED. IN SUCH A CASE, OF RENTON. CONTRACTORS AND THEIR SURETY SHALL BE LIABLE FOR INJURIES AND DAMAGES TO PERSONS AND PROPERTY THE FILTER FABRIC IS STAPLED OR WIRED DIRECTLY TO THE POSTS WITH ALL OTHER PROVISIONS OF ABOVE NOTES APPLYING. SUFFERED BECAUSE OF CONTRACTORS OPERATIONS OR NEGUGENCE CONNECTED WITH THEM. 7.FILTER FABRIC FENCES SHALL NOT BE REMOVED BEFORE THE UPSLOPE AREA HAS BEEN_PERMANENTLY STABILIZED. 8.FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY AFTER EACH RAINFALL AND AT LEAST DAILY DURING PROLONGED RAINFALL. ANY REQUIRED �',?�`�� ii REPAIRS SHALL BE MADE IMMEDIATELY. 9.SILT FENCES WILL BE INSTALLED PARALLEL TO ANY SLOPE CONTOURS. �• 10.CONTRIBUTING LENGTH TO FENCE WILL NOT BE GREATER THAN 100 FEET. � �L.�M��Q '� IA�a.s� I LK 11.DO NOT INSTALL BELOW AN OUTLET PIPE OR WEIR. S 12.INSTALL DOWNSLOPE OF EXPOSED AREAS. - r HUE �s'� SITTS&HILL NOTES AND DETAILS OT-Oe-02 CHATEAU de VILLE CONDOMINIUMS '�� 13.DO NOT DRIVE OVER OR FILL SILT FENCES. _ ENGINEERS,INC. 4850 CALIFORNIA AVE SW SUITE 200 T�- �-.•= wTUM CM•MUM..•SURVEYING SEATTLE,WA 98116 C2.2 INI REVISION e w E APR (za13T7 7140 Ic T23N R5E E 1/2 a _ •M-I 7 ® I -„Q� d j CA IL(P) 3 co rld P�. � � m 'L � N . , -,,! 1 r I 4,0- R., i 0 % IM(P) �. �✓ k_ i , , :. Airport Way c' :". �■1C� IQ 6 A 1■� � _ �� `fps"E >x Ili. -1 glit . sal licilia ID*„,,,.,i,,,. koLL,,, g: R-8 -t-Di-,:i..„. . r-- _ a) - E \/7,. 7 . ,.1 ,, , I10 ', - l w• S -oe _ C CD(P) :: . RM- .4' Pt ` CEL \iID I V I- f qALinn - Q • .. 0 ' lCD CA Ii --.... - -- C:4 g .iS 3rd SILL c`S EU I *--- • 1 ',_..__- -1 A- rd P1 N - CD CD(P) �,1 \-_ CD CD : a, C CD -- -- �/ \ `�C -S-51P - �C CD C �. CA Cam_ D ! DCD to CD CDC I 6. ,. ,-C-A-..- \\ co __----- iarim; 6;,, Ek_ ---§ -- c,_ _-.-._c-_ i --- t- :- -- _ -L' --`i' r ' -. ar _A_ -. � -X_-.. 'I ::-i �' -I- a - = -- - - ..._._._ ri --- -_._-S 6 h St - - . .. i- y� ,..ji .-3, r_._ ge. IRI.i.,rtv ._..[_.... cp,'6- C el C tol :. ui,, cp \\. rift' _y,..,-- 11' fri v, , , . , Cy -- ---! �' C A G3 - 19 T23N R5E E 1/2 2....d° Oy `?0 F 3 ZONING ---- Renton City Limits 1:4800 • • PB/PW TECHNICAL SERVICES 18 T23N R5E E 1/2 ��. �o mica NOF- f 5318 ZO `ING MAP BOOK ` 91 1-1 — 4 in ii Yam. 1 `r. 459 _, .r , , , ,_. . 6 . I/ a.till 3ri�iiVl.... ° JaV iinr, VRIli`r'W, 26 T24N R5E 74, -:,immi4;-'all II glattli 7, . . „(� :lPar ► --.7. ' 1 C 2 .: _ �C7 , tr, Ili R4E.. 36 T24N R4E 31 T24t44 R5E...,, •_ '�'� � . 1 1F1/U/Ili�i\ Si11��.41ra11J`..rl �ul"'� 35!R4N R5E IL.lI1IIIP►`� 307 �,''a�408 ,, 1i.1PAr1 :Or . -•8�L **� 1�;�uoliuli ��`` � �� -_ pis►_ _ L . r Illllllh'I� �iIil w ., R i s- "11:1� a .11 l'rse r!]'.T13NR5E Jr—eWE � � ;J 1 l am► =MI 0=01 \�'+t 1� - l r� / •e I,trwan111 it 1 F rrwll!Nei i \IE►'�1 Ito m�I a i-,=-11 :11 1 1 �IjittvI ; .�i It i. III =:��7tRI WWI IIR 1 1 1�I Illln■ 1.��1%!i►,l;_;•E Ij1 �o 11 ``! e�'�• ��"/:• �,.��41' ��JIIIIIIII/1111n1 Q r� 16 1 , ��• "4"'"',� `„ r�-\all\,' ' ' o - i� 111111g, • scar" • r'-.'-'. 341 CIS /1111 . 11,' C",illjlfll�ll 7I •�I� 3 r • Agirrji i '��„� r�►..uil'�L�[�lu -ul;mi 1�.. 1 111r!I: P" -� Y ���r 1� m 371 81 R I . ' i u.Pry `1I! •�>>r :k. ,, „ • APf. R i i.T2 ��L] VP ri41-116- - u�El `�a�/(�!' 1 74 F��QcT,� L� -- 2 T23N`. 1, ri'l t-4 ,1bi*n • '"N 411• '_ . it% • 4.N g r ' C, i:511 _- '/l iItG7 '� �111 I•' 825 � 0 8, I . It A, _ .1 , . _i K a 1 -- a . ., 'L.ii1i l i ~ 3: 3N R' 16` '�l R5E 5E ,3N' ,acc; ' 35 T23N 36 Y T 1T23 • r/, _ 6 1 60• T Al' ---!I •• ‘, a co: r 833 8,,/ 4.4)_ ,22NR4E 2NR - T2 d [ 1bE j 'SInRNTIAI MIXED USE CENTRE RC Resource Conservation Center Neighborhood* May include Overlay Districts. See Appendix I i mops. For additional regulations In Overlay I R-I Residential 1 du/ac n Center Suburban* Oletrleta, please see RMC 4-3. n Center Downtown* cPo Publicly owned I R-5 Residential 5 du/ac R-8 Residential 8 du/ac n Center Office Residential Renton City Limits OAR Residential Manufactured Homes S.Q11M RcAIL -,_._._Adjacent City Limits R-fo Residential 10 du/ec I CA I Commercial Arterial* Book Pages Boundary I R-14 Residential 14 du/ac r---1 Commercial Office* KROLL RM-I Residential Multi-Family lainr---1 Convenience Commercial Lom-N Residential Multi-Family Neighborhood Center INBILIZRIAL PAGE# PAGE SECTCOGf IRH-C Residential Multi-Family Suburban Center = Industrial - Heavy R "RA" INDEX [Ws-0 Residential Multi-Family Urban Center• 11M I Industrial - Medium I IL I Industrial - Light City o1 ton Department of Planning/Building/Pub•oncs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET r REVIEWING DEPARTMENT: `Yt�v �r { pr� COMMENTS DUE: JULY 31, 2002 APPLICATION NO: LUA-02-083, SA-A, ECF DATE CIRCULATED: JULY 17, 2002 R c/r, APPLICANT: John Sugden, First Pacific Development PROJECT MANAGER: Susan Fiala CC/fv° PROJECT TITLE: Chateau DeVille Condominiums WORK ORDER NO: 77013 L. a LOCATION: 110 Williams Avenue South 80, 2 0'. SITE AREA: 24,000 Sq.Ft. BUILDING AREA(gross): 53,702 Sq.Ft. 0/�G on, SUMMARY OF PROPOSAL:The applicant is proposing to develop a four story, 50 unit,condominium building of one and two bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total)surround the perimeter of the site.A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South.The south portion of the site is currently developed with a single family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family- Urban (RM-U)zoning designation,as well as the Urban Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informati n is needed to properly assess this proposal. Signature of Director or Au zed Representa ve Date Routing Rev.10/93 City o iton Department of Planning/Building/Pubiku,n. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:S�r/ ,24)ash,,,a._/✓ COMMENTS DUE: JULY 31, 2002 APPLICATION NO: LUA-02-083, SA-A, ECF DATE CIRCULATED: JULY 17,2002 APPLICANT: John Sugden, First Pacific Development PROJECT MANAGER: Susan Fiala PROJECT TITLE: Chateau DeVille Condominiums WORK ORDER NO: 77013 LOCATION: 110 Williams Avenue South SITE AREA: 24,000 Sq.Ft. I BUILDING AREA(gross): 53,702 Sq.Ft. SUMMARY OF PROPOSAL:The applicant is proposing to develop a four story, 50 unit,condominium building of one and two bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total)surround the perimeter of the site.A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South.The south portion of the site is currently developed with a single family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family- Urban (RM-U)zoning designation,as well as the Urban Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet CITY OF RENTON RECEIVED 'JUL 17 2002 BUILDING DIVISION B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS I We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. j_ h � Signature of 'ector or Authorized Representative Date Routing Rev.10/93 City o4110n Department of Planning/Building/Pinks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: `Ij__�' G•Lh �JAJj u) COMMENTS DUE: JULY 31, 2002 APPLICATION NO: LUA-02-083, SA-A, ECF DATE CIRCULATED: JULY 17,2002 APPLICANT: John Sugden, First Pacific Development PROJECT MANAGER: Susan Fiala PROJECT TITLE: Chateau DeVille Condominiums WORK ORDER NO: 77013 LOCATION: 110 Williams Avenue South SITE AREA: 24,000 Sq.Ft. I BUILDING AREA(gross): 53,702 Sq.Ft. SUMMARY OF PROPOSAL:The applicant is proposing to develop a four story, 50 unit,condominium building of one and two bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total)surround the perimeter of the site.A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South.The south portion of the site is currently developed with a single family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family- Urban (RM-U)zoning designation, as well as the Urban Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation • Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation _ Airport Environment 10,000 Feet 14,000 Feet i B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS (/ 4, '.��� - fir' , -e,/ Ce ' '..& We have revie 1 this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where itional information is needed to properly assess this proposal. _„,.//,./—. (1// Z_________ Signature of Director or Authori Representative Date Routing Rev.10/93 • CITY OF RENTON MEMORANDUM DATE: August 1, 2002 TO: Susan Fiala FROM: Jan Illian x7216 SUBJECT: CHATEAU DEVILLE CONDOMINIUMS LUA 02-083 110—Williams Ave South I have reviewed the application for the Chateau DeVille Condominiums located at 110—Williams Ave S. have the following comments: EXISTING CONDITIONS WATER There is an existing 6-inch water main on Williams Ave S. The proposed project is located in the 196-water pressure zone and is inside Aquifer Protection Zone I. Pressure in the area is approximately 70 psi. Available fire flow is approximately 1,500 gpm. SEWER There is an existing 8-inch sewer main in Williams Ave S. STORM There are storm facilities across the street in Williams Ave S. STREETS There is existing curb, gutter and sidewalk fronting the site in Williams Ave S. CODE REQUIREMENTS WATER 1. The Water System Development Charge (SDC) for multi-family "owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $665 per unit 2. Preliminary fire flow for this site is 3,500 gpm. Four hydrants will be required to serve this site. A primary hydrant must be located within 150 feet of the structure and three hydrants are required to be within 300 feet of all structures. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance of the corners of the buildings. 3. To provide the required fire flow for this project, a 12-inch water main extension is required. A new water main will be required to be installed in Williams Ave S. from S. Tobin St. to the southern most property line of the site. Extension of the 12-inch water line would be subject to latecomer agreement. Applicant has shown the water main extension and new hydrants. DeVille Condominiums . 'age 2 of 2 4. Existing hydrants to be counted as fire protection may be required to be retrofitted with a quick • ' disconnect Stortz fitting if not already in place. 5. The building exceeds 30 feet in height. A backflow device will be required on the domestic water meter. 6. Landscape (irrigation) meters will require a backflow device. A separate plumbing permit will be required. 7. A fire sprinkler system is required. A separate utility permit and separate plans will be required for the installation the double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Civil plans should note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installation shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. SANITARY SEWER 1. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pipe Inc., Utility Vault Inc., or approved equal. 2. If finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be installed on the sanitary sewer. 3. The Wastewater System Development Charge (SDC) for multi-family "owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The current rate is $455 per unit. SURFACE WATER 1. A storm drainage plan and drainage report is required. The drainage plan shall include provision for detention and water quality treatment sized for the new impervious surface subject to vehicular access per the KCSWM 1990 Edition. The report has been submitted for review. An underground detention vault is shown. 2. The Surfacewater System Development Charge (SDC) for multi-family "owner occupied only" units in the RMU zone has been waived per Ordinance 4913. The Surface Water SDC is assessed on the total new impervious surface square footage by multiplying the gross square footage by $0.183. TRANSPORTATION/STREET 1. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. DeVille Condominiums • age 3 of 3 2. A Traffic Control Plan is required. 3. Streetlights will be required if not already in place. 4. Staff will request that new sidewalk, curb and gutter be installed along the front of the site. 5. A traffic study was submitted. It is under review. No transportation mitigation fees are owed. MISCELLANEOUS 1. A separate permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. 2. Proposed rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Please note on the plan if applicable. 3. The site is located in Aquifer Protection Zone 1 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)). Certain uses require operating permits (RMC 4-9-015). A fill source statement (RMC 4-4-060L4) is required if more than 50 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-03007) 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/detention ponds, infiltration, and drainage ditches and channels are prohibited. New pipes shall meet pipelines specification in 4-3-050S. 4. Existing septic systems will be required to be pumped and abandoned in accordance with King County Health. 5. The detention vault will require a separate building permit for structural review. RECOMMENDED CONDITIONS 1. None. GENERAL COMMENTS 1. All construction utility permits for utilities, drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards, which are attached for reference. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over$200,000. Half the fee must be paid upon application. cc: Kayren Kittrick CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: July 31, 2002 TO: Susan Fiala FROM: Rebecc Lind STAFF CONTACT: Don Erickson SUBJECT: Chateau DeVille Condominiums, 110 Williams Ave. S;LUA-02- 083 The applicants are proposing to develop a 50-unit condominium development on Williams Avenue north of South 2'd Street and across the street from the backside of McLendon's Hardware. The four-story articulated building would be built above a 75-car below-grade parking garage accessed from Williams Avenue South. An existing single-family dwelling on the site would be demolished to accommodate the new construction. The site is designated Center Downtown on the Comprehensive Plan Land Use Map and zoned Residential Multifamily — Urban (RM-U). It is also located in the Urban Center Design Overlay District and Downtown Core parking exempt area. Relevant Comprehensive Plan Land Use Policies: Policy DT-10. Development should be low(1-5 stories)and mid-rise (6-10 stories)with an overall average floor area ratio (FAR) of 2:1 within the Center Downtown designation on the Land Use Map. Policy DT-24. Net residential development densities in the downtown area should achieve a range of 25-100 dwelling units per acre. Where parcels are less than one half acre no minimum density is required. Policy DT-25. A density bonus allowing up to 150 units per acre may be granted subject to design review and consistent with relevant ordinances and land use regulations. Policy DT-29. Parking should be structured whenever feasible and serve more than one use. Policy DT-48. Site and building designs (e.g. signage; building height, bulk and setback; landscaping; parking) should reflect unity of design to create a distinct sense of place and mitigate adverse impacts on adjacent uses. Policy DT-54. Downtown development, especially residential, should be designed to take advantage of existing amenities such as the Cedar River,city parks and trails. Analysis: The proposed project appears to be consistent with the majority of the above policies. The proposed four-story building will have a net residential density of 91 du/acre. As a result, no density bonus was sought. The Floor Area Ration for this project is 2.23 only slightly above the 2:1 suggested in Policy LU-10. Off street parking for this project is structured and below grade. Chateau de Ville Condominium Project 2 07/31/02 Because the proposed building is the first of its kind in on this block there is not yet an established character or neighborhood form in this area. This project will help establish these. The applicants' have been sensitive in their siting of the four-story building so that it setbacks from abutting residential properties to the extent reasonably possible for such a small parcel. And, given the project's proximity to the Cedar River Walkway and Jones Park, it can be assumed that residents will take advantage of these features as well as the newer amenities in the Downtown Core. Consistency with Urban Center Design Overlay District Guidelines: SITING AND DESIGN Minimum Standards: Building Orientation: Attached buildings shall be oriented to the street with clear connections to the sidewalk. This project has a strong orientation to the street with an entry courtyard and well-defined three- story high entrance lobby. Entrance Location: A primary entrance of each building shall be located on the façade facing the street. Such entrances shall be prominent, visible from the street, and connected by a walkway to the public sidewalk and include human-scale elements. The primary entrance of the building is located on Williams Avenue S, facing the street, and is the most prominent visual element on this façade. It also is connected to the sidewalk by a decorative entrance courtyard. The decorative entry courtyard will create a transition space between the public street and the private residences. Guidelines: Only six of the 13 ground floor units have access directly from the street. The two rear units on the south side of the project face a common courtyard space that appears to connect to the street but do not have access to it from their patios. Whereas the building is well articulated there is no steeping down or reduced massing as a transition to surrounding development as it nears the neighboring property lines. Setbacks at the side and rear of the building have not been increased. Depending on what happens with future development across the rear property line, siting here may be tight and privacy lost. The roof line is well articulated with different forms and shapes, helping to reduce the apparent bulk of the building. PARKING,ACCESS CIRCULATION Minimum Standard: a... Location of Parking. No parking shall be located between a building and the front property line or the street side yard or a corner lot. `I No parking is provided between the building and the front property line under this application. There is an access drive into the parking garage and curb cut along the north side gf the four-story building. 1nD Y0 t1A iN-K co✓y�,v There are no surface parking lots associated with this development. H:\EDNSP\Interdepartmental\Development Review\Green File\Comments\Chateau DeVille Condominiums.doc\d R � Chateau de Ville Condominium Project 3 07/31/02 Guidelines: As noted above this development has no surface parking lots or multiple driveways. The parking garage entry is subordinate to the main entry and entry plaza, having been moved to the side of the building rather than penetrating the front façade, as previously shown. Because there is no alley at the rear of this property, and because it does not have a street intersection location access to the garage is achieved with a single 20-wide curb cut. Because the parking structure is below grade there are no visible openings to be screened or landscaped. This garage will be architecturally compatible with the residential portion of the building because it has been undergrounded. The applicants have indicated that the residents' parking will be secured with garage doors. The applicant has not indicated how they will deal with service and storage functions, and in particular, solid waste. Typically, projects such as this have a pad for the metal containers of the waste pickup company near the garage entrance, either just inside or out. The location of these facilities should be clarified with the applicant. Because this is a single building project that fronts on the street and has access off the public sidewalk,pedestrian pathways between buildings is not a consideration. A decorative 33' wide entry courtyard with public seating and decorative planters have been provided between the buildings main pedestrian entry and the sidewalk area. COMMON USABLE OPEN SPACE Minimum Standards: a. Attached housing developments of 10 or more dwelling units shall provide a minimum area of common open space or recreation area equal to 50 square feet per unit. The common space area should be aggregated to provide usable areas for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Development Services Director. The required open space may be satisfied with courtyards, plazas, upper level common decks, patios, terraces or roof gardens. The project appears to provide approximately 2,500 square feet of common usable open space at grade level in the form of two courtyards, one at the front of the building and the other on the south side. Guidelines: Both common open spaces are sufficiently central in their location that they are reachable by all residents. The courtyard on the south of the building is accessible from the street sidewalk rather than from the interior of the building. The main courtyard takes advantage of the building entrance and should be more heavily used. Private decks, balconies, and patios have not been included in the common open space/recreation area calculations. H:\EDNSP\Interdepartmental\Development Review\Green File\Comments\Chateau DeVille Condominiums.doc\d Chateau de Ville Condominium Project 4 07/31/02 BUILDING ARCHITECTURAL DESIGN Building Character and Massing Minimum Standard: a. All building façades shall include modulation or articulation at intervals of no more than 40 feet. Average modulation for this project appears to be about every 23' on average. The building is well modulated. Modulation Guidelines: The average depth of modulation varies from 4' to 4 t/z' for the grade level patios to 2' for the projecting bay windows on the 211d, 3rd, and 4th floors. Decks on the upper levels average 6' in depth. A few pedestrian-scaled elements have been included in the detailing of the fences and entrance fenestration. Decorate sconce lighting and other architectural devices do not appear to have been employed in this case. Night lighting should be added to both courtyards. The architects have employed a number of material variations in order to soften and break up the appearance of the building. These include brick and precast concrete groins and lintels on the street façade and reveals around the corners, cedar shingles between floors in the bay windows, 4" and 6" lap wood siding. The rear elevation uses no brick with wood siding predominating and the side elevations employ brick in the front façade returns. The applicant has employed decorative metal artwork in the wood fence that divides private courtyards at grade level and around the rear and side property lines. Building Roofline Guidelines: The building's roofline is well articulated with sloped dormers and pitched and hipped roof elements that add visual interest and effectively reduce the apparent bulk of the building. As noted above,a variety of building materials are proposed to add visual interest to this project. Because wood, rather than vinyl siding is proposed, along with brick and precast concrete elements, the exterior finish should remain durable for years to come. Variations in the size of the horizontal lapped wood siding along with the use of cedar shingles and brick should add visual interest because of the range of textures, and hopefully, colors. The applicant should be encouraged to submit a sample board with proposed exterior materials and colors. It is unknown whether special texturing or coloring will be employed on concrete walls. Conclusion: The project appears to be in general compliance with all relevant design guidelines and is consistent with relevant Comprehensive Plan objectives and policies. Staff believes this project will be an attractive addition to the Center Downtown, if the applicant follows through with the materials and detailing specified. No adverse environmental impacts were identified. cc: Don Erickson H:\EDNSP\Interdepartmental\Development Review\Green File\Comments\Chateau DeVille Condominiums.doc\d City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r�pnvn-,;C Dev IDip - COMMENTS DUE: JULY 31, 2002 APPLICATION NO: LUA-02-083, SA-A, ECF DATE CIRCULATED: JULY 17, 2002 "j C '1 -1 APPLICANT: John Sugden, First Pacific Development PROJECT MANAGER: Susan Fiala �6 PROJECT TITLE: Chateau DeVille Condominiums WORK ORDER NO: 77013 JUL 1 7 2002 LOCATION: 110 Williams Avenue South j SITE AREA: 24,000 Sq.Ft. I BUILDING AREA(gross): 53,702 Sq.Ft. "` "" "�-- SUMMARY OF PROPOSAL:The applicant is proposing to develop a four story,50 unit,condominium building of one and two bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total)surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South.The south portion of the site is currently developed with a single family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family-Urban(RM-U)zoning designation,as well as the Urban Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date Routing Rev.10/93 c City of Renron Department of Planning/Building/Public Vag KS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHE T REVIEWING DEPARTMENT: o COMMENTS DUE: JULY 31, 2002 APPLICATION NO: LUA-02-083, A- , ECF DATE CIRCULATED: JULY APPLICANT: John Sugden, First Pacific Development PROJECT MANAGER: usan Fiala PROJECT TITLE: Chateau DeVille Condominiums WORK ORDER NO: 77013 LOCATION: 110 Williams Avenue South SITE AREA: 24,000 Sq.Ft. I BUILDING AREA(gross): 53,702 Sq.Ft. SUMMARY OF PROPOSAL:The applicant is proposing to develop a four story,50 unit,condominium building of one and two bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total)surround the perimeter of the site.A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South.The south portion of the site is currently developed with a single family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family- Urban (RM-U)zoning designation,as well as the Urban Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 'Phe c Dorn meA B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date Routing Rev.10/93 PROJECT LUA-02-083, SA-A, ECF Chateau DeVille Condominiums City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 46 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate"No Trespassing" signs on the property while it's under construction (flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED BUILDING Each residential unit should have solid core doors, preferably metal or metal over solid wood with peepholes and heavy-duty dead bolt locks. The bolts need to be at least 1-1/2" in length when extended and installed with 3" wood screws. Alarm systems are recommended for each residential unit. Solid walls in any stairway or decking should be avoided; this would serve to limit the visibility and provide a place for a criminal to hide while waiting for a resident to return home. Each unit should have their individual unit numbers listed clearly with the numbers at least 6"in height of a color that contrasts with the color of the building and preferably placed under a light. In addition, there should be lighting installed directly outside the building for visitors. This will also aid police or medics who respond to a call in finding the unit they need to go to. The underground parking will assist in protecting resident's vehicles from auto theft and theft from motor vehicle,but additional care should be taken when it comes to lighting the area. Parking spaces should be assigned. Proper lighting will help residents feel Page 1 of 2 PROJECT LUA-02-083, SA-A, ECF Chateau DeVille Condominiums City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) safer traveling to and from their vehicle and will help protect the vehicles that will be parked at these locations. I would strongly recommend a security entrance at the residential parking level. Additional parking areas provided for visitors should also be well lit. The stairwell leading to the underground garage from the street needs to be secured. It would be my suggestion that this particular location have egress options only from the garage itself. The stairwell is hidden from view and should be well—lit to prevent any criminal incidents from occurring here. It is recommended that the residential areas be secured with controlled entrances to dissuade trespassing of non-residents. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a business or obtain access to the residential units inside. Page 2 of 2 1, n ,..��n Trespass *witeili®ore*ouminei ►: USINES '' Enforcement WATCH Quite often, business owners and managers are faced with crimes that occur on the property after the businesses are closed and the employees have gone home. Some of the crimes that occur are burglary, vandalism, graffiti,trespassing, drug dealing and robbery in the parking lots. There is a way for police and business owners to discourage these types of crimes from taking place on private property, and that is by enforcing the City of Renton's Municipal Trespass Code 6-18-10. In order for police to be able to make an arrest for Trespass, business owners or managers need to purchase signs and display them in conspicuous areas on the property. These signs need to include the following language: 1. Indicate that the subject property is privately owned and; 2. Uninvited presence on the specified property is not permitted during the hours the business is closed, and; 3. Violators will be subject to criminal sanctions pursuant to Renton City Code 6-18-10. MOST IMPORTANTLY-THE SIGNS SHOULD BE CONSPICUOUS FROM ALL POSSIBLE POINTS OF ENTRY TO THE PROPERTY,AND ALSO BE PLACED ON THE EXTERIOR OF THE BUILDINGS. This way when a suspect is arrested, he/she will not be able to claim as a defense that he/she did not know he or she was trespassing. EXAMPLES FOR TRESPASS SIGNS: NO TRESPASSING NO TRESPASSING This is private property. Persons without specific No Trespassing after business hours business are not authorized to be on the premises (insert specific times). Anyone on the between the hours of (insert the hours your business is premises after business hours is subject closed). to arrest and/or citation for Criminal Violators are subject to arrest and/or citation for Trespass and/or impoundment of criminal Trespass pursuant to Renton City Code#6-18- vehicle. Per Renton City Code #6-18- 10.. 10. By enforcing the Trespass Ordinance, business owners and police will be sending a message to criminals that they are not allowed to conduct criminal activity on the property. In making arrests for Trespass, police may be preventing the more serious crimes from taking place. COURTESY OF RENTON POLICE DEPARTMENT CRIME PREVENTION UNIT 430 - 7521 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Fels COMMENTS DUE: JULY 31, 2002 APPLICATION NO: LUA-02-083, SA-A, ECF DATE CIRCULATED: JULY 17,2002 APPLICANT: John Sugden, First Pacific Development PROJECT MANAGER: Susan Fiala PROJECT TITLE: Chateau DeVille Condominiums WORK ORDER NO: 77013 LOCATION: 110 Williams Avenue South SITE AREA: 24,000 Sq.Ft. I BUILDING AREA(gross): 53,702 Sq.Ft. SUMMARY OF PROPOSAL:The applicant is proposing to develop a four story,50 unit,condominium building of one and two bedroom units.Two courtyards and landscaped areas (over 8,000 square feet total)surround the perimeter of the site.A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South.The south portion of the site is currently developed with a single family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family- Urban (RM-U)zoning designation,as well as the Urban Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet DEVELOPMENT PLANON CITY OF RENTON JUL 2 3 2002 RECEIVED B. POLICY-RELATED COMMENTS akejle a /ln C f /�Q• C. CODE-RELATED COMMENTS We have reviewed this application with pa•' ular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addi al information is ne=•-,to properly assess is proposal. 7/2 Signature of Director or Authorized Represent.tive Date Routing Rev.10/93 4 • A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of$354.51 per each new multi family unit to address these potential impacts." City of Rent On Department of Planning/Building/Public&ks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (f4h5b,w COMMENTS DUE: JULY 31, 2002 APPLICATION NO: LUA-02-083, SA-A, ECF DATE CIRCULATED: JULY 17,2002 APPLICANT: John Sugden, First Pacific Development PROJECT MANAGER: Susan Fiala PROJECT TITLE: Chateau DeVille Condominiums WORK ORDER NO: 77013 LOCATION: 110 Williams Avenue South SITE AREA: 24,000 Sq.Ft. BUILDING AREA(gross): 53,702 Sq.Ft. SUMMARY OF PROPOSAL:The applicant is proposing to develop a four story, 50 unit,condominium building of one and two bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total)surround the perimeter of the site.A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South.The south portion of the site is currently developed with a single family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family- Urban (RM-U)zoning designation,as well as the Urban Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS CITY OF RENTON RECEIVED JUL 17 2002 BUILDING DIVISION C. CODE-RELATED COMMENTS 1,77 , acrl CCJe-urL912 f C G,,d- e1- We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is ne ed to properly assess this proposal. /l __ 7 LZ Signature of Director or Authorized R sentative Date Routing Rev.10/93 _ Ilici0 . l City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: t t pr e ,/e_ektk(I\ COMMENTS DUE: JULY 31, 2 2 APPLICATION NO: LUA-02-083, SA-A, ECF DATE CIRCULATED: JULY 17,20 `� (. APPLICANT: John Sugden,First Pacific Development PROJECT MANAGER: Susan Fial t:,i PROJECT TITLE: Chateau DeVille Condominiums WORK ORDER NO: 77013 iilf L zi. LOCATION: 110 Williams Avenue South 1 1 1 xoz I"I SITE AREA: 24,000 Sq.Ft. I BUILDING AREA(gross): 53,7 2 Sq.Ft. r, SUMMARY OF PROPOSAL:The applicant is proposingto develop a four story,50 unit,condominium bw o 01e 00, JI F' arrra bedroom units.Two courtyards and landscaped areas(over 8,000 square feet total)surround the perimeter o the 'WO Pf 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue The south portion of the site is currently developed with a single family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family-Urban(RM-U)zoning designation,as well as the Urban Center Design Overlay District and Downtown Core.The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth - Housing Air Aesthetics Water Light/Glare Plants Recreation • Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ___5_,e_e_ ,t._ 11-- _-_c___4-cej A.--ei,,,c), B. POLICY-RELATED COMMENTS i✓ " e"vv(L, C. CODE-RELATED COMMENTS 4 %_C,4-42z1 Gt----e4,4—k—t9 .."`e,e We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. 611/7112?mot' 7-/A --vim l" Signature of Director or Authorized Representati Date Rev.10/93 � O yt CITY OF RENTON Y'PN�o FIRE PREVENTION BUREAU MEMORANDUM DATE: July 19, 2002 TO: Susan Fiala, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Chateau de Ville Condominiums Project MITIGATION ITEMS; 1. A fire mitigation fee of$19,400 is required based on $388.00 per unit. This fee may be waived by city ordinance #4913. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow is 3,250, one hydrant is required within 150 feet of the structure and three additional hydrants are required within 300 feet of the structure. 2. Separate plans and permit are required for the installation of fire sprinkler, fire alarm and fire standpipe systems. „ ® 1 CIT'. ,OF RENTON millDEV GIOY©F T PPLA N ING Planning/Building/PublicWorks Depar linent J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator AUG 0 2 2002 July 17, 2002 RECEIVED RSD 403 R ,. JUL 2 4 2002 Superintendent's Office E C E I V E Renton School District #403 300 SW 7th Street CAPITAL PROJECTS Renton, WA 98055-2307 Subject: Chateau DeVille Condominiums LUA-02-)83, SA-A, ECF The City of Renton Development Services Division has received an application for a 4-story, 50-unit condominium building. The subject site is located at 110 Williams Avenue South. Please refer to the enclosed Notice of Application (NOA) for complete details of this project. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Would you please fill in the appropriate schools on the list below nd return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady a Renton, W hingt n 98055. • Elementary School: �.��;4(/i}) 'C r c /U —5 Middle School:High School: /___::1(ti'lft/ 4-)/t- j<9 ' Will the schools you have indicated be able to handle th,e impact of the additional students estimated to come from the proposed development? Yes 7 No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. 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' ' # TY ♦ rum YP�NTo� NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) DATE: July 17,2002 LAND USE NUMBER: LUA-02-083,SA-A,ECF APPLICATION NAME: CHATEAU DE VILLE CONDOMINIUMS APPLICANT/CONTACT: JOHN SUGDEN First Pacific Development,LTD 4850 California Ave SW#200 Seattle,WA 98116 Phone:(206)937-7140 PROJECT DESCRIPTION: The applicant is proposing to develop a four story, 50 unit, condominium building of one and two bedroom units. Two courtyards and landscaped areas (over 8,000 square feet total) surround the perimeter of the site. A total of 75 parking stalls would be provided in the basement level of the structure with ramp access directly off of Williams Avenue South. The south portion of the site is currently developed with a single family residence,which is proposed to be demolished as part of the project.The subject property is located within the Residential Multi-family- Urban (RM-U)zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The site is addressed as 110 Williams Avenue South and approximately 24,000 square feet in area.The project is subject to Environmental(SEPA) Review,Administrative Site Plan Review and Urban Center Design Overlay District Guidelines. PROJECT LOCATION: 110 Williams Avenue South OPTIONAL DETERMINATION OF NON-SIGNIFICANCE,MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: July 12,2002 NOTICE OF COMPLETE APPLICATION: July 17,2002 Permits/Review Requested: Environmental(SEPA)Review,Administrative Site Plan Review,Urban Center Design Overlay District Guidelines Other Permits which may be required: Demolition,Construction and Building Permits Requested Studies: Geotechnical Report,Drainage Report,Traffic Impact Analysis Location where application may be reviewed: Planning/Building/Public Works Division, Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: N/A CONSISTENCY OVERVIEW: Land Use/Zoning: The subject site is designated Center Downtown (CD) on the City's Comprehensive Plan Land Use Map and Residential Multi Family—Urban (RM-U) i on the City's Zoning Map. The proposed condominium building appears to be consistent with both designations. Environmental Documents that Evaluate the Proposed Project: Traffic Impact Analysis, Geotechnical Report, Drainage Report and SEPA Checklist. Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,City of Renton Municipal Code,Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. NOTICE OF APPLICATION LI 11 `✓ Proposed Mitigation Measures: 1. The applicant will be required to comply with the recommendations contained within the Geotechnical Report submitted with the land use application. Comments on the above application must be submitted in writing to Susan Fiala, Senior Planner, Development Services Division, 1055 South Grady Way, Renton,WA 98055, by 5:00 PM on July 31,2002. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any - decision on this project. STAFF CONTACT PERSON: SUSAN FIALA (425)430-7382 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION LEI j,e f. _ c,, 5,.., ;v nc. ..;.,, F'®. ® ®�.j , , T ,'P Y ,ape, 9`' l ....47 11 1 pie , PiNI'1100"iiiil k" ; ---,<",no .-,0111:>',., .4_ , gro, nAll rair, s-• .,, (tiff aaj .' .vpcdlluxwc, �� .\-.•1§S.r'�o Ia Egi "rl a ' , u� t R- ACE ®-.. 4::,m Imo'' �,: �✓ ®,, �y 41 , mawrima :nil V �,5, y�1� 4 '� 5 ffirmicrits lu Vil N 11111 MI NM L.L1141 MR ,����13OX . — `°^t an ®.',1 I rigI !i - Ot4 y F,Q� 74,r(�� . $> -4.— c."vil Ea l 51�II2 JONES N., q �/' • .,01 na a w IIIQ i I PARK■him *I- s' i., r la�a� �I,�.J * J : SINK J -1 012, 1 lisk,,,, ,47,, „„...,. \Ma 11r;L$ jS 0 A,DititeC,lai_ SKIM Elie MEI %,4 le slung � o. ",CU,LI " ME1R1_! . all M'1� ,n t n 3 ri i. ®, Em��, i' 'PR I.I EMIR y IM/QI MP °1 , w +ni•1, ® .. "' !Mai dni_m ui>tlliliii, l , ' - ,�,.- . .wry ..: 1.-f---,.--.7,„ RL I!!11 C•.4' Wig ElI;c IiitilMi® 17-.1 M "` I�t \�r7'441W4 dLM1.1:._W�©11R' m,4e n „� .4- �' C'S e / ✓5 m I tt �� fo(1 W Z VIIWE 9 n,w �77,,'AAA ' v#', i "i �o� Z. y�,�i?e lei Sy 11 �j0 4 / ': �� 3!I'�317 NW 51�WE e., �i ,,a ay ST a .,�=—�y. W .— =3$D==.SZ ' . / ;) m1 11 �� tw.�- 0 6Fj - 4'Lt.-r: "-Lim pi_rt" n/ /r7r1► 13 n 1a,_,t ®o AVE "I''' », ,.o• .--1;EI�!>•t��v/��wllr NM law �Ty� I O�{,MI \ . y�' %�/'J/, .rankle PorwhierYS ACME F:7.a Sjr,��',1 I l i,,F ''r Ekl Eia -1 $I N®. r.�4 ME Q Eigli fie: • , • A 9,.I 1. B e If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton,WA 98055. File No./Name: LUA-02-083,SA-A,ECF/Chateau DeVille Condominiums NAME: ADDRESS: TELEPHONE NO.: NOTICE OF APPLICATION CITY _F RENTON Planning/Building/PublicWorks Depaituient Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor July 17, 2002 Mr. John Sugden First Pacific Marketing, Ltd. 4850 California Ave. SW #200 Seattle, WA 98116 SUBJECT: Chateau De Ville Condominiums Project No. LUA-02-083, SA-A, ECF Dear Mr. Sugden: The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on August 13, 2002. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me, at (425) 430-7382, if you have any questions. Sincerely, Susan Fiala Senior Planner cc: MKD Development Co., Inc./Owners acceptance RENTON 1055 South Grady Way-Renton,Washington 98055 r AHEAD OF THE CURVE y, This paper contains 50%recycled material,30%post consumer CITY .JF RENTON ..LL 1 Planning/Building/PublicWorks Department COMP Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor July 17, 2002 Superintendent's Office Renton School District#403 300 SW 7th Street Renton, WA 98055-2307 Subject: Chateau DeVille Condominiums LUA-02-083, SA-A, ECF The City of Renton Development Services Division has received an application for a 4-story, 50-unit condominium building. The subject site is located at 110 Williams Avenue South. Please refer to the enclosed Notice of Application (NOA) for complete details of this project. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Would you please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055. Elementary School: Middle School: High School: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at(425) 430-7382. Sincerely, Susan Fiala Senior Planner Encl. 1055 South Grady Way-Renton,Washington 98055 RENTON school/ kac �� AHEAD OF THE CURVE L? This paper contains 50%recycled material,30%post consumer Jv2—v53 ev vz—v93 CITY OF RENTON DEVELOPMENT SERVICES DIVISION LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) I I PROJECT INFORMATION NAME: PROJECT OR DEVELOPMENT NAME: MKD Development Co., Inc. Chateau de Ville ADDRESS: 10020—A Main St #B-110 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 110 Williams St CITY: Bellevue, WA ZIP: 98004 TELEPHONE NUMBER: 425-454-8990 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 723150-1950-03 APPLICANT (if other than owner) EXISTING LAND USE(S): NAME: John Sugden single family residential PROPOSED LAND USE(S): COMPANY(if applicable): multi—family residential First Pacific Development, Ltd EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDIgO California Ave SW #200 center downtown PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY:Seattle, WA ZIP: 98116 (if applicable): 0FV N/A CI O OF NT I' AN TELEPHONE NUMBER EXISTING ZONING: RFN?CONNING RMU JUL 206-937-7140 ?? PROPOSED ZONING (if applicable): 00? CONTACT PERSON RECE vph SITE AREA (in square feet): 24,000 NAME: SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED John Sugden FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE(if applicable): COMPANY(if applicable): First Pari fi r- Marketing, Ltd. PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ADDRESS. : California Ave SW #e00 , ACRE (if applicable): 91 NUMBER OF PROPOSED LOTS(if applicable): CITY: Seattle, WA ZIP: 98116 • NUMBER OF NEW DWELLING UNITS(if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: 50 206-937-7140 fpmarketing@earthlink_net • masterap.doc Revised January 2002 I . .JJECT INFORMATION (con....ued) NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: $4, 359,000 one SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF BUILDINGS(if applicable): 53, 702 ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): ❑ AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL ❑ AQUIFER PROTECTION AREA TWO BUILDINGS(if applicable): ❑ FLOOD HAZARD AREA sq.ft. ❑ GEOLOGIC HAZARD sq.ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL ❑ HABITAT CONSERVATION sq.ft. BUILDINGS TO REMAIN (if applicable): ❑ SHORELINE STREAMS AND LAKES sq.ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS(if ❑ WETLANDS sq.ft. applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT(if applicable): LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE NW QUARTER OF SECTION 17 , TOWNSHIP 23N, RANGE 051 IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES Check all application types that apply--City staff will determine fees. _ANNEXATION(A) $ SHORELINE REVIEWS _COMP PLAN AMENDMENT(CPA) $ _CONDITIONAL USE(SM-C) $ CONDITIONAL USE PERMIT(CU-A,CU-H) $ _EXEMPTION(SME) $ NO CHARGE ENVIRONMENTAL REVIEW(ECF) $ /1,C SUBSTANTIAL DEVELOPMENT(SM) $ _ GRADE&FILL PERMIT(GF) $ _VARIANCE(SM-V) $ _ (No.Cu.Yds: ) $ _REZONE(R) $ SUBDIVISION _ROUTINE VEGETATION $ _BINDING SITE PLAN(BSP) $ MANAGEMENT PERMIT(RVMP) _FINAL PLAT(FP) $ ✓SITE PLAN APPROVAL(SA-A,SA-H) $ / Oc . ( _LOT LINE ADJUSTMENT(LLA) $ _SPECIAL PERMIT(SP) $ _PRELIMINARY PLAT(PP) $ _ TEMPORARY PERMIT(TP) $ _SHORT PLAT(SHPL-A,SHPL-H) $ VARIANCE(V-A,V-H,V-B) $ (from Section: ) $ Postage: $ j 0/. -7 _WAIVER(W) $ TOTAL FEE $ OTHER: $ IAFFIDAVIT OF OWNERSHIP I I, (Print Name) /llea J01kr i declare that I am (please check one) e-ihe current owner of the property involved in this application or the authorized represent 4ve to act for a corporation (please attach proof of authorization)and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify tha I know o have satisf • ce that M<D DQv. o i VI Mirk. s instrument and acknowledged • it to be his/her/theirfree and voluntary act for the uses and purposes Gj' l mentioned in the instrument. a(Signature of Owner/Representative) ��� C1, Notary Public in and for the State of Washington (Signature of Owner/Representative) Notary(Print) "FRNJ K A YR'lar‘l My appointment expires: 014,1,- r !I ZOOD.