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HomeMy WebLinkAboutLUA02-072 REPORT City of Renton MICROFILMED Department of Planning/Building/Public Works DECISION ADMINISTRATIVE LAND USE ACTION DECISION DATE: August 27, 2002 Project Name: 3`d& Union Townhomes Applicant: Wayne Jones of Lakeridge Development Owner: Wendall Woodall • . . File Number: LUA-02-072, ECF, SA-A, BSP Project Manager: Lesley Nishihira Project Description: The applicant is Administrative Site Plan and Binding Site Plan Approval for the development of 20 attached duplex units. The project would construct ten 2-story townhouse structures - each containing two units. The development includes the installation of landscape, utility and street improvements for the project. Project Location: 333 Union Avenue NE Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF: 29,555 sf Site Area: 55,795 sf (1.28-acre) Total Building Area SF: 29,555 sf NEIGHBORHOOD DETAIL MAP jolt; S.1? _E =4 �.rY.lrrA I J sox_ u.ZAAl6__. -_.'..ill, _ ,tbe ~' I�2\ 214.43 CJ'4„ : 1 M. 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Project Location Map fi �` 2.L O _ F z� L] sitebsp City of Renton P/B/PW Department Administrative Site I & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 2 of 11 PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant is seeking Administrative Site Plan and Binding Site Plan Approval for the development of 20 attached duplex units on a 1.28-acre site. The subject property is located within Area B of the Centers Residential Demonstration District with an underlying zoning designation of Center Suburban (CS). The site, which is relatively flat in topography, is bounded by Union Avenue NE on the east and NE 3`d Court on the south. The project would construct ten 2-story townhouse structures -each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan/subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. In addition, the project requires Environmental (SEPA) Review, which has been addressed under a separate report and decision. Project construction is anticipated to be completed within an estimated timeframe of 9 to 12 months once approved permits have been issued. 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(s) XX Site Plan Review Shoreline Substantial Development Permit Conditional Use XX Binding Site Plan Special Permit for Grade& Fill Administrative Code Determination B. Exhibits The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the land use application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit No. 2: Drawing No.A2.1, Site Plan (Received June 14,2002). Exhibit No. 3: Drawing No. A2.2, Binding Site Plan (Received June 14, 2002). Exhibit No. 4: Drawing No. 3 of 12, Composite Utility Plan (Received June 14, 2002). Exhibit No. 5: Drawing No. L-1, Landscape Plan (Received June 14, 2002). Exhibit No. 6: Drawing No.A4.1-4.3, Building Elevations—Types 1, 2, 3(Received June 14, 2002). Exhibit No. 7: Page F5-E, City of Renton Zoning Map. 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 Suburban (CS) on the Comprehensive Plan Land Use Map. The proposal is generally consistent with the following residential related policies: Policy LU-11. Future residential growth should be accommodated through...development of vacant parcels in Renton's established neighborhoods. The residential project is proposed on a currently vacant and underutilized piece of property located in the Highlands neighborhood. Policy LU-98. Allow stand alone residential development of various types and urban densities in portions of Centers not conducive to commercial development. The proposal includes only residential development as commercial or service oriented component would not be viable on the site since it is approximately 470 feet south of the NE 4'h Street corridor. sitebsp ' Cit�of Renton P/B/PW Department Administrative Site I &Binding Site Plan Staff Report . 3R &UNION TOWNHOMES LUA-02-072, ECF,SA-A,BSP REPORT AND DECISION OF AUGUST 27,2002 Page 3 of 11 2. Conformance with existing land use regulations; The site is located within the Center Suburban (CS) zone and is included within District B of the Centers Residential Demonstration District. Townhouse development with up to four consecutively attached units is permitted within the CS zone and Residential Demonstration District subject to adopted density limitations and compliance with development standards established by the district. The proposed development would allow for the future construction of up to 20 new townhouse dwelling units as well as associated plat improvements. The proposal's compliance with the Centers Residential Demonstration District and the applicable development standards of the CS zone is discussed below. Site Layout—The proposal must demonstrate the satisfaction of the CS zone standards for yards, land areas, and setbacks, as well as provide access and infrastructure as required by the subdivision regulations. The project's compliance with these requirements will be discussed throughout the body of this report. Minimum Land Area per Dwelling Unit — A minimum of 1,200 square feet must be provided for each unit, of which a minimum of 250 square feet must be developed as landscaped yard abutting each unit. The proposal would place each townhouse unit within its own lot. The smallest lot size included in the plat would be 1,895 square feet in area, which complies with this requirement. The