% masterap.doc Revised January 2002 VELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FuR LAND USE APPLICATIONS LAND SE PERMI' t BMITTAL:: WAIVED .:..::..:. .. . .... ......... COMMENT�� Calculations, Survey, she Drainage Control Plan 2 R Elevations,Architectural 3 AND 4 Elevationst rasing• <::>»>:`` <•<'• >::•• >: Existing Covenants (Recorded Copy)4 I Xist[ng Ei sem ents (Recorded Copy)+ ,00d Plain Map, if applicable 4 r Pies Ewa 4 Geotech n ical Report 2 AND 3 Grading x Concept al 2 Grading Plan, Detailed 2 :::;.......:.:..: ..... 101 dim.:.Asgossor:...Ate;::;:::::::.::.�.::::::::::::<.;; Landscaping Plan, Conceptual 4 : I,QeS t wne: List of Surrounding Property Owners 4 • Ma>trtig Labels for Praperty :::::.::::::::::. ..:.::::.::.:.::::.:::....::::::..>::.....:.... .. . . . • Map of Existing Site Conditions 4 teaMas,::.. pplr fion Forma: tac . ..::. ;; ::;;;;.;.:�.:: ;:::::>::>::.. .;::. Monument Cards(one per monument), .............. Plan Reductions (PMTs)4 Postage 4 Preapplication Meeting Summary 4 Storks Approval Letter 2 Rehabilitation Plan 4 This requirement may be waived by: /n�' 1. Property Services Section PROJECT NAME: � L� 1/ 2. Public Works Plan Review Section 3. Building Section DATE: 1 Z -OZ) 4. Development Planning Section FtOp CI7f*,vp RFN'ONN�NG J114 ftF G`Ej�FD h:\division.s\develop.ser\dev.plan.ing\waiver.xls REVISED 5/17/00 DEVELOPMENT SERVICES DIVIS WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PE MIT`SU MITTAL WAIIVED MODIFIED COMMENT'$* •>;;;;;;:;:>::»:< a• E U1RI_MEN'1`5.:: ... . ..... ..........�'liky.......................IC3Y. Screening Detail 4 Title Report or Plat Certificate 4 Traffic Study 2 Urban Center Design Overlay District Report 4 L Wetlands Delineation Map 4 0%1 ,etlands Study 4 APP�canfi gr emert t8► +e1€ ANb < tnInventory Eisig8KeszAND 3 Lease Agr men*Dr t ac,Q M of Existin Site di# #s>` MfW Area ............... ..... tea... • This requirement may be waived by:1. Property Services Section PROJECT NAME: %( . 4` (/,C_// i/ 2. Public Works Plan Review Section / 3. Building Section DATE: ?- / 2 DZ 4. Development Planning Section h:\division.s\develop.ser\dev.plan.ing\waiver.xls REVISED 5/17/00 TSA I architects, p.1.1.c. July 10,2002 DEVc� a. Arr RENTONNING JUG ?2002 IIECEI E DDevelopment Services Division '/ 1055 South Grady Way Renton,WA 98055 Re: Project Narrative for Site Plan Approval Submittal for Chateau DeVille (Williams Avenue Condominiums Project) 50 116i°Avenue S.E. PROJECT LOCATION / EXISTING CONDITIONS Suite 201 The proposed Chateau DeVille Building is located at 110 Williams Avenue S. The Bellevue,WA project site is bounded byWilliams Avenue S. on the west and byadjoining P 1 1 g 98004 properties to the North, South and East. The site is currently partially vacant with T 425.401.6828 the remainder occupied by a single family house and garage. The site is in F 425.401.0630 downtown Renton within the Residential Multi-Family Urban Center (RM-U) zone. The site is nearly flat and currently mostly pervious except for the existing single family house and associated garage and driveway. Parcels adjacent to the site are in either the RM-U zone or the CD zone. The site is approximately 24,026sf. PROPOSED DEVELOPMENT The project will include demolition of the existing single family house and associated garage and the construction of a four-story condominium structure. PARKING Parking will be provided within the structure in a one level basement. The basement parking garage will have 75 stalls. The parking garage will be accessed from a ramp off of Williams Avenue S. RESIDENTIAL • The four levels above grade will contain exclusively residential uses with a total of 50 apartment units. These units are flats ranging in size from 628sf one bedroom one bath units to 1046sf two bedroom two bath units. The majority of the units will be one bedroom one bath. 200202_Cor espjuris_ProjectNarrative.doc A common landscaped courtyard is proposed at the main building entry. Another common area courtyard is proposed on the South side of the building. The residential units will be accessed from the lobby which in turn is accessed off the common landscaped courtyard at the center of the Williams Avenue side of the site. STREET IMPROVEMENTS Street improvements will include the reconstruction of curb, gutter and sidewalk and landscape strip on the East side of Williams Avenue S. STATISTICS Total lot coverage at grade: 75% Total area of parking 21,939sf Total area of residential 53,702sf Estimated Construction Cost $4,359,000. Estimated Fair Market Value $5,100,000. Estimated Quantity of Excavation 8600cu.yds. Average height of building at ridge 42' Sincere y, TSA ects,pllc Kent Smutny,Manager 200202_CorrespJuris_ProjectN arrative.doc E.;i:1::.iiNg.igg-:::: . -::::-M:::: .'-!.M1::'N;Riti':IN--::Wkik-g.%:-EM!-22:'!CITY flF RENTON DEVELOPMENT SERVICES DIVISION -E VIRON ` AL C E C�..I fi PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can • be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. I You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know"or"does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS(part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer,"and"affected geographic area,"respectively. DEVELOPMENT PLAN''Ror- SIT, , JUL 1 4 RECEIVED Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: /� Ghate4v DGViIk. (WjiIM, A .ver ' - ceJomin1UM1 2. Name of applicant: JJJJJJ Firef' Patti-Pic- Ve veiopm{n`F 3. Address and phone number of applicant and contact person: 4'850 Ca14orn, Avenue% 5MW.) 5oi+e .200 3 edH , WA cy II Co (200 937-7/40 Confaci-Ookn 5vjc�n. 4. Date checklist prepared: July 1) 200,2 5. Agency requesting checklist: G i r e$ PeveloPmeff 5frvtc,r, 6. Proposed timing or schedule (including phasing, if applicable): 5farf ConfJtru 'Iio,• Dlreember .2045Z End Con,4rvc -lon, De«w+ber .2003 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. TraTic Study cieo'f ecbni(a! _ 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. N0 1D. List any governmental approvals or permits that will be needed for your proposal, if known. 5 i f-e. P14 n A4pp ro vd l 5vbm i ff-a,4 Suildiy Perm* Approval 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. �i area i5 .2`f',0,26 5P, "i—he, propol.t4 iS to cons-I-rod- SO Cerlel OM ini�n�.. (Ir1i-Ia wifl+trk a. - 31ory bvile y over loaSemetik INel parki►�. 7 f o bvildin 51v1rt -P-Pottp.. will be 75 7GbsP, 2 Environmental Checldst 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known_ If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Project- aellres5 : 110 Wi Avenue- 5. i n fhc Gt' of Rem} LejaI descrl tton, 5l-€p0Rn, ?nay &m ani fo/oyrp is mop are rovidre, B. ENVIRONMENTAL ELEMENTS w +h rho 5Vbret*al. 1. EARTH a. General description of the site (circle one Ifie rolling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site(approximate percent slope?) • Lesthot ►� c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. 5arn4Qj GrnveJ anti -t"rrres oP5iIf d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate Quantities of any filling or grading proposed. Indicate source of fill. Ttie propo et2 rojeeF will no'I rewl�e..�';II . 7i ere will be. apt.xi►w ly 06000u.yds. Putter IA eypo.-i P'ow tAe5i4e— f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. //0, Tennperry er03t0n Co/Trel rneesvnef win bt keen•per e!ntwlvp f l- will bcs4ornitkeel Pot perritif-PerapprovigI. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 75% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A femporiety ero5soly cool-Frei pion will be 3'4m1ffed witA &. bvil4iry plt'6 -t» profeef" e 511-e, and Sortpvn.di j aregc avrii Conslrvc4-i.s . All non imperv►av5 for'1-fons of tk 5-I& wrlitee, 14,115 /4 acfer- Cons'ITvch,, . 3 Environmental Checklist 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally/n describe and give approximate quantities if known. D',4 onS aviontub/e,em issions will 6e ye,ne,4J �vlrin, Corisirvet,cw dvforndale emtsslons will also bt./oier44.4 ac+er fte prc ed- 15 <on"lede, b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Nonce 3. WATER a. Surface Water. 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. The Ceeitr River is approxirsAtely 4'o'-crow, tAe sib 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Non& 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. Ak 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. NO 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No 4 I - I 1 Environmental Checklist { I b. Ground Water. 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose; and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals_..; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. c. Water Runoff(including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any(include quantities, if known). Where will this water flow? Will this water flow into other waters, If so,describe. �There• will be rvnoPc -P►ew iw p.ervfouS firers on fAe.,sif�e- inclot,n ►ne{ ilCilnq rocA, IMitI kv.i. p,pwflol aJdr/KW4y whisk will Le t./l tiJ % 1,111"-lswe,, 2) Could waste material enter ground or surface waters? If so, generally describe.to clelr �e� wJ M.4 AlO rek•sej into _ti►e, city storm syslTM, d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 6cC !fern 3.c• ) tf 4. PLANTS a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple,aspen, other evergreen tree: fir, cedar, pine, other shrubs X grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants:water lily, eel grass, milfoil, other fit other types of vegetation b_ What kind and amount of veg ation will be removed or alter d? A)) -apes, SArvbs on yass will be removed. c. List threatened or endangered species known to be on or near the site. None d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Peckvovs tree, 5ArIb5 €t Q r-435 willl 416e pliovirk as ptirt of IIvy ldivbe e. 4- This prvpogY projec,1. Environmental Checklist 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle songbi • other Mammals:deer, bear, elk, •eaver, other Fish: bass,salmon,trout, herring,shellfish, other b. List any threatened or endangered species known to be on or near the site. c. Is the site part of a migration route? If so, explain �0 d. Proposed measures to preserve or enhance wildlife, if any: Nonce 6. ENERGY AND NATURAL RESOURCES a_ What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing,tJJ etc. 1 A r tt '' The. IftTlr, syslrm j►.-I3e pro,esei r sIIev d1 bvikllrA tS etee ic. 6rck um+ will Also ►r,ike vse ys -Fi►e.ephres. JJ b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Cvrreolly build t�n�s j e 1/fr/n i 5y 0-P is s►k are naf vsI,^ soli ese9y. TI,►3 K•.Il�r rniy pint-I41l sLJe 1 &.sl i -Fo 1k/Ycr7f,X;71: c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: 1,13 1i4lA►7 will r,Ake ✓se e'F errs y COAServ.410A "WOO prOv► "eor by 4'lbw 1, l�thsl►!y�ort meat (? l€Je. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so,describe. Ak 1) Describe special emergency services that might be required. Nonce 2) Proposed measures to reduce or control environmental health hazards, if any: NonL re vi,j e 6 Environmental checklist b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment,tl operation,( other)? Liml} l"rati c no13G-rrOM Willisrn.5 Aven'e 5. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would1 come from the site. 5hor+-ternn -Con&trothort i10 a rOm yel►i�es)1-bris aiJ efivliwten'�cjtcrri eke. hoc#t allowed or in4Nre. ✓ Lo m 'b rw : Perloalc p o15t torn .sstnqtr vcht c��s 3 Proposed measures o reduce orControl hoise t pacts, tf any: S�orf term : Limit"GAlS1-r-ot ai fo hoot 4Jloweel b7 ord'lsoAr , Loy +erm : Nonce 8. LAND AND SHORELINE USE a_ What is the current use of the site and adjacent properties? OSe OA 3;e. % Sine-44 resiIMJ f4) (15c oA ad jiremt s�rs, : re✓i4enf14l OA Con►+mercl4 b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on one site. 51rje-1'tmily haw aril 04 rt r., d. Will any structures be demolished? If so,what? 5injlePtmily house- a rid I9ara9C, e. What is the current zoning classification of the site? RM-v f. What is the current comprehensive plan designation of the site? Center Dowwn, g. If applicable,what is the current shoreline master program designation of the site? Nk h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. A/0 i. Approximately how many people would reside or work in the completed project? 7,5"/AD People. are, tspecfeS reside, in tie p roj ecf; 7 Environmental Checldist j. Approximately how many people would the completed project displace? 1 ticiti • k. Proposed measures to avoid or reduce displacement impacts, if any: Nonce I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: PrOecf will be de5i ed� f cvrri4 Boni cl•ssj�ir43 i t• 9� 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing..w Mrdeile income-603in, f1Ai* will k Greeel b. Approximately how many units, if any, would be eliminated? indicate whether high, middle, or low-income'housing.I I middle- ineorne 110�sIM Unlf woodbe ekrilna'e'J. c. Proposed measures to reduce or control housing impacts, if any: N`OA& 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 14" i5 . r-f-o 1J+e ) Aes/' rrdye l r 1k pr eet Pr ncipil 'Xfrr1or yriferl4l5 will be- brick a,►el Weej Steil, b. What views in the immediate vicinity would be altered or obstructed? • TJ'ere itre no clPJfin�' or- terri'DtMI v?ells -from ad ja reit preper4ye3 Currently. c. Proposed measures to reduce or control aesthetic impacts, if any: • /iWo/a.�ror,j M fife of fyirtiorbalii �ltnrsi )an/chpPinsa 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? R1one, b_ Could light or glare from the finished project be a safety hazard or interfere with views? II n 8 Environmental Checklist C. What existing off-site sources of light or glare may affect your proposal? d. Proposed measures to reduce or control light and glare impacts, if any: Akite 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Rivet- Trdil CA PralzRatx- b. Would the proposed project displace any existing recreational uses? If so,describe. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: 13. HISTORIC AND CULTURAL PRESERVATION 1Jk+F'5 - �J F-14vvhe a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. U(Cy Vim{ y1 b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or No cultural importance known to be on or next to the site. G,.x 00d:7�a, fr • k4D fat— c. Proposed measures to reduce or control impacts, if any: fsksyvY-en1 N1� 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Ulil�tams Aveiwe- 5. opt tie. Wesf side o1 He- sift .Serves a5 ar 'ess. b_ Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? side- Ts -two blocks DP Je% g tor, -r"r.tns/f Ceder. c_ How many parking spaces would the completed project have? How many would the project eliminate? ?reject- will {Nave 7.5 p4fli y 3 f«es. Pyre, are, et prox►►►„141 ,2 p,rkt spires OA- wovlk be. diMluied ea" fbe �z�s�� y f �rtre. 9 Environmental Checklist d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? NO e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so,generally describe. ere is no wra r) r4i/ or air *' , -I . in Ae, imrr►e,l r.le Weir//. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. o213 -Frio wovlt be, ererd-f � 04-Projrc"- 2 AMAf)eroll otk.trips 7-q«w. g. Piopastd rrteu�res tbried to t trot transportation impacts, if any: NOW. • 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. • The pro csetQ prt rJ' Woval reevire vse pr.6hc Qrvrtt-s still ••s -�t rt, pollee) IN ilk ear.. 4.45(40 % b. Proposey1 measyyres to reduce or control direct impsf�is on ublic services, if any. Rr olrose 60141� will 4411yr S rinklet 4J 5eetirei, 16. UTILITIES a. Ci - utilitie rrently available at the site: 2W,ctia-tural ga ater efuse ervic: t•lephone etrACEEtto,septic system, o er. • b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be neede.. The-pm :.� t)Pi-Will rngtke vse of 41/ vfll il-res presedl Qu�rIJd1� S-hee• A 102'twaftP ,rrA a 1,n+lal will be 6e C. SIGNATURE In 'NM .5. Tobin 5Mtt b -f{,e, � -{� n►os�- pr� I ,. I/„e _ - esr1e I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non- significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack full disclosure on my part. Proponent: Name Printed: 1t Date: JO!y 10, .200 _ In 12/24/01 09:49 FAX 206 628 3947 LANDAMERICA TRANSNATION 2 002/010 j U Order No.: 10010706 NOS No.: 01-16-2557 gra. TRANSNATION +.rf ;�•}+.is •ry' COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1. Effective Date: De'l:ember 10, 2001 at 8:30 AM Commitment No.: 80C-10010706 2. Policy or Policies tl) be issued: Owner's Standard - Iltesidential/Homeowner's Resale Rate Proposed Insured:: First Pacific Development, LTD. Amount: $500,000.00 Premium: $ 998.00 Tax: $ 87.82 Total: $1,085.82 3. Title to the fee simple estate or interest in the land described or referred to in this Commitment is at'the effective date hereof vested in: MKD Development Company, Inc. 4. The land referred to in this Commitment is described as follows: See Exhibit A attachied hereto. OFI,c/7oMNp %I :1/NG SRA RFC 444 CEiyE0 By Authorized SIgnati re • Commitment for Title Insurance Page 1 of 6 NF.14.02.07;SC No.: 11727 12/24/01 09:49 FAX 206 628 3947 LANDAMERICA TRANSNATION [ j003/010 Order No. 10010706 EXHIBIT A PARCEL A: LOT 1 IN BLOCK 23 Or TOWN OF RENTON, AS PER PLAT RECORDED IN VOLUMF 1 OF PLATS, PAGE 135, RECORDS OF KING COUNTY AND THAT PORTION OF THE DONATION CLAIM LYING SOUTH OF THE NORTH LINE OF SAID LOT 1 AND NORTH OF THE SOUTH LINE OF SAID LOT 1 P'IZODUCED EASTERLY AND LYING EAST OF SAID LOT 1, AVD WEST OF THE CENTERLINE OF SAID BLOCK 23 PRODUCED NORTHERLY; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTO'N PARCEL B: LOTS 2 AND 3 IN BLOCK 23 OF TOWN OF RENTON, AS PER PLAT RECORDED I:r r VOLUME 1 OF PLATS, PAGE 13!i, RECORDS OF KING COUNTY, AND THAT PORTION OI THE TOBIN DONATION CLAIM LYING SOUTH OF THE NORTH LINE OF SAID LOT 2 PRODUCED EASTERLY AND NORTH OF THE SOUTH LINE OF SAID LOT 3 AND LYING EAST OF THE EAST LINE OF SAID LOTS 2 AND 3 AND WEST OF THE CENTERLINE OF SAID 13!,_OCK 23 PRODUCED NORTHERLY; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. 12/24/01 09:50 FAX 206 628 3947 LANDAMERICA TRANSNATION 11004/010 �: - Omer No.: 10010706 NC:l No.: 01-18-2557 • SCHEDULE B REQUIREMENTS: Instruments necessary to create the estate or interest to be properly executed, delivered and duly filed for record. EXCEPTIONS: Schedule El of the Policy or Policies to be issued will contain exceptions to the following matters unless tha same are disposed of to the satisfaction of the Company. A. Standard exceptions set forth on the Commitment Cover. B. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the pulblic records or attaching subsequent to the effective date hereof but prior to the date the[ proposed Insured acquires for value of record the estate: or interest or mortgage thereon cbvered by this Commitment. SPECIAL EXCEPTIONS: 1. Real Estate Excise "Flax pursuant to the authority of RCW Chapter 82.45 and s:,ubsequent amendments thereth. As of the date hereih, the tax rate for said property is 1.78%. 2. GENERAL PROPERTr TAXES and SERVICE CHARGES, as follows, together wit 1 interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No.: 7231501950 Year Billed Paid Balance 2001 $ 484.80 $484.80 $0.00 Total amount due, riot including interest and penalty: $0.00. Levy Code: 2100 Assessed Value Lanid: $40,000.00 Assessed Value Improvements: $0.00 (Covers portion of Parcel A) Commitment for Title Insurance Page 3 of 6 12/24/01 09:51 FAX 206 628 3947 LANDAMERICA TRANSNATION 1 005/010 Ordi:r No.: 10010706 NCS No.: 01-18-2557 SCHEDULE B (continued) 3. GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent )n May 1; 2nd half delinquent on November 1) Tax Account No.: 0007200111 Balance Year Billed Paid 2001 $676.38 $676.38 $0.00 Total amount due, not including interest and penalty: $0.00. Levy Code: 2100 Assessed Value Land: $56,000.00 Assessed Value Improvements: $0.00 (Covers remainder clf Parcel A) 4. GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together wltI l interest, penalty and statutorly foreclosure costs, if any, after delinquency: (1st half delinquent ion May 1; 2nd half delinquent on November 1) Tax Account No.: 7231501955 Year Billed Paid Balance 2001 $1,945.60 $1,945.60 $0.00 Total amount due, riot including interest and penalty: $0.00. Levy Code: 2100 Assessed Value Land: $84,000.00 Assessed Value Improvements: $78,000.00 (Covers Parcel B) 5. MATTERS SET FORTIH BY SURVEY: RECORDED: NOVEMBER 18, 1998 RECORDING NO.: 9811189003 DISCLOSES: CONCRETE WALL ON THE NORTH, EAST AND SOUTH LOT LINES Commitment for Title Insurance Page 4 of 6 12/24/01 09:51 FAX 206 628 3947 LANDAMERICA TRANSNATION II006/010 Ord?r No.: 10010706 NCE No.: 01-18-2557 SCHEDULE B (continued) 6. DEED OF TRUST AN[ THE TERMS AND CONDITIONS THEREOF: GRANTOR: MKD DEVELOPMENT CO., INC., A WASHINGTON CORPORATION TRUSTEE: NORTHWEST FINANCIAL CORPORATION, A WASHINGTON CORPORATION BENEFICIARY: FIRST SAVINGS BANK OF WASHINGTON, A WASHINGTON CORPORATION ORIGINAL AMOUNT: $396,000.00 DATED: SEPTEMBER 28, 1999 RECORDED: OCTOBER 6, 1999 RECORDING NO.: 19991006001243 Note 1: According to the application for title insurance, the proposed insured i!; First Pacific Development,, LTD.. We find no pertinent matters of record against the name(s) of said party(ies6). Note 2: We are informed that First Pacific Development, LTD is a Limited Lialpi!ity Company (LLC). A copy of the duplicate original of the filed LLC Certificate of Formation, the LLC agreemeht, and all subsequent modifications or amendments rnwt be submitted to the Company for review. Note 3: Any conveyance or mortgage by MKD Development Corporation, a L.Iniited Liability Company (LLC), must be executed by all the members and their respective spouses, or evidence <.lubmitted that certain designated members or managers have been authorized to act for the Limited Liability Company. Note 4: The current Oroperty address is not available at this time. Note 5: The above captioned description may be incorrect, because the application for title insurance cohtained only an address and/or Parcel Number. Prior to closing, all parties to this transaction must verify the legal description. If further changes are necessary, nptify the Company well before closing so that those changes can be reviewed. Closing instructions must indicate that the legal description has been reviewed anca approved by all parties. Note 6: The following will be an acceptable abbreviated legal description for the recording cover page only, in compliance with the Recording Statute: LOTS 1-3 BLOCK 23 TOWN OF RENTON; PTN 17 23n 05E; BLK 23 1.0"' 1 RENTON TOWN OF Note 7: WHEN SENDIENG DOCUMENTS FOR RECORDING, PLEASE SEND VIA YIDS (TITLE DELIVERY SIERVICE) IN THE YELLOW RECORDING ENVELOPES WHENIEVER POSSIBLE. IF THEY MU;�T RECORD THE SAME DAY, PLEASE CONTACT THE TITLE:; UNIT FOR SPECIAL DELLIVERY REQUIREMENTS. IF THEY MAX BE RELEASED WITHIN 48 HOURS, THEY SHOULD BE SI::NT TO THE FOLLOWING ADDRESS: Commitment for Title Insurance Page 5 of 6 12/24/01 09:52 FAX 206 628 3947 LANDAMERICA TRANSNATION aj007/010 Ord' r No.: 10010706 NC:S No.: 01-18-2557 SCHEDULE B (continued) Transnation Title Insurance Company 1200 Sixth Avenue, Suite 100 Seattle, WA 98101 ATTN: Recording Dept. (END OF EXCEPTIONS) Investigation should be made to determine if there are any sewer treatment capacitp charges or if there are any service, installlation, maintenance, or construction charges for sewer, water or electricity. In the event this transactiollt fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. Unless otherwise requested the forms of policy to be issued in connection with this Commitment will be ALTA 1992 policies, +pr, in the case of standard lender's coverage, the CLTA Standard Coverage Policy - 1990. The Policy committed for or requested may be examined by inquiry at the office that issued the Commitment. A specimen copy of the Policy form(s) referred 1,o in this Commitment will be furnished promptly upon request. ED/er1 enc. Sketch Vesting Deed Paragraphs 5-6 Commitment for Title Insurance Page 6 of 6 12/24/01 09:53 FAX 206 628 3947 LANDAMERICA TRANSNATION a1 008/010 `� T O I N-- I S • io,,�.� . sLc„off 4 ,\ \\ • ,-,,41h a o rpC / t•4IVb ti 3 41 t7'TT i L.,)-,‘ 1.• \ 4 t ��9 k M (D 70. 1 �a v c. �0• t • p00�c. o •00 o - �- 54.`y t y f0 .f, 7 %, d 419 1i 30 3 0 `° _ .. 1-- zll��� �. S V4 93 co itgio ^� n /a o ti Lj S1• c v F:o p iP 5 4 r 5i50 ..z�` 3 0 �ov4 I ��,� 111 ii5 9G W fit /da `ar- 51�d i"i > rF.}. 20 ,co - - �� • L o,c: o e 442 1/° 20 h Q 9 • 40 31 44 "^^ 40 . .. 4. 4ti4) /9 ; • q0 i® ' . �- " 1`51°; 50, i?a ' -- �t? p.c.', I , 41 i s 9 2 .-I l ' .f' 9• p Q I —c / Ni, ►204 1Z , ...�., L 40 /7 : >• •" `/ �e5`' :, ia149`6 ti • \.2.4. 4-7 1 14 i 4- 1,010 '; fs taqi4:0) t:; I"' ,ram 7 f � M ? 5 4. %0 j........: i4 t Q .4 Q `°�/%." -tr I3*,� J � LS' -1 -/ -N--Q- W J • 4 0O . . 7 i Z v K Ai ire . 8 // y `• �I J goe ft-..,.. o h o // ,°� h 9 1909301 /oh � ,S 90 3o i2o ?o SO 30 $ 3oo.o. 2Nb `�, . _,,... This sketch is provided, without charge, for your information. It is not intended to show all matters related to thih property including, but not limited to, area, dimensions, easements, en- croachments, or location of boundaries. It is not a part of, nor does it modify, the commitment or policy to which it is a'lrached. The Company assumes NO LIABILITY for any mintier related to this 12/24/01 09:53 FAX 206 628 3947 LANDAMERICA TRANSNATION Z 009/010 Order No.: 10010706 I4CS No.: 01-18-2557 SCHEDULE OF EXCLUSIONS FROM COVERAGE AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (10-17-912)1 and AMERICAN LAND TIETLE ASSOCIATION LEASEHOLD LOAN POLICY (10-17-92) The following matters are expressly excluded filom the coverage of this policy and the Company will not pay loss or damage,costs,attorneys fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations)restricting,regulating,prohibiting or relating to(i)the occupancy,use or enjoyment of the land; (ii)the character,dimensions or location of any improvement now or her a5ft ar erected on the land; (iii)a separation in ownership or a change in the dirrinsions or area of the land or any parcel of which the land is or was a part;or(iv)environmental protection,or the effect of any violation of these laws, ordinances or gcivernmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or allecped violation affecting the land has been recorded in the public records at Date of Policy. (b)Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance restilti rg from a violation or alleged violation affecting the land has been recorded h the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding fr>m coverage any taking which has occurred prior to Date of Policy which wou Id be binding on the rights of a purchaser for value without knowledge. 3. Defects,liens,encumbrances,adverse claims Or other matters: (a)created,suffered,assumed or agreed to bll the insured claimant;(b)not known to the Company,not recorded in the public records at D:cte of Policy,but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became en insured under this policy; (c) resulting in no loss or damage to the insured claimant;(d)attaching or created subsequent to Date of Policy(except to the extent that the policy insures the pnority of the lien of the Insured mortgage over any statutory lien for services, labor or material or to the extent insurance is afforded herein as to as:arassrnents for street improvements under construction or completed at Date of Pc icy);or(e)resulting in loss or damage which would not have been sustained if the insured c aimant had paid value for the insured mortgage. 4. Unenforceabllity of the lien of the insured mor gage because of the Inability or failure of the insured at Date of Policy,or the inability or failu.e of any subsequent owner of the Indebtedness,to comply with applicable do ling business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage,or claim thereof,which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or tn.fh-in-lending law. 6. Any statutory lien for services,labor or materiels(or the claim of priority of any statutory lien for services,labor or materials over the linen of the Insured mortgage)arising from an improvement or work related to the lend which is contracted for and commenced subsequent to Date of Policy and Is not financed 11 whole or In part by proceeds of the indebtedness secured by the Insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim,which arises out of the transaction creating the interest of the mortgagee insured by this policy, by reason of the operatic') of federal bankruptcy, state insolvency,or similar creditors'rights laws,thet is based on: (i) the transaction creating the intere•t of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the subordination of the Interest crthe Insured mortgagee as a result of the application of the doctrine or equitable subordination;or (iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer;or (b) of such recordation to impark notice to a purchaser for value or a judgment or lien creditor. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (10-17-92) and AMERICAN LAND TITLE ASSOCIATION LEASEHOLD OWNER'S POLICY (10-17-92) The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attcrneli s'fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations)restricting,regulating,prohibiting or relating to(i)the occupancy, use or enjoyment of the land; (ii)the character,dimensions or location of any improvement now or hares ter erected on the land; (iii)a separation in ownership ore change in the di pensions or area of the land or any parcel of which the land is or was a part;or(iv)envirore risntal protection,or the affect of any violation of these laws, ordinances or 1povemmental regulations, except to the extent that a notice of the enforcement therms'or a notice of a defect, lien or encumbrance resulting from a violation or alklged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not ex Eluded by(a)above,except to the extent that a notice of the exercise thereof or a notice a' a defect, lien or encumbrance resulting from a violation or alleged violation effecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of thrl exercise thereof has been recorded in the public records at Date of Policy,but not excluding Irom coverage any taking which has occurred prior to Date of Policy which mold be binding on the rights of a purchaser for value without knowledge. 3. Defects,liens,encumbrances,adverse claims,or other matters: (a) created,suffered,assumed or agreed to by the insured claimant; (b) not known to the Company,not recorded in the public records at Date of Policy, but known to the insured claimant and not disclose f in writing to the Company by the insured claimant prior to the date the insured claimant became an Insured under this policy; (c) resulting in no loss or damage to the inured claimant; (d) attaching or created subsequent to Dat of Policy;or (e) resulting In loss or damage which woulc not have been sustained If the Insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim,which anses out of the transactich vesting In the insured the estate or interest insured by this policy, by reason of the operal:on of federal bankruptcy,state insolvency,or similar creditors'rights laws,tleat is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer;or (ii) the transaction creating the estate or interest Insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument cIf transfer;or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. Commitment Cover- WA (Revised 3/93) Page 2 of 3 TSAI architects, p.1.1.c. July 10,2002 Development Services Division 1055 South Grady Way Renton,WA 98055 Re: Response to Attached Housing Design Guidelines for Chateau DeVille (Williams Avenue Condominiums Project) The following is a summary of the Renton Attached Housing Design Guidelines 50 110 Avenue S.E. with respective responses as relate to the proposed design: Suite 201 A. BUILDING SITING AND DESIGN Bellevue,WA 98004 1. Pedestrian Building Entries: T 425.401.6828 This standard requires buildings to be orientated to the street with the primary F 425.401.0630 building entrance prominently located on the facade facing the street. The main entry to the proposed condominium building faces Williams Avenue S. The entry is located off a central courtyard and is marked with a masonry arch and other unique,prominent architectural treatment to the elevation at that location. The entire form of the building at this location reinforces the entry architecture. 2. Transition to Surrounding Development: Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height,bulk and scale. The proposed development holds the street edge. To the North and South of the site are underdeveloped single family lots. To the West is commercial development. The proposed building is 4 stories, with a maximum height of 54'to the highest ridge. This is much lower than the 95' height limit allowed for this site. In addition the apparent bulk of the project is reduced by breaking the building into four distinct masses at the Williams Avenue side of the building. Level 4 is set back from the street and further modulated at the roof line. The bulk at the first level is broken by the central courtyard. All of this helps to break down the scale of the project to be more compatible to the existing surrounding uses. The building also honors the 20'side yard setbacks for the zone thus providing space between this four story building and adjacent one story houses. DEVELOPMENT PLANNING CITY OF RENTON 200202_Correspjuris_DRNarrative J U L 1 2 2002 RECEIVED B. PARKING, ACCESS, CIRCULATION 1. Location of Parking: No parking shall be located between a building and the front property line or the street side yard of a corner lot. The proposed building is almost built up to the property line on the Williams Avenue side of the site. The parking structure is entered by way of a ramp at the North end of the Williams Avenue elevation. All parking is contained within the building basement. 2. Design of Surface Parking: NA 1. Structure/Garage Parking: Parking entries should not subordinate pedestrian entries and should not dominate the streetscape. Parking at grade shall be completely enclosed within the building or wholly screened. Parking garages should be architecturally compatible with the residential portion of the building. Garage parking should be secured. The street side of parking in the CD zone should incorporate retail or service commercial, facilities that can be used by the residents or units that have access from the street. The parking garage entry to the project is located at the North end of the Williams Avenue elevation thus making it subordinate to the pedestrian entry at the central courtyard. The parking is below grade making only the ramp down to the parking visible at grade. The residential parking is secured with garage doors. 2. Vehicular Access: Parking garages should be accessed from side streets. Driveways should be located to be visible from the right of way and not impede pedestrian circulation. Minimize the number of driveways and curb-cuts. The only access to the site is off Williams Avenue. The curb cut for the parking garage ramp is the only curb cut provided for cars in the project. 200202_Correspjuris_DRNarrative 3. Pedestrian Circulation: Developments should include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system. Pedestrian pathways should be delineated separate from vehicle circulation. The entry to the proposed building is located off the central couryard. The pedestrian circulation from Williams Avenue to the main building entry door is defined with textured paving patterns landscaping and a water feature. Entry to a second common open area is on the South side of the building and accessed off the street sidewalk. C. LANDSCAPING / RECREATION / COMMON SPACE 1. Common Open Space Attached housing developments of 10 or more dwelling units shall provide a minimum area of common open space or recreation area equal to 50 square feet per unit. This project consists of 50 dwelling units, which would require 2500sf of open space. The proposed project provides 2500sf of open space. Areas provided include the central courtyard where there is landscaped seating areas and a water feature. Also a gathering space available to all residents is provided on the South side of the building. D. BUILDING ARCHITECTURAL DESIGN 1. Building Character and Massing All building facades shall include modulation or articulation at intervals of no more than 40'. The proposed building utilizes a variety of modulation and articulation. At the street level the building is broken with a central courtyard. To either side of the courtyard the building appears broken into two wings because of the way the building is modulated. Two derent colors of brick will be used on the Williams Avenue elevation and the elevation will be further broken down with the use of window bays and wood siding. The top of the building is further modulated with the roof line. 2. Building Rooflines Building rooflines should be varied by emphasizing dormers, chimneys, stepped roofs,gables,prominent cornice or fascia, or a broken or articulated roofline. A variety of sloped roofs are used in the project to break down the scale of the building and create the feeling that the project is made up of several different buildings wings. 200202_Correspjuris_DRNarrative 3. Building Materials: Building exterior finishes should be durable, of high quality, easily maintained and add visual interest and detail. The base of the building is to be constructed with durable materials, brick. The upper portions of the building use "lighter"appearing materials, wood siding above the brick and at the bay windows. Sincerely, TSA Archit cts,pllc Kent Smutny, Manager 200202_Correspjuris_DRNarrative First Pacific -_ 3velopment, Ltd. First Pacific Marketing, Ltd. Clear Brook Construction, Ltd. The First Pacific family of companies June 26, 2002 • Construction Mitigation Chateau de Ville, - A 50 unit condominium project 100 Williams Ave: Renton, WA • The construction shall proceed in a professional and orderly manner in compliance with all jurisdictional codes and workman-like construction practices. Construction shall take place between the hours of 73OAM.and 6:OOPM Monday— Friday. Construction is estimated to last approximately twelve months and shall commence upon receipt of the required permits. A detailed construction schedule will be available upon request prior to commencement of the project. The jobsite will be - properly barricaded and posted. All traffic as required for construction shall proceed with the minimum impact upon the. community and the surrounding neighborhood. All trucks arriving and departing will be scheduled to avoid peak morning and afternoon traffic times.'-Streets and the jobsite shall , be kept orderly and clear of all construction waste debris: As necessary during the excavation process street sweeping will be implemented to reduce impact on the adjacent 'street. The preliminary traffic pattern for arriving will be from I-405 to S Grady Way and thence north-on Wells Ave to Riverside Drive turning left one block to Williams and then south on Williams to the site and departing trucks will be south on Williams St to S Grady Way and thence to I-405. If the approved plan determines that it will be necessary for the trucks to load off site they will be loaded on Williams Ave and will have flaggers and cones set up to ensure pedestrian and vehicular safety. F t P cif c Developme 06-1,FI Op By: J hn Sugden, Its P sident city FF F -" 2002 4850 CALIFORNIA AVE. S.W., SUITE 200, SEATTLE,WASHINGTON 98116 OFFICE:206-937-7140 FAX:206-937-1760 Z . O1�Y O� + ® CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: March 20, 2002 TO: Susan Fiala, Senior Planner FROM: Jim Gray, Assistant Fire Marsh SUBJECT: Williams Ave. Condos, 110 Willi s Av. S Fire Department Comments: 1. The preliminary Fire flow is 3500 GPM which requires one fire hydrant within 150 feet of the building and four additional hydrants within 300 feet of the building. 2. A fire mitigation fee of$18,236.00 is required based on $388.00 per unit. 4. Separate plans and permits are required for the fire alarm and sprinkler systems. Please feel free to contact me if you have any questions. DEVELOPMENT PLANNING CITY OF RENTON JUL 1 2 2002 RECEIVED CITY OF RENTON MEMO UTILITY REVIEW • TO: Susan Fiala FROM: Jan Iilian DATE: April 2, 2002 SUBJECT: PREAPPLICATON REVIEW COMMENTS 110 WILLIAMS PROJECT 110 Williams Ave S PREAPP NO. 02-026 NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER 1. There is an existing 6-inch water main on Williams Ave S. 2. All new construction must have a fire hydrant capable of delivering the required fire flow and must be located within 150 feet of the building. Additional hydrants must be within 300 feet. There are fire hydrants in the vicinity, however they will not provide the required fire flow to serve the site. '3. Preliminary fire flow for this site is 3,500 gpm. Available fire flow is approximately 1,500 gpm. 4. To provide the required fire flow for this project, a 12-inch water main extension is required. A new water main must be installed in Williams Ave S. from S. Tobin St. to the southern most property line of the site. Extension of the 12-inch water line would be subject to late corner agreement. Four hydrants will be required to serve this site. 5. The proposed project is located in the 196-water pressure zone and is inside Aquifer Protection Zone I. Special construction measures will apply. Pressure in the area is approximately 70 psi. 6. If the building exceeds 30 feet in height, a backflow device will be required on the domestic water meter(s). 7. An automatic fire sprinkler system will be required. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly. DDCVA and location shall be shown on the civil plan for approval. All devices installed shall be per the latest Department of Health "Approved List' of Backflow Prevention Devices. Civil plans should note: "Separate plans and utility permit for DDCVA installation for F,ire Sprinkler System will be required". 8. Landscape irrigation systems will require an approved backflo'4v device and a separate plumbing permit. 1 9. The Water System Development Charge (SDC) for multi-family in the RMU zone is $665 per unit. This fee has been waived per Ordinance 4913. SANITARY SEWER 1. There is an existing 8-inch sewer main in Williams Ave S. 2. The Sanitary Sewer System Development Charge (SDC)for multi-family in the RMU zone is $455 per new unit. This fee has been waived per Ordinance 4913. 3. If floor drains are required by the building department, an oilwater separator will be required and must be connected to the sewer system. 4. If finished floor elevation is below 25 feet, a backflow device will be required to be installed. SURFACE WATER 1. There are storm facilities across the street in Williams Ave S. 2. A drainage plan and drainage report will be required for the site plan application. The drainage plan and report shall include provision for detention and water quality treatment in compliance with the requirements of the KCSWM (1990 edition). Infiltration is not allowed in Aquifer Protection Zone 1 3. The Surface Water System Development Charge (SDC) for multi-family in the RMU zone is $525 per new unit. This fee has been waived per Ordinance 4913. TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per new condominium at an approximate rate of 6.0 trips. ($75 x 6.0 x = $450.) This fee has been waived per Ordinance 4913. 2. Full street improvements including, but not limited to paving, sidewalks, curb & gutter, and storm, will be required if not already in place. Staff recommendation will be to replace existing sidewalk, which fronts the property along Williams Ave S. 3. Street lighting is not required. 4. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS 1. All plans shall conform to the Renton Drafting Standards and to the 1990 King County Surface Water Manual as adopted by the City of Renton. 2. When approval is granted and utility plans are complete, please submit permit application, three (3) copies of drawings, and two (2) copies of the drainage report to the counter on the sixth floor. 3. A separate permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. 4. Proposed rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. 2 5. The site is located in Aquifer Protection Zone 1 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)). Certain uses require operating permits (RMC 4-9-015). A fill source statement (RMC 4-4-060L4) is • required if more than 50 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-03007) 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/detention ponds, infiltration, and drainage ditches and channels are prohibited. New pipes shall meet pipelines specification in 4-3-050S 6. All grading, clearing or filling at the site will require a separate permit. 7. Existing septic systems will be required to be pumped and abandoned in accordance with King County Health. cc: Kayren Kittrick 3 RFCF%VED MAR 0 2002 eul LDING DIVIS/pN MEMORANDUM • DATE: 3. 10 . Z00 Z TO: Construction Services, Fire Prevention, Plan Review, EDNSP, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: LoiwAitis Ale CaMoS LOCATION: I/O k/ /414S All S PREAPP NO. Mbz,- oata A eeting with the applicant has been scheduled for a'0(5 , Thursday, meeting 4I , in one of the 6th floor conference rooms (new City Hall). If this meeting is scheduled at 10:00 AM,the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the - applicant. You will not need to do a thorough 'permit level" review at this time. Note only major Issues that must be resolved prior to formal land use and/or building permit application submittal. Please submit your written comments to i -cZ.v- at least two (2)days before the meeting. Thank you. ( (71, Limi9 Su- iP 61 - °ct& 3.61/./_Z • H:\Division_s\Develop.ser\Dev&Plan.ing\Template\Preapp2 Revised 9/00 • 4 CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: March 27,2002 TO: Susan Fiala FROM: (`/ Don Erickson SUBJECT: Williams Avenue Condominiums, 110 Williams Avenue S;PRE 02-026 The proponents are proposing a four story multifamily project with 47 dwelling units and off- street parking for 83 vehicles on the east side Williams Avenue South, approximately mid-block between South 2nd Street and the Cedar River. The proposed structure appears to have four ground related units that would have street access. There is a small entry courtyard shown at the middle of the building at street-level with a shallow two-story high arched entry feature. The building has been broken up in elevation with horizontal banding, the lowest level appearing somewhat rusticated and the middle and top differentiated in color. The roof appears to be made up of a combination of hipped and gabled elements and rises to a height of approximately 60 feet. No elevations were submitted for the north, east, or south facades of the building. Staff are assuming at this point that these facades are being treated architecturally in a similar manner to the Williams Avenue S facade shown. The 24,026 square foot site is designated Center Downtown as shown on the Comprehensive Plan Land Use Map. It is zoned Residential Multi-Family Urban Center(RM-U). Relevant Comprehensive Plan Land Use Policies: Downtown Policies Policy DT-3. Development and redevelopment of Center Downtown should strive for urban density and intensity of uses. Policy DT-10. Development should be low (1-5 stories) and mid-rise (6-10 stories) with an overall average floor area ratio (FAR) of 2:1 within the Center Downtown designation on the Land Use Map. Objective DT-G: Improve the visual and physical appearance of buildings to create a more positive image for downtown. Policy DT-48. Site and building designs (e.g. signage; building height, bulk and setback: landscaping; parking) should reflect unity of design to create a distinct sense of place and mitigate adverse impacts on adjacent uses. Policy DT-54. Downtown development, especially residential, should be designed to take advantage of existing amenities such as the Cedar River,city parks and trails. H:\EDNSPUnterdcpartmcntar DeveIopment Review PreappsCComments\williams Avenue Condominiums.docAd 5 Residential Multi-family Infill Policies: Policy LU-67. Siting and design of new structures should be sensitive to site constraints and adjacent uses. Provision of adequate buffers or setbacks or scaling down building heights may be required to transition from Residential Multi Family Infill designations to adjacent lower density uses. Policy LU-74. Street parking should be considered for use as a safety buffer between pedestrians and moving vehicles and to reduce the need for on-site parking. Policy LU-78. Trees should be planted along residential streets. Analysis: The proposed four-story condominium project appears to be in general compliance with most of these policies. The proposal with its proposed 47 units and 055 acre site achieves a net density of 85.5 units per acre which is quite urban. From the one elevation included the building appears to be richly detailed and modulated in its massing. (A detailed design review will be conducted later after the applicant has submitted detailed drawings for all elevations including modulation dimensions,materials for all exterior finishes,landscape features,and so on.) The building's location suggests that it is intended to take advantage of its location near the Cedar River Trail and Jones Park. Its hipped and gabled roof and setbacks along the rear and side property lines suggest sensitivity towards existing and future abutting uses and their need for light and air. Overall, the building's appearance from the street should be quite elegant and create a positive image for the Downtown. Presumably the ground floor units on Williams Avenue South will have their own entries off the sidewalk as suggested in the Urban Center Design Overlay District Guidelines. Conclusion: At this early stage the subject proposal appears to be generally consistent with the policies outlined above. A more detailed review of this project as it relates to the Urban Center Design Overlay District Guidelines will be conducted later when a complete submittal package is made and detailed plans,elevations,and landscaping plans have been included. cc: Rebecca Lind HAEDNSNnterdepartmentaWkvelopmcnt Review\Preapps'Ccmments\Williams Avenue Candominiums.doc'd CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: April 4, 2002 TO: Pre-Application File No. 02-026 FROM: Susan Fiala,Senior Planner,x7382 SUBJECT: Williams Avenue Condos General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50, plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject site is addressed as 110 Williams Avenue South and is approximately 24,026 square feet (0.55-acre) in size. The south portion of the site is currently developed with a single family residence, which is proposed to be demolished as part of the project. The residential development proposed is for a four story, 46 unit, condominium building. Parking would be located in the basement level and a portion of the first floor with direct access off of Williams Avenue. Building height would be approximately 50 feet in height. Zoning/Density Requirements: The subject property is located within the Residential Multi- family— Urban (RM-U) zoning designation, as well as the Urban Center Design Overlay District and Downtown Core. The density required in the RM-U zone is 25.0 dwelling units per acre (du/ac). In order to calculate net density, critical areas must be deducted from the gross area of the property. The site does not appear to contain any areas that must be deducted for purposes of calculating net density. The proposal for 47 units on the 0.55-acre site would arrive at a net density of 85.45 du/ac—which is within the density range of 25.0 up to 150.0 units per acre (with design review)in the zone. Development Standards: The development of the site would require compliance with the applicable standards of the RM-U zone and parking regulations as discussed below: Design — The site is subject to the Urban Center Overlay District regulations (RMC 4-3-100). These standards and guidelines affect architectural issues including siting, design, modulation, common open space, access and parking. Several standards are directly applicable to this project and should be considered thoroughly before a detailed design is finalized. If need be, the applicant may request a modification from these standards pursuant to RMC section 4-9-100.D From the submitted drawings, it is difficult to determine if the amount of required common space (a minimum of 50 square feet per unit, or 2,350 square feet for the project) is provided. Design elements addressing the rear and side facades of the structures must also be incorporated into the final design. In addition, the attached memo from the Strategic Planning section includes a more detailed preliminary analysis of the project's compliance with the overlay regulations that should be addressed prior to the submittal of a formal land use application. 7 Williams Avenue Condos Pre-Application Meeting File No.02-026 April 4.2002 Page 2 of 3 Setbacks—Setbacks are measured from the property lines to the nearest point of the structure. The required setbacks in the RM-U zone are 5 feet in the front,5 feet in the rear, and interior side yards based on 10% of the lots width or 12 feet, which ever is greater. From the submitted drawings, no site plan is provided showing the building layout on the site. However, the structure appears to be 200 feet wide by 120 feet deep. The total lot width appears to be 200 feet. From this initial review, the structure would either have to be reduced to meet the setback requirement calculated at 20 feet (10% of 200 feet lot width), or request a variance from the setback requirements. Unless specified by the development standards, no portions of the structure may project into the required setbpck areas (refer to RMC section 4-2-110.H.8—"Allowed projections into setbacks"). Building Standards—The RM-U zone restricts building height to 95 feet and 10 scones —which the proposed 50-foot, 4-story building would satisfy. Lot coverage by buildings and impervious surfaces is limited to a maximum of 75% The proposal states 79% lot coverage which exceeds the maximum building coverage. Two options are suggested: 1) reduce the building footprint to comply,or 2)request a variance from the building coverage requirements. At the time of formal application the plans will need to indicate the building footprint areas as well as areas of impervious surface so that staff may verify compliance with the building lot coverage and impervious surface limitations. Landscaping—All setback and open space areas are required to be landscaped and is to include an underground irrigation system. At the time of formal application submittal, a detailed landscape plan indicating the location, sizes, and types of the proposed plantings will be required. SEPA/Environmental Issues: Several issues which may arise during environmental review include the following: The existing home on the subject site, proposed to be demolished, is over 50 years old and appears to have historic intenritv,_ks part of the environmental review a historic assessment may be requested to evaivate tile inteanty of the existina structure. Sensitive Areas - Based on the City's Cribccu Areas Maps, the site is located in the Aquifer Protection Area (APA)—Zone 1 and in a Seismic Hazard Area. The APA zones prohibit certain types of facilities, restrict the use and storage of hazardous materials, and have additional requirements during construction and fill activities. If the project requires more than 50 cubic yards of fill, a source statement will be required. The seismic hazard is related to potential liquefaction of soils during an earthquake event. Before the applicant pursues detailed design and engineering for the development of the site, it is recommended that a geotechnical analysis for the site be prepared. The analysis should assess soil conditions and detail construction measures to assure building stability. Parking/Access: Parking in the RM-U zone must not be located between the front property line and the structure. However,the project proposes all parking to be located in the structure on the first floor and in the basement levels. Access to the structure parking is off of Williams Avenue. Please refer to the Urban Center Design Overlay District C-.sidelines for additional design criteria (RMC 4-3-100). Modification Procedures: In order to consider modifications'requested in conjunction with projects located within the Urban Center Design Overlay District, a project must first demonstrate it meets the intent of the regulations as well as compliance with modification criteria established specifically for the Urban Center Design Overlay District(reference RMC 4-3-100.C.3.) Requests for modification must be submitted in writing and should be submitted prior to formal land use application. The specific standard and reason for the requested modification must be provided. It must be demonstrated that the proposed modification conforms with the intent and purpose of the demonstration district. Permit Requirements: The proposal would require Administrative Site Plan and Environmental (SEPA)Review. Both permits would be reviewed concurrently in an estimated timeframe of 6 to 8 weeks. The application fee for joint land use applications is full price for the most expensive 0-026 W i l l iamsCondos.doc\ ski Williams Avenue Condos Pre-Application Meeting File No.02-026 April 4,2002 Page 3 of 3 cs- permit (Site Plan at $1,000) and half off any subsequent permits ($500 for the Environmental Review). In addition, $0.34 per mailing label would be required for notification to surrounding property owners. Detailed information regarding the land use application submittal is provided in the attached handouts. Fees: The project is located within the RM-U zone and is, therefore, exempt from the typically required building permit fees, system development charges, public works plan review and inspection fees, and impact mitigation fees (see attached Ordinance#4913). The only applicable fee would be the land use application fees referenced above. cc: Jennifer Henning ( 0-026WilliamsCondos.doc\ CITY OF RENTON, WASHINGTON ORDINANCE NO. 4 913 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON,ADDING A NEW SECTION, 4-1-210, "WAIVED FEES," TO CHAPTER 1, ADMINISTRATION AND ENFORCEMENT, OF TITLE IV (DEVELOPMENT REGULATIONS) OF ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON," ALLOWING CERTAIN DEVELOPMENT AND MITIGATION FEES TO BE WAIVED. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I. A new Section, 4-1-210, "Waived Fees," of Chapter 1, Administration and Enforcement, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby added to read as follows: WAIVED FEES: To encourage owner-occupied housing in the CD and RM-U zones, certain development and mitigation fees for "For Sale" housing may be waived. Fees which may be waived include building permit fees, utility system development charges, Public Works plan review and inspection fees, and impact fees. Waived mitigation fees will be replenished, at the Council's discretion, from tax revenues from the projects. These fee waivers are effective for building permits issued after August 13, 2001, and will sunset on October 1�`, 2004, unless extended by City Council action. SECTION H. This ordinance shall be effective upon its passage, approval, and 30 days after publication. 1 r j0`j . `r ORDINANCE NO. 4 913 PASSED BY THE CITY COUNCIL this 27th day of August ,2001. a„..) Marilyn et: n, City Clerk APPROVED BY THE MAYOR this 27th day of August ,2001. Je anner,Mayor Approved as to form: Oert40,^124^4-QaMIC4--r".12..., Lawrence J. Warren, City Attorney Date of Publication: 0 8/31/2 0 01 ORD.929:8/27/01:ma 2 I() sent By: AMIR ENGINEERING, INC, ; 425 452 8926; Dec-3 98 9:20AM; Page 2 I� _i DEC--03-1998 THU 04:37 PM AESI FAX NO. 425 827 5424 P. 01 SUBSURFACE EXPLORATION AND GEOTECIINICAL ENGINEERING REPORT • PROM) 47-UNIT I1LTI MI .X DEVELOPd. NT RENTON, WASJ INGTON °: PREPARED FOR mac'% 2 MKD Development O PROJECT NO. KE98477G DECEMBER 1998 CORPORATE OFFICE 911 Fifth Avenue,Suite 100 ASSOCIATED Kfrlcbnd,Washington 98033 EARTH (425) G27-7701 FAX (425) 827-5424 SCIENCES, IN `+ BAINBRIDGE ISLAND OFFICE 179 Madrona Lana North Bainbridge 1.1ond,WA 98110 (206)780 9370 FAX(206)780-9438 Sent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec-31 I 9:21AM; Page 4 ' Received: 12/ 3/BB 4:40PM; 425 B27 6424 -> AMIR ENGIN LNG, INC. ; Pape 3 DEC-03-1998 THU 04:37 Ph AESI FAX NO. 425 827 5424 P, 03 SUBSURFACE EXPLORATION AND ULTIFAMYLY DEVELOPMENT ENGINEERING REPORT PROPOSED 47 UNIT 110 WILLIAMS AVENUE SOUTH RENTON, WASHINGTON December 3, 1998 Project No. KE98477G I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of our subsurface exploration and geotechnical engineering study for the proposed project. The proposed building location and approximate locations of the explorations accomplished for this study are presented on the Site and Exploration Plan, Figure 1. In the event that any changes in the nature, design, or location of the structure are planned, the conclusions and recommendations contained in this report should be reviewed and modified, or verified, as necessary. 1 ,1 Purpose And Scope The purpose of this study was to provide subsurface data to be utilized in the design and development of the above-mentioned project. Our study included a review of available literature, drilling test borings, and performing geologic studies to assess the type, thickness, distribution, and physical properties of the subsurface sediments and ground water conditions. Engineering studies were also conducted to determine suitable geologic hazard mitigation techniques, the type of suitable foundation, allowable bearing pressures, anticipated settlements, basement/retaining wall lateral pressures, floor support recommendations and drainage considerations. This report summarizes our current field work and offers development recommendations based on our present understanding of the project. 1.2 Authorization Written authorization to proceed with this study was granted by Mr. Victor Malen of MKD Development Company, Inc. Our study was accomplished in general accordance with our scope of work letter dated October 9, 1998. This report has been prepared for the exclusive use of MKD Development and their agents, for specific application to this project. Within the limitations of scope, schedule and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, expressed or implied, is made. ent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec-30 9:21AM; Page 5 Received: 12/ 3/00 4 :40PM; 425 827 0424 - } AMLn ENGINE NG, 'NO. ; Paage 4 DFC--03-1998 THU Od: 38 P11 AFSI FAX NO. 425 827 5424 P. 04 2 Q i'RQ]Fc AI`rrLrg D1PSC:BIPTION This report was completed with an understanding of the project bao sed osond design proj ddrawings would sk aches s provided by Amir Engineering. We understand that p F construction of a new 47 unit multifamily resideittiaojest,u lure approximately would 8tfe t below a total of S levels, with the lowest level consisting of a parking existing grades, The project site consists of a rectangular lot that is(occupied by one small, single-family home with detached garage, and a vacant residential lot, The site is relatively tat, �with oin a fis vall verticlly al relief estimated at less than 3 feet. The site is situated in downtown ped commercial and residential area. During our site investigation, we observed that the existing house on the site, as well as houses next door to the north and south, had below-grade basements. Finished floor elevations in these basements were visually estimated at 5 to 7 feet below existing grade, and the basement of at least one of the homes was nicely finished interior space. This would indicate that ground water levels remain lower than 5 to "/ feet below existing grades even during typical higher ground water periods, We also observed settlement indications, in the form of cracked mortar in brick walls and chimneys, that indicate that the existing house on the site and houses on adjacent properties have experienced structural settlement. Based on the subsurface conditions observed in our explorations for the project, observed settlement of the existing structures is likely to have been caused by the presence of very loose subsurface soils below conventional shallow foundations. B S U R ACE EX LDRA. Y I s U Our field study included drilling a series of exploration borings to gain information about the site. The various types of sediments, as well as the depths where characteristics of the sediments changed, are indicated on the exploration logs presented in the Appendix. The depths indicated oti the ices where conditions changed may represent gradational variations between sediment types in the field. If changes occurred between sample intervals in our borings, they were interpreted. Our explorations were approximately located in the field by measuring from known site features shown on a site plan provided to us. The conclusions and recommendations presented in this report are based on the three exploration borings completed for this study. The number, location, and depth of the explorations were completed within site and budgetary constraints. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may sometimes he present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extant of any variations between the field explorations may not become fully evident until construction. If variations arc observed at that time, it may be necessary to re-evaluate specific recommendations in this report and make appropriate changes, 2 Sent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec-3( 9:22AM; Page 6 Received: 12/ 3/98 4:4OPM: 425 827 6424 -> AMIR ENGIN ENG, INC. ; Page DEC-03-1998 THU 04;38 PM AESI FAX N0, 425 827 5424 P. 05 3.1 Exploration Boring The exploration borings were completed by advancing a 4'/4-inch, iide-dsamia et ereer, 1ol ow-stern auger with a truck-mounted drill rig. During the drilling process, at generally 21/2- or 5-foot depth intervals. The borings ii lere ogs tinuously observed and presentedbased ogged by an engineering geologist from our firm. The exploration to g Presented in the Appendix on the field logs, drilling action, and iinspection of the samples secured. Disturbed but representative samples were obtained bis pi acid a1mStandard la�m�thocle consists of dron Test iving ) procedure in accordance with ASTM:D 1586. a standard, 2-inch, outside-diameter, split-barrel sampler a distance of 18 inches into the soil with a 140-pound hammer free-falling a distance of 30 inches.drive he number of the sampler the final 1Zlows for cinh ches is -inch interval is recorded and the number of blows requiredor blow count. If a total of 50 is recorded known as the Standard Penetration Resistance ( N�) within one 6-inch interval, the blow count is recorded as 50 blows for the number of inches of penetration. The resistance, or N-value, pres a measure of the these values are plottedtve on the adenst el ed of rboring anular soils or the relative consistency of cohesive soils; logs. The samples obtained from the split-barrel sampler were classified in the field, and representative portions placed in water-tight containers. The samples were then transported to our laboratory for further visual classification and laboratory testing, as necessary. 4.0 SUBSURFACE CONDITIONS The subsurface conditions observed in the explorations varied significantly with lateral and vertical extent. The exploration boring at the northwest site corner encountered medium dense gravel with sand to the full depth explored of 26.5 feet. The east central boring encountered very loose sand to an approximate depth of 12 feet, underlain by medium dense, sandy gravel to an approximate depth of 30 feet, which was in turn underlain by very loose gravel to an approximate depth of 33 feet, which was underlain by very dense gravel to a depth of approximately 361/1 feet, where the boring was terminated. The boring at the southwest site corner encountered very loose to loose sand to an approximate depth of 40 feet,which was underlain by medium dense to dense sand and gravel to the full depth explored of approximately 461 feet. The following section presents more detailed subsurface information organized from the upper(youngest)to the lower(oldest)sediment types. 4.1 Stratigraphi Fill soils (those not naturally placed)were encountered in borings EB-1 and EB-3. The fill ranged in thickness from 2 to 4 feet in EB-1 and EB-3 respectively. As noted on the exploration logs, the fill consisted of very loose to medium dense, silty sand with minor amounts of rubble and 3 Sent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec- 38 9:25AM; Page 13/31 ' Recolved: 12/ 3/90 4:43PM; 426 027 5424 -> AMIfi ENCdi Hlrvu, l �v. Ati+e DEC-03-1998 THU 04:41 PM AESI FAX NO. 425 827 5424 P, 0G debris. These materials appear to vary in both quality and depth across the site. Since the quality, thickness and compaction of the fill materials is low or variable, the fill is unsuitable for structural support. Alluvium Below the existing fill, the borings encountered alluvium associated with the Cedar River. The alluvium was highly variable in grain size and density, ranging from medium dense gravel and sand at the location of EB-1, to very loose sand and gravel with varying silt content at the locations of EB-2 and EB-3. Due to the very loose nature of the alluvium in borings EB-2 and EB-3, and due to the fact that the risk of liquefaction of the alluvium encountered in these borings is considered high, shallow foundation support above the alluvium is not recommended. Undifferentiated Sand and Gravel Below the alluvium, borings EB-2 and EB-3 encountered medium dense to very dense sand and gravel,with low silt content. These deeper deposits are interpreted as an undifferentiated deposit, probably associated with Vashon age glaciation. The medium dense to very dense sand and gravel deposit is considered suitable for the support of deep foundations, as recommended in this report. 4.2 Hydrology Ground water was observed in each boring at depths between 17 and 18.5 feet below the existing ground surface at the time of drilling. Static water levels may be somewhat higher, since the exploration borings are only open a short time. Shallower ground water levels should be anticipated seasonally and following periods of high rainfall. 4 Sent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec-; )8 9:25AM; Page 14/31 Received: 12/ 3/98 4:44PM; 425 527 5424 -a AMIR ENOI RING, INc. ; rage I DEC-03-1998 THU 04:41 PM AESI FAX NO. 425 827 5424 P. 07 December 3, 1998 Project No. KE98477G II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic and ground water conditions as observed and discussed herein. The discussion will be limited to seismic risks associated with loose granular soils below the water table. 5.0 SEISMIC HAZARDS AND RECOMMENDED MlTIGATTQM Earthquakes occur in the Puget Lowland with great regularity. Fortunately, the vast majority of these events are small and arc usually not felt by man. However, large earthquakes do occur as evidenced by the 1949, 7.2 magnitude event and the 1965, 6.5 magnitude event. The 1949 earthquake appears to have been the largest in this area during recorded history. Evaluation of earthquake return rates indicate that an earthquake of the magnitude between 5.5 and 6.0 likely will occur within the next 8 to 12 years. Recent published geologic evidence also indicates that larger magnitude subduction earthquakes occasionally occur within western Washington, The last such suspected event is thought to have occurred about 350 years ago, and has a 350 to 500 year recurrence interval. Generally, there are 4 types of potential geologic hazards associated with large seismic events 1) surficial ground rupture; 2) seismically induced landslides; 3) liquefaction; and 4) ground motion. The potential for each of these hazards to adversely impact the proposed project is discussed below, 5 1 Surl^lcial Ground Rupture Generally, the largest earthquakes which have occurred in the Seattle area are sub-crustal events with epicenters ranging from 50 to 70 kilometers in depth. For this reason, no surficial faulting, or earth rupture, as a result of deep, seismic activity has been documented, to date, in this area of King County. Therefore, it is our opinion, based on existing geologic data, that the risk of surface rupture impacting the proposed project is low. 5.2 Seismically induced Lkndslide. The site is essentially flat, and no significant slopes arc located nearby. Therefore landslide potential as a result of seismic activity was riot considered. • gent tiy: AMID ENGINEERING, INC. ; 425 452 8926; Dec- 98 9:25AM; Page 15/30 Received: 12/ 3/96 4:44PM; 425 827 5424 -y /EMIR ENG] :RING, INC. ; raga o DEC-03-1998 THU 04:41 PM AESI FAX NO. 425 827 5424 P. 08 5.3 Liquefaction The encountered stratigraphy is considered to have a high potential for liquefaction due to the presence of loose to very loose, granular soil deposits that occur below the ground water level. IIigh liquefaction risk, iii combination with high total and differential settlement potential if shallow foundations were used, have resulted in a recommendation of a deep foundation system for the building. A deep foundation system supported on medium dense to dense sand and gravel as recommended in this report, would be considered to have low potential for damage due to liquefaction since foundation loads are supported below the liquefaction prone soils. 5.4 Ground Motion Based on the site stratigraphy, it is our opinion that any earthquake damage to the proposed structure, when founded on a deep foundation system, would be caused by the intensity and acceleration associated with the event and not any of the above discussed impacts. Structural design of the building should follow current UBC standards. The site is located in seismic zone S3, with a site soil profile of Sr,, Z=0.30, and C„=0.36, in accordance with 1997 UBC Chapter 16. • aenT 8y: AMIR ENGINEERING, INC. ; 425 452 8926; -98 9:26AM; Dec Page 16i30 Received: 12/ 3/98 4:44PM; 425 027 5424 -> AM'IN Dec FRTNG, LNC:. ; r-BS.e. DEC-03-1998 THU 04:42 PM AESI • FAX NO. 425 827 5424 P. 09 December 3, 1998 Project No. KF98477G III. DESIGN RECOMMENDATIONS 6.0 INTRODUCTION Our exploration indicates that, from a geotechnical standpoint, the parcel is suitable for the proposed development provided the risks discussed are accepted and the recommendations contained herein are properly followed. Subsurface conditions at shallow depths are considered unsuitable for shallow foundation support of the proposed structure. Consequently, a deep foundation, bearing on the lower, medium dense to dense sands and gravels will be required for building support. 7.0 SITE PREPARATION Existing buildings presently on the site should be removed. Any buried utilities should be removed or relocated if they are under building areas. The resulting depressions should be backfilled with structural fill as discussed under the Structural Fill section. It appears, based on visual reconnaissance, that another building formerly existed on the site. It is possible that grading on the site will encounter building remains andlor demolition waste in areas not observed in our explorations. Site preparation of planned building and road/parking areas should include removal of all trees, brush, debris, and any other deleterious material. Additionally, the upper organic topsoil should be removed and the remaining roots grubbed. Areas where loose surficial soils exist due to grubbing operations should be considered as fill to the depth of disturbance and treated as subsequently recommended for structural fill placement. Site preparation of planned building areas should also consist of overexcavating the entire area to a depth of 2feet below the proposed lower floor grade. The upper 12 inches of the exposed soils should then be rccompacted to 90 percent of ASTM:D 1557, If organic materials are exposed, they should be further overexcavated to bearing or we should be contacted to provide additional recommendations. The overexcavated material should then be replaced and compacted to a minimum of 95 percent compaction based on ASTM:D 1557 to provide support for the lower concrete slab-on-grade floor. The overexcavation and replacement could be avoided, if desired, by constructing a structural floor slab supported on the pile foundation system. It should be noted that although a floor stab supported on grade would be less costly, it is susceptible to cracking as a result of liquefaction during a seismic event, or clue to the variability of soil density across the site. Floor slab construction is discussed further in section 11.0 of this report. 7 Sent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec 8 9:26AM; Page 17131 Received: 12/ 3/98 4 :45PM; 428 027 5424 -> AMTH ENUIh 1Nu, rwyo .� DEC-03-1998 THU 04:42 PM AESI FAX NO. 425 827 5424 P. 10 In our opinion, stable construction slopes should be the responsibility of the contractor, and should be determined during construction. For estimating purposes, however, we anticipate that temporary, unsupported cut slopes in the alluvium can be made at a maximum slope of 1.5I1:1V (Horizontal:Vertical). As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes may have to be adjusted in the field. In addition, WISIIA/OSHA regulations should be followed at all times. The on-site soils contain a relatively small percentage of fine-grained material which makes them somewhat moisture-sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened. If disturbance occurs, the softened soils should be removed and the area brought to grade with structural fill. If crushed rock is considered for the access and staging areas, it should be underlain by engineering stabilization fabric to reduce the potential of fine-grained materials pumping up through the rock and turning the area to mud. The fabric will also aid in supporting construction equipment, thus reducing the amount of crushed rock required. We recommend that at least 10 inches of rock be placed over the fabric; however, due to the variable nature of the near-surface soils and differences in wheel loads, this thickness may have to be adjusted by the contractor in the field. t7 STRUCTURAL FiLL There is a possibility that structural fill will be necessary to establish desired grades or backfill perimeter walls. Any fill that will support buildings, roads, utilities, or that will be shaped into sloped surfaces should be considered structural fill, All references to structural fill in this report refer to subgrade preparation, fill type,placement and compaction of materials as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. After overexcavation/stripping has been performed to the satisfaction of the geotechnical engineer/engineering geologist, the upper 12 inches of exposed ground should be recompacted to at least 90 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. if the subgrade contains too much moisture, adequate recompaction may be difficult or impossible to obtain and should probably not be attempted. in lieu of recompaction, the area to receive fill should be treated as described in the Site Preparation section of this report. After the recompacted, exposed ground is tested and approved, or remedial subgrade preparation is completed, structural fill may be placed to attain desired grades. Structural fill is defined as non-organic soil, acceptable to the geotechnical engineer, placed is maximum 8-inch loose lifts with each lift being compacted to at least 95 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. in the case of utility trench filling, the backfill should be placed and compacted in accordance with current local or county codes and standards. The top 6 ucw. 0y, mum miiNttti1NG, INC. ; 425 452 892a; Dec 98 9 27AM; Page 1 8/ 0 Received: 12/ 3/98 4 :46PM; 426 627 6424 •} AMIR ENG EKING, INU. ; rage. . ' DEC-03-1998 THU 04:42 PM AESI FAX NO. 425 827 5424 P, 11 of the compacted fill should extend horizontally outward a minimum distance of 3 feet beyond the location of any footings or roadway edges before sloping down at an angle no steeper than 2H;1 V. The contractor should note that any proposed fill soils must be evaluated by AESI prior to their use in fills. This would require that we have a sample of the material 48 hours in advance of planned filling activities to perform a Proctor test and determine its field compaction standard. Soils in which the amount of fine-grained material (smaller than No. 200 sieve) is greater than approximately 5 percent (measured on the minus No. 4 sieve fraction) should be considered moisture-sensitive. Use of moisture-sensitive soil in structural fills should be limited to favorable dry weather conditions. The on-site soils generally contained small amounts of silt and are considered only slightly moisture-sensitive. If fill is placed during wet weather or if proper compaction cannot be obtained, filling activities should be discontinued and resumed during favorable conditions, Alternatively, if placement of structural fill must continue during wet weather or site conditions, a select import material consisting of a clean, free-draining gravel and/or sand should be used. Free-draining fill consists of non-organic soil with the amount of fine-grained material limited to 5 percent by weight when measured on the minus No. 4 sieve fraction, Structural fill should not contain particles larger than 8 inches in diameter deeper than 2 feet below finished grade, and should not contain particles larger than 6 inches shallower than 2 feet below finished grade. A representative from our firm should inspect the stripped subgrade and be present during placement of structural fill to observe the work and perform a representative number of in-place density tests. In this way, the adequacy of the earthwork may be evaluated as filling progresses and any problem areas may be corrected at that time. It is important to understand that taking random compaction tests on a part-time basis will not assure uniformity or acceptable performance of a fill. As such, we are available to aid the owner in developing a suitable monitoring and testing program. 9,0 AUGERCAST PILE FQUI ?ATIONS Due to the site location being in a fully developed area of Renton, we recommend that cast-in- place concrete piles (Augercast) be used for foundation support. We recommend that the placement of all piles be accomplished by a contractor experienced in their installation. It should be noted that logs,boulders,and other debris can be encountered inalluvial soils, and any building debris that may be associated with previous buildings on site may also cause difficulty with pile installation, It may be necessary to have a backhoe present during pile installation to dig out obstacles and backfill the excavation prior to drilling piling. Because of the variable nature of the subsurface soils, it is inappropriate to give exact pile lengths. In general, pile lengths on the order of 15 feet to 45 feet below the lower parking level are anticipated, with generally shorter pile lengths required below the north part of the building and generally longer pile lengths under the south part. 9 425 452 8926; Dec 98 9:27AM; Received: 12/ 3/99 4:45PM; 425 927 5424 -�• Page 19/30 AMIR ENG tF11Irv, tiv�.. .. .-DEC-03-1998 THU 04:43 PM AESI FAX NO, 425 827 5424 P. 12 Augercast piles with a diameter of 12 or 18 inches will be capable of supporting axial compressive loads of 20 or 30 tons, respectively, when embedded a minimum distance of 5 feet into the lower, medium dense to dense bearing stratum. Allowable design loads may be increased by one third for short term wind or seismic loading. Anticipated settlements of pile supported structures will generally be on the order of one half inch. 9J Lateral tile Capaeity Although the majority of lateral resistance to wind and seismic loading will be generated by the grade beams, the 12- or 18-inch piles will provide an additional capacity of 4 and 6 tons per pile, respectively (applied at the pile top), assuming that the pile head is fixed against rotation at the ground surface and deflection is limited to 1 inch. Due to the loose surficial soil conditions, a depth of fixity of 15 and 20 feet should be assumed for 12- and 18-inch-diameter piles, respectively, Piles within 10 feet of another pile along the direction of force should be considered to be in the zone of influence and the lateral capacity of only one of these piles should be used in design, If the lateral contribution of the piles is more critical to the practical design of the structure, we can provide a comprehensive lateral pile analysis. Such an analysis would present lateral pile capacities taking into account the interaction between piles. Uplift loads can be resisted by skin friction along the pile shaft neglecting the weight of the pile, For 12- and 18-inch- diameter piles, an allowable uplift capacity of 10 and 15 tons, respectively, can be used in design, assuming a minimum pile length of 15 and 20 feet. 9.2 Pile/Pier Inspections The actual total length of each pile may be adjusted in the field based on required capacity and conditions encountered during drilling, Since completion of the pile takes place below ground, the judgment and experience of the geotechnical engineer or his field representative must be used as a basis for determining the required penetration and acceptability of each pile. Consequently, use of the presented pile capacities in the design requires that all piles be inspected by a qualified geotechnieal engineer or engineering geologist from our firm who can interpret and collect the installation data and examine the contractors operations. Associated Earth Sciences, Inc., acting as the owner's field representative, would determine the required lengths of the piles and keep records of pertinent installation data. A final summary report would then be distributed, following completion of pile installation. 10,0 LATERAL WALL, PRESSURES All backfill behind walls or around foundation units should be placed as per our recommendations for structural fill and as described in this section of the report. Horizontally backfilled wails which are free to yield laterally at least 0,1 percent of their height, may be designed using an equivalent fluid equal to 35 pounds per cubic foot(pct). Fully restrained, horizontally backfillcd rigid walls that cannot yield should be designed for an equivalent fluid of 55 pcf. If parking areas 10 aen[ ey: AM1H ENGINEERING, INC. ; 425 452 8928; Dec- 38 9:28AM; Page 20/20 Received: 12/ 3/98 4:45PM; 425 627 5424 -> AMIR ENGI RING, 'NU. ; retail ' a ' DEC-03-1998 THU 04:43 PM AESI • FAX NO. 425 827 5424 P. 13 are adjacent to walls, a surcharge equivalent to 2 feet of soil should be added to the wall height in determining lateral design forces. The lateral pressures presented above are based on the conditions of a uniform backfill consisting of on-site, sand or gravel compacted to 90 percent of ASTM:D 1557. A higher degree of compaction is not recommended as this will increase the pressure acting on the wall. A lower compaction may result in settlement of structures supported on wail backfill. Thus, the compaction level is critical and should be tested by our firm during placement. Surcharges from adjacent footings, heavy construction equipment, Of sloping ground must be added to the above values, Perimeter footing drains should be provided for all retaining walls as discussed under the section on drainage considerations. It is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the wall. This would involve installation of a minimum 1 foot wide blanket drain for the full wall height using imported, washed gravel against the walls. The drainage fill should meet the requirements of Washington State Department of Transportation 1997 Standard Specification 9-03,12(4) Gravel Backfill for Drains. Some of the site soils may meet the drainage fill criteria. We should be allowed to observe site excavation and recommend whether site soils are adequate for drainage fill applications. 10.1 Passive Resistance and Friction Factors Retaining wall footings, keyways, and grade beams cast directly against undisturbed, dense soils in a trench may be designed for passive resistance against lateral translation using an equivalent fluid equal to 300 pounds per cubic foot (pcf). The passive equivalent fluid pressure diagram begins at the top of the footing, however, total lateral resistance should be summed only over the depth of the actual key (truncated triangular diagram). This value applies only to footings/keyways where concrete is placed directly against the trench sidewalls without the use of forms. If footings are placed on grade and then backfilled, the top of the compacted backfill must be horizontal and extend outward from the footing for a minimum lateral distance equal to three times the height of the backfiit, before tapering down to grade. With backfill placed as discussed, footings may be designed for passive resistance against lateral translation using an equivalent fluid equal to 250 pcf and the truncated pressure diagram discussed above. Passive resistance values include a factor of safety equal to 3 in order to reduce the amount of movement necessary to generate passive resistance. The friction coefficient for footings or grade beams cast directly on undisturbed, loose to medium dense sand and gravel may be taken as 0.35. This is an ultimate value and does not include a safety factor. Since it will be difficult to excavate these soils without disturbance, the soil under the footings or grade beams must be recompaeted to 95 percent of the above mentioned standard for this value to apply. 11 QvuL uy; AIM ENGINEERING, INC. ; - 425 452 8926; Dec 98 9'28AM; Page 21 / o Received: 12/ 3/98 4:49PM; 426 827 5421 -> AMIR ENG] RINc3, DEC-03-1998 THU 04;44 Phi AESI FAX NO. 425 827 5424 P. 14 1 l.0 FLOOR SUPP(I As previously discussed, the site is underlain by soils of widely varying density. In addition to differences in the settlement potential, some of the soils are susceptible to liquefaction during a seismic event. As such, the parking garage floor slab will be subject to total and differential settlement stresses, as well as potential additional stresses due to loss of bearing strength, should a significant seismic event occur In this tt eliminate mus reduce t evaluate andtdecide ial for damage to the floor slab, there are a series of o pt ons that the owner upon. These options, and their respective risks, are presented below, Option One: Pile Supported Structural Slab A pile-supported structural slab would eliminate the potential for settlement and liquefaction- related damage to the concrete floor, For this option, the structural engineer would design a thickened and reinforced concrete slab that would be supported on a series of piles, grade beams, and pile caps. This is the most expensive option, but also the one with the least risk to the concrete floor. No overexcavation and structural backfilling of the slab subgrade would be required for this option. Option T\vo: Slab-on-Grade with Bar Reinforcement A concrete slab-on-grade with bar reinforcement could be utilized for the parking garage, provided the subgrade is prepared as described in the Sire Preparation section of this report. This would Involve overexcavating the subgrade area by a minimum of 2 feet, recompacting the exposed ground, and replacing the excavated material as a structural fill, compacted to a minimum of 95 percent of the modified Proctor maximum density as determined by ASTM;D 1557. Potential total and differential settlement and loss of bearing from liquefaction will be reduced by the placement of the structural fill. Cracking of the floor should still he expected, but the bar reinforcement would tend to hold the cracks together, thus reducing the amount of differential movement across the cracks. Option Three: Slab-on-Grade with Wire Mesh Reinforcement A concrete slab-on-grade with wire mesh reinforcement could also he utilized for the parking garage, This option would require the same subgrade preparation presented above, and in the Site Preparation section of this report, Without bar reinforcement, this option could lead to severe cracking of the floor slab with differential movement across the slabs, Also, during a seismic event, should liquefaction occur, up to 2 inches of differential settlement could be noted in the floor slab. However, since the floor slab is only used as a parking garage, any damage that occurred could be rectified by placing a leveling slab atop the damaged slab. Provided the owner is willing to accept this risk, we see no reason why the owner would not use this option. However, from a structural standpoint, the structural engineer may required the use of bar reinforcement. 