minimum yard area provided (256 square feet for a 1,895 square foot lot)would also comply with this requirement. Lot Dimensions — There are no minimum requirements for lot width or depth within the CS zone or the Residential Centers District. Lot Coverage —The maximum area permitted for building lot coverage is 65% of the lot area. The proposal would comply with the requirement as the greatest lot coverage by buildings proposed is 56% (1,103 square foot building on a 1,966 square foot lot). Setbacks—The CS zone requires a minimum front yard setback of 10 feet and a maximum front yard setback of 15 feet. A rear yard setback is not required unless the property abuts a residentially zoned property, in which case a minimum setback of 15 feet is required. An interior side yard setback of 3 feet, with no projections permitted, is required for development in District B. The proposed site plan complies with these setback requirements throughout the site, as well as specifically along the property's NE 3rd Court and Union Avenue NE street frontages. Density—The allowed density range in the CS zone is a minimum of 10 to a maximum of 20 dwelling units per acre (du/ac). For proposals located within the Centers Residential Demonstration District B, a density bonus of up to 36 du/ac is permitted when architectural innovation has been demonstrated. Net density is calculated after critical areas and public rights-of-way are deducted from the gross acreage of the site. After the deduction of the roadway (10,165 square feet) from the 55,795 gross square foot site (55,795 gross square feet— 10,165 total deducted area=45,630 net square feet/ 1.05 net acres), the proposal would arrive at a net density of 19.0 dwelling units per acre (20 units / 1.05 acres = 19.0 du/ac), which is within the allowed density range of the CS zone and does not require a density bonus. Building Limitations — The building design standards of District B of the Centers Residential Overlay require variation or modulation of vertical and horizontal facades at a minimum width of 2 feet at intervals of 40 feet for each building face. Although buildings C, F and H appear to comply with this modulation requirement, buildings A, B, K and J provide an off-set of only 1-foot on their interior facades. Similarly, buildings D, E and G do not provide the required modulation along the north facades of those structures. In order to propose structures which do not comply with the variation or modulation standards, approval of a modification pursuant to RMC section 4-9-250.D.3 must be obtained. The administrative approval of the modification has been granted as presented under separate report and decision. In addition, private residential entry features, which are designed to provide individual ground floor connection to the outside, are required. Building length is also limited to a maximum of 100 feet with no more than 4 residential units per building. As required, all unit entries appear to include entry features which provide ground floor connections to the outside. Secondly, all of the structures are proposed to contain only 2 units and none would exceed a length of approximately 60 feet. Buildings are also required to be located such that the relationship of the dwelling, parking and street shall create the appearance of a single family neighborhood. The front facades of the structures are required to address the public street, private street or court yard by providing landscaped pedestrian connections and entry features facing the front yard. The project generally complies with these requirements by providing walkway and entry features facing front yards —NE 3` Court for buildings B, C, F, H and J, the private street (3`d Lane) sitebsp City of Renton P/B/PW Department Administrative Site I & Binding Site Plan Staff Report 3Ru& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 4 of 11 for buildings D, E and G, and interior court yards for buildings J and K. However, 3 of the 4 units within buildings A and B, which abut Union Avenue NE present the entrance and pedestrian connection to the units on court yard facing facades. Therefore, approval of an administrative modification for this requirement is also necessary. The administrative approval of the modification has not been granted. As presented under separate report and decision, the applicant will be required to revise the proposal to comply with the modulation requirements. Landscaping —The project would provide landscape improvements along the NE 3rd Court street frontage and between structures. The project includes the use of trees, large, medium and low shrubs, and ground covers throughout the perimeter and interior of the site. The development standards of the CS zone require a minimum 15-foot sight-obscuring landscape strip along street frontages when adjacent to property zoned residential. In this case, the property located on the south side of NE 3rd Court is designated with the Residential — 10 (R-10) dwelling units per acre zone. However, the regulations allow for the reviewing official to modify this requirement through the site plan review process where the applicant has demonstrated that the intent of the provision would be satisfied through unique aspects or use of the site. The building limitations imposed on the project by the Centers Residential District require that the primary entrances to the building face public streets where available. In