12 'Nvu. ; 425 452 8926; Received: 12/ 3/99 4:47PM- Dec-: 8 9:29Af�4; 425 B27 5424 -> .AMIR ENG7Nr_cn INC3, 1N1:. yawn P-a9B 22�3� • DEC.-03-1998 THU 04:44 PH AESI FAX No. 425 827 5424 P. 15 Should this option be used, we strongly recommend that the wire mesh reinforcement be held in the upper on-third of the slab. Typically, the wire mesh ends up in the bottom of a slab due to the construction workers walking on it and pushing it to the bottom. Special effort is required to lift the mesh to the upper one-third of the slab and assuring that it remains there. We believe in this case, the extra effort would be worthwhile. 12.9_DR 6CNAGE C0Nalp RR ATiONS All retaining and footing walls should be provided with a drain at the footing elevation. Drains should consist of rigid, perforated, PVC pipe surrounded by washed pea gravel (see attached Wall/Footing Drain Detail). The levet of the perforations in the pipe should be set 2 inches below the bottom of the footing at all locations and the drains should be constructed with sufficient gradient to allow gravity discharge away from the building. In addition, all retaining walls should be lined with a minimum 12 inch thick washed gravel blanket provided over the full-height of the wall, and which ties into the footing drain. Roof and surface runoff should not discharge into the footing drain system but should be handled by a separate, rigid tight line drain, In planning, exterior grades adjacent to walls should be sloped downward away from the structure to achieve surface drainage. 13,0 PROJECT iPFJGN AND CONSTRUCTIC}N MONIT9RING At the time of this report, site grading, structural plans, and construction methods have not been finalized and the recommendations presented herein arc preliminary. We are available to provide additional geotechnical consultation as the project design develops and possibly changes from that upon which this report is based. We recommend that Associated Earth Sciences, Inc,, perform a geotechnical review of the plans prior to final design completion, In this way, our earthwork and foundation recommendations may be properly interpreted and implemented in the design. We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundation depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. 13 -, . ......a,MLLnJ.ivu, iivu. ; 425 452 8926; Dec- 38 9:29AM; Page 23/3p F?oceived: 12/ 3/98 4 :47PM; 425 C27 5424 -> AMIR cNGI INC. ;RIND, page 7d DEO-03-1998 THU 04:44 PH AESI FAX NO. 425 827 5424 P. 16 We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call, Sincerely, ASSSOCIATED EARTH SCIENCES, INC. Kirkland, Washington 044.1%),r..- Bruce Guenzler Project G logist • 4,,, , . ,, .4, C-1 3 .asd'4., zwo ��, i��.4 .9�'GJS,t'E`ti f+,' , )-1) /oNAL �ti [EX?IRT.3 11 /204 f 1 Gary A. owers, P.G. Kurt D. Merriman, P.C. Principal Senior Geotechnical Engineer nwamrn XR96477GJ 7211/9B nib•WP6 14 —...,. WI . n111r1 LIWI VCCMING, 1ND. ; 425 452 8926; Dec-,. 8 9:30AM;Re Page 24/3c ived: 12/ 3/98 4:47PM; 425 827 5424 -> AMIR lNGINcc,INU, 1N1:. ; rayu 1a DEC-03-1998 THU 04:44 PM AESI • FAX NO, 425 827 5424 P. 17 lie RLWON W F- r V. z 1 -.. ., —..L-_- I n.1-If aau:So ars--'. - R z W o l . t U. O Q 1,1 aa.l a- 1 �• m 111111 ` y 1.i ..W.h 18i a .,,....--1— j''�''�r��la Iir P I. i 1.:1 7 �' r—.. .I !. c .1 s �.114.1 ( i 4 11:'• I r-- ---' am \E .-f- - o 1 ii' I T .I IE El -.•.rl —7.... .a.1 ,R r- 1 L 1 I 2 11 . 1 * 51 Lr'. r T 0 � V c $ y ,... e' I M 1 p j • i ` • iv_ �i A _ $ W Z * - i 0 1q@� i i S b 1. JT"1 C G 4 Z t , iI ,•I1 , 1 k eh 4111-*C is a h� ^- I., —I r 1 1 1 x.v1 . a 4a .T' .,.r1 v. v� ; A ii _ I I .' 1 1 - 1 I 3 M._... 11 1 § i • 'I ^� • " A :4 - \ - r - - p Z �t111 �'•• 6I: y • Rn O.N t. ■o Y '4 7 .._- wWm L I �J , ,-iM111 urvuiNctruNu, INC. ; 425 452 8926; Dec 98 9:30AM; Page 25/30 Received: 12/ 3/98 4:47PM; 425 827 5424 -> AMIR tNtl =Hlrvu, DEC-03-1998 THU 04:45 PM AESI FAX NO. 425 827 5424 P. 18 APPENDIX � . (-ivum clvulluttHlNG, INC. ; 425 452 8926; Received: 12/ 3/ea 4:47PM; Dec i8 9:30AM; Page 26/ 426 827 6424 -> AMIR ENCtir __-line, 1wu , . ,— DEC-03-1998 THU 04:45 PM AESI FAX NO. 425 827 5424 P. 19 Number E6.1 EXPLORATION BORING LOG T u:I o STANDARD PENETRATION SEDIMENT DESCRIPTION a a a w RESISTANCE c <11 t310ws/Fool Cf) Ur Grass and topsoil to 6•', 10 20 so 40 Damp, brown, fine SAND, some silt, trace fine gravel, [ 18 A (Fill) Damp, brown, fine to medium, sandy, fine •GRAVEL, " 5 trace to little silt. (Alluvium) — • 18. — grades to fine to coarse GRAVEL, trace silt. — 10 /- A 24 - �- 15 r _ 28 A, 9 ATD grades to saturated, brown, fine gravelly, fine to coarse 20 — SAND, trace silt. (Alluvium) 17` _ • 25 ( SOH 26-1/2' _ L 31 — 30 SubeuAoos conditions dupided represent our observation at the time and location of IhI6 exploratory hole,modified by geologic Interpretations,englnoertng analysis,end judgment. They art not neosasarily ropreaenlatve of other time.and locations, We will not accept responsibility for the use or Interpretation by others of lnfotnallo +t presented on this log. Reviewed By Associated Earth Sciences, Inc. 911 Fifth Avenue, Suite 100 Kirkland, Washington 98033 Renton Apartments Phone: 425-827-7701 Renton, Washington Fax: 425-827-5424 KE98477 non """t uy. mum tIYi;llUttNING, INC. ' 425 452 8926; Dec 88 9:30AM; Page 2730 Received: 12/ 3/98 4e48PMi 425 827 5424 -> AMTN tNu =nit.v,, a...., , m_ _. • DEC• 03-1998 THU 04:45 PM AES! FAX N0. 425 827 5424 P, 20 EXPLORATION BORING LOC Number EB-2 Page 1 of 2 x W ore STANDARD PENETRATI ON SEDIMENT DESCRIPTION ... a Z w RESISTANCE CI It Blows/Foot U7 0 Grass and topsoil to 6 10 20 30 40 Moist, brown, silty fine SAND, trace fine gravel, 1. 4` (Alluvium) grades with trace silt(Alluvium) 5 t ., _ _ ._ 0 I 1 1 0 — 10 r .._ ... _. _ _____ .._____ Damp, mottled brown, fine to coarse, sandy fine GRAVEL, trace silt (Alluvium) 23 — 15 r• — • /7A • Saturated, brown, fine gravelly, fine to medium SAND, " ' 20 1 trace silt. (Alluvium) _ _ 14 - -' 1 Saturated, brown, fine to medium, sandy fine GRAVEL; " 25 trace to little silt. (Alluvium) 1 •34 V. ATD Saturated, gray, fine GRAVEL, some fine sand, • -- 30 f - trace sift. (Alluvium) L �2 "-' Saturated, gray, fine to coarse, sandy fine GRAVEL, - little silt, Sukmurface Conditions depicted r.prosent our observations at the time and Walton of this aapforoloy hots,modified by gsologIc Interpretations,engrnoering enalysie,and Judymant. They era not necessarily reprosenteUve of other dines and location', Wo will not a000pt rwponsibillty for tho use of Interpretation by others at Information presented on this fog, Reviewed By Associated Earth Sciences, Inc. 911 Fifth Avenue, Suite 'l00 Kirkland, Washington 98033 Renton Apartments Renton, Phone: 425-827-7701 Washington Fax: 425-827-5424 nrtrlhfe hra r7 r I QOR ,•"'�� uY• HNIlIi tlVlilNttNING, INC. ; Received: 12/ 3/93 4:48PM; 425 452 8926; Dec- 38 9:31AM; Page 26 30 425 B27 5424 -> AMIR ENOI,..ccRINt3, INC. ; Pepe 21 / DEC-03-1998 THU 04:45 PM AESI FAX NO. 425 827 5424 P. 21 EXPLORATION BORING Number EB-2 Page 2 of 2 LOG SEDIMENT DESCRIPTION - ii ? STANDARDRES STANC T�a.y pBlows/Foal Ca 10 20 30 d0 • BON a36-1/2' . _� __, _ 53 40 • - 45 —• 50 — 55 — 60 65 SuDeutloce oondttlorr de ct�re PI pr9sent cur obtorvetions al the Ume and►option al this exploratory hole,modtflad Inlerprobltone,engineering analysis,and Judgment. They are not noose tartly representative Clother throe accept responsibility for the use Or i to by geologic rprolafion by others of Information n10s end location'. We wilt not pre+anise on this lop, Reviewed By — J Associated Earth Sciences, Inc, 911 Fifth Avenue, Suite 100 Kirkland, Washington 98033 Renton Apartments Phone: 425-827-7701 Renton, Washington Fax: 425-827-5424 KE98477 n rsh-o'1c r [MO oy. mmin INC. ;tNuiNttNINGNQ, 425 452 8926; Dec-3C 9:31AM; Page 29/30 Racalvacf: 12/ 3/we N 426 627 6424 -> AMIR ENGINE__ .:NO, INC. ; Pape 22 DEC-03-1998 THU 04:45 PM AES! FAX NO. 425 827 5424 P. 22 EXPLORATION BORING LOG Number EB-3 Page 1 of 2 IA SEDIMENT DESCRIPTION a z w STANDARD PENETRATIONRESISTANCE to Blows/Foot C7 Grass an. topsoil to 6", 10 20 30 40 Moist, dark brown, fine SAND, some silt, trace debris. (Fill) Damp, tan, fine SAND, little slit. (Alluvium) _ 5 ♦3 -- --1 A 3 — 10 E -.- '- .. ♦ 2 Wet, brown, fine to coarse, sandy fine GRAVEL, -- 15 . trace silt. (Alluvium) ♦4 ATD grades to saturated — 20 I AS grades with some wood(Alluvium) 25 2 A - i 30 r —- - - _ 9 Subsurface Condltiorct depichrd represent our observations Ot the lime and location Of this s+ptor0 interpretations,engineering analysts,end Judomen!. They ere not necessarily reprssenlallvo of other limos olo,anmodifiedoca by . We w ACC apt r•sponelbllity for the ue.or Interpretation by others of Inrorm■yen presented On We log. and locations. We will not Reviewed By Associated Earth Sciences, Inc. 911 Fifth Avenue, Suite 100 Kirkland, Washington 98033 Renton Apartments Phone: 425-827-7701 Renton, Washington Fax: 425-827-5424 KE98477 October 1998 Sent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dee- 38 9:31AM; Page 30/30 R ocei..ed: 12/ 3/98 4:48PM; 425 827 5424 -7• AMIR ENGIN ING, INC. ; Page eta DEC-03-1998 THU 04:46 PM AESI FAX NO, 425 827 5424 P, 23 EXPLORATION BORING LOG Number EB-3 Page 2 of 2 STANDARD PENETRATION z RESISTANCE SEDIMENT DESCRIPTION W 0< elowslFoot o to 0 10 20 30 40 Saturated, gray, fine to coarse, sandy fine GRAVEL, l 6 A trace silt. (Alluvium) • Saturated, brown, fine gravelly, fine to medium SAND. 44 L A 21 Saturated, brown, fine to coarse, sandy, fine to coarse 45 [ ♦44 GRAVEL, trace to some cobbles_ - _ - BOH 46-1/2' 50 -- .... . ----- -- _ b5 —. • _... 60 --- — • — 65 _—...._ Subsurface conditions depicted reprasont our observations at the time and location of lhle exploratory bola,modified by geologic Interpretations,engineering analysis,and judoment. They ore not necessarily representative of othor times and locations. We will not socapt responsibility for the Liao or Interpretation by others of information proseniad on this tog. Reviewed By _- Associated Earth Sciences, Inc, Renton Apartments 911 Fifth Avenue, Suite 100 Washington Kirkland, Washington 98033 R Renton, Phone: 425-827-7701 Fax: 425-827-5424 October 1998 L - , APPENDIX • 1;. J _ J _ U EXPLORATION BORING LOG Number EB-2 Page 1 of 2 = w p CL STANDARD PENETRATION SEDIMENT DESCRIPTION a Li RESISTANCE pW Q 0 Q Blows/Foot cL u) 0 j 10 20 30 40 Grass and topsoil to 6". - 1 4♦ Moist, brown, silty fine SAND, trace fine gravel. (Alluvium) — r. grades with trace silt(Alluvium) 5 E 0 r _ - I 0 10 I rA Damp, mottled brown, fine to coarse, sandy fine — GRAVEL, trace silt. (Alluvium) — _ 23 15 F I 27 • y. -4_ Saturated, brown, fine gravelly, fine to medium SAND, — 20 I A14 trace silt. (Alluvium) P — Saturated, brown, fine to medium, sandy fine GRAVEL; 25 — trace to little silt. (Alluvium) — ♦34 V ATD Saturated, gray, fine GRAVEL, some fine sand, 30 I ♦2 trace silt. (Alluvium) — Saturated, gray, fine to coarse, sandy fine GRAVEL, little silt. Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by geologic interpretations,engineering analysis,and judgment. They are not necessarily representative of other times and locations. We will not accept responsibility for the use or interpretation by others of information presented on this log. Reviewed By Associated Earth Sciences, Inc. Renton Apartments 911 Fifth Avenue, Suite 100 Renton, Washington Kirkland, Washington 980339 Phone: 425-827-7701 KE98477 Fax: 425-827-5424 October 1998 L EXPLORATIOII BORING LOG L Number EB-2 Page 2 of 2 L � w o W STANDARD PENETRATION a tl PEN RESISTANCE SEDIMENT DESCRIPTION o Q 0 Blows/Foot 10 20 30 40 53 I— BOH @ 36-1/2' — 40 _ e 45 • 50 • — 55 — 60 T65 f _ -r- - Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by geologic interpretations,engineering analysis,and judgment. They are not necessarily representative of other times and locations. We will not accept responsibility for the use or interpretation by others of information presented on this log. Reviewed By Associated Earth Sciences, Inc. Renton Apartments 911 Fifth Avenue, Suite 100 Kirkland, Washington 98033 Renton, Washington Phone: 425-827-7701 KE98477 r - Fax: 425-827-5424 October 1998 EXPLORATION BORING LOG Number EB-3 Page 1 of 2 = w p tY STANDARD PENETRATION SEDIMENT DESCRIPTION a a- RESISTANCE LIJpW Q O Blows/Foot rA 0 10 20 30 40 Grass and topsoil to 6". Moist, dark brown, fine SAND, some silt, trace debris. (Fill) — 5 -Damp, tan, fine SAND, little silt. (Alluvium) 3 I A 10 12 Wet, brown, fine to coarse, sandy fine GRAVEL, 15 T trace silt. (Alluvium) — A SZ ATD grades to saturated — 20 5 — 25 — grades with some wood (Alluvium) — — A 2 _ f 30 . 15 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by geologic interpretations,engineering analysis,and judgment. They are not necessarily representative of other times and locations. We will not accept responsibility for the use or interpretation by others of information presented on this log. Reviewed By Associated Earth Sciences, Inc. Renton Apartments 911 Fifth Avenue, Suite 100 Renton, Washington Kirkland, Washington 98033 Phone: 425-827-7701 KE98477 Fax: 425-827-5424 October 1998 EXPLORATION' BORING LOG Number EB-3 Page 2 of 2 = w p STANDARD PENETRATION SEDIMENT DESCRIPTION a~. n D RESISTANCE 0W Q 0 Blows/Foot to 0 10 20 30 40 Saturated, gray, fine to coarse, sandy fine GRAVEL, 1 6. trace silt. (Alluvium) _ • Saturated, brown, fine gravelly, fine to medium SAND. 40 r A 21 + Saturated, brown, fine to coarse, sandy, fine to coarse — 45 I GRAVEL, trace to some cobbles. �44 BOH @ 46-1/2' ,L — 50 L - iiii - 55 60 I — — I 65 I I I I ' Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by geologic ; interpretations,engineering analysis,and judgment. They are not necessarily representative of other times and locations. We will not accept responsibility for the use or interpretation by others of information presented on this log. Reviewed By I i I Associated Earth Sciences, Inc. Renton Apartments 911 Fifth Avenue, Suite 100 I Kirkland, Washington 98033 Renton, Washington Phone: 425-827-7701 KE98477 Fax: 425-827-5424 October 1998 EXPLORATION BORING LOG Number EB-1 = w p STANDARD PENETRATION -J Z RESISTANCE SEDIMENT DESCRIPTION o Q p� Blows/Foot 10 20 30 40 Grass and topsoil to 6". _ I 18. Damp, brown, fine SAND, some silt, trace fine gravel. _ a 1 (Filly Damp, brown, fine to medium, sandy, fine GRAVEL, — 5 28 trace to little silt. (Alluvium) — grades to fine to coarse GRAVEL, trace silt. — 10 — A24 f — — 15 I 28♦ T_ - ATD grades to saturated, brown, fine gravelly, fine to coarse 20 I 17A p T— SAND, trace silt. (Alluvium) T,I — 25 — A31 BOH @ 26-1/2'I- — 30 H T - Subsurface conditions depicted represent our observations at the time and location of this exploratory hole,modified by geologic interpretations,engineering analysis,and judgment. They are not necessarily representative of other times and locations. We will not accept responsibility for the use or interpretation by others of information presented on this log. Reviewed By T - , Associated Earth Sciences, Inc. Renton Apartments 911 Fifth Avenue, Suite 100 T Kirkland, Washington 98033 Renton, Washington Phone: 425-827-7701 KE98477 Fax: 425-827-5424 October 1998 I 1 I 1 I I I I 1 I I 1 I 1 I 1 1 I 1 I 1 I .--x I r I r 1 r LOP A 100'd - .. _ tm]lo'a _- - LOT 3 so'-o- 9E'-e• tnn.na�v� ( `� ]nterlND nen a'r�Tnc etnn veu ul51150 MPS I - if EB-L eA� uNDuwrlec DPn am, 1 ,LIISi h[E •' e t- R R ASSUAN N"10.-2 1/0 15 RCM.n STALLS 125'-0. _ • r• • • • • • • I • SI ,STALL% f� 29'MILAe etlU'C�I15T.1*9101( ? e omArt L ) S. � l HANDICAP Øj* L1 -1 '�!CAP 0reu�y5' ` wvAn I 3 e' 19'-A" ARE FILAR STALLS h'-0" I3-9" /S^ 1 5 I G' i r ♦ _y 3- e'-0" e_9'-e' 9•in••r -0.. ,.9 _e--.7 V E I B 'Loeei 117- - I • 4 UP r/ 4 -7 C b I BEHOVE el]an7C DOUSE i7l].¢rtecUL Icon a�.. 0 .� "^— I ) 4 .uISTINC GAS CIII - 1 J II(� ,, — I .f- Vie•-' -_ 1. • • cwATTAeo u-r a ID-o a 9•-e• e" n-1 e" Ie Al19 SALS_54-0 I e' EB-1 "5 1/2" 5 l/x l 1VA_C1e• AILS r owra I QHPAT %Q 9�NR f EB-3 �� � Iz 1-2- 121..v_1/m/1 D_eoLL-u a3nsTv - ravn Au aAOLt raxn NaDLr r I Pan NAMPO: ruNrn !LOCI vALL %%■ n eo] �' a•."��-- uen.nee xroeANr Teo•d ♦d _ i^ ■ L. tX,STING SAKI' bn SNe� IN' f 4 S v enl• 3'-0"MIT SIDIYIIl �CIISTIXC STREET CLT TREES �01')ANt.SEVG SItA I]I',..T[LVNDN[POI d 55'-e" yl( / I )-)�' r n4sne�ales 4 U 5'-n""CANT"STEP \J • !f i_t \ _4 ll 1 I'n'nnN a^ exlsT.snev ucxr S V Xry cute nrt lam,/ 1�I''���''[u15n���{{{'''one A _ IA d L 13-0 I -- ._ �r -_ LIMING{"NA7i]I N/IN CAST.e'Me� _ unnec cum"Tn.1•-0"r-� 'I( Z -_ __ _LIIITASC 5101E -T - L01 m 00155 All[LSl'p. 4 ( 4 4 N 'O __ Y� r CENTER LINE WALLA A1.Is STREET Y - . y-.S ? _ -� � nISn XG SANITARY SEMI - O Z L 0 30 60 EB-1 • Approxhnate location of exploration boring REFERENCE MCD DEVELOPMENT COMPANY,NC. SCALE IN FEET X ASSOCIATED SITE AND EXPLORATION PLAN FIGURE 11/98. riaNlEARTH RENTON APARTMENTS DATE 1 SCIENCES INC RENTON, WASHINGTON PROJ.NO. KE98477G ui TY OF RENTON 1055 S. Grady Way Renton, WA 98055 DEVELOPMEryJ pLANN�N(; CITY OF RENTON Printed: 07-12-2002 Land Use Actions JUL 12 2002 RECEIPT RECEIVED Permit#: LUA02-083 Payment Made: 07/12/2002 11:56 AM Receipt Number: R0203968 Total Payment: 1,518.87 Payee: CLEAR BROOK CONSTRUCTION LTD Current Payment Made to the Following Items: Trans Account Code Description Amount 5010 000.345.81.00.0007 Environmental Review 500.00 5020 000.345.81.00.0017 Site Plan Approval 1,000.00 5955 000.05.519.90.42.1 Postage 18.87 Payments made for this receipt Trans Method Description Amount Payment Check #3362 1,518.87 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee .00 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81.00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Special Permit Fees .00 5022 000.345.81.00.0019 Variance Fees .00 5023 0 .00 5024 000.345.81.00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 604.237.00.00.0000 Special Deposits .00 5955 000.05.519.90.42.1 Postage .00 5998 000.231.70.00.0000 Tax .00 L.lAY U2.� VYJ� 9 • MICROFILMED 11 • °RAPT i DECLARATION . tr... AND COVENANTS, CONDITIONS, RESTRICTIONS AND RESERVATIONS ° ja- • DEVELOPMENT PLANNING CITY OF RENTON JUL 1 2 2002 RECEIVED TABLE OF CONTENTS SECTION 1 INTERPRETATION 1.01 Liberal Construction 1 1.02 Terms Consistent With Act 1 1.03 Covenants Running With Land 1 1.04 Singular/Plural, Etc. 1 1.05 Developer Is Original Owner 1 1.06 Unit and Building Boundaries 1 1.07 Captions and Exhibits 1 1.08 Increase in Dollar Limits 2 1.09 Inconsistency with Bylaws 2 1.10 Insignificant Failure 2 1.11 Definitions 2 SECTION 2 DESCRIPTION OF LAND, BUILDINGS, AND UNITS 2.01 Land Described 4 2.02 Description and Location of the Buildings 4 2.03 Other Improvements 4 2.04 Designation of Condominium Units 5 2.05 Development in Phases 5 SECTION 3 DESCRIPTION OF COMMON ELEMENTS 3.01 Description of Common Elements 5 3.02 Declarant's Rights to Modify 6 SECTION 4 DESCRIPTION OF LIMITED COMMON ELEMENTS 4.01 Description of Limited Common Elements 6 SECTION 5 PERCENTAGE INTEREST AND VOTING RIGHTS OF EACH CONDOMINIUM UNIT 5.01 Voting Rights and Unit Percentage Interests 7 5.02 Voting Rights and Unit Percentage Interests 7 (i) • MICROFILMED • SECTION 6 CONDOMINIUM UNIT OWNERS' ASSOCIATION 6.01 Form of Association 7 6.02 Membership 7 6.03 Transfer of Membership 7 6.04 Number of Votes 7 6.05 Voting Owner 8 • 6.06 Pledged Votes B 6.07 Joint Owner Disputes 8 6.08 Annual Meetings 8 6.09 Special Meetings B 6.10 Quorum 8 SECTION 7 ADMINISTRATION DURING INTERIM PERIOD, ELECTION OF BOARD OF DIRECTORS AND OFFICERS, AND ADOPTION OF BYLAWS 7.01 Adoption of Bylaws 9 7.02 Management by Declarant 9 7.03 Election by Unit Owners 9 7.04 Election of the Board of Directors 9 7.05 Term of Directors 10 7.06 Vacancies on Board of Directors 10 7.07 Removal of Directors by Unit Owners 10 7.08 Quorum 10 7.09 Officers 11 7.10 Indemnification 11 7.11 No Personal Liability 11 7.12 Amendment of Bylaws 11 SECTION 8 AUTHORITY AND DUTIES OF BOARD OF DIRECTORS 8.01 Authority of the Board of Directors 12 8.02 Limitation on Board of Directors' Authority 14 8.03 No For-Profit Business 14 8.04 Exclusive Right to Contract 14 8.05 No Structural Changes Without Authorization 14 8.06 Acquisition of Property 14 8.07 Authorization to Board of Directors 15 8.08 Limitation on Liability of Directors 15 8.09 Entry For Repair 15 8.10 Notice of Conveyances Required 15 (it) SECTION 9 COMMON EXPENSE ASSESSMENTS ACCORDING TO BUDGET 9.01 Estimated Expenses 16 9.02 Other Charges 17 9.03 Payment by Owners 17 9.04 Separate Accounts 17 9.05 Failure to Assess Not Waiver 18 9.06 Recordkeeping 18 9.07 Declarant Liability 18 9.08 Initial Working Capital 16 SECTION 10 COLLECTION OF ASSESSMENTS 10.01 Lien Indebtedness 18 10.02 Collection of Delinquent Assessments 19 • 10.03 Attorneys' Fees and Costs 20 10.04 Liability of Mortgagee 20 SECTION 11 REGULATION OF USES • 11.01 Residential Use 20 11.02 Facilities Required By Declarant 21 11.03 Parking 21 11.04 Driveways, Walkways, etc. 21 11.05 Maintenance and Modification of Units and Limited Common Elements 21 11.06 Exterior Appearance 22 • 11.07 - Uses Affecting Insurance 22 11.08 Signs 22 11.09 Animals 22 11.10 Offensive Activity 22 11.11 Construction Work - Common Elements 23 11.12 Rentals 23 SECTION 12 INSURANCE 12.01 Insurance Coverage 23 12.02 Owner's Additional Insurance 24 12.03 Insurance Proceeds 25 12.04 Additional Provisions 25 (iii) 01 MICROFILMED SECTION 13 DAMAGE OR DESTRUCTION; RECONSTRUCTION 13.01 Initial Board of Directors' Determination 26 13.02 Notice of Damage or Destruction 26 13.03 Definitions 27 13.04 Restoration by Board of Directors 27 13.05 Limited Damage; Assessment Under $5,000 28 13.06 Major Damage; Assessment Over $5,000 28 13.07 Decision Not to Restore; Disposition 29 SECTION 14 CONDEMNATION 14.01 Consequences of Condemnation 30 14.02 Proceeds 30 14.03 Complete Taking 30 14.04 Partial Taking 31 14.05 Reductions of Condominium Upon Partial Taking - 32 14.06 Reconstruction and Repair 33 SECTION 15 MORTGAGE PROTECTION 15.01 Priority of Mortgages 33 15.02 Abandonment of Condominium Status 34 15.03 Partition and Subdivision 34 15.04 Material Amendments to Declaration and Bylaws 34 15.05 Effect of Declaration Amendments 34 15.06 Written Notice 34 15.07 Insurance Policy Terms 35 15.08 Inspection of Books; Audited Financial Statements 35 15.09 Obtaining Declarant's Powers 36 15.10 Rights of Mortgagee of Condominium 36 15.11 Right of Board of Directors to Cure Defaults . . . 36 15.12 Change in Manager 36 ' SECTION 16 • COMPLIANCE • 16.01 Enforcement 37 16.02 No waiver of Strict Performance 37 • (iv) • MICROFILM • SECTION 17 EASEMENTS 17.01 In General 37 17.02 Utility and Other Easements 38 17.03 Association Functions 38 17.04 Encroachments 38 17.05 Easement for Construction 38 17.06 Right of Entry for Maintenance, Repairs, Emergencies or Improvements 39 SECTION 18 PROCEDURES FOR SUBDIVIDING OR COMBINING 18.01 Procedure 391 SECTION 19 AMENDMENT OF DECLARATION, SURVEY MAP, PLANS 19.01 Declaration Amendment 39 19.02 Map and Plans Amendment 40 19.03 Amendments by Declarant 40 19.04 Amendments to Conform to Construction 40 19.05 Discontinuance of Condominium 41 SECTION 20 MISCELLANEOUS 20.01 Notice 41 20.02 Notice to Mortgagee 42 20.03 Service of Process 42 20.04 Remedies Not Exclusive 42 20.05 Mortgagee's Acceptance 42 20.06 Severability 42 20.07 Effective Date 43 20.08 Reference to Survey Map and Plans 43 (v) OCROFIL • Y f • DECLARATION AND COVENANTS, CONDITIONS, RESTRICTIONS AND RESERVATIONS FOR ...0001111.1111111111.1111.110 a Washington corporation, hereinafter referred to as the "Declarant," the sole owner of the property described herein, makes this Declaration pursuant to the provisions of the Washington Condominium Act, Chapter 64.34 of the Revised Code of Washington. SECTION 1 INTERPRETATION 1.01 Liberal Construction. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the development and operation of this condominium under the provisions of the relevant Washington statutes. It is intended also that, insofar as it affects this Declaration and condominium, the provisions of the Act referenced herein under which this Declaration is operative, shall be liberally construed to effect the intent of this Declaration. 1.02 Terms Consistent With Act. The terminology used herein is intended to have the meaning set forth in the Act unless the context clearly requires otherwise. . 1.03 Covenants Running With Land. It is intended that this Declaration (until terminated as provided herein, or as provided in the Act) shall be operative as a set of covenants running with the land, or equitable servitudes, supplementing and interpreting the ACt, and operating independently of the Act, should the Act be, in any respect, inapplicable. 1.04 Singular/Plural, Etc. The singular may include the plural, and the masculine may include the feminine, or vice versa, where the context so requires. 1.05 Declarant Is Original Owner. The Declarant is the original owner of all units and property and will continue to be deemed the owner thereof except as conveyances or documents changing such ownership regarding specifically described units are filed of record. • 1.06 Unit and Building Boundaries. In interpreting the Survey • Map and Plans, the existing physical boundaries of the building and each condominium unit, as constructed, shall be conclusively • • MICR®F• presumed to be the correct boundaries. 1.07 Captions and Exhibits. Captions given to the various Sections herein are for convenience only and are not intended to modify or affect thesmeaning of any of thersubstantive provisions hereof. The various exhibits referred to herein and attached hereto shall be deemed incorporated herein by reference as though fully set forth where such reference is made. 1.08 Increase in Dollar Limits. The dollar amounts specified in Sections 8, 12 and 13, may be increased in the discretion of the Board of Directors. 1.09 Inconsistency with Bylaws. To the extent this Declaration is inconsistent with the Bylaws, the provisions of this Declaration control unless such provisions are contrary to the Act. 1.10 Insignificant Failure. The title to any condominium unit created by this Declaration shall not be affected by any -insignificant failure of this Declaration or Survey map and Plans to comply with the Act. 1.11 Definitions. The following definitions shall apply in this Declaration, unless the context requires otherwise: 1.11.1 "The Act" means the Washington Condominium Act (Revised Code of Washington, Chapter 64.34), as amended from time to time. 1.11.2 "Association" or the "Condominium Unit Owners' Association" means all of the unit owners as a profit or non-profit corporation operating in accordance with the Bylaws and with this Declaration as it is recorded, or as either may be amended. 1.11.3 "Board of Directors" means the individuals appointed by the Declarant or elected by the Association to manage and administer the property in accordance with the Bylaws of the Association, this Declaration and the Act, after the Declarant or his managing agent no longer provides such management. The term "Board of Directors" shall also refer to -the Declarant acting as the Board of Directors during the interim period during which the Declarant manages and administers the property, set forth in Section 7. 1.11.4 "Building" means the building or buildings containing the condominium units and related facilities comprising • a part of the property. 1.11.5 "Bylaws" means the Bylaws of the Association as initially promulgated by the Declarant and as amended from time to time, which with this Declaration provide for the organization of • • MICR®FIL • FO • the Association and for the administration of the property. 1.11.6 "Condominium" means the development including real property and improvements which is the subject of this Declaration. 1.11.7 "Common Elements" means the portions of the property described as such in this Declaration in which each owner of a unit has an undivided percentage interest. The common elements include all limited common elements. 1.11.8 "Declarant" means the undersigned, the party developing the condominium and signing this Declaration, or the heirs, successors or assigns thereof. '1.11.9 "Declaration" means this instrument, as amended from time to time, by which the property is submitted to provisions of the Act. 1.11.10 "Eligible Mortgagee" means the holder of a mortgage on a unit that has filed with the Secretary of the Association a written request that it be given copies of notices of any action by the Association that requires the consent of the Mortgagees. 1.11.11 "Foreclosure" shall include a judicial and non-judicial foreclosure, a real estate contract forfeiture, and a deed given in lieu of such foreclosure or sale. 1.11.12 "Land" means the earth and the free or occupied space for an indefinite distance upward as well as downward, subject to the provisions or limitations contained in Section 2.01 of this Declaration, and subject to limitations upon the use of airspace imposed and rights-in the use of the airspace granted, by the laws of the State of Washington or of the United States. 1.11.13 "Limited Common Elements" means those portions of the common elements described in Section 4. 1.11.14 "Mortgage" shall mean a mortgage, deed of trust, or real estate contract. 1.11.15 "Mortgagee" shall include a deed of trust beneficiary, a vendor of a real estate contract, and may be a mortgagee of the condominium or a mortgagee of a unit. 1.11.16 "Mortgagee of a Unit" means the holder of a mortgage on a unit, which mortgage was recorded simultaneously with 3 -I or after the recordation of this Declaration. Unless the context requires otherwise, the term "Mortgagee of a Unit" shall also be deemed to include the Mortgagee of the Condominium. 1.11.17 "Mortgagee of the Condominium" means the holder of a mortgage on the real property which this Declaration affects, which mortgage was recorded prior to the recordation of this Declaration. The term "Mortgagee of the Condominium" does not include mortgagees of the individual units. 1.11.18 "Person" includes-an individual, corporation, partnership, limited partnership association, trust, governmental subdivision or agency, or other legal entity. 1.11.19 "Property" means any fee, leasehold or other estate or interest in, over, or under land, including structures, fixtures, and other improvements thereon and easements, rights and interests appurtenant thereto which by custom, usage, or law pass With a conveyance of land although not described in the contract of sale or instrument of conveyance. Property includes parcels, with or without upper or lower boundaries, and spaces that may be filled with air or water. 1.11.20 "Survey Map and Plans" means the survey map and the set of plans to be filed simultaneously with this Declaration showing the location, boundaries and other information relating to the land, the buildings and the units, as required by the Act. 1.11.21 "Unit" and "Condominium Unit" mean a physical portion of the condominium designated for separate ownership, the boundaries of which are described pursuant to RCW 64.34.216(1) (d) . "Separate ownership" includes leasing a unit in a leasehold condominium under a lease that expires contemporaneously with any lease, the expiration or termination of which will remove the unit from-the condominium. 1.11.22 "Unit Owner" means a Declarant or other person who owns a unit or leases a unit in a leasehold condominium under a lease that expires simultaneously with any lease, the expiration or termination of which will remove the unit from the condominium, but does not include a person who has an interest in a unit solely as security for an obligation. "Unit Owner" means the vendee, not the vendor, of a unit under a real estate contract. 4 • MEC SECTION 2 DESCRIPTION OF LAND, BUILDINGS, AND UNITS 2.01 Land Described. The Declarant is the sole owner of the tract of property legally described in Exhibit "A" hereto on which the buildings and improvements are or are to be located and which is being developed as a condominium. 2.02 Description and Location of the Buildings. As set forth and located on the Survey Map and Plans filed in conjunction with this Declaration, there are three (3) buildings in Phase One of the Condominium. There are three (3) buildings in Phase Two and four (4) buildings in Phase Three. 2.03 Other Improvements. A sport court and children's play area are planned for a project to be built on the adjoining property to the north. If that project is developed, it is anticipated that unit owners will be able to use these improvements under the terms of a joint use agreement to be negotiated. 2.04 Designation of Condominium Units. The designation of each unit in Phase One, and other data concerning its proper identification are set forth in Exhibit "B" and on the Survey Map and Plans filed in conjunction with this Declaration. The Condominium Project contains fourteen (14) units in Phase One, fourteen (14) units in Phase Two, and seventeen (17) units in Phase Three. Data concerning the proper identification of units in Phases Two and Three are set forth in Exhibits "C" and "D". 2.05 Development in Phases. Declarant reserves as Special Declarant and Development Rights the ability to develop the Condominium Project in three (3) phases. As provided herein, upon the completion of Phases Two and Three, each of them will be added to the Condominium Project and become part of the Project. SECTION 3 DESCRIPTION OF COMMON ELEMENTS 3.01 Description of Common Elements. The common elements consist of the following: 3.01.1 Land. The land above described on which the buildings are situated. 3.01.2 Structural Elements. The foundations, studding, joists, beams, supports, walls (excluding only 5 • 4.(3RQFI non-bearing interior partitions of the units) , roofs, chimneys and fireplace walls, if any, and all other structural parts of the buildings to the boundaries of the unit under the Act. 3.01.3 Central Services. The wires, pumps, motors, fans, ducts and all other parts or apparatus of any common utility service, such as power, light, gas, hot and cold water, heating, air conditioning, incinerating, elevator and sewer whether they are located in partitions or otherwise, excluding the hot water tanks, baseboard heaters, air conditioners and other such appliances located within individual units, central laundry facilities, sauna facilities, and communication elements, if any. 3.01.4 Access Features. The corridors, lobbies and halls outside the units, stairways, elevators and elevator shafts, and the entrances and exits of the buildings. 3.01.5 Landscaped Areas. The yards, gardens, and landscaped areas which surround the building, and any planters built into or adjacent to the buildings. 3.01.6 Walkways and Driveways. The driveways and walkways providing access to the building and the parking areas. 3.01.7 Areas for Equipment; Equipment. The rooms or 11 areas containing the elevator machinery, electrical, or other building equipment, and any such machinery or equipment itself. 3.01.8 Refuse Disposal. The containers or equipment for refuse disposal, the refuse chutes, and the rooms where they are located or where refuse is placed or stored. 3.01.9 All Other Parts of the Property Necessary or Convenient to the condominium's existence, maintenance and safety, or normally in common use, including the boathouse and dock and unit if any, designated for the use of the building manager in the Survey Maps and Plans. 3.01.10 Portions of Common Elements to be Maintained by Owner. Certain items which are ordinarily considered common elements, such as but not limited to screen doors, window screens, awnings, storm windows, planter boxes, and the like, may, pursuant • to a decision of the Board of Directors and specification in the Bylaws, or rules and regulations adopted by the Board of Directors,be designated as items to be furnished and maintained by owners at their individual expense. 6 3.02 Declarant's Rights to Modify. The Declarant may, within one (1) year from the date of recording this Declaration, modify certain aspects of the common elements to improve their usefulness to the condominium. The Declarant reserves the right to make any such modifications in its sole discretion. This section is not limited in its extent and affects all the common elements. SECTION 4 DESCRIPTION OF LIMITED COMMON ELEMENTS 4.01 Description of Limited Common Elements. The limited common elements, which are reserved for the use of designated units to the exclusion of the other units, consist of the following: 4.01.1 Balcony or Deck. The balcony, or deck accessible from any unit as shown on the Survey Map and Plans. The boundaries of such elements are defined as the interior surfaces of the walls, floor, ceiling, windows, ground, railings, or fence enclosing such elements. If no such enclosure exists, the boundaries shall be as depicted on the Survey Map and Plans. 4.01.2 Flues. The interior of the fireplace flue serving any unit. - SECTION 5 PERCENTAGE INTEREST AND VOTING RIGHTS OF EACH CONDOMINIUM UNIT 5.01 Voting Rights and Unit Percentage Interests. Exhibit "E" 11 sets forth the percentage of undivided interest in the common elements and the voting rights for each condominium unit in Phase One. The established percentage interests shall be deemed to be conveyed with and as an encumbrance on the units, although not mentioned in the instrument evidencing the encumbrance or conveyance. The percentage of undivided interest is determined and allocated based on the approximate square footage for each unit. 5.02 Voting Rights and Unit Percentage Interests in Phases Two and Three. If Phase Two is added, the percentage of undivided • interest in the common elements and voting rights for each unit in Phases One and Two shall be as set forth on Exhibit "E". If Phase Three is added, the percentage of undivided interest in the common elements and voting rights for each unit in Phases One, Two and Three shall be as set forth in Exhibit "E". • 7 . 9 1141 CEOF /LIED SECTION 6 CONDOMINIUM UNIT OWNERS' ASSOCIATION 6.01 Form of Association. On or before the date the first unit is conveyed, the Condominium Unit Owners Association (the "Association") will be incorporated as either a profit or a non-profit corporation under the laws of the State of Washington. The name of the Association shall be the "Foxtail Farms Condominium Homeowners Association." 6.02 Membership. Each of the unit owners, including the Declarant, shall be a member of the Association and shall be entitled to one membership for each unit so owned. 6.03 Transfer of Membership. The Association membership of each owner (including the Declarant) shall be appurtenant to the unit giving rise to such membership, and shall not be assigned, transferred, pledged, hypothecated, conveyed or alienated in any way except upon the transfer of title to said unit and then only to the transferee of title to such unit. Any attempt to make a prohibited transfer shall be void. Any transfer of title to a unit shall operate automatically to transfer the membership in the Association appurtenant thereto to the new owner. 6.04 Number of Votes. The total voting power of all owners shall be 100 votes, and the total number of votes of the owner or owners (hereinafter referred to collectively as "owner") of any one unit shall be equal to the percentage of undivided interest in the common elements pertaining to such unit as set forth in Sections 5.01, 5.02 and Exhibit "E". 6.05 Voting Owner. The owner of each unit shall designate one representative to represent him in the Association, by written • notice to the Board of Directors. A designated representative need not be an owner of a unit. A designation may be revoked at any time by the owner of the unit on written notice to the Board of Directors, and the death or judicially declared incompetence of all persons constituting the owner of a unit shall revoke the designation; provided, however, that such revocation shall not be effective until the Board of Directors has been notified. Where no designation is made, or where a designation has been made, but is revoked and no new designation is made, the designated representative of such unit shall be the group comprised of all persons constituting the owner. If a person owns more than one unit, he shall have the votes for each unit owned. The Declarant shall be the voting owner with respect to any unit owned by it. Natural persons, partnerships, corporations, trusts or other legal 8 • MICRO entities may own or have an ownership interest in units. 6.06 Pledged Votes. In the event the owner of a unit has pledged his vote regarding special matters to a mortgagee, and written evidence of the pledge has been filed with the Association, only the vote of such mortgagee will be recognized concerning the special matters for which the vote was pledged. This paragraph shall not be amended without the written consent of all the owners and their respective mortgagees. 6.07 Joint Owner Disputes. The vote for a unit must be cast as a single vote, and fractional votes shall not be allowed. In the event that joint owners are unable to agree among themselves as to how their vote or votes shall be cast, they shall lose their right to vote on the matter in question. In the event more than one vote is cast for a particular unit none of said votes shall be counted, and said votes shall be deemed void. 6.08 Annual Meetings. The Association shall hold its annual meeting in the first quarter of each year at such reasonable place and time as may be designated by written notice of the Board of Directors to the owners no less than fifteen (15) days prior to the • -date fixed for the meeting. 6.09 Special Meetings. A special meeting of the Association may be. called by the President, a majority of the Board of Directors, or at the written request of the owners having twenty (20) or more votes. Written notice shall be given to all owners not less than fifteen (15) days prior to the date fixed for the special meeting, in accordance with the Bylaws. • 6.10 Quorum. The quorum at an annual or special meeting of the Association shall be the presence, in person or by proxy, of owners having fifty-one (51) or more votes. If a quorum is present at any such meeting, any action may be taken by an affirmative vote - of a majority of the total votes present at the meeting, unless otherwise expressly-provided herein. In the event a quorum is not present at any meeting, the owners present, though less than a quorum, may adjourn the meeting to a later date and give notice thereof to all the owners in accordance with the notice provisions of this Declaration and at the reconvened meeting the owners present shall constitute a quorum provided they have at least twenty-five (25) votes; provided further, that at such reconvened meeting, no amendment to the Declaration shall be adopted except as provided in Section 19 herein, and no amendment to the Bylaws may be adopted unless owners having sixty (60) or more votes vote in • favor of such amendment, and all other requirements of the Bylaws are satisfied. 9 • " 1 C • fl -'SECTION 7 ADMINISTRATION DURING INTERIM PERIOD, ELECTION OF BOARD OF DIRECTORS AND OFFICERS, AND ADOPTION OF BYLAWS 7.01 Adoption of Bylaws. The Declarant shall adopt the initial Bylaws of the Association to provide for the administration of the condominium consistent with this Declaration and the Act. 7.02 Management by Declarant. Prior to the conveyance of the first unit, the Declarant shall appoint the initial directors on the interim Board of Directors of three (3) persons who need not be unit owners. This interim Board of Directors (and the Declarant prior to the appointment of such Board of Directors) shall exercise the rights, duties and functions of the Board of Directors as set forth in this Declaration until the Declarant calls a special meeting of the Association for the purpose of electing new directors to the interim Board of Directors as set forth in Section 7.03; provided that, after appointing the initial directors of the interim Board of Directors, the Declarant in the exercise of its sole discretion may at any time remove such directors and appoint replacement directors except as limited in Section 7.07 below for j directors elected by. the unit owners other than the Declarant. 7.03 Election by Unit Owners. The Declarant shall call a special meeting of the Association to be held no later than sixty (60) days after the conveyance of twenty-five percent (25%) of the units for the purpose of electing one (1) member to the interim Board of Directors. Such director shall be elected by the majority vote of unit owners other than the Declarant, and shall serve until the final Board of Directors is elected pursuant to Section 7.04. 1 7.04 Election of the Board of Directors. The Declarant shall call a special meeting of the Association for the purpose of electing the final Board of Directors for Phase One or Phase One and Phase Two to be held no later than the earlier of; (a) three • (3) years from the first conveyance of record of a unit in Phase One except as security for a debt; (b) two (2) years from the date of the last conveyance of record of a unit in Phase One except as security for a debt; or (c) sixty (60) days from the date on which the Declarant 'shall have closed the sale of seventy-five percent • (75%) of the units in Phase One. At the special meeting the unit owners in Phase One shall elect the final Board of Directors consisting of three (3) persons, a majority of whom shall be unit owners, and who shall serve without compensation. At the first annual meeting following the recording of an amendment adding Phase Three to the condominium, the Board of • 10 1111/CA Fit ME Directors shall be expanded to five (5) persons, a majority of whom shall be unit owners, and who shall serve without compensation. At this annual meeting, the unit owners shall elect two (2) additional 1 persons to the Board of Directors. 7.05 Term of Directors. The term of office of the directors elected pursuant to Section 7.04 shall be two (2) years, with one (1) director, or three (3) directors after the addition of Phase Three being elected at each annual meeting during even-numbered years, and two (2) directors being elected at each meeting during odd-numbered years. At the special meetings provided for in Section 7.04, the newly elected directors so elected shall, by lot, determine whether each shall have a one or two-year term to stagger the expiration dates of the terms of the appropriate- number of directors. Any director may be elected to serve for an additional term or terms. i' 7.06 Vacancies on Board of Directors. Vacancies on the Board of Directors may be filled by the remaining directors. Any director may be removed and a successor elected for the unexpired portion of his term by a two-thirds vote of the owners present at a special meeting called for such purpose. 7.07 Removal of Directors by Unit Owners. The unit owners, by a two-thirds vote of the voting power in the Association present and entitled to vote at any meeting of the unit owners at which a quorum is present, may remove any member of the Board of Directors '' with or without cause, other than a member appointed by the Declarant. The Declarant may not remove any member of the Board of Directors elected by the Unit Owners. Prior to the election of the final Board of Directors pursuant to Section 1.04, the unit owners, other than the Declarant, may remove, by a two-thirds vote, any director elected by the unit owners pursuant to Section 7.03. • 7.08 Quorum. During Phase One and Two, two (2) members of the Board of Directors shall be required for a quorum. The Board of Directors shall act by majority vote of those present- at its meetings where a quorum exists. Meetings may be called, held and conducted in accordance with such rules and regulations as the Board of Directors may adopt. If the Board of Directors expands to five, then three (3) members shall be required for a quorum. • 7.09 Officers. The Board of Directors shall elect a President of the Association from among its members, who shall hold office for' one (1) year or until his successor is elected and shall preside over both its meetings and those of the Association. The Board of Directors shall also elect a Vice President and a 11 • • 14/0/10 blIFE II fII3 Secretary/Treasurer who shall hold office for one (1) year or until their successors are elected. 7.10 Indemnification. Except directors or officers elected or appointed by the Declarant who breach a fiduciary duly owed to the unit owners, every director and officer shall be indemnified by the Association against all expenses and liabilities, including counsel fees, reasonably incurred by or imposed upon him in connection with any proceeding to which he may be a party, or in which he may become involved, by reason of his being or having been a director or officer of the Association, or any settlement - thereof, whether or not he is a director or officer at the time such expenses are incurred, except in such cases where the director or officer is adjudged guilty of willful misfeasance or malfeasance in the performance of his duties; provided that in the event of a settlement; the indemnification provided herein shall apply only when the Board of Directors approves such settlement and reimbursement as being in the best interests of the Association. The foregoing rights of indemnification shall be in addition to and not exclusive of all other rights to which such director or officer may be entitled. 7.11 No Personal Liability. Except as provided in the Act for torts which were committed by the Declarant or for which the Declarant is expressly made liable, and so long as a director, or an Association committee member, or an Association officer, or Declarant exercising the powers of the Board of Directors, has acted in good faith, without willful or intentional misconduct, upon the basis of such information as may be possessed by such V person, then no such person shall be personally liable to any owner, or to any other party, including the Association, for any damage, loss or prejudice suffered or claimed on account of any act, omission, error or negligence of such person; provided, that this section shall not apply where the consequences of such act, omission, error or negligence are covered by insurance obtained by the Board of Directors. 7.12 Amendment of Bylaws. The Bylaws may be amended, in whole or in part, by the Board of Directors or by vote of unit owners having sixty percent (60%) of the voting power at any annual meeting or special meeting called for that purpose. The Board of Directors shall not amend or repeal any Bylaws adopted by the owners; provided that the owners shall not amend the Bylaws without the Declarant's written consent until the Declarant has closed the sale of seventy-five percent (75%) of the units. 12 SECTION 8 AUTHORITY AND DUTIES OF BOARD OF DIRECTORS 8.01 Authority of the Board of Directors. The Board of Directors, for the benefit of the condominium and the owners, shall enforce the provisions of this Declaration and of the Bylaws, shall have all powers and authority permitted to the Board of Directors under the Act and this Declaration, and shall acquire and pay for out of the common expense fund, hereinafter provided for, all goods and services requisite for the proper functioning of the condominium, including but not limited to the following: 8.01.1 Utilities. All necessary utility services for the common elements and all such services for the limited common elements and the units if not separately metered or charged, in which case, the Board of Directors may by reasonable formula allocate a portion of such expense to each such unit involved as part of its common expenses. 8.01.2 Insurance. Policies of insurance or bonds providing coverage for fire and other hazards, liability for personal injury and property damage, and for fidelity of Association officers and other employees, as the same are more fully required hereafter and in the Bylaws. 8.01.3 Additions to Common Elements. Additions or improvements to the common elements not provided by the Declarant. 8.01.4 Workmen's Compensation Insurance. Workmen's compensation insurance to the extent necessary to comply with any applicable laws. 8.01.5 Manager. The services of a person or firm to manage the building (herein called the "Manager") to the extent it deems advisable as well as such other personnel as are necessary in h, its opinion for the proper operation of the condominium. The Board • of Directors may delegate any of its duties, powers or functions to the Manager, provided that any such delegation shall be under a written contract permitting termination by the Association, for cause, upon 30 days' written notice and also permitting termination by either party without cause or payment of a termination fee, on 90 days' written notice, and containing such other terms and conditions as the Board of Directors may determine. A contract for management may not be for a term in excess of one (1) year, renewable by agreement of the parties for successive one-year periods. The members of the Board of Directors shall not be liable for any omission or improper exercise by the Manager of any such 13 duty, power or function so delegated. 8.01.6 Professional Services. The legal and accounting services necessary or proper for the operation of the project or enforcement of this Declaration, the Bylaws and the Association rules and regulations. 8,01.7 Maintenance. The painting, maintenance, repair and all landscaping and gardening work for the common elements and limited common elements, exclusive of the balconies and decks adjacent to the units. Such balconies and decks may be maintained, painted or repaired with the use of Association funds if the Board of Directors, in its discretion, determines that such use of funds is advisable. 8.01.8 Furnishings. Such furnishings and equipment (and maintenance of such items) for the common elements, as it shall select. 6.01.9 Other Necessary Expenditures. Any other materials, supplies, structural alterations, furniture, labor, services, insurance, taxes or assessments which the Board of • Directors is required to secure or pay for pursuant to the terms of this Declaration, the Bylaws, or under law, or which, in its opinion, is necessary or proper for the operation of the Condominium, or for the enforcement of this Declaration or the Bylaws; provided that if any such services are provided for particular units, the cost thereof shall be specially assessed to the owners of such units and shall be immediately due and payable to the Association. 8.01.10 Liens. The Board of Directors may also pay any amount necessary to discharge any lien or encumbrance levied against the entire property or any part thereof which may or is claimed, in the opinion of the Board of Directors, to constitute a lien against the property or against the common elements, rather than merely against the interest therein of particular owners. Where one or more owners are responsible for the existence of such lien, they shall be jointly and severally liable for the cost of discharging it, and any costs and expense incurred by the Board of Directors by reason of such lien or liens shall be assessed against the owners and the units responsible to the extent of their responsibility and shall be immediately due and payable to the Association. 8.01.11 Repair of Unit. The maintenance and repair of 14 CROP any unit, if (1) such maintenance or repair is necessary, in the discretion of the Board of Directors, to protect or preserve the appearance and value of the common elements or any other portion of the property, and (2) the owner of said unit has failed or refused to perform the maintenance or repair within a reasonable time after written notice of the necessity of the maintenance or repair is delivered to the owner by the Board of Directors. The Board of Directors shall levy a special assessment against such unit and the owner thereof for the cost of the maintenance or repair and the same shall be immediately due and payable to the Association. 8.02 Limitations on Board of Directors' Authority. Despite the foregoing, the Board of Directors shall not have the authority to acquire and pay for out of the common expense fund capital • additions and improvements (other than for purposes of restoring, repairing or replacing portions of the common elements) having a total cost in excess of Five Thousand Dollars ($5,000.00) without first obtaining the affirmative vote of the owners holding a majority of the voting power represented at a meeting called for such purpose, or if no such meeting is held, then the written consent of the owners having not less than fifty-one (51) votes; provided that any expenditure or contract for capital additions or improvements in excess of Fifty Thousand Dollars (S50,000.00) must be approved by the owners having not less than seventy-five (75) votes. 8.03 No For-Profit Business. Nothing contained herein shall be construed to give the Board of Directors authority to conduct an active business for profit on behalf of the owners. 8.04 Exclusive Right to Contract. The Board of Directors shall have the exclusive right to contract for all goods and services, the payment for which is to be made from the common expense fund. 8.05 No Structural Changes Without Authorization. The Board of Directors shall not make any structural changes in the building without the approval by a vote of the owners holding no less than seventy-five (75) votes. No structural change which affects a condominium unit shall be made except with the approval of the. owner and any first mortgagee of the unit affected. 8.06 Acquisition of Property. The Board of Directors may, from common funds of the Association, acquire and hold in the name of the Association, for the benefit of the owners, tangible and intangible personal property and real property and interests therein, and may dispose of the same by sale or otherwise; and the beneficial interest in such property shall be owned by the owners . 15 • MICROFI . • i f in the same proportion as their respective interests in the common elements, and such property shall thereafter be held, sold, leased, rented, mortgaged or otherwise dealt with for the benefit of the common fund of the Association as the Board of Directors may direct. The Board of Directors shall not, however, in any case. acquire by lease or purchase real or personal property valued in excess of Five Thousand Dollars (S5,000.00) without first obtaining the affirmative vote of the owners holding a majority of the voting power represented at a meeting called for such purpose, or if no such meeting is held then the written consent of the owners having not less than fifty-one (51) votes, or valued in excess of Fifty Thousand Dollars ($50,000.00) without first obtaining the affirmative vote of the owners having not less than seventy-five (75) votes. 8.07 Authorization to Board of Directors. In the event the moneys in the common expense fund are insufficient to pay the expenditures provided for herein, the Board of Directors is authorized to borrow money to meet such expenditures on behalf of the Association and, to secure the repayment thereof encumber (subject to the limitations set forth in this Declaration) any portion of the common elements not necessary for the habitability of any unit. Prior to encumbering any common elements, however, the Board of Directors shall obtain all necessary approvals of unit owners under the Act. 8.08 Limitation on Liability of Directors. To the extent permitted by law, the members of the Board of Directors and the Association shall not be liable for any failure of any utility or other service to be obtained and paid for by the Board of Directors hereunder, or for injury or damage to person or property caused by• the elements or by another owner or person; or resulting from electricity, water, rain, dust or sand which may leak or flow from outside or from any parts of the building, or from any of its pipes, drains, conduits, appliances or equipment, or from any other cause or place, or resulting from loss, damage or theft of articles used or stored by owners on the property or in units. No diminution or abatement of assessments shall be claimed or allowed for inconveniences or discomfort arising from the making of repairs or improvements to the common elements, or from any action taken to comply with any law, ordinance or orders of a governmental authority. This Section shall not be interpreted to impose any form of liability by any implication upon the Board of Directors or upon the Association. This Section also extends to the Declarant exercising the powers of the Board of Directors during the initial period of operation of the Association and condominium. - 16 MICRO IL M E 8.09 Entry For Repair. The Board of Directors may enter any unit when necessary in connection with any maintenance or construction for which the Board of Directors is responsible. Such entry shall be made with as little inconvenience to the owner as practicable, and any damage caused thereby shall be repaired by the Board of Directors at the expense of the common expense fund. The Board of Directors shall be provided with door keys and burglar alarm keys for each unit to facilitate access in an emergency. 8.10 Notice of Conveyances Required. The right of an owner to sell, transfer, or otherwise convey his unit shall not be subject to any right of approval, disapproval, first refusal, or similar restriction by the Association or the Board of Directors, or anyone acting on their behalf. An owner intending to sell a unit shall • deliver a written notice to the Board of Directors, at least two weeks before closing, specifying the unit being sold; the name and address of the purchaser, of the closing agent, and of the title insurance company insuring the purchaser's interest; -and the estimated closing date. The Board of Directors shall have the right to notify the purchaser, the title insurance company, and the closing agent of the amount of unpaid assessments and charges outstanding against the unit, whether or not such information is requested. SECTION 9 COMMON EXPENSE ASSESSMENTS ACCORDING TO BUDGET 9.01 Estimated Expenses. The Board of Directors shall have power to levy assessments against all units for the purpose of creating and replenishing a common expense fund with which to pay "common expenses" as that term is defined in the Act and any other expenditures which the Board of Directors is herein authorized to make. After the initial assessment, all subsequent assessments shall be made against all units at least annually based on a budget adopted at Least annually by the Board of Directors and levied in proportion to percentage interest in common elements of the respective units as shown in Exhibit "E". Within thirty (30) days prior to the beginning of each calendar year, or such other fiscal year as the Board of Directors may adopt, the Board of Directors shall estimate the charges (including common expenses, ,and any special charges for particular units) to be paid during such year; shall make provision for creating, funding and maintaining • reasonable reserves for contingencies and operations, as well as for repair, replacement and acquisition of common elements; and shall take into account any expected income and any surplus 17 . Wq_ti.nA 1 • available from the prior year's operating fund. Without limiting the generality of the foregoing but in furtherance thereof, the Board of Directors shall also create a reserve fund for replacement of those common elements facilities which may reasonably be expected to require replacement prior to the end of the useful life of the building. The Board of Directors shall calculate the contributions to said reserve fund from the regular monthly assessments so that there are sufficient funds therein to replace each common elements facility covered by the fund at the end of the estimated useful life of each such common elements facility. The Declarant may at any suitable time, but not later than the date of conveyance of the first unit, establish the first such estimate. If the sum estimated and budgeted at any time proves inadequate for any reason (including non-payment for any reason of any unit owner's assessment), the Board of Directors may at any time levy a further assessment, which shall be assessed to the owners in like proportions until an assessment is made in accordance with this Section 9. The Declarant shall pay all common expenses until the Board of Directors has made an assessment pursuant to this Section 9. 9.02 Other Charges. The Board of Directors may, in its sole discretion, impose and collect charges for the following additional items, which shall be enforceable as assessments: 9.02.1 Payments, fees, or other charges for the use, rental, or operation of the common elements, other than limited common elements described in Section 4 of this Declaration, and for services provided to unit owners; 9.02.2 Charges for late payment of assessments established by the Board of Directors and, after notice and an opportunity to be heard by the Board of Directors or by such representative designated by the Board of Directors and in accordance with such procedures as provided in this Declaration or the Bylaws or rules and regulations adopted by the Board of Directors, levy reasonable fines in accordance with a previously established schedule adopted by the Board of Directors and furnished to the unit owners for violations of the declaration, bylaws, and rules and regulations of the Association; 9.02.3 Reasonable charges for the preparation and recording of amendments to the Declaration, resale certificates, and statements of unpaid assessments. 9.03 Payment by Owners. Each owner shall be obligated to pay his share of the common expenses and other charges made pursuant to • 18 • • ROF/LM a this Section 9 to the Secretary/Treasurer for the Association in equal monthly installments on or before the first day of each month during such year, or in such other reasonable manner as the Board of Directors shall designate. Any unpaid assessments shall bear interest at the rate of twelve percent (12%) per annum or such higher rate established by the Board of Directors from the due date until paid. Unpaid assessments shall constitute a lien upon the unit which has not paid its respective share thereof from the due date until paid. 9.04 Separate Accounts. The Board of Directors shall require the Association to maintain separate accounts for current operations, reserves, and a special separate reserve account for payment of insurance. Each month the Board of Directors shall first deposit to the insurance reserve account that portion of the common expense assessment necessary to pay at least one-twelfth of the total cost of all of the insurance policies regarding the condominium project and such insurance reserve account shall be held separate and inviolate until utilized for payment of insurance premiums. Thereafter, the remainder of the common expense assessment collected may be utilized for payment of other expenses or deposited or credited to other accounts. Any expenditure of reserve funds shall require the signature of at least two persons who are officers or directors of the Association. 9.05 Failure to Assess Not Waiver. Any failure by the Board of Directors or the Association before the expiration of any year to fix the estimated cash requirements and assessments hereunder for that or the next year, shall not be deemed a waiver or modification in any respect of the provision of this Declaration, or a release of the owner from the obligation to pay the assessments, or any installment thereof, for that or any subsequent year, but the assessment fixed for the preceding year shall continue until a new assessment is fixed. 9.06 Recordkeepinq. The Beard of Directors shall cause to be kept detailed, accurate records, according to generally accepted accounting principles, of the receipts and expenditures of the Association, specifying and itemizing the maintenance and repair_ expenses of the common elements and any other expense incurred. The records shall be sufficiently detailed to enable. the Association to comply with its duties under RCW 64.34.372 and RCW 64.34.425. All financial and other records shall be made reasonably available for examination by any unit owner and the owner's authorized agents. • 19 • • MMICROFILMEC 9.07 Declarant Liability. The assessments provided for in this Declaration shall be imposed on units owned by the Declarant and affiliates of the Declarant (as defined in the Act) on the same basis as imposed on all other units, regardless of whether Declarant-owned units are vacant or have been sold, leased or rented. 9.08 Initial Working Capital. The Declarant shall establish a working capital fund at least equal to two months estimated common charges for each unit. Any amounts paid into this fund shall not be considered as advanced payments of regular assessments. Each unit's share of the working capital fund shall be collected at the time the sale of the unit is closed or when control of the Project is transferred to the Association, which ever is earlier. When control of the Project is transferred, the working capital fund shall be transferred to the Association for deposit to a segregated fund. The Declarant shall not use any of the working capital funds to defray its expenses, reserve contributions, or construction costs or to make up any budget deficits while it is in control of the Association. When units are • initially sold, the Declarant may use funds collected at closing to reimburse itself for funds it paid to the Association for each unsold unit's share of the working capital fund. SECTION 10 COLLECTION OF ASSESSMENTS 10.01 Lien Indebtedness. Unpaid assessments (imposed pursuant to Section 9) shall be the separate, joint and several personal debts of the owner or purchaser by voluntary conveyance of units for which the same are assessed. Suit to recover a money judgment for unpaid assessments shall be maintainable without foreclosing or waiving the lien securing same. The amount of any assessment against a unit, plus interest as set forth herein and costs and attorneys' fees pursuant to Section 10.03 shall constitute a lien upon such unit prior to all other liens, except (a) liens and encumbrances recorded before the recording of the Declaration; (b) a mortgage on the unit recorded before the date on which the assessment sought to be enforced became delinquent; and (c) liens for real property taxes and other governmental assessments or charges against the unit. Notwithstanding the foregoing, the lien for assessments for common expenses excluding amounts for capital improvements shall be prior to the mortgages specified in (b) of this section if it is foreclosed judicially pursuant to section 10.02.04. Such priority is limited to assessments coming due within the six (6) month period prior to the date of any foreclosure sale or the date a declaration of foreclosure is 20 • "CROP/13111EL recorded in a real estate contract forfeiture. Such priority shall be reduced by up to three (3) months if the Association fails to give written notice of delinquency to an eligible mortgagee or a mortgagee holding a first position mortgage on a unit who has requested in writing the right to receive such notice. 10.02 Collection of Delinquent Assessments. The Board of Directors shall enforce collection of any delinquent assessment in the following manner, or in any other manner permitted by law: 10.02.1 Security Deposit. Should an owner be chronically delinquent in paying any assessments, the Board of Directors may, in its discretion, require such owner from time to time to make a security deposit not in excess of three (3) months' estimated monthly assessments, which may be collected in the same manner as other assessments. Such deposit shall be held in a separate fund, credited to such owner, and resort may be made thereto at any time when an owner is ten (10) days or more delinquent in paying his monthly or other assessments. 10.02.2 Action to Foreclose. The Board of Directors may commence an action to foreclose a lien for assessments made pursuant to Section 9 and in any such action shall be entitled to recover attorneys' fees and costs pursuant to Section 10.03, and shall further be entitled to seek the appointment of a receiver as provided in the Act. The judgment in the action foreclosing the lien shall be for an amount equal to all delinquent assessments and advances, plus all costs and expenses in connection with such action and any receivership, including a reasonable sum as attorneys' fees and for the cost, if any, of obtaining a title report. 10.02.3 Non-judicial Foreclosure. The Board of Directors may commence an action to foreclose a lien for assessments non-judicially pursuant to RCW 61.24 as permitted by RCW 64.34.364 (9) , and in such foreclosure may recover its reasonable attorneys fees and all costs and expenses reasonably incurred in the preparation or prosecution of such foreclosure. For the purposes of permitting such non-judicial foreclosure: (a) the Condominium is granted in trust to Transnation Title Insurance Company (herein the "Trustee") to secure the unit owners' respective obligations to pay assessments when due; (b) the Trustee is granted the power to sell the individual units; (c) the units are not used principally for agricultural or farming purposes; and (d) the foregoing power of sale shall be operative with respect to any unit if the owner of that unit fails to pay assessments with respect to any unit when due. 21 • 10.03 Attorneys' Fees and Costs. The Association shall be entitled to recover any costs and reasonable attorneys' fees incurred in connection with the collection of delinquent assessments, whether or not such collection activities result in suit being commenced or prosecuted to judgment. In addition, the Association shall be entitled to recover costs and reasonable • attorneys' fees if it prevails on appeal and in the enforcement of a judgment. 10.04 Liability of Mortgagee. In the event the Mortgagee of the Condominium obtains any unsold units as a result of the foreclosure of the mortgage covering the condominium or if after initial sale the mortgagee reacquires any unit, or if at any time the mortgagee retains any unit and grants or leases the same, the mortgagee shall be liable for the normal assessments for such unit, provided that except as provided in Section 10.01 the mortgagee will not be liable for any past-due assessments which accrued or became due prior to the time the mortgagee obtained possession of a unit by foreclosure. Any other mortgagee who obtains possession .of a unit through foreclosure shall not be Liable for assessments which accrued prior to such right of possession, except to the _ extent provided in Section 10.01 above. SECTION 11 REGULATION OF USES 11.01 Residential Use. The building and units shall be used for single family residential purposes only, on an ownership, rental or lease basis; and for the common social, recreational and other reasonable uses normally incident to such purposes. The • building and units may also be used for the purpose of operating and managing the condominium. Determination of reasonableness and whether or not a use is incident to residential uses shall be made by the Board of Directors and shall be binding on all owners. The Board of Directors may by rule or regulation specify the limits of this use in general and also in particular cases. 11.02 Facilities Required By Declarant. Notwithstanding any other provisions of this Declaration, the Declarant, its agents, employees and contractors, may maintain during the period of completion of the condominium and until the Declarant has sold all units, reasonably necessary construction facilities, one model unit on each level of the building, a business or sales office on the street level, signs and storage facilities. 11.03 Parking. Parking spaces are restricted to use for 22 parking of operative automobiles. Other items and equipment may be parked or kept therein only subject to the rules and regulations of the Association. The Board of Directors may require removal of any inoperative or unsightly vehicle, and any other equipment or item not stored in parking spaces in accordance with this provision. If the same is not removed, the Board of Directors may cause removal at the risk and expense of the owner thereof. The use of all parking areas is also subject to rules and regulations adopted for the Association. 11.04 Driveways, Walkways, etc. Driveways, walkways, halls, corridors, stairways and other portions of the common elements and facilities used for access shall be used exclusively for normal ingress and egress, and no obstructions shall be placed therein unless permitted by the Board of Directors or the Association's rules and regulations. 11.05 Maintenance and Modification of Units and Limited Common Elements. 11.05.1 Maintenance of Unit. Each unit owner shall, at his sole expense, keep the interior of his unit, all parts of its related limited common elements and the equipment, appliances, and appurtenances relating thereto, in good order, condition, repair and appearance. Each unit owner shall be responsible for the maintenance, repair or replacement of any plumbing fixtures, water heaters, fans, heating or other equipment, fireplace flues, electrical fixtures or appliances which may be in, or are part of, his unit. 11.05.2 Right to Modify Unit. Without limiting the generality of the foregoing, each unit owner may, at his sole cost and expense, maintain, repair, paint, or finish, refinish or change surfacing of the interior surfaces of the ceilings, floors, window frames, doors, trim, and the perimeter walls of his unit; provided that hard surface flooring not originally installed may not be installed without the prior written approval of the Board of Directors. Each unit owner may alter, substitute, add or remove any fixtures attached to said ceilings, floors or walls. This section shall not be construed to permit interference with or damage to the structural integrity of the building or interference with the use and enjoyment of the common elements, or of the other units, or to authorize, without Board of Directors' approval and compliance with the requirements of this Declaration, intrusion into the common elements, or any waste. 11.05.3 Appearance of Limited Common Elements. Notwithstanding the provisions of Sections 11.05.1 and 11.05.2, 23 unit owners may not modify, paint or otherwise decorate, or in any way alter their respective limited common elements without prior approval of the Board of Directors and in all events must act pursuant to the Association's rules and regulations. The Board of Directors may in whole or in part assume the maintenance for limited common elements. 11.06 Exterior Appearance. In order to preserve the uniform appearance of the building, and the common elements, particularly those visible to the public, the Board of Directors may require and provide for the painting and finishing of the building, balconies, decks or other common elements, and prescribe the type and color of the surfaces and finishes. It may prohibit, require or regulate any modification or decoration of the building, balconies, decks or other common elements, including any such items as screens, doors, awnings, rails or other portions of each unit and the building visible from the exterior. The Board of Directors may regulate and control the items stored in or used on the limited common elements in order to preserve the good appearance and condition of the entire condominium. In addition, this regulatory power extends to the control of the color of draperies and underdrapes or drapery linings of each unit. 11.07 Uses Affecting Insurance. The unit owners shall not permit anything to be done or kept in the units or in the common elements which will increase the insurance premiums for the condominium or result in the cancellation of insurance on any part • of the condominium without the consent of the Board of Directors. 11.08 Signs. No signs of any kind shall be displayed to the public view on or from any unit or from the common elements without the consent of the Board of Directors or pursuant to the Association's rules and regulations. 11.09 Animals. The facilities and surroundings of the condominium are not designed for and are not reasonably appropriate for the maintenance of large pets or animals, and therefore, all such are prohibited; provided, however that the Board of Directors may adopt rules and regulations permitting cats, small dogs and similar household pets. The Board of Directors may at any time require the removal of any animal that it, in its sole discretion, finds unreasonably disturbing to other owners and may exercise this authority for specific animals even though other animals are • permitted to remain. 11.10 Offensive Activity. No noxious or offensive activity • shall be carried on in any unit or common elements, nor shall anything be done therein which may be or become an annoyance or 24 • 111 • I LMEL_ nuisance to other unit owners, or which would be in violation of any laws. 11.11 Construction Work - Common Elements. The common elements shall not be reconstructed, rebuilt, altered, removed or replaced except by the Association acting through the Board of Directors acting in accordance with the Act, this Declaration, and the Bylaws. 11.12 Rentals. No unit owner may lease or rent less than his entire unit, and the terms of any such lease or rental agreement shall be subject to and incorporate the provisions of this Declaration and the Bylaws. All leases or rental agreements shall be in writing and a copy thereof shall be filed with the Board of Directors. Owners may not lease their units for transient or hotel purposes. Other than the foregoing, there shall be no limitation on an owner's right to lease his unit. SECTION 12 INSURANCE 12.01 Insurance Coverage. Not later than the time of the first conveyance of a unit the Board of Directors shall obtain and maintain at all times as a common expense an insurance policy or policies and bonds as follows: 12.01.1 Eire Insurance, with extended coverage '' (including vandalism, malicious mischief, sprinkler leakage, debris removal, cost of demolition, windstorm and water damage) endorsement, in an amount as near as practicable to the full insurable current replacement value (without deduction for depreciation) of the common elements and the units, with the Association as the named insured, or such other fire and casualty insurance as the Board of Directors shall determine to give substantially equal or greater protection insuring the owners and their mortgagees, as their interests may appear. Said policy or policies shall provide for separate protection for each unit to the full insurable replacement value thereof (limited as above provided) , and a separate loss payable endorsement, in favor of the mortgagee or mortgagees of each unit, if any, and further, a separate loss payable clause in favor of the Mortgagee of the Condominium, if any. Certificates of insurance shall be issued to each unit owner and mortgagee upon request. 12.01.2 General Comprehensive Liability Insurance insuring the Board of Directors of the Association, the owners, Declarant and Manager against any liability to the public or to the 25 MICRQFJLMEC owners of units and their invitees, or tenants, incident to the ownership or use of the common elements (including but not limited to owned and non-owned automobile liability, water damage, host liquor liability, liability for property of others and, if applicable, elevator collision, and garagekeeper's liability) . The amount of such insurance shall be determined by the Board of Directors after consultation with insurance consultants, but not less than $1,000,000.00 covering all claims for personal injury and/or property damage arising out of a single occurrence (such policy limits to be reviewed at least annually by the Board of Directors and increased in its discretion) . 12.01.3 Fidelity bonds naming the members of the Board of Directors, the Manager and its employees and such other persons as may be designated by the Board of Directors as principals and the Association as obligee, in an amount equal to the maximum amount of funds that will be in the custody of the Association or the Manager at any time while the bond is in force, but in no event less than one-half of the total estimated cash (including reserves) .to be collected as assessments each year. Such fidelity bonds shall contain waivers of any defense based upon the exclusion of persons who serve without compensation from any definition of "employee" or similar term. 12.01.4 Insurance against loss of personal property of the Association by fire, theft and other losses, with deductible provisions as the Board of Directors deems advisable. 12.01.5 If the condominium has central heating or cooling, a liability policy at least equal to the lesser of $2,000,000 per accident or the insurable value of the building(s) housing the boiler or machinery. 12.01.6 Such other insurance as the Board of Directors, deems advisable; provided, that notwithstanding any other provisions herein, the Association shall continuously maintain in effect such casualty, flood and liability insurance and a fidelity bond meeting the insurance and fidelity bond requirements for condominium projects established by Federal National Mortgage Association, Government National Mortgage Association, Federal Home Loan Mortgage Corporation, Veteran's Administration or other governmental or quasi-governmental agencies involved in the secondary mortgage market so long as any such agency is a mortgagee or owner of a unit within the condominium, except to the extent such coverage is not available or has been waived in writing by such agency. 12.02 Owner's Additional rnsurance. Each owner shall obtain 26 additional insurance respecting his unit as contemplated under RCW 64.34.352(5) at his own expense; no owner shall, however, be entitled to exercise his right to maintain insurance coverage in any manner which would decrease the amount which the Board of Directors, or any trustee for the Board of Directors, on behalf of -all of the owners, will realize under any insurance policy which the Board of Directors may have in force on the condominium at any particular time. Each owner is required to and agrees to notify the Board of Directors of all improvements by the owner to his unit the value of which is in excess of One Thousand Dollars ($1,000) . Each owner is hereby required to file a copy of such individual policy or policies with the Board of Directors within thirty (30) days after purchase of such insurance, and the Board of Directors shall immediately review its effect with its insurance broker, agent or carrier. 12.03 Insurance Proceeds. Insurance proceeds for damage or destruction to any part of the property shall be paid to the Board J.of Directors on behalf of the Association which shall hold such -proceeds in trust for each unit owner and their first mortgage holders, as their interests may appear, and shall segregate such proceeds from other funds of the Association for use and payment as provided for in Section 13. The Association acting through its Board of Directors shall have the authority to settle and compromise any claim under insurance obtained by the Association, and the insurer may accept a release and discharge of liability made by the Board of Directors on behalf of the named insureds under the policy. 12.04 Additional Provisions. The Board of Directors shall, to the extent they are reasonably available, obtain insurance policies containing (or omitting, as indicated below) the following provisions: 12.04.1 Contribution. A provision that the liability • of the insurer thereunder is primary and shall not be affected by, and that the insurer shall not claim any right of set-off, counterclaim, apportionment, proration, or contribution by reason of, any other insurance obtained by or for any unit owner or any mortgagee; 12.04.2 - Matters Association Cannot Control_ No provision relieving the insurer from liability for loss because of any act or neglect of unit owners which is not within the scope of _ a unit owner's authority to act on behalf of the Association or because of any failure of the Association to comply with any warranty or condition regarding any portion of the property over which the Association has no control; 27 114ICR 12.04.3 Subrogation. A waiver of subrogation by the insurer for any and all claims against the, Association, the owner of any condominium unit and/or their respective household members, agents, employees or tenants, and of any defenses based upon co-insurance or upon invalidity arising from the acts of the insured. 12.04.4 Restoration Limited. A provision prohibiting the insurer from electing to restore damage in lieu of making a cash settlement, without first obtaining the written approval of the Association, or, if the Association is a party to an insurance agreement, the written approval of the trustee. 1 12.04.5 Cancellation. A provision that the insurer issuing the policy may not modify the amount or the extent of the coverage of the policy or cancel or refuse to renew the policy unless the insurer has complied with all applicable provisions of Chapter 48.18 RCW pertaining to the cancellation or non-renewal of contracts of insurance. 12.04.6 Inflation Endorsement. An Inflation Guard Endorsement, if available, which increases coverage and policy limits to the same extent inflation causes the value of the dollar to decrease. SECTION 13 DAMAGE OR DESTRUCTION; RECONSTRUCTION 13.01 Initial Board of Directors' Determinations. In the event of damage or destruction to any part of the property, the Board of Directors shall promptly, and in all events within twenty (20) days after the date of damage or destruction, make the following determinations with respect thereto employing such advice as the Board of Directors deems advisable: • 13.01.1 Extent of Damages. The nature and extent of the damage or destruction, together with an inventory of the improvements and property directly affected thereby. 13.01.2 Estimates. A reasonably reliable estimate of the cost to repair and restore the damage and destruction, which estimate shall, if reasonably practicable, be based upon two or more firm bids obtained from responsible contractors. 13.01.3 Insurance Proceeds. The anticipated insurance proceeds, if any, to be available from insurance covering the loss based on the amount paid or initially offered by the insurer. • 28 6411CROFILMEZr 13.01.4 Cost in Excess of Insurance. The amount, if any, that the estimated cost of repair and restoration exceeds the anticipated insurance proceeds therefore and the amount of assessment to each unit if such excess is paid as a maintenance expense and specially assessed against all the units in proportion to their percentage of interest in the common elements. 13.01.5 Recommendation. The Hoard of Directors' recommendation whether or not such damage or destruction should be repaired or restored. 13.02 Notice of Damage or Destruction. The Board of Directors shall promptly, and in all events within sixty (60) days after the date of damage or destruction, provide each owner and each mortgagee who has theretofore requested special notice, with a written notice summarizing the initial Board of Directors' determinations made under Section 13.01. If the Board of Directors fails to do so within said sixty (60) days, then any owner or mortgagee may make the determinations required under Section 13.01 and give the notice required under this Section 13.02. 13.03 Definitions: 13.03.1 Restoration. As used in this Section 13, the words "repair, " "reconstruct, " "rebuild" or "restore" shall mean restoring the improvements to substantially the same condition in which they existed prior to the damage or destruction, with each unit and the common elements having substantially the same vertical and horizontal boundaries as before. Modifications to conform to then applicable governmental rules and regulations or available means of construction may be made. 13.03.2 Emergency Work. As used in this Section 13, the term "emergency work" shall mean that work which the Board of Directors deems reasonably necessary to avoid further damage, destruction or substantial diminution in value to the improvements • and to reasonably protect the owners from liability from the condition of the site. 13.04 Restoration by Board of Directors. 