this situation, the applicant has appropriately designed the 3`d Court facing elevations to comply with entry feature and modulation requirements. Not only will the residential use of the commercially zoned site serve to mitigate potential visual impacts to adjacent residentially zone properties as intended by the provision, the design of the residential buildings will also lessen impacts adjacent residential uses. Pedestrian Access — The CS zone requires a pedestrian connection from the street to the entrances of the buildings. The project would provide direct connections from the public right-of-way (NE 3rd Court) to buildings B, C, F, H and J. Connections to the remaining buildings would be provided from sidewalks installed with the private street throughout the interior of the site. Parking — The City's Parking Regulations require a minimum of 1.75 spaces (standard) or 2.25 spaces (tandem) per multi-family unit. Of the 20 proposed townhouse units, 11 would include standard double-car garages and 9 would include tandem single or double car garages. Based on the applicable ratios, a total of 40 parking spaces would be required for the overall project (11 standard units x 1.75 = 19.25 spaces + 9 tandem units x 2.25 = 20.25 spaces = 39.5 or 40 total spaces). The project would include 34 attached garage spaces, 12 driveway apron spaces, 6 attached carport spaces, and 4 guest spaces for a total of 56 parking spaces on- site. In order to exceed the maximum amount of parking spaces permitted by code, a parking modification is necessary. With the approval of this site plan, a parking modification pursuant to RMC section 4-4-080.F.10 will be granted. In addition, the Residential Demonstration District requires parking to be provided within an enclosed structure that faces a different façade than the main entry of the building. As proposed, each unit would include parking spaces within a ground floor attached garage. However, the garage entrances for buildings D, E and G would be located on the front yard, or the same yard as the entrance to the building. Therefore, approval of an administrative modification for this requirement is also necessary. The administrative approval of the modification has been granted as presented under separate report and decision. 3. Mitigation of impacts to surrounding properties and uses; The proposed development of the site is not anticipated to significantly impact adjacent properties and uses. Potential short-term noise and traffic impacts would result from the initial construction of the project to adjacent properties. The applicant would be required to comply with existing code provisions that establish the allowed hours of construction activities for projects within 300 feet of residential uses to weekdays between the hours of 7:00 am and 8:00 pm. Construction activities are not permitted prior to 9:00 am on Saturdays and no work is permitted on Sundays. 4. Mitigation of impacts of the proposed site plan to the site; The proposal is not expected to adversely impact the site. There are no significant natural or sensitive features on the property that would be impacted by the proposal. Construction activities related to the initial development of the project would be required to utilize best management practices through code requirements for an approved Temporary Erosion and Sedimentation Control Plan (TESCP). sitebsp City of Renton P/B/PW Department Administrative Site I & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 5 of 11 5. Conservation of area-wide property values; The proposed commercial development would allow for the optimum use of a currently vacant and underutilized property. The development of the site is anticipated to enhance the adjacent residential area. Therefore, the project is anticipated to conserve, if not improve, property values in the area. 6. Safety and efficiency of vehicle and pedestrian circulation; The proposed development includes pedestrian linkages to building entrances, as well as sufficient driveway entrances and interior vehicle circulation and parking. The Fire Department has requested that the private street be posted with "No Parking" signage, as well as with address identification signs at the entrance to the private street, in order to ensure the provision of adequate emergency services. Staff recommends the satisfaction of these requirements as conditions of approval. 7. Provision of adequate light and air; The proposed site plan would allow for adequate light and air circulation to the buildings and the site. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposal is not anticipated to create any harmful or unhealthy conditions. Noise and odor impacts in the vicinity would not have a significant increase due to the proposed development. The applicant's Temporary Erosion and Sediment Control Plan (TESCP) and Construction Mitigation Plan would mitigate noise, dust and odors, which may result from the temporary construction of the project. 9. Availability of public services and facilities to accommodate the proposed use; and Existing public services and facilities will adequately serve the subject site with the applicant's completion of all required connections and improvements. 10. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. D. Consistency with Binding Site Plan Regulations Approval of a binding site plan is based upon several factors as established by RMC section 4-7-230 of the Subdivision Regulations contained within Title IV, Development Regulations. The following binding site plan criteria have been established to assist decision-makers in the review of the subdivision: 1. Conformance with the Comprehensive Plan, its Elements and Policies As previously discussed under the Site Plan criteria, the proposal is generally consistent with the site's Center Suburban (CS) designation on the Comprehensive Plan Land Use Map. 2. Conformance with Underlying Zoning Designation The proposal's compliance with District B of the Centers Residential Demonstration District and the applicable development standards of the CS zone has been discussed in detail under the Site Plan criteria in the preceding portion of this report. 3. Compliance with Binding Site Plan Design Standards Legal Lots: Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. The number of lots, tracts, parcels, sites, or divisions shall not exceed the number of lots allowed in the applicable zoning district. The CS zone requires a density range of 10 to 20 dwelling units per acre (du/ac). Although there are no lot dimension standards required by the CS zone, a minimum land area of 1,200 square feet per unit must be provided. The proposed binding site plan would create 20 lots and 1 tract within the 1.28-acre site. After the deduction of the private roadway area (tract 1), the proposal would arrive at a net density of 19 du/ac. In addition, the lot sizes for individual units range from 1,895 square feet to 2,979 square feet in area. Access: All lots shall provide access to a public street or to a public street by means of an access easement or other recorded instrument approved by the City. New public roads shall be provided for lot access where determined to be appropriate and necessary. sitebsp • Cit of Renton P/B/PW Department Administrative Site F & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072,ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 6 of 11 The project is required to install full street improvements, including curb, gutter, sidewalk, paving and street lighting, if not already in place, along Union Avenue NE and NE 3rd Court. The proposal would provide access to each of the units' attached garage through the interior of the site via a private roadway that appears to be located within a 20-foot wide tract and includes 20 feet of pavement width. The private street would have two access points off of NE 3`d Court with a separation of approximately 240 feet. A turnaround is also included at the north end of each entry point where 2 guest parking spaces would also be provided. The project also includes 4-foot wide concrete sidewalks on each side of the private street. Based on the binding site plan submitted, the boundaries of the proposed lots would include the sidewalk areas, but not the private roadway. The City's Street Standards require private streets to be constructed within a minimum easement (or tract) width of 26 feet with a minimum 20 feet of pavement width. Therefore, the proposal must be revised in order to comply with the minimum easement or tract standard for a private street. One available option is for the plan to be revised to increase the tract width to 26 feet and appropriately adjust the lot lines and building designs in order to comply with setback, lot coverage and lot area requirements. However, in order to ensure that the applicable development standards are fully satisfied, staff will recommend as a condition of approval that the applicant extend the proposed property lines such that the roadway improvements (i.e., asphalt and sidewalks) are located within a minimum 26-foot wide easement. This revision would have no bearing on the location or design of the structures or the proposed roadway alignment. Staff further recommends that the applicant be required to establish a homeowner's association or maintenance agreement between all of the individual lots for maintenance of the private roadway and other common improvements. In addition, private streets are permitted to serve a maximum of 6 lots with no more than 4 lots not abutting a public right-of-way. Since the site is bounded by both Union Avenue NE (on the east) and NE 3rd Court (on the south), 11 of the proposed 20 lots are directly abutting a public right-of-way while the remaining 9 lots (no. 5 through 13) do not abut a public right-of-way. Based on the private street limitations, 8 interior lots may be served by the proposed private street (i.e., 4 interior lots for each entrance). Therefore, the project includes 1 lot in excess of the maximum number permitted to be served by a private street. In order to exceed this limitation, the regulations allow for an administrative street modification to be granted in the event practical difficulties arise when attempting to comply with the provisions of the code. Provided the street is properly signed for no parking as recommended earlier, the proposed private street satisfies all emergency access requirements. Furthermore, emergency turnarounds are provided at each end of the roadway and access is provided to the central portion of the site by two separate entrances leaving acceptable distances to each structure from the public right-of-way. The pavement width provided in combination with sidewalks on each side, more than satisfy the intent of the private street provisions. Therefore, based on the modification criteria established under RMC section 4-9-250.D, approval of the street modification appears to be suitable for the proposed project. As part of the administrative decision issued with this report, a street modification will be granted. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan. The applicant will be required to dedicate the appropriate amount of property at the southeast corner of the site in order to achieve the required 15-foot corner radius at the NE 3' Court and Union Avenue NE public intersection. The dedication of the required right-of-way should occur prior to the recording of the binding site plan and is recommended as a condition of approval. Adequate Provision of Utilities: Each parcel created by the binding site plan shall have access to water supply, sanitary sewer, and utilities by means of direct access, access easement, or supporting document approved by the City. The applicant has submitted a Technical Information Report prepared by Daley-Morrow-Poblete Inc., dated May 21, 2002 with the land use application. The report indicates that the site is not located within the 100-year flood plain and does not contain any sensitive areas (including wetlands or streams). The report also concludes that downstream drainage is currently piped to the City Shops site approximately 2,000 feet southwest of the property and that the proposed detention facility— a combination detention vault/wet vault for water quality and quantity control — to be installed with the development should be sufficient to mitigated for the increase runoff from the improved site. However, there are documented drainage problems in this area. Therefore, the drainage system for the project has been required as a SEPA mitigation measure to be designed in accordance with the 1998 King County sitebsp • City of Renton P/B/PW Department Administrative Site F & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 7 of 11 Surface Water Drainage Manual (KCSWDM). In addition, the system will be reviewed under the Level 2 Flow Control; including water quality facility sizing requirements. The drainage plan submitted was prepared in compliance with the 1990 KCSWDM and will need to be revised in order to appropriately accommodate the planned development and ensure that potential impacts to surface water will be property mitigated. As the system is likely to remain below grade as initially designed, the revised storm drainage plan will not likely require significant revisions or alterations to the proposed site plan. The applicant will be required to submit a revised drainage plan and report prior to the issuance of construction permits for the project. The proposal would provide the appropriate extensions and connections to serve the development with all other necessary utilities. Additional information regarding the existing and required improvements is included in the Advisory Notes portion of this report. Required Improvements: Required improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant. The Administrator may also authorize the phasing of installation of improvements provided any delay in satisfying requirements will not adversely impact public health, safety, or welfare. The required street and utility improvements necessary for the project would occur subsequent to preliminary approval and prior to the recording of the binding site plan with the issuance of the appropriate construction permits—which staff recommends be required as a condition of approval. Shared Conditions: The Administrator may authorize sharing of open space,parking, access and other improvements among contiguous properties subject to the binding site plan. Conditions of use, maintenance and restrictions on redevelopment of shared open space, parking, access and other improvements shall be identified on the binding site plan and enforced by covenants, easements or other similar mechanisms. Future owners of the lots created by the binding site plan would be subject to a homeowner's association or maintenance agreement, which would be created concurrently with the recording of the binding site plan. This has been recommended as a condition of approval for the project. 4. Reasonableness of Proposed Boundaries Topography. The subject site is generally flat with the exception of a gently sloping knoll at the center of the site, which contains the steepest slope on the site approximated at 10%. The site is heavily vegetated with grasses, brush, blackberries, small to medium deciduous trees, and a few evergreen trees. Materials resulting from anticipated site preparation activities will be balanced on site. The project would require the removal of approximately 18 existing trees (maple, cedar, dogwood, fir, pine, and holly) on the site. However, 10 existing maples trees located adjacent to the NE 3rd Court sidewalk will be retained. The installation of native plants, shrubs and trees is included with the proposal. With the land use application, the applicant submitted a Geotechnical Engineering Report prepared by Cornerstone Geotechnical Inc. dated June 13, 2002. The report states that the site is underlain by medium dense to very dense glacial deposits capable of supporting the planned structures and pavements. The report concludes that the site is compatible with the proposed development. Recommendations regarding construction windows, foundations, and site preparation are also included with the report and have been required as a SEPA mitigation measure by the Environmental Review Committee. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the King County Surface Water Design Manual (KCSWDM) and a Construction Mitigation Plan prior to issuance of Construction Permits. The applicant's SEPA checklist indicates the use of best management practices is intended throughout the duration of the project. Relationship to Existing Uses: The subject site is largely surrounded by residential uses to the east and south, as well as commercial development northward of the project along the NE 4`h Street corridor. The proposed townhome development appears to be suitable within the context of the existing uses in the area. 5. Availability and Impact on Public Services Transportation: Future development of the site is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, a Transportation Mitigation Fee has been imposed by the Environmental Review Committee as part of the threshold Determination of Non-Significance — Mitigated (DNS-M) issued for the project. sitebsp Cit of Renton P/B/PW Department Administrative Site I & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 8 of 11 Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees at the time of site specific development. A Fire Mitigation Fee has also been imposed by the Environmental Review Committee as part of the threshold Determination of Non-Significance — Mitigated (DNS-M) issued for the project in order to mitigate potential impacts to emergency services. Recreation: The project is anticipated to generate uses of existing parks and recreational facilities. Therefore, as part of the threshold Determination of Non-Significance — Mitigated (DNS-M) issued for the project, the applicant will be require to pay the appropriate Parks Mitigation Fee. Schools: The site is located within the boundaries of the Renton School District. Renton School District No. 403 has indicated that Maplewood Elementary School, McKnight Middle School, and Hazen High School can accommodate the increased student enrollment that may result from the development of the proposed project, which is estimated at 8.8 students. The district has indicated that these schools would be able to support the additional students generated by the proposal. Utilities: Presently, there are existing water, sanitary sewer and surface water utilities available to serve the subject development provided the necessary improvements and connections are completed by the applicant. In order to provide the required fire flow for the development, the installation of a 10-inch watermain loop system will be required. Additional information regarding the existing and required improvements is included in the Advisory Notes portion of this report. XX Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. E. Findings Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Environmental Review, Site Plan Approval and Binding Site Plan Approval for the 3rd& Union Townhomes Project, File No. LUA-02-072, ECF, SA-A, BSP. 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. 3. Site Plan and Binding Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan and binding site plan review. The applicant's site plan and other project drawings are entered as Exhibits No. 2 through 7. 4. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Center Suburban (CS). 5. Zoning: The plans as presented, comply with the zoning requirements and development standards of the Center Suburban (CS) zoning designation, provided all advisory notes and conditions of approval, if any, are complied with. 6. Existing Land Use: Land uses surrounding the subject site include undeveloped city-owned property to the south (zoned R-10— P), residential single family uses to the east and south (zoned R-8 and R-10), and commercial property to the north and west (zoned CS). F. Conclusions 1. The subject proposal complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval, if any, are complied with. 2. The proposal complies with the Comprehensive Plan designation of Center Suburban (CS) and the Zoning designation of Center Suburban (CS). sitebsp City of Renton P/B/PW Department Administrative Site I &Binding Site Plan Staff Report 3Ru& UNION TOWNHOMES LUA-02-072, ECF,SA-A,BSP REPORT AND DECISION OF AUGUST 27,2002 Page 9 of 11 G. Decision The Site Plan and Binding Site Plan for the 3rd & Union Townhomes, File No. LUA-02-072, ECF, SA-A, BSP, is approved subject to the following conditions: 1. The applicant shall comply with the conditions of approval outlined in the administrative report and decision for the requested modifications from the Suburban Centers Residential Demonstration District Development Standards as follows: a. The applicant shall redesign buildings A/B, D/E/G and J/K to provide the required variation or modulation along the respective western, eastern and northern facades of the structures. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits for any of the specified structures. b. Along the site's Union Avenue NE street frontage, the applicant shall provide a visual buffer (i.e., combination of brick, iron railings, and landscaping) in order to create a softened transition from the roadway to the buildings and that does not result in a dominant visual impact. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the final inspection of buildings A and B. 2. The applicant shall place "No Parking" signage along the private roadway serving the development, as well as address identification signs at the entrance to the private street. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 3. The applicant shall extend the property lines for each lot such that the roadway improvements (i.e., asphalt paving and sidewalks) are located within a minimum easement width of 26 feet. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 4. The applicant shall dedicate the appropriate amount of property in order to accomplish a minimum 15- foot corner radius at the southeast corner of the site for the NE 3`d Court and Union Avenue NE intersection. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 5. The applicant shall complete the required improvements for the binding site plan, including utility and street improvements, prior to the recording of the binding site plan. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the binding site plan in order to establish maintenance responsibilities for common roadway and utility improvements for the development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the binding site plan. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: /Ve6i ()Xi 67/,/, Neil Watts, Development Services Director date TRANSMITTED this 3'1 day of September,2002 to the applicant and owner: Wendall Woodall (owner) 329 NE 2nd Place Renton,WA 98055 sitebsp Citcr of Renton P/B/PW Department Administrative Site I & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 10 of 11 Wayne Jones (applicant) Lakeridge Development PO Box 146 Renton,WA 98057 Patrick McBride(contact) GMS Architectural Group 1804 136th Place NE#1 Bellevue,WA 98005 TRANSMITTED this 3ro day of September, 2002 to the following: Larry Meckling,Building Official L. Rude, Fire Marshal Neil Watts, Public Works Division Lawrence J.Warren,City Attorney South County Journal Environmental Determination and Land Use Decision Appeal Process Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM September 17, 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. 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 site is designated Center Suburban (CS) on the City's Zoning Map and the City's Comprehensive Plan Land Use Map. 2. The property is also located within Area B of the Centers Residential Demonstration District. Parks 1. All landscaping is to be maintained by the property owners. Fire Prevention 1. One fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single-family/duplex structures. If the building square footage exceeds 3,600 square feet in area, the minimum required fire flow increases to 1,500 gpm and 2 hydrants are required within 300 feet of the structures. 2. Separate plans and permits are required for the installation of fire alarm systems. 3. Street addresses shall be posted on each building. Plan Review—Street Improvements 1. Full street improvements, including curb, gutter, sidewalk and street paving, is required along the full frontage of the property's street abutting property lines (if not already in place). 2. The dedication of additional right-of-way is necessary in order to achieve the minimum 15-foot corner radius for the abutting intersection. 3. Street lighting (if not already existing) along the frontage of the project will be designed and installed in accordance to City of Renton standards. 4. All new electrical, phone and cable services must be underground. Plan Review—Water 1. This site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 69 psi. 2. There is a 10"watermain in NE 3rd Ct, adjacent to the site. This watermain is modeled to provide 3900 GPM (derated). 3. The City of Renton Fire Marshal requires a 2750 GPM for this project. It appears that to meet this fire-flow demand will require a 10"watermain loop system to serve the new development. This will be required to be installed in the proposed private lane, and shall connect to the existing 10"water main in NE 3rd Ct; at the west end and the east end of each driveway(as shown on the submittal), including a stub-out to the north property line. 4. A minimum of three fire hydrants will be required to serve the new development. The City of Renton code requires a primary hydrant is required within 150 feet of and structure. A secondary hydrant is required to be installed within 300 feet of the structure (distance is measured along the travel route). The proposed water plan, as submitted, does not comply with the requirements as described above. sitebsp Citcr of Renton P/B/PW Department Administrative Site P Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072,ECF, SA-A,BSP REPORT AND DECISION OF AUGUST 27,2002 Page 11 of 11 5. This project will be required to pay the Water System Development fee of$665/unit. These fees are included as a part of the construction permit fee. Plan Review—Sanitary Sewer 1. There is an existing 8"sanitary sewer main in NE 3rd Ct; at the west end. 2. There is also an existing 8"main in Union Ave NE; at the north property line. 3. The project will be required to install a new 8"sanitary sewer main extension in NE 3`d Ct (Note: An alternative alignment may be allowed as long as it connects NE 3`d Ct with Union Ave NE. The main will run from Union Ave NE to the existing sewer in NE 3 Ct. The sewer plan as submitted does not comply with the requirement as described above. 4. Development will be served via gravity. Dual sidesewers will not be allowed. 