13.04.1 Board of Directors Shall Restore. Unless prior to the commencement of repair and restoration work (other than emergency work referred to in Section 13.03.2) (1) the owners shall have decided not to repair and reconstruct in accordance with the provisions of either Section 13.05.3 or 13.06.3, (2) such repair or restoration work would be illegal under any state or local health or safety statute or ordinance, or (3) the condominium is 29 1\MCBOM terminated pursuant to RCW 64.34, as amended, the Board of Directors shall promptly repair and restore the damage or destruction. The Board of Directors shall use the available insurance proceeds therefor, and pay for the actual cost of repair and restoration in excess of insurance proceeds as a common expense which shall be specially assessed against all units in proportion to their percentages of interest in the common elements. 13.04.2 Authority to Contract. The Board of Directors shall have the authority to employ architects and attorneys, advertise for bids, let contracts to contractors and others, and to take such other action as is reasonably necessary to effectuate the repair and restoration. Contracts for such repair and restoration shall be awarded when the Board of Directors, by means of insurance proceeds and sufficient assessments, has made provision for the cost thereof. The Board of Directors may further authorize the insurance carrier to proceed with repair and restoration upon satisfaction of the Board of Directors that such work will be appropriately carried out. 13.04.3 Insurance Trustee. The Board of Directors may enter into a written agreement in recordable form with any reputable financial institution or trust or escrow company that such firm or institution shall act as an insurance trustee to collect the insurance proceeds and carry out the provisions of this • Section 13. Any such insurance trustee shall have the exclusive authority to negotiate losses under any policy providing such property or liability insurance. 13.05 Limited Damage; Assessment Under $5,000. If the amount of the estimated assessment determined under Section 13.01.4 does not exceed Five Thousand Dollars ($5,000) for any one unit then the provisions of this Section 13.05 shall apply: 13.05.1 Special Meeting of Association. The Board of Directors may, but shall not be required to, call a special owners' meeting to consider such repair and restoration work, which notice shall be given simultaneously with the notice required to be given by the Board of Directors under Section 13.02 above. If the Board of Directors shall fail to call such meeting, then the requisite number of owners, within fifteen (15) days of receipt of the notice given by the Board under Section 13.02 above, or the expiration of the sixty (60) day period for notice described in Section 13.02, whichever is less, may call a special owners' meeting to consider, such repair and restoration work. Any meeting held pursuant to this Section 13.05.1 shall be called by written notice and shall be convened not less than ten (10) nor more than twenty (20) days after the date of the notice of meeting. 30 • ��ICROFILMEL • 13.05.2 No Restoration Work Prior to Meeting. Except for emergency work, no repair and restoration work shall be commenced until after the expiration of the notice period set forth in Section 13.05.1 and until after the conclusion of said special meeting if such meeting is called within said notice period. 13.05.3 Vote Required Not to Rebuild. A unanimous decision of all the unit owners with units or assigned limited common elements which will not be rebuilt, and at least eighty (80) votes from all unit owners will be required to avoid the provisions of Section 13.04.1 and to determine not to repair and restore the damage and destruction; provided, that the failure of the Board of Directors or the requisite number of owners to call for a special meeting at the time or in the manner set forth in Section 13.05 shall be deemed a unanimous decision to undertake such work. 13.06 Major Damage; Assessment Over $5,000. If the amount of the estimated assessment determined under Section 13.01.4 exceeds Five Thousand Dollars ($5,000) for any one unit, then the provisions of this Section 13.06 shall apply: 13.06.1 Special Meeting of Association. The Board of Directors shall promptly, and in all events within sixty (60) days after the date of damage or destruction, provide written notice of a special owners' meeting to consider repair and restoration of • such damage or destruction, which notice shall be delivered with the notice required to be provided under Section 13.02 above. If the Board of Directors fails to do so within said sixty (60) day period, then notwithstanding the provisions of this Declaration or the Bylaws with respect to calling special meetings, any owner (the provisions of Section 6.06, notwithstanding) may within fifteen (15) days after the expiration of said sixty (60) day period, call a special meeting of the owners to consider repair and restoration of such damage or destruction by providing written-notice of such meeting to all owners and mortgagees. Any meeting held pursuant to • this Section 13.06 shall be called by written notice and shall be convened not less than ten (10) nor more than fifteen (15) days from the date of the notice of meeting. 13.06.2 No Restoration Work Prior to Meeting. Except for emergency work, no repair and restoration work shall be commenced until the conclusion of the special owners' meeting required under Section 13.06.1. 13.06.3 Vote Required Not to Rebuild. The affirmative vote of owners having at least eighty (80) votes and all votes of any unit owner assigned a limited common element that will not be 31 • ' FICROF • rebuilt will be required to avoid the provisions of Section 13.04 and to determine not to repair and restore the damage and destruction; provided, however, that the failure to obtain said affirmative vote shall be deemed a decision to rebuild and restore the damage and destruction; provided, further that the failure of the Board of Directors, or owners to convene the special meeting required under Section 13.06.1 within ninety (90) days after the date of damage or destruction shall be deemed a unanimous decision to undertake such repair and restoration work. 13.07 Decision Not to Restore; Disposition. In the event of a decision under either Sections 13.05.3 or 13.06.3 not to repair and restore the damage and destruction, or if such repair would be illegal, and provided the Condominium has not been terminated pursuant to RCW 64.34, as amended, the Board of Directors may nevertheless expend such of the insurance proceeds and common funds as the Board of Directors deems reasonably necessary for emergency work (which emergency work may include but is not necessarily limited to removal of the damaged or destroyed building and clearing, filling and grading the real property) . The remaining funds, if any, and property shall thereafter be held and distributed as follows: 13.07.01 Repair of Common Elements. The insurance proceeds attributable to the damaged common elements (except for limited common elements) shall be used to restore the damaged area to a condition compatible with the remainder of the condominium. 13.07.02 Distribution to Owners of Damaged Units. The insurance proceeds attributable to units and limited common elements which are not rebuilt shall be distributed to the owners of those units and the owners of the units to which those limited common elements were allocated, or to lienholders of such units, as their interests may appear. 13.07,03 Remaining Proceeds. The remainder of the proceeds shall be distributed to all the unit owners or lienholders, as their interests may appear, in proportion to such owner's allocated interest in the common elements. 13.07.04 Reallocation of Interests; Amendment. The allocated interests of any unit which the unit owners vote not to rebuild are automatically reallocated upon the vote not to rebuild as if the unit had been condemned pursuant to Section 14. The Board of Directors shall promptly prepare, execute, and record an amendment to the Declaration reflecting the reallocations. 32 ')AICROF LMED SECTION 14 CONDEMNATION 14.01 Consequences of Condemnation. If at any time or times during the continuance of the condominium ownership pursuant to this Declaration, all or any part of the property shall be taken or condemned by any public authority or sold or otherwise disposed of in lieu of or in avoidance thereof, the provisions of this Section 14 shall apply. If any unit or portion thereof or the common or limited common elements or any portion thereof is made the subject matter of any condemnation or eminent domain proceeding or is otherwise sought to be acquired by a condemning authority, then the Board of Directors shall provide each owner and each mortgagee written notice of any such proceeding or proposed acquisition. 14.02 Proceeds. All compensation, damages, or other proceeds therefrom, the sum of which is hereinafter called the "Condemnation Award," shall be payable to the Board of Directors on behalf of the Association. 14.03 Complete Taking. In the event that the entire property is taken or condemned, or sold or otherwise disposed of in lieu of or in avoidance thereof, the condominium ownership thereof shall terminate. The Condemnation Award shall be apportioned among the owners in proportion to the respective undivided interests in the common elements; provided, that if a standard different from the value of the property as a whole is employed to measure the Condemnation Award in the negotiation, judicial decree, or otherwise, then in determining such shares the same standard shall be employed to the extent it is relevant and applicable. On the basis of the foregoing principle, the Board of Directors shall as soon as practicable determine the share of the Condemnation Award to which each owner is entitled. After first paying out of the respective share of each owner, to the extent sufficient for the purpose, all mortgages and liens on the interest of such owner, the balance remaining in each share shall then be distributed to each owner respectively. 14.04 Partial Taking. In the event that less than the entire property is taken or condemned, or sold or otherwise disposed of in lieu of or in avoidance thereof, the condominium ownership hereunder shall not terminate. Each owner shall be entitled to a share of the Condemnation Award to be determined in the following manner: 14.04.1 Allocation of Award. As soon as practicable 33 • o L OROFILME[ the Board of Directors shall, reasonably and in good faith, allocate the Condemnation Award between compensation, damages, or other proceeds. 14.04.2 Apportionment Among Owners. The Board of Directors shall apportion the amounts so allocated to the taking of or injury to the common elements excluding the limited common elements which, in turn, shall be apportioned among owners in proportion to their respective undivided interests in the common elements. Any amount apportioned to the taking of or injury to the limited common elements shall be divided equally among owners of units to which those limited common elements were assigned. 14.04.3 Severance Damages. The total amount allocated to severance damages shall be apportioned to those units which were not taken or condemned. 14.04.4 Damage to a Particular Unit. The respective amounts allocated to the taking of or injury to a particular unit -and/or the improvements an owner has made within his own unit shall be apportioned to the particular unit involved. 14.04.5 Consequential Damages. The amount allocated to consequential damages and any other takings or injuries shall be apportioned as the Board determines to be equitable under the circumstances. 14.04.6 Agreed Allocation. If an allocation of the Condemnation Award is already established in negotiation, judicial decree, or otherwise, then in allocating the Condemnation Award the Board shall employ such allocation to the extent it is relevant and applicable. 14.04.7 Distribution of Proceeds. Distribution of apportioned proceeds shall be made to the respective owners and their respective .mortgagees in the manner provided in Section 14.03. 14.05 Reductions of Condominium Upon Partial Taking. In the event that (a) a partial taking occurs which pursuant to Section 14.04 does not result in a termination of condominium ownership hereunder, and (b) at least one (1) unit is taken or condemned and (c) the condemning authority elects not to hold, use and own said unit as a condominium unit owner subject to and in accordance with the Declaration, then the provisions of this Section 14.05 shall take effect immediately upon the condemning authority taking possession of the unit or units so taken or condemned. 14.05.1 Reduction of Declaration. The units subject to 34 MICROFILMED this Declaration shall be reduced to those units or partial units not taken or condemned (or not sold or otherwise disposed of in lieu of or in avoidance thereof) . 14.05.2 Reduction of Common Elements. The common elements subject to this Declaration shall be reduced to those common elements not taken or condemned. 14.05.3 Reduction of Limited Common Elements. The limited common elements, which were not taken or condemned, but which were appurtenant to units that were taken or condemned, shall be deemed part of the general common elements remaining subject to this Declaration. Any remnant of a unit remaining after part of such unit was condemned such that the unit may not practically or lawfully be used for any purpose permitted by Section 11 shall become a common element upon such condemnation. 14.05.4 Recalculation of Percentages. The percentage of undivided interests in the common elements appurtenant to each unit not so taken or condemned shall be recalculated on the basis that the approximate square footage of said units shall remain the same as set forth in Exhibits "B, C and D" and the approximate square footage of the entire property not so taken or condemned shall be the aggregate of the approximate square footage of all units. Provided however, if a portion of any unit is condemned, but the remaining portion of that unit may still be practically and lawfully used for the uses specified in Section 11, then the approximate square footage of that unit as set forth on Exhibits B, C and D shall be reduced. 14.05.5 Interest of Owner of Condemned Unit. Except with respect to the share of proceeds apportioned pursuant to Section 14.04, no owner or mortgagee of a unit so taken or condemned (except for a unit only partially condemned which may still be practically and lawfully used) shall have, nor shall there be appurtenant to any unit so taken or condemned, any right, title, • interest, privilege, duty or obligation in, to or with respect to the Association and any unit, or common elements which remain subject to this Declaration and which are not so taken or condemned. 14.05.6 Interest of Owners of Remaining Units. Except ' as otherwise expressly provided in Section 14.05, the rights, title, interests, privileges, duties and obligations of an owner and mortgagee in, to or with respect to a unit not so taken or condemned (and in, to or with respect to the Association and the common elements appurtenant to said unit) shall continue in full force and effect as provided in this Declaration. 35 • PI • . MICROFILME 14.05.7 This Section Binding. The provisions of Section 14.05 shall be binding upon and inure to the benefit of all owners and mortgagees of (and other persons having or claiming to have any interest in) all units which are, as well as all units which are not, so taken or condemned. All such owners, mortgagees and other persons covenant to execute and deliver any documents, agreements or instruments (including, but not limited to, appropriate amendments to the Declaration, Survey Map and Plans) as are reasonably necessary to effectuate the provisions of Section 14.05. 14.06 Reconstruction and Repair. Any reconstruction and repair necessitated by condemnation shall be governed by the procedures specified in Section 13 above, provided that the Board of Directors may retain and apply such portion of each owner's share of the Condemnation Award as is necessary to discharge said owner's liability for any special assessment arising from the operation of said Section 13. SECTION 15 MORTGAGEE PROTECTION 15.01 Priority of Mortgages. Notwithstanding all other provisions hereof (except Section 10.01) and as provided in the Act, the liens created under this Declaration upon any unit for assessments shall be subject to tax liens on the unit in favor of any assessing unit and/or special district and be subject to the rights of the secured party in the case of any indebtedness secured by mortgages which were made in good faith and for value upon the unit. where such mortgagee of the unit, or other purchaser of a • unit, obtains possession of a unit thereof, such possessor and his successors and assigns, shall not be liable for the share of the common expenses or assessments by the Association chargeable to such unit which become due prior to such possession, but will be liable for the common expenses and assessments accruing after such • possession. Such unpaid share of common expenses or assessments shall be deemed to be common expenses collectible from all of the unit owners including such possessor, his successor and assigns. - 15.02 Abandonment of Condominium Status. Except when acting pursuant to the provisions of the Act involving damage, destruction, or condemnation, the Association shall not, without consent of eighty percent (80%) of all first mortgagees of record of the units, seek by act or omission to abandon the condominium status of the project, or to abandon, encumber, sell or transfer any of the common elements. 15.03 Partition and Subdivision. The Association shall not 36 • combine nor subdivide any unit or the appurtenant limited common elements, nor abandon, partition, subdivide, encumber or sell any common elements, or accept any such proposal, without the prior approval of seventy-five percent (75%) of all first mortgagees of record of the units, and without unanimous approval of the first mortgagees of the units to be combined or subdivided. 15.04 Material Amendments to Declaration and Bylaws. The Association shall not make any material amendment to the Declaration or Bylaws (including changes in the percentages of interest in the common elements) without the prior approval of seventy-five percent (75W) of all first mortgagees of record of the units, and without unanimous approval of the first mortgagees of the units for which the percentage(s) would be changed. 15.05 Effect of Declaration Amendments. No amendment of this Declaration shall be effective to modify, change, limit or alter the rights expressly conferred upon mortgagees in this instrument with respect to any unsatisfied mortgage duly recorded unless the amendment shall be consented to in writing by the holder of such mortgage. Any provision of this Declaration conferring rights upon mortgagees which is inconsistent with any other provision of Declaration or the Bylaws shall control over such other inconsistent provisions. 15.06 Written Notice. Where a mortgagee of a unit (or any insurer or guarantor of such mortgage) has filed a written request with the Board of Directors, the Board of Directors shall: 15.06.1 Furnish Copies. Furnish such mortgagee with a copy of any insurance policy or evidence thereof which is intended to cover the unit on which such mortgagee has a lien. 15.06.2 Notice of Cancellation. Require any insurance carrier to give the Board of Directors and any and all insureds (including such mortgagees) at least thirty (30) days' written notice before canceling, failing to renew, reducing the coverage or limits, or otherwise substantially modifying any insurance with respect to the property on which the mortgagee has a lien (including cancellation for a premium non-payment) . 15.06.3 Approval of Settlement. Not make any settlement of any insurance claim for loss or damage to any such units, or common elements exceeding Five Thousand Dollars ($5,000) without first giving written notice to such mortgagee. • 15.06.4 Notice of Taking. Give such mortgagee written notice of any loss or taking affecting common elements, if such 37 • MICROFILMED loss or taking exceeds S10,000. 15.06.5 Notice of Damage. Give such mortgagee written notice of any loss, damage or taking affecting any unit or common elements in which it has an interest, if such loss, damage or taking exceeds One Thousand Dollars ($1,000) . 15.06.6 Notice of Owner's Default. Give such mortgagee written notice that an owner/mortgagor of a unit has for more than sixty (60) days failed to meet any obligation under the condominium documents. 15.06.7 Notice of Meetings. Give such mortgagee written notice of all meetings of the Association and permit such mortgagee to designate a representative to attend all such meetings. 15.07 Insurance Policy Terms. The insurance policy required under Section 12 shall contain a standard mortgagee clause which shall, if reasonably obtainable: 15.07.1 Reference to All Holders of Mortgages. Provide that any reference to a mortgagee in such policy shall mean and include all holders of mortgages of any unit or unit lease or • sublease of the project, in their respective order and preference, whether or not named therein; 15.07.2 Mortgagee's Interest not to be Invalidated. Provide that such insurance as to the interest of any mortgagee shall not be invalidated by any act or neglect of the Board of Directors or unit owners or any persons under any of them; 15.07.3 Waiver of Certain Provisions. Waive any • provision invalidating such mortgage clause by reason of the failure of any mortgagee to notify the insurer of any hazardous use or vacancy; any requirement that the mortgagee pay any premium • thereon; and any contribution clause. 15.08 Inspection of Books; Audited Financial Statements. Unit owners and holders, insurers, and guarantors of first mortgages on any unit ("Interested Parties") shall be entitled to inspect current copies of the Declaration, Bylaws, and any other rules concerning the condominium and the books, records, and financial statements of the Association during normal business hours and under other reasonable circumstances. Upon the written request of the Interested Parties, the 38. MICROFILMED . i Association shall provide such parties with an audited financial statement for the preceding fiscal year if an audited statement is available, or if the condominium contains fifty (50) or more units. The Interested Parties shall be allowed to have an audited financial statement prepared for the preceding fiscal year at their expense if the condominium contains fewer than fifty (50) units and such audited statement is not available. 15.09 Obtaining Declarant's Powers. In the event the Mortgagee of the Condominium becomes bound by this Declaration by granting one or more partial releases or otherwise, and forecloses its mortgage or acquires a deed in lieu of foreclosure, and obtains possessory rights, legal title, or certificates of sale to the unsold unit or units and appurtenant common elements covered by the respective deed of trust or mortgage liens, then the Mortgagee of the Condominium may succeed to and assume, to the exclusion of the Declarant, the powers of the Declarant as set forth in this Declaration. 15.10 Rights of Mortgagee of Condominium. The Mortgagee of the Condominium shall be entitled to appoint a receiver during the pendency of any foreclosure, and said receiver shall immediately, upon appointment, succeed to and assume the rights and powers of the Declarant as set forth in this Declaration, and the receiver shall be entitled to sell unsold condominium units during the pendency of said foreclosure, and, said sales shall be subject to confirmation by court order. 15.11 Right of Board of Directors to Cure Defaults. Nothing herein contained shall limit or restrict the right of the Board of Directors on behalf of all the owners to cure defaults under mortgages to which the liens created hereunder are subordinated under this Section. The Board of Directors is expressly authorized to cure any and all such defaults by payments to the mortgagee or mortgagees of any defaulting owner from the common expense fund. Any such payments shall be specially assessed against the unit of the defaulting owner and said special assessment shall be secured by the lien created under Section 10 hereof; provided, however, that the Board of Directors shall not be able to assign their lien rights under Section 10 or otherwise transfer the unit or any interest therein except when such transfer occurs pursuant to a lien foreclosure proceeding. 15.12 Change in Manager. In the event that professional management is employed by the Association, at least thirty (30) days' written notice of any contemplated change in the professional manager shall be given to any first mortgagee which has requested to be notified. The Association shall not elect to terminate 39 441(3130F:1111 professional management and assume self management without the prior consent of seventy-five percent (75%) of all first mortgagees who have requested to be advised of such election; provided that such prior consent shall not be required to change from one professional manager to another professional manager. SECTION 16 COMPLIANCE 16.01 Enforcement. Each owner shall comply strictly with the provisions of this Declaration, the Bylaws, and the administrative rules and regulations made pursuant thereto as they may be lawfully amended from time to time. Failure to comply shall be grounds for an action to recover sums due for damages or injunctive relief or both, maintainable by the Board of Directors on behalf of the owners, or in a proper case, by any aggrieved owner. Failure to comply shall also entitle the Board of Directors to recover any costs and reasonable attorneys' fees incurred by reason of such failure whether or not such activities result in suit being commenced or prosecuted to judgment. In addition, the Board of Directors shall be entitled to recover costs and reasonable attorneys' fees if it prevails on appeal and in the enforcement of a judgment. 16.02 No Waiver of Strict Performance. The failure of the Board of Directors in any one or more instances to insist upon the strict performance of any of the terms, covenants, conditions or restrictions of this Declaration, or of the Bylaws, or to exercise any right or option contained in such documents, or to serve any notice or to institute any action, shall not be construed as a waiver or a relinquishment for the future of such term, covenant, condition or restriction, but such term, covenant, condition or restriction shall remain in full force and effect. The receipt by the Board of Directors of any sum from an owner, with knowledge of any such breach shall not be deemed a waiver of such breach, and no waiver by the Board of Directors of any provision hereof shall be deemed to have been made unless expressed in writing and signed by the Board of Directors. This section also extends to the Declarant's managing agent, exercising the powers of the Board of Directors during the initial period of operation of the Association and the condominium development. SECTION 17 EASEMENTS • 17.01 In General. It is intended that in addition to rights 40 • 1101 L. • under the Act, each unit has an easement in and through each other unit and the common elements for all support elements and utility, wiring, heat and service elements, and for reasonable access thereto, as required to effectuate and continue proper operation of this condominium plan. Without limiting the generality of the foregoing, each unit and all common elements are specifically subject to easements as required for the intercom and electrical entry system, if any, for the electrical wiring and plumbing, for the air conditioning lines and equipment, if any, for each unit, for the vacuum system roughed-in in each unit, if any, for fireplaces and associated flues or chimneys, if any, and for the master antenna cable system, if any. Finally, each unit as it is constructed is granted an easement to which each other unit and all common elements are subject for the location and maintenance of all the original equipment and facilities and utilities for such unit. The specific mention or reservation of any easement in this Declaration does not limit or negate the general easement for common elements reserved by law. All such easements shall be located as such features are located in the buildings as built, or as they may become located due to settling or repair or reconstruction. 17.02 Utility and Other Easements. The Board of Directors shall have the authority to grant permits, licenses and easements over the common elements for utilities, roads and other purposes necessary for the proper operation of the condominium. 17.03 Association Functions. There is hereby reserved to Declarant and the Association, or their duly authorized agents and representatives, such easements as are necessary to perform the duties and obligations of the Association as are set forth in the Declaration, the Bylaws, or the Association's rules and regulations. 17.04 Encroachments. Each unit and all common elements are hereby declared to have an easement over all adjoining units and common elements for the purpose of accommodating any encroachment due to engineering errors, errors in original construction, settlement or shifting of the building, or any other similar cause, and any encroachment due to building overhang or projection. There shall be valid easements for the maintenance of said encroachments so long as they shall exist, and the rights and obligations of owners shall not be altered in any way by said encroachment, settling or shifting; provided, however, that in no event shall a valid easement for encroachment be created in favor of an owner or owners if said encroachment occurred due to the willful act or acts with full knowledge of said owner or owners. In the event a unit or common elements are partially or totally destroyed, and then 14 1 41 • t1����CROFILME repaired or rebuilt, the owners agree that minor encroachments over adjoining units and common elements shall be permitted, and that there shall be valid easements for the maintenance of said encroachments so long as they shall exist. The foregoing encroachments shall not be construed to be encumbrances affecting the marketability of title to any unit. 17.05 Easement for Construction. There is retained by the Declarant, for exercise by it and its successors and assigns, or for exercise by the Board of Directors if work is not completed by Declarant or his successors and assigns, an easement for the purpose of completing construction or repair of the condominium and all its units. This easement affects all parties of the property as required. 17,06 Right of Entry for Maintenance, Repairs, Emergencies or Improvements. The Association shall have the right to have access to each unit from time to time as may reasonably be necessary for maintenance, repair or replacement or improvement of any of the common elements accessible therefrom, or for making repairs necessary to prevent damage to the common elements or to the other units, or for any emergency situations. SECTION 18 PROCEDURES FOR SUBDIVIDING OR COMBINING 18.01 Procedure. Subdivision or combining of any unit or units or common elements are authorized only as follows: 18.01.1 Proposal for Subdividing or Combining. Any owner of any unit may propose any subdividing or combining of a unit or units or appurtenant common elements in writing, together with complete plans and specifications for accomplishing the same and a proposed amendment to the Declaration, Survey Map and Plans covering such subdividing or combining, to the Board of Directors, • which shall then notify all other owners of the requested subdivision, combination or partition. 18.01.2 Necessary Vote. Upon written approval of such proposal by owners having at least seventy-five (75) votes, exclusive of votes held by the Declarant, and the unanimous approval of the proposal by the owners of the units to be subdivided or combined, together with such mortgagee approval as is required in Section 15, the owner making the proposal may proceed according to such plans and specifications; provided that the Board of Directors may in its discretion (but it is not mandatory that the Board exercise this authority) require that the Board of 42 • • vr1ICROFILMEC • Directors administer the work or that provisions for the protection of other units or common elements or reasonable deadlines for completion of the work be inserted in the contracts for the work. SECTION 19 AMENDMENT OF DECLARATION, SURVEY MAP, PLANS 19.01 Declaration Amendment. Amendments to the Declaration shall be made by an instrument in writing entitled "Amendment to Declaration" which sets forth the entire amendment. Except as otherwise specifically provided for in this Declaration, any proposed amendment must be approved by a majority of the Board of Directors prior to its adoption by the owners. Amendments may be adopted at a meeting of the owners if owners holding at least seventy-five (75) votes vote in favor of such amendment, or without any meeting if all owners have been duly notified and owners holding at least seventy-five (75) votes consent in writing to such amendment. In all events, the amendment when adopted shall bear the signature of the president of the Association and shall be attested by the secretary/treasurer, who shall state whether the amendment was properly adopted, and shall be acknowledged by them as officers of the Association. Amendments once properly adopted shall be effective upon recording in the appropriate governmental offices. Notwithstanding the foregoing, no amendment may create or increase special declarant rights (as defined in the Act) , increase the number of units, change the boundaries of any unit, the allocated interests of a unit, or the uses to which any unit is restricted, unless the requirements of the Act for adopting such amendments are satisfied. It is specifically Convented and understood that any amendment to this Declaration properly adopted will be completely effective to amend any or all of the covenants, conditions and restrictions contained herein which may be affected and any or all clauses of this Declaration or Survey Map and Plans unless otherwise specifically provided in the section being amended or the amendment itself. 19.02 Map and Plans Amendment. Except as otherwise provided herein, the Survey Map and Plans may be amended by revised versions or revised portions thereof referred to and described as to effect in an amendment to the Declaration adopted as provided for herein. Copies of any such proposed amendment to the Survey Map and Plans shall be made available for the examination of every owner. Such amendment to the Survey Map and Plans shall be effective, once properly adopted, upon recordation in the appropriate county office in conjunction with the Declaration amendment. 19.03 Amendments by Declarant. The Declarant may at any time, 43 MICROFILME- until all units in any Phase have been sold by Declarant, record an amendment to the Declaration changing the person who is to receive service of process, and such amendment need by acknowledged only by the Declarant and need not otherwise comply with the requirements of this Section 19. Declarant may also record an amendment to the Declaration and to the Survey Map and Plans to add Phase Two and Phase Three or either of them to the Condominium Project. These • amendments need be acknowledged only by the Declarant and need not otherwise comply with the requirements of this Section 19 but must be recorded within seven (7) years from the date of recording of this Declaration. 19.04 Amendments to Conform to Construction. In addition, Declarant, upon Declarant's sole signature, may at any time until all units have been sold by Declarant, file an amendment to the Declaration and to the Survey Map and Plans to conform them to the actual location of any of the constructed improvements and to establish, vacate and relocate utility easements, access road easements, or storage facilities, and any such amendment need not otherwise comply with the requirements of this Section 19. 19.05 Discontinuance of Condominium. Any decision or failure to act by the owners under this Declaration or any applicable provision of law which intends or requires discontinuance of this condominium or removal of the property from the provisions of the Act, shall, if such decision or failure to act is sufficient under the Act, also terminate and discontinue the effect of any and all of the covenants, conditions, and restrictions set forth herein, and all provisions of the Survey Map and Plans, unless other specific provision is made by recorded amendments to the Declaration, and, if required, to the Survey Map and Plans. SECTION 20 MISCELLANEOUS 20.01 Notice. Except as may be specifically provided herein, all notices, requests, demands, statements, advice, assessments, notifications and other communications contemplated hereunder or given pursuant hereto shall be in writing and shall be deemed given and effective when delivered personally, or twenty-four (24) hours after a copy has been deposited in the mails, first class postage prepaid, addressed as follows: To Association: To the address of the condominium. 44 • j • MICROFILMED To Owners or Their Designated Representatives: To the address in the State of Washington specified by such owner in writing to the Board of Directors in accordance with the Bylaws, or, if no such address has been so specified, to the address of the unit owned by such owner. To Other Persons Entitled to Notice: To the address provided to the Association by each such person pursuant to a written request for such notice. To the Directors, Manager, Chairman, Secretary and Treasurer: To such person or entity at the address of the condominium. 20.02 Notice to Mortgagee. Upon written request to the Board of Directors for notices and for a period of three (3) years thereafter (or for such longer period as the Board of Directors shall set) , the mortgagee of any unit will be entitled to each notice permitted or required herein to be given to the owner whose unit is subject to the mortgage. No notice to such owner shall be deemed validly given until and unless each mortgagee of such owner entitled to notice is also given such notice. A request for notices may be renewed periodically until said mortgage is discharged of record. 20.03 Service of Process. Until such time as the final Board of Directors is elected by the owners at a meeting of the Association called for that purpose, Jay Kobza is hereby authorized to receive service of process on behalf of the • Association in cases provided for in the Act. The address for Jay Kobza is 5032 Ramblewood Lane S.E., Olympia, WA 98513. After the election of a Board of Directors, the President of said Board and each successor President, during the time he is President, is authorized to receive service of process in cases provided for in the Act. 20.04 Remedies Not Exclusive. No right or remedy conferred or reserved by this Declaration is exclusive of any other right or remedy, but each is cumulative, and shall be in addition to every other right or remedy given hereby or hereafter existing at law 45 • ICR®FIL SEE or equity or by statute. 20.05 Mortgagee's Acceptance 20.05.1 Priority of Mortgage. This Declaration shall not initially be binding upon any mortgagee of record at the time of recording of said Declaration but rather shall be subject and subordinate to the interest of said mortgagee. 20.05.2 Acceptance Upon First Conveyance. Declarant shall not consummate the conveyance of title of any unit until said mortgagee shall have accepted the provisions of this Declaration and made appropriate arrangements, in accordance with the Act, for partial release of units with their appurtenant limited common elements and percentages of interest in common elements from the lien of said mortgage. The issuance and recording of the first such partial release by said mortgagee shall constitute its acceptance of the provisions of this Declaration and the condominium status of the units remaining subject to its mortgage as well as its acknowledgment that such appropriate arrangements for partial release of units have been made; provided, that, except as to units so released, said mortgage shall remain in full effect as to the entire property. 20.06 Severability. If any term or provision of this Declaration or the application thereof to any person or - circumstances shall, to any extent, be invalid or unenforceable, the remainder of this Declaration, and the application of such term or provision to persons or circumstances other than those to which it is invalid or unenforceable shall not be affected • thereby, and each term and provision of this Declaration shall be valid and enforceable to the fullest extent. 20.07 Effective Date. The Declaration shall take effect upon recording. • 20.08 Reference to. Survey Map and Plans. The Survey Map and Plans of the building referred to herein were filed with the Recorder of Pierce County, Washington, simultaneously with the recording of this Declaration under File No 'n Volume of Condominiums, pages through i 46 - i MICROFILMED I DINPr BYLAWS FOR CONDOMINIUM HOMEOWNERS ASSOCIATION MICROFILMEC MEC BYLAWS Table of Contents Page ARTICLE I . MEMBERSHIP; VOTING; REGISTER . . . 1 Section 1 Membership 1 Section 2 Voting 1 Section 3 , Register of Members 2 Section 4 Meetings of Members 2 ARTICLE II . MEETINGS OF MEMBERS 2 Section 1 Place - 2 • Section 2 Annual Meeting 2 Section 3 Special Meetings 3 Section 4 Notice of Meetings 3 Section 5 Quorum 4 Section 6 Adjourned Meetings 4- Section 7 Proxies - 4 Section 8 Majority Vote 5 Section 9 Order of Business * 5 fr Section 10 Parliamentary Authority 6 ; j ARTICLE III . BOARD OF DIRECTORS; -SUBMISSION 6 - OF OFFICIAL BUSINESS 6 Section 1 Number; Election 6 Section 2 Management by Declarant/ Interim Board 6 Section 3 Election of Board of Directors . . 6 Section 4 Vacancies 7 Section 5 Removal of Directors 7 Section 6 Compensation 8 Section 7 Organization Meeting 8 _ Section 8 Regular Meeting 8 Section 9 • Special Meetings 9 Section 10 Waiver of Notice 9 Section 11 Quorum - 9 Section 12 Complaints and Official Business . 10 ARTICLE IV. OFFICERS 10 Section 1 Designation 10 Section 2 Election of Officers 10 Section 3 Removal of Officers 10 (1) MICROFILMED i 1I Section 4 President 10 Section 5 Vice President 11 Section 6 Secretary/Treasurer 11 Section 7 Other Officers, Assistants Employees 11 Section 8 Compensation 11 ARTICLE V. COMMITTEES AND MANAGER 12 Section 1 Committees of Directors 12 Section 2 Other Committees 12 Section 3 Delegation to Manager 12 ARTICLE VI . OBLIGATIONS OF UNIT OWNERS 13 Section 1 Monthly Assessments 12 • Section 2 Rules and Regulations 13 ARTICLE VII . HANDLING OF FUNDS 13 Section 1 Accounts 13 Section 2 Insurance Account 14 Section 3 Reserve Account 19 Section 4 General Account 15 ARTICLE VIII . KEEPING RECORDS AND REPORTS 15 Section 1 General 15 Section 2 Financial Reports 16 ARTICLE IX. AMENDMENTS 17 ARTICLE X. MISCELLANEOUS 18 • Section 1 Notices. for all Purposes 18 Section 2 Waiver 18 • Section 3 Limitation of Liability 19 Section 4 Interpretation 20 0 (ii) MICROFILMED BYLAWS FOR CONDOMINIUM HOMEOWNERS ASSOCIATION The following are the Bylaws of the Homeowners Association (the "Association") . These Bylaws apply to • the entire condominium project, each condominium unit therein and all common elements. Each unit owner is a member of the Association. All present and future owners, mortgagees and other encumbrancers, lessees, tenants, licensees and occupants of units, and their guests and employees, and any other person who may use the common elements of the condominium project are subject to these Bylaws, the Declaration and the rules and regulations established from time to time by the Association for the use and operation of the project. These Bylaws have been established by the Declarant, and may be amended as provided herein. ARTICLE I MEMBERSHIP; VOTING; REGISTER 1 . Membership. The Association shall be composed of the owners of each unit who may participate through designated representatives, as set forth in the Declaration. 2 . Voting. The aggregate voting power of all units is one hundred (100) votes . Each unit is entitled to the number of votes equal to its percentage of undivided interest in the common 1 MICROFILMED elements as set forth in the Declaration. Cumulative voting for directors is allowed. 9 3 . Register of Members . The Board of Directors of the Association shall maintain a register containing the names and addresses of all owners of units, their designated representatives, any voting rights pledges and any proxies that have been filed with the Association. Owners who sell or convey their interests in a unit shall promptly report to the Board of Directors the name and address of their successor in interest. Persons claiming membership in the Association shall, upon request, furnish the Board of Directors with a copy of any documents under which they assert ownership to a unit, or any interest therein. The Board of Directors may require owners to supply it with copies of any security instrument affecting their interests. ARTICLE II MEETINGS OF MEMBERS 1 . Place. Meetings of the Association shall be- held at such reasonable place as may be designated from time to time by the Board of Directors . 2 . Annual Meeting. The annual meeting of the Association shall be held in the first quarter of each year, on a date fixed by the Board of Directors. At the annual meeting the owners or their designated representatives shall elect Directors or fill vacancies 2 • 11MICROFILMEG the legality of the meeting. Any holder of a mortgage on a unit (or any insurer or guarantor of such mortgage) will, upon written request filed with the Association, be entitled to written notice of all meetings of the Association and be permitted to designate a representative to attend all such meetings. 5. Quorum. The presence in person or by proxy of owners or their designated representatives having fifty-one (51) or more votes shall constitute a quorum for the transaction of business at any meeting of the Association. 6. Adjourned Meetings. If any meeting of the Association cannot be held because a quorum is not in attendance, the owners or their designated representatives present may adjourn the meeting to , a later date and give notice thereof to each owner or his designated representative (and each other person entitled to notice) in accordance with the Declaration, and those who attend such an adjourned meeting, although holding less than fifty-one (51) votes but at least twenty-five (25) votes, shall nevertheless constitute a quorum for the purpose of said meeting; provided that no amendment to the Declaration or Bylaws shall be adopted except as prescribed by the Declaration and Bylaws, and further, no amendment to these Bylaws shall be adopted unless owners or their designated representatives holding sixty (60) or more votes vote in 4 MICROFILMS li in the Board of Directors as provided in the Declaration and shall consider such other business as may properly come before the meeting . 3 . Special Meetings. The President, a majority of the Board of Directors, or the owners or their designated representatives having twenty (20) or more votes may call a special meeting of the Association . 4 . Notice of Meetings. It shall be the duty of the Secretary/Treasurer to send by prepaid United States mail a notice of each annual and special meeting to each owner or his designated representative (and any other person entitled to notice under the Declaration or Bylaws) at such address as the owner or other person shall have furnished in writing to the Board of Directors, or, if an owner fails to specify such address, the address of the unit owned by the owner. The notice shall state the time and place of the meeting and the items on the agenda to be voted on by the members, including the general nature of any proposed amendments to 11 the declaration or bylaws, changes in the previously approved budget that result in a change in assessment obligations, and any proposal to remove a director or officer. The notice shall be given at least fifteen (15) days prior to an annual or special meeting. Notice of any meeting of the Association may be waived in writing at any time and is waived by actual attendance at such meeting, unless such appearance is limited expressly to object to 3 MICROFILMED favor of such amendment . 7 . Proxies. Any owner or his designated representative may vote by proxy. Proxies shall be in writing, signed by the owner or his designated representative, and filed with the Board of Directors . A proxy must be for all the voting power of the condominium unit . A unit owner may not revoke a proxy except by actual notice of revocation given to the President (or such other % person presiding over the meeting) . A proxy is void if it is not dated or purports to be revocable without notice. Unless otherwise stated in the proxy, a proxy terminates eleven months after its date of issuance. 8 . Majority Vote. Except as otherwise provided by the Declaration or these Bylaws, passage of any matter submitted to vote at a meeting or adjourned meeting duly called, where a quorum is in attendance in person or by proxy, shall require the affirmative vote of fifty-one percent (51%) or more of the total votes present in person or by proxy. 9 . Order of Business. The order of business at meetings of the Association shall be as follows unless dispensed with or altered by motion: (a) Roll call (b) Proof of notice of meeting or waiver of notice (c) Minutes of preceding meeting (d) Reports of officers 5 • MICROFILMED (e) Reports of committees (f) Election of Directors (annual meeting or special meeting called for such purpose) (g) Unfinished business (h) New business (i) Adjournment 10 . Parliamentary Authority. In the event of a dispute, the parliamentary authority for the meetings shall be the current available edition of Roberts Rules of Order, Revised. • J ARTICLE III BOARD OF DIRECTORS; SUBMISSION OF OFFICIAL BUSINESS 1 . Number; Election. Not later than the conveyance of the first unit in the condominium, the affairs of the Association shall be governed by a Board of Directors composed of three (3) persons who shall be elected as provided in the Declaration. 2 . Management by Declarant/Interim Board. As provided in the Declaration, the duties of the Board of Directors, prior to the election of the three (3) member board, shall be carried out by the Declarant, or an initial three (3) member Board of Directors appointed by the Declarant ("Interim Board") . The Declarant shall call a special meeting of the Association to be held no later than sixty days after the conveyance of twenty-five percent (25%) of the 6 CROF units for the purpose of electing one (1) member of the Interim Board. Such director shall be elected by the majority vote of unit owners other than the Declarant, and shall serve until the three (3) member Board of Directors is elected pursuant to Section 3 below. 3 . Election of Board of Directors . The Declarant shall call a special meeting of the Association for the purpose of electing the Board of Directors to be held no later than the earlier of: • (a) three (3) years from the first conveyance of record of a unit in Phase One except as security for a debt; (b) two (2) years from the date of the last conveyance of record of a unit in Phase One except as security for a debt; or (c) sixty (60) days from the date on which the Declarant shall have closed the sale of seventy-five percent (75%) of the units in Phase One. The elected Board of Directors elected pursuant to this section shall consist of three (3) members who shall serve without compensation and a, majority of whom shall be unit owners. Thereafter, the condominium, project 's affairs shall be governed by the elected three (3) member Board of Directors. During its term of office the Interim Board (and the Declarant until the Interim Board is appointed) shall exercise the rights, duties and functions of the elected Board of Directors as set forth in the Declaration and these Bylaws. At the first annual meeting following the recording of an amendment adding Phase Three to the condominium, the Board of Directors shall be expandedto 7 MICROFILMED five (5) persons, a majority of whom shall be unit owners and who shall serve without compensation. At this meeting, the unit owners shall elect two (2) additional persons to the Board of Directors. 4 . Vacancies . Vacancies in the elected Board of Directors caused by,reason other than the removal of a Director by a vote of the Association shall be filled by vote of the majority of the remaining Directors, even though they may constitute less than a quorum; and each person so elected shall serve for the unexpired portion of the previous Director' s term. Vacancies in the Interim Board shall be filled by the Declarant without a meeting of the Association. 5 . Removal of Directors . At any annual meeting of the Association or special meeting of the Association called for that purpose, any one or more of the Directors who have been elected by the owners or their .designated representatives may be removed, with or without cause, by a two-thirds vote of the owners (other than the Declarant) or their designated representatives present and entitled to vote at any meeting at which a quorum is present, and successors may- then be elected to fill the vacancies thus created. Except for members elected by owners, the Declarant may remove members of the Interim Board with or without cause, and appoint directors to fill the vacancies thus created without a meeting of the Association. 6. Compensation. No compensation shall be paid to Directors 6 MICROFJLME[ for their services as Directors . 7 . Organization, Meeting. The first meeting of the Interim Board and the elected Board of Directors shall be held within ten (10) days of their appointment or election at such place as shall be fixed by agreement of the Board members, and no notice shall be necessary to the new Directors in order to legally constitute such meeting, provided a majority of the Board members shall be present . 8 . Regular Meeting. Regular meetings of the Board of Directors may be held at such time and place as shall be determined from time to time by a majority of the Directors, but at least two (2) such meetings shall be held during each fiscal year. Notice of regular meetings of the Board of Directors shall be given to each Director personally, or by mail, telephone or telegraph at least three (3) days prior to the day fixed for such meeting, which notice shall state the time and place of the meeting. 9. Special Meetings. Special meetings of the Board of Directors may be called by the President on three (3) days' prior notice to each Director, given personally or by mail, telephone, or telegraph, which notice shall state the time, place and purpose of the meeting. Special meetings of the Board of Directors shall be called by the President in like manner and on like notice at the written request of one (1) Director. 10 . Waiver of Notice. Before or after any meeting of the Board of Directors, any Director may, in writing, waive notice of 9 1 • MICROFILMED such meeting and such waiver shall be deemed equivalent to the giving of notice. Attendance by a Director at any meeting of the Board of Directors shall be a waiver of notice by him of the time and place thereof. If all the Directors are present at any meeting of the Board of Directors, no notice shall be required and any business may be transacted at such meeting. 11 . Quorum. At all meetings of the Board of Directors, the attendance of two (2) Directors shall be required for a qquorum, and the acts of the majority of the Directors present at a meeting at which a quorum is present shall be the acts of the Board of Directors. 12-. Complaints and Official Business . Any complaints and all official business shall be transmitted in writing, emergencies excepted, and such written business shall be submitted to the Board of Directors through the President if available, and the Secretary/Treasurer if the President is not available. ARTICLE IV OFFICERS 1. Designation. The officers of the Association shall be a President, a Vice-President, and a Secretary/Treasurer, all of whom shall be elected by and from the Board of Directors . 10 ROHHLMED 2 . Election of Officers. The officers of the Association shall be elected each year and shall hold office at the pleasure of the Board. 3 . Removal of Officers. At any regular meeting of the Board of Directors or at any special meeting called for that purpose, any officer may be removed, with or without cause, and his successor elected, upon an affirmative vote of a majority of the members of the Board of Directors. 4 . President. The President shall be the chief executive officer of the Association. He shall preside at all meetings of the Association and of the Board of Directors and shall have all powers and shall perform all duties usually incident to the office of President of a business corporation. 5 . Vice-President . The Vice-President shall perform the duties of the President in the absence of the President and such other duties as may be assigned by the Board of Directors. 6. Secretary/Treasurer. The Secretary/Treasurer shall keep the minutes of all meetings of the Board of Directors and of the Association. - He shall also maintain the register of owners, designated representatives, voting rights pledges and proxies. He shall, in addition, perform all duties usually incident to the office of Secretary/Treasurer of a business corporation. He further shall have responsibility for the Association's funds and securities and shall be responsible for keeping full and accurate • 11 MICROFILMED accounts of all receipts and disbursements in books belonging to the Association. 7 . Other Officers, Assistants, Employees. Other officers of the Association, assistants to the officers, or persons employed to assist the officers, shall have such authority and shall perform such duties as the Board of Directors may prescribe within the provisions of the applicable statutes, the Declaration, and these Bylaws . 8 . Compensation. The Board may determine to pay reasonable compensation to any officer, agent, assistant or owner who performs substantial services for the condominium project in carrying out the management functions. • ARTICLE V COMMITTEES AND MANAGER • 1 . Committees of Directors . The Board of Directors may designate one or more committees, each of which shall consist of one or more Directors. Such committees, if composed entirely of Board members, shall have and exercise, to the extent provided in the resolution establishing the committee, the authority of the Board of Directors in the management of the Association, but the designation of such committees shall not operate to relieve the Board of Directors of any responsibility imposed upon it by law. 2 . Other Committees. - Other committees, not having or 12 MICROFILMED exercising the authority of the Board of Directors in the management of the Association, may be designated by the President or by the Board of Directors, and such committees may be composed of one or more members of the Association other than Board members, but each shall have one Board member as a member or chairman. 3 . Delegation to Manager. The Board of Directors may delegate any of its duties, powers or functions to any person or persons, to act as Manager of the condominium project as provided in the Declaration. The prior written approval of at least seventy-five percent (75%) of all first mortgagees who have requested to be advised of such a decision will be required for the effectuation of any decision by the Association to terminate professional management and assume self-management of the condominium project. ARTICLE VI _ OBLIGATIONS OF UNIT OWNERS 1 . Monthly Assessments. Unit owners are obligated to pay the maintenance assessments and other assessments imposed by the Association to meet all common expenses of the property as set forth in. the Declaration, and the Board of Directors shall act to establish, assess, collect and expend such assessments as therein provided. 2 . Rules and Regulations. The Board of Directors may, from time to time, adopt such rules and regulations (in addition to the 13 restrictions set forth in the Declaration) as may be required for the use, occupancy and maintenance of the apartments, common elements and when so adopted, such rules and regulations shall be binding upon all of the owners and occupants. Such rules and regulations shall be consistent with the Declaration and Bylaws, and, to the extent they are inconsistent, the rules and regulations shall be invalid. The Board of Directors may from time to time amend any such rules and regulations. ARTICLE VII HANDLING OF FUNDS 1 . Accounts . The Association shall establish the necessary funds or accounts to properly provide for the operation and maintenance of the property. Overall superintendence of these funds shall be the responsibility of the Secretary/Treasurer of the Association. The Secretary/Treasurer shall administer the Association 's accounts in such a way that the funds are secure and that signature cards at the various institutions containing the funds are current. 2 . Insurance Account. The Secretary/Treasurer shall establish an interest-bearing savings account at a federally insured financial institution, this account to be known as the Insurance Account. Each month the Secretary/Treasurer shall first cause to be deposited in the Insurance Account an amount equal to at least one-twelfth of the total cost of all premiums for the 14 MICROFILMED i policy or policies that are provided for the condominium. 3 . Reserve Account. The Secretary/Treasurer shall establish an interest-bearing savings account at a federally insured financial institution, this account to be known as the Reserve Account . The purpose of the Reserve Account is to provide for major renovation or replacement of components of the interior and exterior common areas, for replacement of structural elements and mechanical equipment of the condominium project, for financial stability during periods of special stress, and to meet deficiencies in the general funds that may occur from time to time as a result of delinquent payment of assessments, and for other contingencies. The Reserve Account shall be funded by monthly payments from the common expense assessment, and not by extraordinary special assessments. 4 . General Account. The Secretary/Treasurer shall establish a checking account in a federally insured financial institution to be known as the General Account . This account will be the working capital account for the current operations of the condominium and • will normally -receive all monthly assessments, and all income and other funds received by the Association. Checks shall be issued from this account for all management, maintenance, and operation expenditures necessary for the condominium. Funds for the Insurance Account and Reserve Account will normally be received and deposited in the General Account and checks issued to the other 15 • MICROFILMED accounts immediately so that an overall accounting of the funds received and disbursed by the Association is centralized in the check register of the General Account. ARTICLE VIII KEEPING RECORDS AND REPORTS 1 . General. The Secretary/Treasurer shall keep complete and accurate books and records prepare according to generally accepted accounting principles of the receipts and expenditures affecting the common elements, specifying and itemizing the maintenance and repair expenses of the common elements and any other expenses incurred. The Secretary/Treasurer shall keep such additional financial records sufficiently detailed to enable the Association to comply with its duties under RCW 64 . 34 . 372 and RCW 64 . 34 .425, and as they may be subsequently amended. Such books and records, authorizations for payment of expenditures, audited financial statements, if any, and all contracts, documents, papers and other records of the Association shall be available for examination, upon request, by any owner or his designated representative, agent or attorney, or by any holders, insurers, and guarantors of first mortgages on any unit, during normal business hours, and under other reasonable circumstances . P\4ICROFILMEE 16 2 . Financial Reports. Unit owners and holders, insurers, and guarantors of first mortgages on any unit ("Interested Parties") shall be entitled to inspect the books, records, and financial statements of the Association during normal business hours and under other reasonable circumstances. Upon the written request of the Interested Parties, the Association shall provide such parties with an audited financial statement for the preceding fiscal year if an audited statement is available, or if the condominium contains fifty (50) or more units . The Interested Parties shall be allowed to have an audited financial statement prepared for the preceding fiscal year at their expense if the condominium contains fewer than fifty (50) units and such audited financial statement is not available. ARTICLE IX AMENDMENTS Except as otherwise provided below, the Bylaws may be amended or repealed by the Board of Directors. Owners or their designated representatives having sixty (60) or more votes may amend or repeal the Bylaws at _any annual meeting or special meeting called for that purpose . The Board of Directors shall not amend or repeal any Bylaws adopted by the owners or their designated representatives; and the owners or their designated representatives shall not amend the Bylaws without the Declarant 's written consent until the Declarant has closed the sale of seventy-five percent (75%) of the 17 MICROFILMED units . Notwithstanding the foregoing, no amendment of the Bylaws y s modifying, changing, limiting, altering or otherwise materially affecting the rights conferred upon the mortgagee of the condominium project or any mortgagee of a condominium unit with respect to any unsatisfied mortgage, duly recorded, shall be effective unless such amendment shall be approved in writing in advance by the holder of such mortgage. Furthermore, any material amendment to the Bylaws shall require the prior approval of seventy-five percent (75%) of all first mortgagees of record. ARTICLE X MISCELLANEOUS I . Notices for all Purposes . Any notice permitted or required to be delivered under the provisions of these Bylaws may be delivered either personally or by mail unless otherwise provided in these Bylaws . If delivery is made by mail, any such notice shall be deemed to have been delivered twenty-four (24) hours after a copy has been deposited in the United States mail, first-class postage prepaid, addressed as required in Section 20 of the Declaration. Notice to the owner of a unit or his designated representative shall be sufficient if mailed to the apartment of such person, if no other mailing address in the state of Washington has been given in writing to the Board by such person. Mailing addresses may be changed from time to time by notice in writing to 18 MICROFILMED the Bo ard. Notice to be given to the Board may be given to Declarant until a Board of Directors has been appointed or elected and, thereafter, shall be given to the President or Secretary/Treasurer of the Board of Directors. 2 . Waiver. The failure of the Board of Directors in any one or more instances to insist upon the strict performance of any of the terms, covenants, conditions or restrictions of the Declaration, or of these Bylaws, or any rules and regulations established by the Board of Directors, or to serve any notice or to institute any action, shall not be construed as a waiver or a relinquishment for the future of such term, covenant, condition or restriction, but such term, covenant, condition or restriction shall remain in full force and effect . The receipt by the Board of Directors of any assessment from an owner, with knowledge of any such breach, shall not be deemed a waiver of such breach, and no waiver by the Board of Directors of any provision hereof shall be deemed to have been made unless expressed in writing and signed by the Board of Directors . 3 . Limitation of Liability. To the extent permitted by law, the members of the Board of Directors and the Association shall not be liable for any failure of any utility or other service to be obtained and paid for by the Board of Directors or for injury or damage to g person or property caused by the elements, or by another owner or person; or resulting from electricity, water, rain, dust, 19 MICROFILMED J smoke or sand which may lead or flow from outside or from any parts of the property, or from any of its pipes, drains, conduits, appliances, or equipment, or from any other cause or place; or resulting from loss, damage, or theft of articles used or stored by owners on the property or in units. No diminution or abatement of assessments shall be claimed or allowed for inconveniences or discomfort arising from the making of repairs or improvements to the common elements, or from any action taken to comply with any law, ordinance, or order of a governmental authority. This section shall not limit the liability of directors appointed by the Declarant for breach of a fiduciary duty owed to the unit owners. This section shall not be interpreted to impose any form of liability by any implication upon the Board of Directors or upon the Association. 4 . Interpretation: a . The provisions of the Declaration and these Bylaws shall be liberally construed to effectuate the purpose of creating a uniform plan for the development and operation of this condominium project. It is intended also that, insofar as it affects the Declaration, these Bylaws and this condominium project, the provisions of the Act referenced herein under which the Declaration and these Bylaws are operative, shall be liberally construed to effect the intent of the Declaration and these Bylaws insofar as reasonably possible. 20 MICROFILMED b. When interpreting the Declaration and these Bylaws, the term "person" may include natural persons, partnerships, 1 corporations, associations, and personal representatives. The term "mortgage" shall include a Deed of Trust or real estate contract. The singular may include the plural and the masculine may include the feminine, or vice versa, where the context so admits or requires. It is intended that the terminology used herein be interpreted in conformity with the definitions and usages in the Act . c. The Declarant is the original owner of all units and property and will continue to be deemed the owner thereof except as conveyances or documents changing such ownership regarding specifically described units and the appurtenances thereof are filed of record. d. The terminology, such as, but not limited to, the term "unit" used herein is intended to have the meaning given in the Act unless the context clearly requires otherwise. MICROFILMED t tt4 02, 083 ;a MICRO FIL • • • DEVELOP!‘1EPl7 PUNNING C1T" 11ENrrON JUL 1 RECEIVED • SITTS & HILL ENGINEERS, Professional Engineers & Planners CIVIL, STRUCTURAL AND SURVEYING Chateau -de Ville 110 Williams Ave South Technical Information Report prepared for: First Pacific Development LTD. 4850 California Ave. S.W. Seattle, WA. 98116 Contact: John Sugden PJ3.one: 206) 9374140 47( jONAL o/07-- EXPIRES: C(/ prepared by: Sitts & Hill Engineers, Inc. 2901 South 40th Street Tacoma, Washington 98409 Contact: Kathy A. Hargrave, P.E. Phone: (253) 474-9449 1,11 July 10, 2002 Job Number 10494 TABLE OF CONTENTS SECTION DESCRIPTION NUMBER I PROJECT OVERVIEW II PRELIMINARY CONDITIONS SUMMARY III OFFSITE ANALYSIS IV RETENTION / DETENTION FACILITY ANALYSIS AND DESIGN V CONVEYANCE SYSTEM ANALYSIS AND DESIGN VI SPECIAL REPORTS AND STUDIES VII BASIN AND COMMUNITY PLANNING AREAS VIII OTHER PERMITS IX EROSION / SEDIMENTATION CONTROL DESIGN X BOND QUANTITIES WORKSHEET, RETENTION / DETENTION FACILITY SUMMARY SHEET AND SKETCH, DECLARATION OF COVENANT XI MAINTENANCE AND OPERATIONS MANUAL EXHIBIT "A" EXISTING DRAINAGE CONDITIONS EXHIBIT "B" PROPOSED DRAINAGE CONDITIONS SECTION I - PROJECT OVERVIEW The proposed project consists of the site development of the Chateau-de Ville located at 110 Williams Avenue in Renton, Washington. This project is a 47 unit condominium project. Four above grade residential stories are proposed with one underground level to be used for parking. The site will be excavated about 11 feet to allow for the below grade parking garage. The garage will take up the entire site but the four stories above the garage will be set back with some grass and landscaped areas above portions of the garage area. We will collect the roof drainage and store it in a vault under the floor of the parking garage. This water will be pumped at a controlled rate to the existing storm sewer system on Williams Avenue. We are planning multiple pumps to accommodate the different storm events. We are also proposing back-up power in the case of a power outage. I Page 1 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 1 PROJECT OWNER AND PART 2 PROJECT LOCATION PROJECT ENGINEER AND DESCRIPTION Project Owner ACT Pic 1 Ff( Dat/ Project Name C.µPc-tJAV'de- \Liie. Address ']sO Ca I1 r'n,h/c, 4,, 5', 7V/6 Location Phone (20(0 c 37- -7/9'C) Township 230 Project Engineer KrgTHy /7,4/261214VF Range 5E . Section I-} Company Sifts $ lull /pp.r vs r.-)C Project Size 2.1 o 0o -A' AC 0. 5 5 •ddress Phone,7 90/ .S• �L> f• T cc.)m r4 Upstream Drainage Basin Size AC PART 3 TYPE OF PERMIT APPLICATION PART 4 OTHER PERMITS' 1 Subdivision I 1 DOF/G HPA I—I Shoreline Management 1 Short Subdivision I COE 404 1 1 Rockery l 1 Grading I 1 DOE Dam Safety 111 Structural Vaults , I I Commercial • / I I FEMA Floodplain I I Other I I I Other mc1Lt_f tea 6m/ (� L ] COE Wetlands 1 HPA a rA,.Rr t, t"• *r!C ..,;,' Y.•ks y, W?Y rMT.4..". 4f `V0i?WART' SREO AIW1 Y AND l k. A I Community -1-e Pi 1 Drainage Basin { St'JYA r K> TUt.s F 7, ;sus" 15 1 + -1 3 zt . C4.. y F r,k _4 c r 1 1 � ,�4 .� 4,0,,^�; s N Yt •',,,,1 t,�.1.!,l"t7�,.-,i+gs,•0,',,..c F i3a'1.,?,"te L . �-'•. s'+�� � Fn. t'2 .. .. �f`+3 ', �t ,..: �� .?..� 13'' '1' r : t`ay.- �..� h„Y"j r. � a�`��.�+2s r• River C_epkft 1 1 Floodplain i Pi Stream I I Wetlands I I Critical Stream Reach I-1 Seeps/Springs Ti Depressions/Swales I I High Groundwater Table C Lake V4 Groundwater Recharge I I Steep Slopes I I Other I I Lakeside/Erosion Hazard i N.. eA t<f" _-'tikg z t tcy 191').., ' a � - l VVM ^ qW tt r . daH - y7 t 7 . r.3 i1f - � 7A4+; V f � 4rl .... Soil Type Slopes Erosion Potential Erosive Velocities Ar _Q—(a % 5 l i A 1, '- .4-v .nu°GLe—J2 Ut loci h C—C4- - - -- 1 1 Additional Sheets Attatched 1/90 Page2of2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 8 DEVELOPMENT LIMITA• TIONS REFERENCE LIMITATION/SITE CONSTRAINT l 1 Ch.4-Downstream Analysis 0 1 � !I II 1 I I 1 I I Additional Sheets Attatched PART S ESC REQUIREMENTS: = MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION FOLLOWING CONSTRUCTION Sedimentation Facilities I?1 Stabilize Exposed Surface piti Stabilized Construction Entrance ,P� Remove and Restore Temporary ESC Facilities I. 1 Perimeter Runoff Control Clean and Remove All Silt and Debris I 1 Clearing and Grading Restrictions Z Ensure Operation of Permanent Facilities I 1 Cover Practices Flag Limits of NGPES tCI Construction Sequence I 1 Other [ I Other PART 10 SURFACE WATER SYSTEM I I Grass Lined Channel I I Tank I I Infiltration Method of Analysis I 1 Pipe System 2S1 Vault I I Depression SC.5 11 Open Channel 11 Energy Dissapator I I Flow Dispersal Compensation/Mitigation I I Dry Pond I I Wetland I I Waiver of Eliminated Site Storage Wet Pond I I Stream I I Regional Detention Brief Description of System Operations rta,s0FF (ou_cc.rob Ja.��' $Y •r'r• ram. Facility Related Site Limitations 1 1 Additional Sheets Attatched Reference Facility Limitation PART 11 STRUCTURAL ANALYSIS PART 12 EASEMENTS/TRACTS (May require special structural review) J Drainage Easement fK Cast in Place Vault I 1 Other [ I Access Easement 1. 1 1 Retaining Wall I I Native Growth Protection Easement 1 1 Rockery>4'High I J Tract I I Structural on Steep Slope I I Other 'PART SIGNATUREOF PROFESSIONAL ENGINEER I or a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attatchments. To the best of my knowledge the information provided here is accurate. Sfy,adD•te 1/90 SECTION II - PRELIMINARY CONDITIONS SUMMARY This site was historically used for single family housing. The topography, historically and currently, is very flat and drains in a northerly direction towards the river. Based on the site topography for the existing conditions, we are not changing the drainage conditions for this site. The proposed discharge will be to the storm drainage structures on Williams Avenue South. This storm sewer system conveys water to the north about one block and discharges into the Cedar River. Currently, there is a catch basin located on the east side of Williams Avenue South near the southwest property corner. This structure will be used to discharge storm water from the proposed site. SECTION III - OFF-SITE ANALYSIS The runoff that leaves this site will be conveyed in an existing 8" 0 concrete pipe on Williams Avenue South. This 8" 0 main drains northerly for approximately 700 feet where it turns in a northwesterly direction for approximately 200 feet and discharges into the Cedar River. We will match the 2 and the 10 year storm events when discharging into this system as outlined in the 1990 King County Storm Drainage Manual. There are no signs of over topping the existing system or flooding in this area. Detention will be provided to reduce the impacts of the higher storm events to the existing system. Ii I SECTION IV - RETENTION/DETENTION ANALYSIS AND DESIGN We will be collecting the storm water from the rooftop and foundation drains and direct this water to a storm detention vault to be located under the floor of the parking garage. From this vault the storm water will be pumped at a controlled rate to the existing storm drainage system in Williams Avenue South. A back-up power will be included to provide for emergency service during a power outage. Stormwater will be released from the detention vault system at the existing two and ten year event release rate. This is in conformance with the 1990 King County Stormwater Management Manual requirements. The existing two and ten year release rates for 0.48 Ac of Meadow/Pasture grass and 0.07 Ac of Impervious Surface is 0.04 cfs and 0.10 cfs, respectively. The two and ten year proposed inflow rates to detention for 0.16 Ac Grass/Landscape and 0.39 Ac Impervious surface is 0.20 cfs and 0.34 cfs, respectively. The detention vault will be nine feet deep in order to provide adequate storage to release stormwater at the required rates. A three-pump system will be utilized to release the two and ten year event at the required rate as well as to prevent overflow in the 100-year event. Pumps number 1 and 2 will be IA horsepower units while pump number 3 will be a 1 horsepower unit. The pumps will be set to turn on and off depending on the water level. Pump 1 will turn on at one foot of water depth and off at zero depth. Pump 2 will turn on at a depth of five feet and off when the depth is below four feet. Pump 3 will turn on when water reaches a depth of 8.25 feet in the vault and off when water is below a depth of 7.25 feet. Please see the enclosed calculations for the detention and pump systems. SITTS & HILL ENGINEERS , INC. DESIGNED •)-- DATE 7/si°2 JOB `04G3 4- TACOMA,WASHINGTON (253)474-9449 CHECKED DATE SHEET PROJECT \IL(--',A'rnS AV •:.-L-iIii.l'5 OF 1 / } � .... I r V lit. +' '0f.,, cull et; 1 ') .,J .. i I j F. AVAIL-6 il.k-, Uc'L. ;72" t-, t, t .`, r{ ;t r; -O rL, • , RavIRED Pc.o.1=pip 2 y c..,u re. C. (. -; —r" De ;r;7 C EOJ (-:-am ) I O L 0 v. ,/ ,, :5 VY.ScoL 1 ✓ I ' ' / !!j 7✓'cr u al.'! t�/ �i'a(:.fU,'G.!'i �'�*1 R EDQu cr if19J 0`.-r r fx_ ci ' I;,,n v.r .2 , ,.o r"r,-,'. ,.3,i 2.%.;.- . P Y' 1-I a 5 1" PtZaNIzVE D-( 10'10 t 10g0 = 2060 .-.-I 1 .Y` —' err �. _ .. -._ / I,✓•-•., e' f o ki 1 I o z-r, '.-- D � RP i'''1Yl(`) . o. `)Li ':? �yfyIf _a, t (i I-v • mo✓p 7" i or 1/A.!-t -T I , y } 1 } . .. . : , f _ ._. SITTS & HILL ENGINEERS , INC. DESIGNED N1M DATE JOB TACOMA,WASHINGTON (253)474-9449 CHECKED DATE SHEET PROJECT V.15L-1-T-iSr.5 Ail E OF i PvMP DestgtJ P 1 porvas 0,014 cf5 ^ lgoFr1 = NM? 2. ?oMPS 0, 10 cc 5 W561vA - Q,, ALLo& PVw�QS 1 & z. PowmQ O. 10 cFs z 1-kr.:GPM YAP 3 P,,r'NP5 0, 3 cF5 IZOep' °too Tr, O, ` CXS (2:2-.0 e PtA) VoLorle of S-r0r.A.(7e r E0* Fog G Y(Z 2y Ha. I b5'., 0,10 CF5 0, c = 1 ►-►2, 2 10 i,rl 10 C.• I hi- 31,,o0 7Qc-= °S IULn 1 ti� 1-I 30 70 'ALTO Z V Y CYO ' i 30 = 1090 cr= YowrnE, 5tO 4 E c. IO ;,�, Z`t Nrz EQeo Z 5 Lhz x (212,_ . La: . 3_122 se-- 9-q2= go© c-r b WZ [rt ��®lo l�LTorc C c S kFE"[ i s0c y 1.-f,0 i'7``f) c.F V cL.vr C e F 5T Ta-gL. teo c,�. i r) Yt:ArL )t,JT CVTLe I'TPE (2' HEA) $5/I00t.F; E F-007 Pre.. N-t )1-4- fi I C\L \loo b Q5 CF Fo(Z PJ !DEPTH cf W p.TE.(c- Gp tZa.Ge -= 0.30 >r 7 (3.6 EXISTING CONDITIONS - ONSITE 'B' Group Soils 0.48 Ac Meadow/Pasture Grass CN = 78 0.07 Ac Impervious Surface CN = 98 Time of Concentration Calculation • First 160 LF of Sheet Flow S° = 1 .5% ns = 0.24 (dense grass) P2 = 2" T = 0.42 (0.24 * 160`0.8 = 28.95 min. 2.527 * (0.015)°.4 Total Time of Concentration 29 min. INPUT VALUES PERVIOUS CN IMPERVIOUS CN Tc 0.48 78 0.07 98 29 Q2 = 0.04 cfs Q,o = 0.10cfs Q100 = 0.19 cfs &se Par Aoy'r,a . P,L41ttS:arigA•T7' T"� AF"t_l,ME111 :, :;; ;a!n0.0s�ie i4•.sitg4f.0,r'nt 41.115 r+ .We.w :�side?:r`dt ax�9C'ut ' ��forlQni�use; "rrc�f;��"q�okyd` tg:bY'��' 1,;? 'CNys eve(dprler eMcb Dm,Ioi�`�tor`b° flits `" 't • '5, Utilities Plan, Generaiieed (sewer,water,stormwater, transportation improvements):Please provide free(5) copies of a plan drawn on twenty two inch by thirty four inch (22"x 34 )plan sneer using a graphic scale of one inch equals forty feet(1'=40')(or other size or scale approved by the Development Services Division Plan Review Supervisor) clearly showing all 6\Ne\ existing (to remain)and proposed public or private Improvements to be dedicated or sold to the aub11c including, but not limited to,curbs,gutters,sidewalks, median Islands,street trees,fire nycrarts, u'.itrty poles, ref se arenas,free-standing lighting fixtures, uUlfty Junetlon boxes, public Utllity•_-ensforrnere, etc., along the full property montage. The `inist,ed floor elevations for each floor of proposed and existing (tc remain)structures snail be shown. • Drainage Contrvi Plan (except wttvn waived by Plan Review Section): Please provide five (5) copes of a plan drawn to scale and stamped by a Washington State licensed engineer complying ‘N.A with the requirements of Renton Municipal Code,Secton 4-6-030 and the King County Surface Water Management Design Manual as adopted by the City of Renton. Drainage Report(except when waived or modified by Plan Review Section): Please provide our(e)copies of a report corr.p!y ng with the requirements of the C*y of Renton Drafting CJN Standards, Section�-030 of the City of Renton Municipal Code and the King County Surface \ Water Dea,gn Manual (KCSWDM), 1990 edition, es adopted by the City of Renton. The report tue:contain the following: • The stamp and signature of a Washington State licensed professional engineer; • Corrpiete Technical Information Report (TRR)Worksheet, • A cescripbor of the ex;sting and proposed on-site drainage features and construction requirec; • Core and Special Require:tents: • • Snow that Core Requirements 1 -5 it Section 1.2 of KCSWDM a-e addressee; • Show that all Special Requirements in Section 1.3 cf KCSWDM,win G1 are applicable to this project, are addressed; • Use the SBUid!SC3 hydrogreph method to compute required on-site dateiticn using 2, 10, and 100 24hour ciesige storm events for pre-developed and post-developed ccndltions (8 separate peso flows); • Sio5ltration ore,imit�ary and conCtotual design Calculations (eer Sectlen 4.5), if fcr prclec.e. s e sub-oeslns with more tan 5000 souere `eet of new impervious area subject to ,enl tuiar use or storage of chemicals; • wet,pond sizing preliminary and conceptual design calculations (if there is more than one (1) acre of new paved impervious area and meets other conditions of Special Requirement#5); and. • A Level 1 Off-Site Analysis, as described in Core Recuirement#2. (Level 2 or 3 analysis -may be requested Is:er if 6 downstream prob;em is found or anticipated from review o`the •ni;ial submittal of the Drainage report). 18. r,.aotechnical Report(except when waived by Plan Review Section): Please provide five (5) codes a'a study prepared and stamped Dy a licensed professional engineer including soils and 114slope stab:try eralysis, boring and test pit.ogs, and recommendations on slope setDacks, 4/ fc.:nd8tion design, retaining wall design, meteriel selecton, end all other pertinent elements. tf±Aou.lifte;: Ply.for`a,Giade/FL;:Licehseprtor toa ^lyi f r: lsr r9 Q :yallf btllldlnQ'�,erltilf`.y� Nlll i'Jsed-tt� � 1 .epo v'for a "Seed 2l.Grad !l=ill:permit"C4h,(-fen ev b p e • Itri our,•Site P; n•. aroval appli�a,►►l:iri: � ',� 5 TABLE E.2 SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24-hour storm duration. Curve Numbers By Hydrologic LAND USE DESCRIPTION CONDITION Soils Group A B C D Cultivated Land Winter 86 91 94 95 (Mountain open areas Low brush/Grassland 74 [ 82 89 92 ~Meadow/Pasture 65 78 85 89 Wood or Forest Undisturbed 42 64 76 81 Wood or Forest Young 2nd growth/brush 55 72 l 81 1 86 Orchard With cover crop 81 88 92 9.1 Lawns, Parks, Golflinks, etc. 75% or more grass cover 68 [ 80 86 90 ti Lawns, Parks, Golflinks, etc. 50% to 75% cover 77 85 90 9_ Commercial 85% impervious 92 94 95 [ 90 Industrial 75% impervious 88 92 94 9' —I Residential (1/8-acre lot) 65% impervious 86 90 93 �= _Residential (1/4-acre lot) 38% impervious 77 85 90 9= Residential (1/3-acre lot) 30% impervious 75 84 89 Residential (1/2-acre lot) 25% impervious 73 83 88 ° Residential (1-acre lot) 20% 71 82j S8 ��- impervious Gravel l Roods/Car Parks 76 85 89 9 I Dirt Roads/Car Parks 72 82 87 89 Impervious Surfaces 98 98 98 c8 Water Bo dies 100 100 100 100 For more detailed information refer to the National Engineering Handbook, Chapter 9, Hydrology, SCS. E - 4 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1C 2-YEAR 24-HOUR ISOPLUVIALS (V :)_- ...\ *.i'. OFAibk&NOW/j "AP ' i la it 7;1' VIiiiiitit "Anti', 411144:11 . 70 Anima 1410A .a. , , , , ,,go'Faik lryailitiret titvit,N3* \ ,,,,,, /. ‘ ,ditimgal & -ii4ifo,,1",..g , 10 i linalikragibill - 1 shcesi .4mrPmell Ii*Ati.-* i cv-, 19 .5-t-1111,tial1111P7/.5. -1 Le riVVV. .1100- . II' --,V0Piike..A...-.7_ !,..-, AIL int\liApvt.w*i ili cti 1 2.9 /Ilk til---- -, in,. ,,,,,'Satimpir„.... ' irt 4 '--1 `4‘ 0) I '. •sk, tie ...' --i.1Wreligkairir k --\:-Afgif' - -0- jevior oi ' 4. `�� '`• 11g, • • li►,. . �•\� 41,E Weer I '� ..n isuna\• . gittow-,impww,,,„,..aispr.--- 40•Ap . ,... _, a 11.1 ‘4.t., 1 ' ) . -,,..uk rif tipt------ 4111 iger, ‘.-,„, \,,,.. , .7,` siAllA\ ' --- .4%,"..‘, „Iiiii,,,,,,,,. __y wifilk i ..- - -- mill ),ivksettir- .. Witiv • � _i' Ate ; gli ..t. 1 � _` < . EwSt °� t � r +11=111 , mr\ I/ 0/111111. : -- :::i* '\\‘‘.4..k , 1 pi >.-- -,.,. ; 1,,,,,,/ainiip :'. ", • . vtsNiikWa .ki I .\\ : , Or:„Wil. i- m � J" i-1-1 7.-. i1 1,-,.i..1,.,-..:4. 112,,3o iil1iiiiiri ets. i P',i.1..„4ira.1 e 10,...„: %- bW .,-•- -ff•1 /-__s-A-a-Li11p11i-mlei!riW.tt li, i.,..s.a0A0,d.1 /_ dl-i-1l-,41 N ry ,' w fAiA,il, n/ate� , A. li f: frakt , 4 I L I , * AA 4111401•; 4.0,01 I 1 w -, '-N..410""t*difiNif r' 1, k\ • vir ill ir, - , ctittlille cv • s‘ :tz.. .4!. .___L_ ___• ifiril i it V .‘11Wetril lir4 . .._.• ._ cv ,: vrAwiliiii,/ \ ,... , ... _ 2-YEAR 24-HOUR PRECIPITATION 1 I raririllralE / . , ; ,.3.4'®' ISOPLUVIALS OF 2-YEAR 24-HOUR r RIM 35 TOTAL PRECIPITATION IN INCHES ry�-V `4 V ,` • 0 1 2 3 4 5 6 7 8 Mlles J • / • ry •NAi _ ��,, j. 1:300,000 '1 3.5.1-8 �'� I u KING COUNTY, W AS HINGTON, SURFACE WATER DESIGN MANUAL ii • FIGURE 3.5.1E 10-YEAR 24-HOUR ISOPLUVIALS 1 2 2 \ 4011/41;;VIA • 23 • ....____ i lliiewifrAttrAlr A-ft- .7 2.4 , :Nom, „AA* A lk i .... ii.c6r aLt 044111100'41. tr.` 26 / AgiVW '1 =4 paw IN_ 6.- 1 a,4 7, t 9 ipif��-� r�L`" a ‘ ,,,, f , „.._.... ... , , 3. \ _, ,, ,.... .,,„,....,,,, \ . -,,...,,A. , .... ,„.., :.,,,‘„, __., , srmirrormi ( 1 26, ,.. 1 • ... ..-.011 : --- • ;1,kwAri.. , as_ma:Alirfp , ,;, A- firN; ,,,;7_ ,,i •) \),ti lobo 1 . 3./ ,/.{- . .01-tv 5 , vis.., - ._-,,..,1.17 7 . , „..11W011.111-i...—w-AgEMOklko ' ;VII Iisid-r. fir `� "' ,0110 ah&L,...\vo. (f 4, /.'' A-- - It, / ,,›or,_ g!:,‘`,km..i,: ,/ -t3-2 irtin1/41\I `i _:-,L.Ak,./- , ''' aPlivic li.i 3.3 ! - - \ Ravi \v ii,,,,t _ „,.. , , „......., , . . its. ---. timi ilLfrip,Lmosk,_ u� Ai \ iNalliklii -i� � E •�•stz. y _ _ - !� _ _-:r ' \ \ writ /rig ili „,.......r. , \ , \--iiik -, \ -01 ififil ,,`'-- ' -A\ At ,./i ,iirri .-- \ �. r .1 - Ne14 ._.treg �� - , •• ;, , i ii, ....., • ---- ,......, I IL:a..- iwirimitior . .., . - .: (E.- ; 7406siipub 7 1 w!col . RA ‘ Ittipri \ i , - It=74-111111 oprisgiiik II. - , pi,v - 'k, 1. ��.. . i�- TIE /�..1� r$ I ..,p- ' ,./' iv .. -- ,'� '. MRS 1. lEm rt i ., 10-YEAR 24-HOUR PRECIPITATION 3.4.'1°" ISOPLUVIALS OF 10-YEAR 24-HOUR el" kworm r_ ,- TOTAL PRECIPITATION IN INCHES r3© �� 1 3� 3' -. � � o 1 2 3 4 5 6 7 8 Miles 5.(Lw -��,.t ` 1:300,000 3.5.1-10 {' 1/90 40 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1H 100-YEAR 24-HOUR ISOPLUVIALS o o �1' ilk q.3.r. Villigi*rteN5*1(47:4 a..„_,_,_, i i r.*,,:,, , . p \\ igitrAtiorv. form .0.-- al i',' 161. 2401.Ari Aim I*, 1 fl„ ‘, !! rine" ifidgitiemai a -1"4-#111 VpriZsr 4116„ . r", 3.c. ,,' .abort.itavrizo tql, larm„ .‘ ti vi lei/ t4‘414.N.waser-411.4, . twat.4,4,,1'.2i'\,,') ' 1lAt 4° t,4igriri,lle eatln-.g i•r,•.'-., .",,,.ipW.7.il0..i.•i -0,',',4, r, _ ,wit - •r�///<«<_�►,:moor1.1,,,ka,4.,.i&,-„d_1,,2 111i 11-' ,.0t. 4y-7 41%)f1;i. . A ' 4.4 - F,, -Asa_ i E —"Ni==u/ mine l iron I 42 -i • - itvii ,-: . \-. /0010 ..,oft....-.:".. ..1W0i, .° W A., 1,,.nit 1111 ,0 AvAl.T1 - ,v,...0 „6„. •_... .. 0,,,, x, 4,,, k, vow,. ,, - goi , \4r,,,,--,--... ..--7-- ..-,_,.. A /' ' 746100_111 ‘,41W. 1‘.. *441i1Orfkk f". 46 i - ... -- rut kv t NIP1P1' ‘. N...4. - \)lIl : .` isif i., , . 11C31 TA% lit& -Ith.,‘, i =;„ C.„, AligheltirpirCIM: 1 ' .;:: t ----- 'On ft rV; � � � � ■om � � �� '� ` � � � - , � t - �., _ - / ' _ o ��mum iii '' tratjiiii D's . . 1 q IA ,, : _4., .ailk ilka pr , ilk.:00111,.‘ IVIltil - - itill ..., p4t4F4kIfri� �� ,4OAL� � orkeerlf,,,,fr,\,. .._._._.,., ....,/, � III I......, _ - III4, , ,7\„,...... ,,,,,,„,,,. 7 , ,© �` Bilk, .� •• \ t),A _,4 . lit ,k ledir2firilli , ,t; . ". ,, '; % - li"1:r-7 ilill f ' .,..r. N . -. .----.- P." '' ----- .-- AVArglii c g a t. 100-YEAR 24-HOUR PRECIPITATION 7 WAS! ►1�� --s 6.6- 3.4^ISOPLUVIALS OF 104 YEAR 24HOUR 04. N ele`` ,atr� R�� 64' TOTAL PRECIPITATION IN INCHES ►� ►r�ir 5.5'0 1 2 3 4 5 6 7 8 Mlles . r �� . 3.5.1-13 y`• - 1: 300,000 <0• �`, 1/90 PIERCE COUNTY STORMWATER MANAGEMENT and SITE DEVELOPMENT MANUAL TABLE 6.1 "n"AND "k"VALUES USED IN TIME CALCULATIONS FOR HYDROGRAPHS "n,"Sheet Flow Equation Manning's Values(for the initial 300 ft.of travell n * Smooth surfaces(concrete,asphalt,gravel, or bare hand packed soil) 0.011 • Fallow fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(ss 0.20 ft/ft) 0.06 Cultivated soil with residue cover(s>0.20 ft/ft) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grass 0.41 Range(natural) 0.13 Woods or forest with light underbrush 0.40 Woods or forest with dense underbrush 0.80 'Manning values for sheet flow only,from Overton and Meadows 1976(See TR-55, 1986) "k"Values Used in Travel Time/Time of Concentration Calculations Shallow Concentrated Flow(After the initial 300 ft.of sheet flow,R=0.1_1 1. Forest with heavy ground litter and meadows(n=0.10) 3 2. Brushy ground with some trees(n=0.060) 5 3. Fallow or minimum tillage cultivation(n=0.040) 8 4. High grass(n=0.035) 9 5. Short grass,pasture and lawns(n=0.030) 11 6. Nearly bare ground(n=0.25) 13 7. Paved and gravel areas(n=0.012) - 27 Channel Flow(intermittent)(At the beginning of visible channels R=0.2) 1. Forested swale with heavy ground litter(n=0.10) 5 2. Forested drainage course/ravine with defined channel bed(n=0.050) 10 3. Rock-lined waterway(n=0.035) 15 4. Grassed waterway(n=0.030) 17 5. Earth-lined waterway(n=0.025) 20 6. CMP pipe(n=0.024) 21 7. Concrete pipe(0.012) 42 8. Other waterways and pipe 0.508/n Channel Flow(Continuous stream,R=0.4) k� 9. Meandering stream with some pools(n=0.040) 20 10. Rock-lined stream(n=0.035) 23 11. Grass-lined stream(n=0.030) 27 12. Other streams,man-made channels and pipe 0.807/n" n**determined from Table 6.2 Ref: DOE Stormwater Management Manual for the Puget Sound Basin, February 1992. 6 - 7 HYDROGRAPH PLOT * = a :prop2 .dat # = a:propl0 .dat @ = a:prop100 .dat .50 + + + + + + I I @ I I I I I I I I I I I I ' @I I I I I I ' 1I I I I I I ,I I I I I I _ I I I I I I I I I I I I I I I I I I I I I I .40 + + + + + + I I I I I I I I 4, I I , I I I I ff I ' 0 ; -? ;T..1-s I I I I ��' I I I I I I n I I I I I I ## I I I I I I #I I I I I I I I I I I I I I I I . 30 + + + + + + I I @.. I I I I I I @ I I I I I I I I I Q I I I I I I I I I I I I (CFS) I I I I I I I I I I I I I I I I I I I I I I I I .20 + + @#**#@ + + + I I I I I I I I I I I I I I @ I I I I I I I @@ I I I I I @ I I I I I I @ # I# @ I I I- I I �� I I I I I I @ #N * * I I I I I N I ## @®@@@@@@@@@ I I . . 10 + @@@@@-### --+------ -+---@ + + I @ I I # I @@@@@@@@@@@ I I @@@@@ I # * I* # ###### I @ I I @ #### * AI ** #### I # I @@@@@@@@@@@@ @@@@ ##I ** .z. _zpI * t ############ I @@@@@@C I ###### I * I *********** I ## #########'# #### *_*. **-*--- ------I -I -*_*=*.*_t..* _*.-***, I ###### I ***** I I I I * *-*- -* * *-** * I I I I I I I I I I I . 00 + + + + + + 4 . 00 6 . 00 8 . 00 10 . 00 12 . Q0 14 . 00 16 TIME (HRS) PROPOSED CONDITIONS - TRIBUTARY TO DETENTION 'B' Group Soils 0.16 Ac Grass/Landscape CN = 80 0.39 Ac Parking and Driving Surface CN = 98 INPUT VALUES PERVIOUS CN IMPERVIOUS CN Tc 0.16 80 0.39 98 6 Q2 = 0.20 cfs Q10 = 0.32 cfs Q1oo = 0.46 cfs S .C.S . TYPE-lA RAINFALL DISTRIBUTION ENTER: FREQ (YEAR) , DURATION(HOUR) , PRECIP (INCHES) 2, 24, 2 ******************** S .C.S . TYPE-lA DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2 . 00" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 0 . 16, 80, 0 . 39, 98, 6 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC (MINUTES) A CN A CN .5 .2 80 . 0 .4 98 . 0 6 . 0 PEAK-Q (CFS) T-PEAK (HRS) VOL (CU-FT) . 20 7 . 67 2838 ENTER [d: ] [path] filename [ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: a:prop2 .dat SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP 0 t A r '4&, PRocvscP P HYDROGRAPH DATA PRINT-OUT: T(HRS) Q(CFS) T(HRS) Q(CFS) T(HRS) Q(CFS) T(HRS) Q(CFS) 1 .00 .00 6. 33 .04 12 .67 .04 19.00 .02 . 17 .00 6.50 .04 12.83 .03 19. 17 .02 . 33 .00 6.67 .05 13 .00 .03 19. 33 .02 .50 .00 6.83 .06 13 .17 .03 19.50 .02 .67 .00 7 .00 .06 13 . 33 .03 19.67 .02 .83 .00 7.17 .07 13 .50 .03 19.83 .02 1.00 .00 7. 33 .08 13 .67 .03 20.00 .02 1.17 .00 7.50 . 12 13 . 83 .03 20.17 .02 1. 33 .00 7.67 .20 14 .00 .03 20. 33 .02 1 .50 .00 7.83 . 20 14 . 17 .03 20.50 .02 1 .67 .01 8.00 .12 14 . 33 .03 20.67 .02 1 .83 .01 8.17 .08 14 .50 .03 20. 83 .02 2.00 .01 8.33 .07 14 .67 .03 21 .00 .02 2. 17 .01 8.50 .07 14 .83 .03 21. 17 .02 2. 33 .01 8.67 .06 15 .00 .03 21 . 33 .02 2.50 .01 8.83 .05 15. 17 .03 21 . 50 .02 2.67 .01 9.00 .05 15 .33 .03 21.67 .02 2.83 .02 9. 17 .05 15.50 .03 21 . 83 .02 3 .00 .02 9. 33 .05 15 .67 .03 22 .00 .02 3 .17 .02 9.50 .05 15.83 .03 22 . 17 .02 3 . 33 .02 9.67 .05 16.00 .03 22 . 33 .02 3 .50 .02 9. 83 .05 16 .17 .03 22 .50 .02 3 .67 .02 10.00 .05 16 . 33 .03 22 .67 .02 3 .83 .02 10. 17 .05 16.50 .03 22 . 83 .02 4.00 .02 10. 33 .05 16 .67 .03 23 .00 .02 4. 17 .03 10.50 .05 16. 83 .02 23 . 17 .02 4. 33 .03 10.67 .04 17 .00 .02 23 . 33 .02 4.50 .03 10.83 .04 17 . 17 .02 23 . 50 .02 4.67 .03 11 .00 .04 17 . 33 .02 23 .67 .02 4.83 .03 11. 17 .04 17 .50 .02 23 . 83 .02 5.00 .03 11. 33 .04 17 .67 .02 24 .00 .01 5.17 .03 11.50 .04 17 .83 .02 24. 17 .00 5. 33 .03 11.67 .04 18 .00 .02 24. 33 .00 ' 1 5.50 .03 11.83 .04 18 .17 .02 24 . 50 .00 5.67 .04 12.00 .04 18 . 33 .02 24 .67 .00 I 5.83 .04 12.17 .04 18 . 50 .02 24 .83 .00 1 6.00 .04 12 . 33 .04 18 .67 .02 25.00 .00 F 6.17 .04 12.50 .04 18 .83 . 02 25. 17 .00 j SPECIFY: C - CONTINUA:; N - NEWSTORM, P - PRINT, S - STOP 1 I I I I I I STORM OPTIONS : 1 - S .C.S . TYPE-lA 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S .C.S . TYPE-lA RAINFALL DISTRIBUTION ENTER: FREQ (YEAR) , DURATION(HOUR) , PRECIP (INCHES) 10, 24, 3 ******************** ******************** S .C.S . TYPE-lA DISTRIBUTION ********* 10-YEAR 24-HOUR STORM **** 3 . 00" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 0 . 16, 80, 0 . 39, 98, 6 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC (MINUTES) A CN A CN . 5 .2 80 . 0 .4 98 . 0 6 . 0 PEAK-Q (CFS) T-PEAK(HRS) VOL (CU-FT) .34 7 . 67 4644 ENTER [d: ] [path] f filename [ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: a:propl0 .dat SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP • 10 YR Pm-0P05 E, P HYDROGRAPH DATA PRINT-OUT: T(HRS) Q(CFS) T(HRS) Q(CFS) T(HRS) Q(CFS) T(HRS) Q(CFS) .00 .00 6. 33 .06 12.67 .17 . 00 .06 19.00 . 04 6.50 .07 12. 83 . 05 19. 17 . 33 .00 6. 67 .08 13 . 00 .04 .50 . 00 6.83 .09 .05 19. 33 .04 .50 . 00 13 . 17 . 05 19. 50 . 04 7.00 .10 13 . 33 . 05 19.67 .83 .00 7. 17 .11 13 .50 . 04 1.00 ,01 •05 19. 83 . 04 7. 33 .13 13 . 67 . 05 20. 00 1. 17 . 01 7.50 . 19 13 .83 .04 1 . 33 ,01 • 05 20. 17 .04 7. 67 . 32 14. 00 . 05 20 . 33 1 .50 . 01 7.83 . 31 14 .17 .04 1 . 67 .01 8 . 00 . 19 . 05 20 . 50 . 04 1 .83 .02 8. 17 . 13 14 . 33 . 05 20.67 . 04 1.83 . 02 14. 50 . 05 20 . 83 . 04 8. 33 . 11 14 . 67 .05 21 . 00 2 . 17 . 02 8.50 .11 14. 83 .04 2. 33 . 02 8 .67 . 09 . 04 21 . 17 .04 2.50 .02 15. 00 .04 21 . 33 . 04 8. 83 . 07 15. 17 . 04 21 . 50 . 04 2.67 . 03 9.00 . 07 15. 33 2. 83 ,03 •04 21 . 67 . 04 9. 17 . 07 15. 50 . 04 21 . 83 3.00 .03 9. 33 . 07 . 04 3 . 17 .03 9. 50 15.67 .04 22 . 00 .04 3 . 1 .03 . 07 15. 83 . 04 22 . 17 . 04 3 .503 03 9. 50 . 07 16 . 00 .04 22 . 33 . 04 9.83 . 07 16 . 17 . 04 22 . 50 3.67 .04 10. 00 . 07 1 . 04 3 .83 , 04 6. 33 . 04 22. 67 . 04 10. 17 . 07 16 . 50 . 04 22 . 83 4.00 .04 10. 33 .07 16. 67 . 04 4. 17 . 04 10. 50 1 • 04 23 . 00 . 04 6 . 83 . 04 23 . 17 .04 4. 33 .04 10. 67 . 07 4.50 . 04 10. 83 17. 00 . 03 23 . 33 .04 4 .50 .05 10 . 83 .06 17. 17 . 03 23 . 50 . 04 . 06 17. 33 •03 23 . 67 .04 4.83 . 05 11 . 17 . 06 17. 50 . 03 23 . 83 . 04 5.00 . 05 11 . 33 . 06 17. 67 5.17 . 05 11 . 50 • 03 24 . 00 . 02 5. 17 .05 11 . 50 . 06 17. 83 . 03 24. 17 . 00 .06 18 . 00 33 5.50 .05 11 . 83 . 06 18. 17 .03 24 . 5003 24 . . 00 5.67 .06 12 . 00 . 00 . 06 18. 33 . 03 24 . 67 .00 5.83 .06 12 . 17 .06 18 .50 • 03 24 . 83 .00 6. 00 .06 12 . 33 . 06 18 .67 . 04 6 .17 .06 12. 50 .06 18 . 83 . 04 25.25.17 . 00 17 . 00 ;ECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP n STORM OPTIONS : 1 - S .C.S . TYPE-lA 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: L S .C.S . TYPE-lA RAINFALL DISTRIBUTION NTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP (INCHES) _00, 24, 4 . 1 ******************** S .C. S . TYPE-lA DISTRIBUTION ******************** k******** 100-YEAR 24-HOUR STORM **** 4 . 10" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A(IMPERV) , CN(IMPERV) , TC FOR BASIN NO. 1 0 . 16, 80, 0 . 39, 98, 6 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC (MINUTES) A CN A CN .5 .2 80 . 0 .4 98 . 0 6 . 0 PEAK-Q (CFS) T-PEAK(HRS) VOL(CU-FT) .49 7 . 67 6705 ENTER [d: ] [path] filename [ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: a:prop100 .dat SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP 100 Y-- PaP90 5Eb HYDROGRAPH DATA PRINT-OUT: T(HRS) Q(CFS) T(HRS) Q(CFS) T(HRS) Q(CFS) T(HRS) Q(CFS) .00 .00 6. 33 . 09 12.67 . 08 19. 00 . 05 . 17 .00 6.50 .09 12.83 . 07 19. 17 .05 . 33 .00 6 .67 .11 13 .00 . 07 19 . 33 .05 .50 .00 6. 83 .13 13 .17 . 07 19.50 .05 .67 .01 7.00 .14 13 . 33 . 07 19 .67 .05 . 83 . 01 7.17 . 16 13 . 50 . 07 19.83 .05 1 . 00 .01 7. 33 . 19 13 . 67 .07 20. 00 . 05 1 . 17 . 02 7.50 . 27 13 . 83 .07 20. 17 . 05 1 . 33 .02 7.67 .46 14. 00 .07 20. 33 . 05 1 . 50 .02 7 .83 . 45 14 . 17 . 07 20. 50 .05 1 . 67 .02 8.00 . 27 14. 33 . 07 20 . 67 . 05 1 .83 .03 8 . 17 . 18 14. 50 .07 20 . 83 .05 2 . 00 .03 8. 33 . 15 14 . 67 . 06 21 . 00 .05 2. 17 . 03 8.50 . 15 14. 83 . 06 21 . 17 . 05 2 . 33 . 03 8.67 .13 15. 00 . 06 21 . 33 .05 2 . 50 . 03 8 .83 . 10 15. 17 .06 21 .50 . 05 2 . 67 . 04 9.00 . 10 15. 33 . 06 21 .67 . 05 2 . 83 . 04 9. 17 . 10 15. 50 .06 21. 83 . 05 3 . 00 . 05 9. 33 .10 15. 67 . 06 22 . 00 .05 3 . 17 . 05 9 .50 . 10 15.83 . 06 22 . 17 . 05 3. 33 .05 9 .67 . 10 16 . 00 .06 22 . 33 .05 3 .50 .05 9. 83 . 10 16 . 17 . 06 22 .50 . 05 3 . 67 .05 10 .00 . 10 16 . 33 . 06 22 . 67 . 05 3 . 83 .06 10. 17 . 10 16 . 50 . 06 22. 83 . 05 4.00 . 06 10. 33 . 10 16 . 67 . 05 23 . 00 . 05 4. 17 .06 10. 50 . 10 16. 83 . 05 23 . 17 .05 4 . 33 .06 10.67 . 09 17. 00 .05 23 . 33 . 05 4 . 50 .06 10. 83 . 09 17 . 17 . 05 23 . 50 .05 4 .67 . 07 11 . 00 . 08 17. 33 .05 23 .67 . 05 4.83 .07 11. 17 . 08 17 . 50 .05 23 . 83 . 05 5.00 .07 11 . 33 . 08 17. 67 .05 24 . 00 . 03 5. 17 .07 11 .50 . 08 17. 83 .05 24 . 17 .00 5. 33 .08 11 . 67 .08 18 . 00 .05 24 . 33 .00 5. 50 . 08 11 .83 . 08 18 . 17 . 05 24 . 50 . 00 5. 67 . 08 12. 00 . 09 18. 33 . 05 24 .67 . 00 5.83 . 09 12. 17 . 09 18 .50 . 05 24 . 83 . 00 6. 00 . 09 12. 33 .09 18 . 67 .05 25 .00 .00 6 . 17 . 09 12 .50 .09 18. 83 .05 25. 17 . 00 SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP SITTS & HILL ENGINEERS , INC. DESIGNED ' ' DATE 7-to-°2JOB JD4 v TACOMA,WASHINGTON (253)474-9449 CHECKED DATE SHEET PROJECT � , i !� I V OF P'bt!' i' c HEI9 P Lac f / p/f 5 LI.5 P $C.1 / V T/?i9/1i> To TdVZ F4 © w w /T7,` 3 P G�/ ;t' � � x'rr pip 5 rtl.o."" ti /,'1 Fed q... ,Ai` ! 1 1S P ! 10 i p//0, .t? td.to'tilt" if- Five F 50-,;) i s ty •- .�` 2 . i�1r,? 2 Li) 'p,/, Fag /1 , g125 it- 3 ,a if•Ofr,.,tom; w r YY e . (1):z 3 Ptdit4P;' R PdAllit-e) T/4' ( ( 0 , 1 .2 /21,(c I oo 41's7 e)t- n oz / ,..„.A1 r(Ite / 7 G/1 n Fo R C> �t f' yff 8 T 5 r LA 7 0(47u foi i of Y/fN P'4MP$ , ; -• ENGINEERING-DETAILS - SW25/33 yf -•:_. II:ir ,1"a,:,;r Performance Data 32 Pump Characteristics I Pump/Motor Unit Submersible - - Manual Models SW25M1 SW33M1 LL 24 ..,,.`\ �\ a 1/3 HP Automatic Models SW25A1 SW33A1 w Horsepower 1/4 1/3 " 16 I Full Load Amps 8.0 10.0 a 2 1/4 HP Motor Type Shaded Pole(4 pole) a R.P.M. 1550 0 8 Phase 0 1 Voltage 115 ' 0 I Hertz 60 0 10 20 30 40 50 60 CAPACITY-U.S.G.P.M. Operation Intermittent Temperature 120°F Ambient Total Head (feet) 4 6 8 10 12 14 16 18 20 22 24 NEMA Design A 1/4 HP 44 41 36 33 29 26 23 18 12 6 0 Insulation Class A GPM 1/3 HP 47 45 43 40 37 34 30 26 22 16 10 { Discharge Size 1-1/2"NPT I Solids Handling 1/2., Dimensional Data Unit Weight 30 lbs. — 3-1/2 5-7/8 1.All dimensions in inches I Power Cord 18/3,SJTW, 10'std. 4-1/2 2.Component dimensions may (20'optional) vary±I/8inch 1-1/2 NPT 3.Not for construction purpose 3-1/2 Agr re DISCHARGE unless certified ,:f, 4.Dimensions and weights are ��++. - approximate Materials of Construction ' pp j' 5.On/Off level adjustable Handle Steel 3-1/2 9: 6.We reserve the right to make revisions to our Lubricating Oil Dielectric Oil + ` products and their specifications without notice Motor Housing Cast Iron Pump Casing Cast Iron f Shaft Steel Mechanical Seal Faces:Carbon/Ceramic Shaft Seal Seal Body:Ancdized Steel . II ) -- Spring:Stainless Steel 11-1/8 Bellows:Buna-N ,"PUMP Impeller Thermoplastic 10-1/8 ON 9-1/2 Upper Bearing Bronze Sleeve Bearing DISCHARGE K:y,:, HEIGHT Lower Bearing Single Row Ball Bearing -- g- el ' 3-1/2 Strainer/Base Plastic , ; r 3 PUMP II11l I I i t1 J-i i _I i g.. { oFF . , I,I Fasteners Stainless Steel ? 0 w z cc AURORA/HYDROMATIC Pumps, Inc. 1840 Baney Road, Ashland, Ohio 44805 o (419) 289-3042 4 .., s '.2vo/ ' 77 Jrg7) �! ZLb VP( r 44. 0 i ' ENGINEERING-DETAILS - SPDSOH/100H I I I - Performance Data 64 Pump Characteristics \ Pump/Motor Unit Submersible \ Manual Model(50) MH1 MH2 MH6 MH4 MH5 W 48 Automatic Models AH1 AH2 - - - o 1 HP Horsepower 1/2 w Full Load Amps 15.0 7.5 4.0 1.8 1.5 o Motor Type Capacitor Start Three-Phase a 32 R.P.M. 3450 z Phase 0 1 3 c J Voltage 115 230 200 460 575 4 1/2 HP Manual Model(100) MH2 MH6 MH3 MH4 MH5 0 16 Automatic Models AH2 - - - - Horsepower 1 Full Load Amps 9.5 4.5 4.0 12.5 1.5 0 Motor Type Cap. Three-Phase o 24 48 72 96 120 144 R.P.M. 3450 CAPACITY-U.S.G.P.M. Phase 0 1 3 Voltage 230 200 230 460 575 Total Head (feet) 10 20 30 40 50 60 Hertz 60 1/2 HP 105 77 50 23 0 - Operation Intermittent GPM Temperature 140=FAmbient 1 HP 137 120 96 67 31 0 NEMA Design B Insulation ClassB Dimensional Data Discharge Size 2"NPT (3"opt.) Solids Handling 3/4" —4-1/4 _ _7-7/8 1.All dimensions in inches Unit Weight 73 lbs. .- 5-7,8 2.Component dimensions may Power Cord: SPD5OH 14/3,SJTW-A,lo,115V=10'std.(20' /,..0e7" ' \ 2 NPT vary±1/8 inch opt.)-14/4,STW A l o,I l SV=10'std.(20'opt.) 16/3,STW A,lo, 4 5/8 3.Not for construction purposes 230V=20'std.-16/4,STW-A,to,230V=20'std. SPD100H 16/3, �1 {,perunless certified STW-A,l o,230V=20'std.-16/4,STW-A,l o,230V=20' 't rr 6' 4.dimensions and weights are .V std. 18/5,STW-A,3o,200V,230V,460V or 5754=20'std. 1 • " (, _- 1 I approximate 4-1/8 I - 0 I S.We reserve the right to make 1 41__ revisions to our products and Materials of Construction / their specifications without /' / notice Handle Steel 18 \ / NOTE: Model SPDI00AH2 utilizes Lubricating Oil Dielectric Oil _ — wide-angle piggyback Motor Housing Cast Iron z float switch for automatic operation. Seal Housing Cast Iron Pump Casing Cast Iron ; - -., Shaft Stainless Steel Mechanical Seal Faces:Carbon/Ceramic Shaft Seal Seal Body:Brass a ` r 15-3/4 Spring:Stainless Steel _ ; _____ a Bellows:Buna-N 14-7/8 / 12-7/8 Impeller Cast Iron `'_: LI I Upper Bearing Single Row Ball Bearing I -• Lower Bearing Single Row Ball Bearing - _ s_L -7 6 a Base Cast Iron 3-15/161• - Fasteners Stainless Steel . - t 1z c LL H -- E a AURORA/HYDROMATIC Pumps, Inc. c 1840 Baney Road, Ashland, Ohio 44805 (419) 289-3042 r< SECTION V - CONVEYANCE SYSTEM ANALYSIS AND DESIGN There is no onsite conveyance system for this proposal other than the roof downspout system. The downspout system will consist of 6" 0 PVC pipe at a minimum of 2% slope. No calculations are required for this system, per the 1990 King County Stormwater Management Manual. SECTION VI - SPECIAL REPORTS AND STUDIES Associated Earth Sciences, Inc. investigated the site soils. 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INN..f.1:l ryl �1 1' '� '�,'F� ' \ .� r11om Ar sr o` ;:.I jGlmE i,«'A.,,.,�: ° j;• i i ! v I 'rO � ,nd1° v ..w r'',: n.nv �rn I • �ppy�v, MONTfREY oR NE � � 0IIITM AY 'r yr1r.1 y:J11l111rAVSI. ! _ '�' • r..; ,,,, • •'iD'._. -CAPR ?' vlmdu.112TH.AV SE j m -r- - m .m LI -NfFl :"+.r •;; ��I.11BE I,., F.�l `\ �Y BRONSON c 1127H-AY-sc ------- i o 11 s' INt�5LrF�.l r { '�CE'V '. ''-. `I� Z !., k,-I los�m ; `yip` ��^'� T �d BC� m ryE. `$�.1�/ uT_�11 Piss. v j115T11 4 n' i HtnnR u a „', B IpE ?o�O Mr la AV SE 11 nv J �„!" y o�i +� yF NE '"r '^m I]A1N VL cn m I~ ,� I . I '4', `i',. �•x.,r I �`� rI' �J'�f o H� N�� f5 • N SE A-'IlAIIIAVmIv. iLtIII :AV'.I rA"?F.i`.r' i�` r P• /- 9 ALAI�I�s[ = C 17 N 11 •- { w"oa ;4;�i Pit, I S� r -a4 O v�z4 4 oy MI. 0s a ITI- 3T .-. I 11',111 nV 11 , I I , rra-.�'.' H_,r ;! N r xrYI 116TI1j ;:. II I I IITII b'I-:1 E. t.i;' lS =s I � neon AV ". AV m I , SL'-------,r�:.Ir YU1'a AV SE �R m .c, �~ '� r A 117TH AV SF m Ird10U v,a ,-.Ism :I r•.�.�. �ra a� • I n- I _Z� ,,,.�jj�7'992gODN{9�000Z 1H918Ad03 I �T lr`'a 1' Mr . .. . 1 ., .- . I '' • t.1., ,. .. 1.1 v . ,� s..,:r, .a .1 .¶11 �V � � j SOIL SURVEY King Area w 1 e - asningt • ri UNITED STATES DEPARTMENT OF AGRICULTURE Soil Conservation Service in cooperation with WASHINGTON AGRICULTURAL EXPERIMENT STATION Issued November 1973 R.4 E. R 5 sFarr�E rc'Tv P• !II ----- - {h05 • t . •.j: :J: 1jt \\ !!'!; I M a, ;k{3 ▪ sch ....:: ;1\ �.n. • `c I ▪ • Ur .; ... / �d'.. r ..,::• I a •,:, ,,, -If ... :. •• /'' `1 i• - — '' AgD.♦ _ �•/I . C ' I�_ •'N ® - }Nfiver ;/ y`. ` `Ia' I + • R 0I I \....A_g ihdlitiii • 6{ 3 ' i'`'QS�••• �•a • �I ' r ., / Ip ' - ' Y ' ■• I �N / s' •• . lki l'▪ail r [,'Tr •4�111'' 0). %. I® s. 9 i7p=== I I I �� OM V ;r- I Ii! ♦�� a .fl �. F •r ,a - j'p�„ i� is ,j� lit ' AtMetic� —/ 9 t'a i• , . u' T ■ ;: °?ks'� ... ubsta'� � `. , I eld 1 . .. 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I rji`,f /_ 11 • h I • -I . r • i 1111... - �_�:• 'v..:• ''• • ,,•yt' °ta` ril 1�!: it �'h:• •• .�,� r ':',ly,i:.- i • � U• �. _! - S �• I 1 II r m� AkF I �•���=�/ `C , r ykEll '�'_ , z41.1r� I:'' .� :WO `�i r'�, I:, --i' , /•i1, ° 1411\i‘jlittiL 'F"t:;f ��° .•• , I�'}��� "4 •:10.:n.f..74',7 ,-11I w' N ' I I AgC BM137 A {` t � Rr spy /+ol ,ti r �( I %y� y�sta AmC -' 1;\ ,,\ •"�ar,'`q }r'i� yir� ", rr° C`h.3a Ur Ima �+ ■ ;► \ 1Y.-; , T AgC t ,.'�i�/ F � s is' / I A�F r , • -i \ 1 tets r- tG, t.� ,���' y lr ^3.I'4 ; y � ! �P (/I'• if___ t� _ _ / Dom>,9� ';t : ! cTNE' i� `= In • " . r • •i e R /gal O ��® `i" • • ' Q � ®�®1 r ' - � - Substar A[nCi Ia. ten. `. ., .,}11� � �'� AgCi '`' • I C�l'.; AkF ' yj, .Yap,' ' i./ �--- �• Jilk �° r \AgD 2� :�e� aap`h j//`,:. ?,2' ' 4 C ,• !« • a•�_ . ` u Pu9111:.. :/ flik11 °--\"1- - f,_ Y 4 \\‘ ,.....K. t It• s '� 1.: : A. - #..t, 4 i i t jPu _ a I -\•O� AB ng s �LonaereS . \11 N IlkUr .,.., `•�� I r,\'O`p r rt' nJ l • F f:� Ir,R�eE ���� •n' „BeC Wd �� \p.>17 1 'i�I_l_-I` i �� Wo BeD Nn •„ \ n • I �j a 1t :- ` .n •fir. iF1'U• :.i i=_ �{ ▪u• �ii:ift i •ADJ ( Ir 1�' .f� it. e :. 1 8 j, i` �L Track' •n iJ • \J 19" �s, ,,,...„.„..- :.:„_ lu Ur4R : : ( �� AgC =� ?\----, I� sect By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec-30-98 9:20AM; • Page 2 • DEC:-03-1998 THU 04:37 PM AES1 • FAX NO, 425 827 5424 P, 01 SUBSURFACE EXPLORATION AND GEOTECHNICAL ENGINEERING REPORT PLOP QED 47- i I` o= - TIFALW l DELOEN RENTON-, WASHINGTON PREPARED FOR MKD Development PROJECT NO. KE98477G DECEMBER 1998 • CORPORATE OFFICE 911 Fifth Avenue,Suite i00 ASSOCIATED Kir$bnd,Washington 98033 • (425) 827-7701 • EARTH FAX (425) 827-5424 • SCIENCES, INC BAINBRIDGE ISLAND OFFICE 179 Madrana Lana North • Bainbridge Island,WA 98110 1206)780.9370 'FAIL(206)780.9438 ;ent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec-30-98 9:22AM; Page 6 Recel.ved: 12/ 3/98 4:40PM: 425 827 6424 -> AMIR ENGINEERING. INC. ; Page b DEC-03-1998 THU 04:38 PM AESI FAX NO, 425 827 5424 P. 05 3_1 Exploration Boring. The exploration borings were completed by advancing a 4'b-inch, inside-diameter, hollow-stern auger with a truck-mounted drill rig. During the drilling process, samples were obtained at generally 21/2.- or 5-foot depth intervals. The borings were continuously observed and logged by an engineering geologist from our firm. The exploration logs presented in the Appendix are based on the field logs, drilling action, and inspection of the samples secured. Disturbed but representative samples were obtained by using the Standard Penetration Test (SPT) procedure in accordance with ASTM:D 1586. This test and sampling method consists of drivleg a standard, 2-inch, outside-diameter, split-barrel sampler a distance of 18 inches into the soil with a 140-pound hammer free-falling a distance of 30 inches. The number of blows for each 6-inch interval is recorded and the number of blows required to drive the sampler the final 12 inches is known as the Standard Penetration Resistance ("N") or blow count. If a total of 50 is recorded within one 6-inch interval, the blow count is recorded as 50 blows for the number of inches of penetration. The resistance, or N-value, provides a measure of the relative density of granular soils or the relative consistency of cohesive soils; these values are plotted on the attached boring logs, The samples obtained from the spilt-barrel sampler were classified in the field, and representative portions placed in water-tight containers, The samples were then transported to our laboratory for further visual classification and laboratory testing, as necessary. 4.() SUBSURFACE CONDITIONS Tlie subsurface conditions observed in the explorations varied significantly with lateral and vertical extent. The exploration boring at the northwest site corner encountered medium dense gravel with sand to the full depth explored of 26.5 feet. The east central boring encountered very loose sand to an approximate depth of 12 feet, underlain by medium dense, sandy gravel to an approxunate depth of 30 feet, which was in turn underlain by very loose gravel to an approximate depth of 33 feet, which was underlain by very dense gravel to a depth of approximately 361 feet, where the boring was terminated, The boring at the southwest site corner encountered very loose to loose sand to an approximate depth of 40 feet, which was underlain by medium dense to dense sand and gravel to the full depth explored of approximately 461 feet. The following section presents more detailed subsurface information organized from the upper (youngest) to the lower (oldest) sediment types. a.l Stratigraah' Fill soils (those not naturally placed) were encountered in borings EB-1 and EB-3. The fill ranged in thickness from 2 to 4 feet in EB-1 and EB-3 respectively. As noted on the exploration logs, the fill consisted of very loose to medium dense, silty sand with minor amounts of rubble and 3 sent By: AMIR ENGINEERING, INC. ; 425 452 8926, Dec-30-98 9:25AM; Page 13/: ) • R ec olved: 12/ 3/99 4:43PM; 426 827 5424 -> AMIR ENGSNEErtirvts, ii�i:• : ' Aar • DEC-03-1998 THU 04:41 Ph AESI • FAX NO. 425 B27 5424 P, 0G debris. These materials appear to vary in both quality and depth across the site, Since the quality, thickness and compaction of the fill materials is low or variable, the fill is unsuitable for structural support. Alluvium Below the existing fill, the borings encountered alluvium associated with the Cedar River. The alluvium was highly variable in grain size and density, ranging from medium dense gravel and sand at the location of EB-1, to very loose sand and gravel with varying silt content at the locations of EB-2 and EB-3, Due to the very loose nature of the alluvium in borings EB-2 and EB-3, and due to the fact that the risk of liquefaction of the alluvium encountered in these borings is considered high, shallow foundation support above, the alluvium is not recommended. Undifferentiated Sand and Gravel Below the alluvium, borings EB-2 and EB-3 encountered medium dense to very dense sand and gravel, with low silt content. These deeper deposits are interpreted as an undifferentiated deposit, probably associated with Vashon age glaciation. The medium dense to very dense sand and gravel deposit is considered suitable for the support of deep foundations, as recommended in this report. 4.2 Hydrology Ground water was observed in each boring at depths between 17 and 18.5 feet below the existing ground surface at the time of drilling. Static water levels may be somewhat higher, since the exploration borings are only open a short time, Shallower ground water levels should be anticipated seasonally and following periods of high rainfall. • 4 • Sent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec-30-98 9:25AM; Page 14/3 Received: 12/ 3/90 4:44PM; 426 027 5424 .> AMIR ENGINEERING, INC. ; rage 1 DEC-03-1998 THU 04:41 Ph AES1 FAX NO. 425 827 5424 P. 07 • December 3, 1998 Project No. KE98477G II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic and ground water conditions as observed and discussed herein. The discussion will be limited to seismic risks associated with loose granular soils below the water table. 5.0 SEISMIC HAZARDS AND RECOMMENDED MITIGATJ)N Earthquakes occur in the Puget Lowland with great regularity. Fortunately, the vast majority of these events are small and arc usually not felt by man. However, large earthquakes do occur as evidenced by the 1949, 7.2 magnitude event and the 1965, 6.5 magnitude event. The 1949 earthquake appears to have been the largest in this area during recorded history. Evaluation of earthquake return rates indicate that an earthquake of the magnitude between 5,5 and 6,0 likely will occur within (he next 8 to 12 years. Recent published geologic evidence also indicates that larger magnitude subduction earthquakes occasionally occur within western Washington. The last such suspected event is thought to have occurred about 350 years ago, and has a 350 to 500 year recurrence interval. Generally, there are 4 types of potential geologic hazards associated with large seismic events: 1) surficial ground rupture; 2) seismically induced landslides; 3) liquefaction; and 4) ground motion. The potential for each of these hazards to adversely impact the proposed project is discussed below, 5. 1 Surflcial Ground Rupture Generally, the largest earthquakes which have occurred in the Seattle area are sub-crustal events with epicenters ranging from 50 to 70 kilometers in depth. For this reason, no surficial faulting, or earth rupture, as a result of deep, seismic activity has been documented, to date, in this area of King County. Therefore, it is our opinion, based on existing geologic data, that the risk of surface rupture impacting the proposed project is low. 5.2 Seinically Induced Lands 'd S The site is essentially flat, and no significant slopes arc located nearby. Therefore landslide potential as a result of seismic activity was not considered. • �enL tiy: AMIR ENGINEERING, INC. ; 425 452 8926; Dec-30-98 9:25AM; Page 15/ • Hecelved: 12/ 3/98 4:44PM; 425 827 5424 -} ^MIH ENGINE_ERINC,, INC. ; raga o • DEC-03-1998 THU 04:41 PH AES1 FAX NO. 425 827 5424 P. 08 5,3 Liquefaction The encountered stratigraphy is considered to have a high potential for liquefaction due to the presence of loose to very loose, granular soil deposits that occur below the ground water level. I-Iigh liquefaction risk, in combination with high total and differential settlement potential if shallow foundations were used, have resulted in a recommendation of a deep foundation system for the building. A deep foundation system supported on medium dense to dense sand and gravel as recommended in this report, would be considered to have low potential for damage due to liquefaction since foundation loads are supported below the liquefaction prone soils. 5.4 Ground Motion Based on the site stratigraphy, it is our opinion that any earthquake damage to the proposed structure, when founded on a deep foundation system, would be caused by the intensity and acceleration associated with the event and not any of the above discussed impacts. Structural design of the building should follow current UBC standards. The site is located in seismic zone S,, with a site soil profile of Sr„ Z=0,30, and Cy=0.36, in accordance with 1997 UBC Chapter 16. • aenT riy: AM1R ENGINEERING, INC. ; 425 452 8926; Dec-30-98 9:26AM; Page 16/40 Received: 12/ 3/95 4:44PM; 42s e27 5424 -N AMZN [NGTNEERZNG. LNG. ; YagH e • DEC-03-1998 THU 04:42 PM AESI • FAX NO. 425 827 5424 P. 09 December 3, 1998 Project No. KE98477G UT. DESIGN RECOMMENDATIONS 6.0 INTRODUCTION Our exploration indicates that, from a geotechnical standpoint, the parcel is suitable for the proposed development provided the risks discussed are accepted and the recommendations contained herein are properly followed, Subsurface conditions at shallow depths are considered unsuitable for shallow foundation support of the proposed structure. Consequently, a deep foundation, bearing on the lower, medium dense to dense sands and gravels will be required for building support. 7.0 SITE PREPARATION Existing buildings presently on the site should be removed. Any buried utilities should be removed or relocated if they are under bulldinz. areas. The resulting depressions should be backfilled with structural fill as discussed under the Structural Fill section. Jr. appear, based on visual reconnaissance, that another building formerly existed on the site. It is possible that grading on the site will encounter building remains andlor demolition waste in areas not observed in our explorations. Site preparation of planned building and road/parking areas should include removal of all trees, brush, debris, and any other deleterious material. Additionally, the upper organic topsoil should be removed and the remaining roots grubbed. Areas where loose surficial soils exist due to grubbing operations should be considered as F!I to the depth of disturbance and treated as subsequently recommended for structural fill placement. Site preparation of planned building areas should also consist of overexcavating the entire area to a depth of 2feet below the proposed lower floor grade. The upper 12 inches of the exposed soils should then be rccompacted to 90 percent of ASTM:D 1557, If organic materials are exposed, they should be further overexcavated to bearing or we should be contacted to provide additional recommendations. The overexcavated material should then be replaced and compacted to a minimum of 95 percent compaction based on ASTM:D 1557 to provide support for the lower concrete slab-on-grade floor. The overexcavation and replacement could be avoided, if desired, by constructing a structural floor slab supported on the pile foundation system. it should be noted that although a floor stab supported on grade would be less costly, it is susceptible to cracking as a result of liquefaction during a seismic event, or clue to the variability of soil density across the site. Floor slab construction is discussed further in section 11.0 of this report. 7 Sent By: AMIR ENGINEERING, INC. ; 425 452 8926; Dec-30.98 9:26AM; Page 17/3s Received: 12/ 3/98 4 :45PM; 428 e27 8424 -> AMTH ENOINEE;fi1Nu, ir' . ; DEC-03-1998 THU 04:42 PH AESI • FAX NO. 425 827 5424 P. 10 In our opinion, stable construction slopes should be the responsibility of the contractor, and should be determined during construction. For estimating purposes, however, we anticipate that temporary, unsupported cut slopes in the alluvium can be made at a maximum slope of 1.5I1:1V (Horizontal:Vertical). As is typical with earthwork operations, some sloughing and raveling may occur and cut slopes 'nay i ave to be adjusted in the field. In addition, WISI-IA/OSHA regulations should be followed at all times_ The on-site soils contain a relatively small percentage of fine-grained material which makes them somewhat moisture-sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that die underlying soils are not softened. If disturbance occurs, the softened soils should be removed and the area brought to grade with structural fill. If crushed rock is considered for the access and staging areas, it should be underlain by engineering stabilization fabric to reduce the potential of fiat-grained materials pumping up through the rock and turning the area to mud. The fabric will also aid in supporting construction equipment, thus reducing the amount of crushed rock required. We recommend that at least 10 inches of rock be placed over the fabric; however, due to the variable nature of the near-surface soils and differences in wheel loads, this thickness may have to be adjusted by the contractor in the field. �) STRUC I UJRAL FiLL There is a possibility that structural fill will be necessary to establish desired grades or backfill perimeter walls. Any fill that will support buildings, roads, utilities, or that will be shaped into sloped surfaces should be considered structural fill, All references to structural fill in this report refer to subgrade preparation, fill type, placement and compaction of materials as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. After overexcavation/stripping has been performed to the satisfaction of the gcotechnical engineer/engineering geologist, the upper 12 Inches of exposed ground should be recompacted to at least 90 percent of the modified Praetor maximum density using ASTM:D 1557 as the standard. if the subgrade contains too much moisture, adequate recompaction may be difficult or impossible to obtain and should probably not be attempted. In lieu of recompaction, the area to receive fill should be treated as described in the Site Preparation section of this report. After the recompacted, exposed ground is tested and approved, or remedial subgrade preparation is completed, structural fill may be placed to attain desired grades. Structural fill is defined as non-organic soil, acceptable to the gcotechnical engineer, placed hi maximum 8-inch loose lifts with each lift being compacted to at least 95 percent of the modified Proctor maximum density using ASTM:D 1557 as the standard. in the case of utility trench filling, the backfill should be placed and compacted in accordance with current local or county codes and standards. The top s Qcnk ay. HMO MUINttHIN'G, INC. ; 425 452 '8928; Dec-30-98 9:27AM; Page 18/KO Received: 12/ 3/AB 4 :46PM; 425 827 5424 -> AMIR ENGiINEFRING, ING:. ; r'adw DEC-03-1998 THU 04:42 PM AESI FAX NO. 425 827 5424 P. 11 of the compacted fill should extend horizontally outward a minimum distance of 3 feet beyond the location of any footings or roadway edges before sloping down at an angle no steeper than 2Pi:1 V. The contractor should note that any proposed fill soils must be evaluated by AESI prior to their use in fills. This would require that we have a sample of the material 48 hours in advance of planned filling activities to perform a Proctor test and determine its field compaction standard. Soils in which the amount of fine-grained material (smaller than No. 200 sieve) is greater than approximately 5 percent (measured on the minus No. 4 sieve fraction) should be considered moisture-sensitive. Use of moisture-sensitive soil in structural fills should be limited to favorable dry weather conditions. The on-site soils generally contained small amounts of silt and arc considered only slightly moisture-sensitive. If fill is placed during wet weather or if proper compaction cannot be obtained, filling activities should be discontinued and resumed during favorable conditions, Alternatively, if placement of structural fill must continue during wet weather or site conditions, a select import material consisting of a clean, free-draining gravel and/or sand should be used. Free-draining fill consists of non-organic soil with the amount of tine-grained material limited to 5 percent by weight when measured on the minus No, 4 sieve fraction, Structural fill should not contain particles larger than 8 inches in diameter deeper than_2 feet below finished grade, and should not contain particles larger than 6 inches shallower than 2 feet below finished grade. A representative from our firm should inspect the stripped subgrade and be present during placement of structural fill to observe the work and perform a representative number of in-place density tests. In this way, the adequacy of the earthwork may be evaluated as filling progresses and any problem areas may be corrected at that time. It is important to understand that taking random compaction tests on apart-time basis will not assure uniformity or acceptable performance of a fill. As such, we are available to aid the owner in developing a suitable monitoring and testing program. 9.0 AUGERCAST PILE FOUNDATIONS Due to the site location being in a fully developed area of Renton, we recommend that cast-in- place concrete piles (Augercast) be used for foundation support. We recommend that the placement of all piles be accomplished by a contractor experienced in their installation_ It should be noted that logs, boulders, and other debris can be encountered in alluvial soils, and any building debris that may be associated with previous buildings on site may also cause difficulty with pile installation, It may be necessary to have a backhoc present during pile installation to dig out obstacles and backfill the excavation prior to drilling piling. Because of the variable nature of the subsurface soils, it is inappropriate to give exact pile lengths, In general, pile lengths on the order of 15 feet to 45 feet below the lower parking level are anticipated, with generally shorter pile lengths required below the north part of the building and generally longer pile lengths under the south part. 9 _' . . "" """y'"""'•P . 1NU• ; 425 452 8926; Dec•30-98 9:29AM; Page 23/ 0 Roceivec: 12/ 3/98 4:47PM; 425 927 5424 -> AMIA ENGINEERING, INC. ; Page lea DEC-03-1998 THU 04:44 PM AESI FAX NO. 425 827 5424 P. I We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call, Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland,,W ashingtcn Bruce Guenzler Project G logist .... v Pi (;',A7ri- )�. . t 4' $ '7 3 o �ti. 14'3 9 ;W y .. ,t,�y-c1S'I��-��C�. • �o r�nu�� )--i 1;,,,,c---." YEXrIR.rS 11 /20/ ') Gary A. • owcrs, P.G. Kurt D. Merriman, P.C. Principal Senior Geotechnical Engineer rnwwmn KP—477G3 0./1/'J9 pnb-Wr8 14 . • . Do - m ; n c z - • - • . .-- . :. c. }-.• s-, - • • . . [ . • • • - . 1.,..•., .:..., - .. LA•le 4/ • sr,1•2..,c- rT-1 < . .." . . . . .1 .. . V 1 3.--.FL • *I. 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T!iagmalimminsagmlioill 1 1 SCALE IN FEET c • , FiEFERENCE: 1110(1)DEYELOPIT COAIPANY,INC. a _____ .7. ....---• o 5 /33 t Fla grill AU BO CI AT E EP SITE AM) EXPLXHIATION P FIGURE 11/98 --c) sLAN on a) E APITH .... RENTON APARTMENTS DATE 1 ---) iv ___ ...... .-. ack.ir".. 42L Fl EN(Oh, INAT1ING-t.ri PR_OJ.ND1 KE_984T/I , ow • u,luirctii 1, INC. ; 425 452 8926; Dec-30-98 9:30AM; Page 25/34 Received: 12/ 3/98 4:47PM; 425 827 6424 -> AMIR ENULNtt_n.%' , livv. ti_ DEC-03-1998 THU 04: 45 PM AESI FAX NO. 425 827 5424 P. 18 APPENDIX --•• ,,/ + nmIR cINUINttH1NG, INC. ; 425 452 8926; Dec-30.98 9:30AM; Page 26/ J Aec++lva,d: 12/ 3/98 4:47PM; .425 827 6424 -> AMIR ENGINttrtLrvu, i,..... , .- DEC-03-1998 THU 04:45 PM AESI FAX N0, 425 827 5424 I', 19 EXPLORATION BORING LOC Number E8-1 r...._. J 0 w STANDAAED PENET-RA- Q SEDIMENT DESCRIPTION a_ a i_-- SISTANCE Q 81owe/Fool U) 0 Grass and topsoil to 6", _ 10 20 ao ao Damp, brown, fine SAND, some silt, trace fine gravel, 18 A (Fill) .. - I Damp, brown, fine to medium, sandy, fine GRAVEL, 5 [ -- trace to little slit (Alluvium) 28 A 1 - i , grades to fine to coarse GRAVEL, trace silt. -- 10 I A 24 — _ I I 15 i 28�, .,i — i i 1 1 7 Ir _ ATD grades to saturated brown, fine gravelly, fine to coarse 20 L 1 1 7�, I ..-1..._. SAND, trace silt, (Alluvium) - ' I I , I 25 ---/ _ i — . — 30 1 , — — 5ubeurroca cordil one dopldad rapmsenl our observations it the time and location of this axplorntory hole.modified by sot Interpratr,tlona,e09tnoering analysis,and judgment. They are not necessarily roprosentatvva of other time-and locations ogrc accopl reeponsibiiity for this uco or Inlerpretotlon by otlista of Informatio we wilt not �presented on this tog. Reviewed By Associated Earth Sciences, Inc. 911 Fifth Avenue, Suite 100 Renton Apartment Kirkland, Washington 98033 Renton, Washingtc n Phone: 425-827-7701 KFQR.t 77 SECITON VII - BASIN AND COMMUNITY PLAN AREAS This site is located within the City limits of the City of Renton and is to be developed in conformance with the City of Renton's Comprehensive Plan. SECTION VIII - OTHER PERMITS The permits required in addition to the site development permit are a building permit, Site Plan review, and SEPA review. r SECTION IX - TEMPORARY EROSION AND SEDIMENTATION CONTROL ANALYSIS AND DESIGN Silt fence will be used during construction around the perimeter of the site to prevent migration of fines off-site. A rock construction entrance will be installed to minimize debris from entering the City streets. Vehicles and equipment leaving the site are to be routed over the construction entrance and washed off if needed prior to entering the public streets. Debris tracked onto the adjacent streets is to be swept off prior to the end of each workday. Care must be taken to keep dirt out of the existing drainage structures. The TESCP (Temporary Erosion and Sedimentation Control Plan) for this site also includes inlet protection in the nearby catch basins in Williams Avenue South to protect the existing storm sewer system. The silt fence, rock construction entrance and inlet protection details are included on the following pages in addition to the design drawings. Temporary erosion and sedimentation control facilities shall be continually inspected by the contractor during the construction activity and must be inspected during after each heavy rainfall event where the total precipitation is equal to or in excess of one inch in a 24-hour period. Maintenance and/or replacement shall be provided immediately, as needed. FILTER FABRIC MATERIAL 60" WIDE ROLLS. USE STAPLES OR WIRE RINGS TO ATTACH FABRIC TO WIRE. I 2" BY 2" 14 GA. WIRE FABRIC OR EQUIV. ri , I I I ! 1 J I NOTES: 2'—O„ H 1 H 1 . FOR SHEET RUNOFF OR FOLLOWING DISCHARGE FROM A 11 , H I SEDIMENT TRAP OR POND. I I ii 1 5'- 0" ` ''41T���- s '�`� �'� 41 " °\:`l "T �""`'s' 2. MAXIMUM SLOPE STEEPNESS PERPENDICULAR TO FENCE I i , , / BURY BOTTOM OF FABRIC �J-'� MATERIAL IN 8" BY 12" TRENCH LINE IS 1 : 1 . II II 3. MAXIMUM SHEET OR OVERLAND FLOW PATH LENGTH TO II- 6' MAX al I 11 THE FENCE OF 100 FT. . LI L 4. IF 50% OR LESS OF THE SOIL, BY WEIGHT, IS FINE PARTICLES SMALLER THAN THE U.S. STANDARD SIEVE NO. 200, THE EOS SHOULD BE EQUAL TO OR SMALLER THAN THE SIEVE SIZE THAT 85% OF THE SOIL CAN PASS THROUGH. FILTER FABRIC MATERIAL 5. THE TRENCH SHALL BE BACKFILLED WITH 3/4" MINIMUM r 6" DIAMETER WASHED GRAVEL. 2" BY 2" BY 14 GA. WIRE FABRIC OF EQUIV. — 5. FILTER FABRIC FENCES SHALL BE REMOVED WHEN THEY HAVE • • • SERVED THEIR USEFUL PURPOSE, BUT NOT BEFORE THE • • 2'-0" UPSLOPE AREA HAS BEEN PERMANENTLY STABILIZED. Maid_. .-i -. "1-14-4T6T"T_T ! 1„� . h. >> 6. FILTER FABRIC FENCES SHALL BE INSPECTED IMMEDIATELY- PROVIDE 3/4" — 1 .5" '�' 1 1T,� 12" 5 —0 AFTER EACH RAINFALL AND AT LEAST DAILY DURING WASHED GRAVEL BACKFILL .121 PROLONGED RAINFALL. ANY REPAIRS SHALL BE MADE IN TRENCH AND ON BOTH SIDES IMMEDIATELY. OF FILTER FENCE FABRIC ON I I 8" MIN. THE SURFACE. 2" BY 4" WOOD POST FILTER FABRIC FENCE DETAIL ALT: STEEL FENCE POSTS. ti " p ADOPTED 3 � I S H 3 nR � I E n CITY OF RENTON STANDARD PLANS NTS � NTO� LST DATE: 12/96 DATE REVISION BY APPR'D DWG. NAME: BR21 SP PAGE: B066 I— z W R/W m Q> ma- (J � UO • W Q U EXISTING GROUND w o . > Fm `12„ o O EXISTING GROUND 1 . Use 4" to 8" quarry spalls or crushed rock for surfacing as shown. 100' MIN. — Material with `fines' is not acceptable. (MAY BE REDUCED TO 50' MIN 2. The 100' minimum length shall be lengthened as necessary to insure FOR SITES WITH LESS THAN 1 material is not tracked into the public right—of—way. ACRE OF EXPOSED SOIL.) R=25'MIN r ..:91111pir .Willi 15' MIN. titgm: :..,%Tl. Oil MP 0 _its ir, se." •:mil Q • fa OiR•1 I Yi EXISTING DRIVEWAY RAMP OR SITE ACCESS ROAD TEMPORARY CONSTRUCTION ENTRANCE PLAN .\( Y ADOPTED N TS G t1 �' CITY OF RENTON ♦ ♦' STANDARD PLANS ��NT� LST DATE: 12/96 12/96 REFORMAT TO 11"x17" DCV DRT DATE REVISION BY APPR'D DWG. NAME: BR23 SP PAGE: B068 I • I I I EXISTING FRAME I AND GRATE o, U U I RETRIEVAL N OVERFLOW EXISTING STRAP W W PROTECTION GRADE U t� i ra / � 7 f 3, I` I p i d • d • • ' • • I CD . i A. i • GEOTEXTILE • . FABRIC I 4 - . 4 -- • 1 - _ I -v '' 1 I •- : '- = � SEDIMENT I e • '. .- ACCUMULATION II • - i 1 �I NOTES 1. CATCH BASIN INSERTS SHALL BE PROVIDED IN THE CATCH BASINS NOTED ON THE PLANS. 2. CATCH BASIN INSERT SHALL BE STREAMGUARD SEDIMENT. CATCH BASIN INSERT *3003 OR ADVANCED ENVIRONMENTAL SOLUTIONS STREAM SENTRY DIRTRAP. 3. CATCH BASIN INSERTS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS. I CATCH BASIN PROTECTION DETAIL H5 N.T.S SECTION X - BOND QUANTITIES WORKSHEET, RETENTION/DETENTION FACILITY SUMMARY SHEET AND DECLARATION OF COVENANT This section does not apply to this proposal. I SECTION XI - MAINTENANCE AND OPERATIONS MANUAL The portions of the King County SWM Manual, Maintenance and Operations Manual for Privately Maintained Systems, that are relevant to this project have been included in this section. If the on-site systems are maintained in accordance with these guidelines, it is our opinion that the systems will perform adequately. It is vital to the function of these systems that they be properly maintained. KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL NO. 4 - CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Conditions When Maintenance Results Expected Component Defect Is Needed When Maintenance Is Performed General Trash and Debris Distance between debris build-up and All trash and debris removed. (Includes bottom of orifice plate is less than 1-1/2 Sediment) feet. Structural Damage Structure is not securely attached to Structure securely attached to wall and manhole wall and outlet pipe structure outlet pipe. should support at least 1,000 pounds of up or down pressure. Structure is not in upright position (allow Structure in correct position. up to 10%from plumb). Connections to outlet pipe are not Connections to outlet pipe are watertight; watertight and show signs of rust. structure repaired or replaced and works as designed. Any holes —other than designed holes— Structure has no holes other than in the structure. designed holes. Cleanout Gate Damaged or Cleanout gate is not watertight or is Gate is watertight and works as designed. Missing missing. Gate cannot be moved up and down by Gate moves up and down easily and is one maintenance person. watertight. Chain leading to gate is missing or Chain is in place and works as designed. damaged. Gate is rusted over 50%of its surface Gate is repaired or replaced to meet area. design standards. Orifice Plate Damaged or Control device is not working properly Plate is in place and works as designed. Missing due to missing,out of place, or bent orifice plate. Obstructions Any trash,debris, sediment, or vegetation Plate is free of all obstructions and works blocking the plate. as designed. Overflow Pipe Obstructions Any trash or debris blocking (or having Pipe is free of all obstructions and v.orks the potential of blocking) the overflow as designed. pipe. Manhole See "Closed Detention Systems" Standard See "Closed Detention Systems" Standard No. 3. No. 3. Catch Basin See "Catch Basins" Standard No. 5. See "Catch Basins" Standard No. 5, A-4 1/90 SEE DRAWING(S)