5. This site is located in the East Renton Special Assessment District.These fees are$224.52 plus interest per Single Family connection. These fees are collected when the construction permit is issued. 6. A Multi-family System Development Charge of$455 per each new unit is required. The Development Charges are collected as part of the construction permit. Plan Review—Storm Drainage 1. There are storm drainage facilities in Union Av NE and NE 3`d Ct. 2. The Surface Water System Development Charges of $0.183 per square foot of new impervious surface area added(but not less than $525). The Development Charges are collected with the construction permit. Plan Review—Aquifer 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4- 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)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. Plan Review—Erosion Control 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. During the months of October 1st though April 30th, special erosion control measures during the rainy season will be required.A copy is attached. Plan Review—General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according in accordance with City of Renton drafting standards by a licensed Civil Engineer. 2. All projects shall be tied to a minimum of two horizontal and vertical controls in the current City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. 4. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 5. Separate permits for water meters will be required. 6. plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 7. If any rockeries/retaining walls greater than 4 feet in height are to be constructed as part of this site, a separate building permit will be required. The following note shall be included on the civil: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." 8. Detention vaults require a separate structural permit. sitebsp _...._ _.\.__ --, -11 J S ICI{c, u N_ T ,o, el 10, , 1, r d A-.\-- 14))-- T ), W--.\ H , Cil I c r-1 t o n Washington d MO Place XL Ste 1 .. all ceaos .251N1-IIb a in N°-ra21 ...u.nun.....n.wnnrN VICINITY MAP I I NEIGHBORHOOD DETAIL MAP _ I •••, N 1 _ 0 U�YIDN RVENU ELi " mnayE4 ST ��+i}�� " TINT c cv�{'tl ES an c.x+u - .'1 �[_ l R WRY i Vl F" SITE r. ;.._II I I like:a. 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BOX 146 v��\ RENTON WASHINGTON �`�C� 425-228-9750 98057-0146 \t 'C` 1804 136th Place NE Ste. 1, Bellevue, WA 98005 (425)644-1446&Fax 644-1921 (.P\Q E-mail: office@gmsarch.com Architecture Design a Planning • Members of A.I.A. e © Ors 2002 ' I 11 cio,(,) L. m O OfP- .� © mINN MO Mee Mt Sle.I l � Q % ) (IA16 1.,M 11-1116 t I-IRI / Q �' % l\. a.eu..etun�eaWa�P�.nN il :T __...____.,.:Ill1=leuiitl l_i:•.l:,i:°tE':,,V.1-...1-—EN..MI am,1,7.,..iT i.1 11 — . * _Ii!I_iI "P!IIIijp ka —111I ;I11IIIIIplilibfi• i }M D- " UNIT MS IY LEE TTPE IY Os. Dw DUNIT TYPE IT D- ® m U) F � BUILDING TYPE 1 REAR ELEVATION BUILDING TYPE 1 STREET ELEVATION 'Zo w z� SCALE: Or= I•-S" AT NE 3RD PLACE HE- a. ON SCALE: I/S"= 1•-0" .. omZii) x G w Ir O N Z C7�zm /� m 1 �$o CaaF1 ®a /. t \ m Fcz zm 1 1111 h.I I7.1111 ��ill�l ICI iIlI. �} °• d =®�, ��,�►Tri �I' '®E :a °-coa viipmintsair-_ ► LITT ■...mom]Iei�1 min.l..lnmin ii ?L- - _1I- -, te '— I— Z O° D- I IE RPE LY Ai ID,11 m. 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II: . li ill I_ 1 , h 'Ia. . ..':, ...,m.....4„k • _ • ale:it IQ 'e _�.. , 41_,,,ilt.ii:vi I le :p1 pN p xv \ t, Zi k I, OA \ - 1 Oa 77vall: a O' r '� I, AO 0 • 0 WARaTM�., PERPROMIT) N. E. 3RD CT. a I I O a 0 s� O M I 0 0 to w< PLANT SCHEDULE I I oi MEM art BOTANICM/COSIMON NAME 97f/MIIMFNIR D S /, 10 LACER CIRONATUM/ )-9'HT. ,CIO E MAPLE MIN.51/Y STEMS r 5 PYRUS C.MEDSPIRE'/ G•CALIPER FLOWERING PEAR 3 T AUCUBA J.PICIURAT,/ 5 GALLON GENERAL NOTES: M4 m n '� AZAI£A•HMO CMIImN'/ 2 CALLM •NTPMC , u OW C.v.maNILX NENCAVATION TO D o NE EEEry AZALEA OONTINALTO R M To0 Y TIL © 5 ILEX CRENATA'NORTHERN BEAUTY/ 5 GALLON .ArvT . JAPANESE HOLLY • OWNS CpACrlvl • . © IB LEUCOMOE AXILIARIS/ 2 GALLON a COAST LEUCOMOE B MISCANMUS S.'MORNING uORT/ 5 GALLON �� �� . Q E°"°A°"� _ 16 LANDSCAPE PLAN z z N 4S NANONA D.'CWPACTA'/ 5 GAIlOI tNoloN•FwwMaIL aroMRn wT▪TeAAw Ax AnNos�•Tm.PA r �4-1" �.} E O Q INYN.I.PENT MN•IMITNINO•Palk COMPACT HEAVENLY BAMBOO LAMP • i QPRUNUS m'OTT^ULUYKEN'/ 16-21•SP Hoame Aeom. 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CONTRACTOR TO DETERMINE QUANTITY °'An a'IN'�•n�Mu' Iule.Br T..'wE SHRUB LNYAM NOT m N NEEDED SAM& SCA1L ,'�10'-0 . *Ft b L — 1 GG 1 _ I,,,,,, e.snw.unec ..,...� .�, • / a �,,,1„ f „ ,A�. b o I W rid °� A I' �� — l I . I \l • ' I LOT#10 LOT#9 LOT •#8I LOT#7 LOT#6 LOT#5 e .,c ! 1-� LOT#11 R ! ati a• § w e. uss SF L. less s< [ 1 se eF 2141 eF ! .A I I ! Z �a` r1,1 eF j `• e•-o• �v-�ec,eac LOT#3 I 0 L T ._.. __i_'3 ' --4.— ,,,,,Ill.-.-**eeroaac Ix J{ i3' nu er �' p..a LOT#12 ! o II >a .�' ` ii ��Ti �°` v \\ ` I „-,• 1 , :.`elf : ,� i R r LOT#3 t 611C-:°\‘‘)'.:: i L 7 • �.�r�� r \\ T�wc,p•oc ) 1 jl s,,e. .`• un er +t rr-e• I i / j W. i r.�. t1 `4% Tom' v 3 ij l•,.,,,•,,.,, \ i . 9 i '^ E LOT#13 •ei ee�c-,{ .,L__ �` `I a -aILOT#2I .1 ViZ1'z z --�vs ,err ee,e•cxl\j/�Y-O•eelc to �4,Y SF W • e'-o'eGIC ( y--- _ O — LOT#14 !••-•\ LOT#15 0 LOT#16 LOT#17 o LOT#18 4 LOT#190 LOT#20 I ,�••�• p F" F yen OF _ i -`�d a.,Si ns s 1 n..e• 2m ec I i1..S. 2a,e SF i LOT#1 ' E..10 P, ,8 • A.K zn ; n i Y icw-:I ^i 2141 SF O ps �Z— 1 I r I►��zrn L.c3 b ' t.. -0 serasxl -;-0 e r a.a I --�--b - --� ! ---- ^r F--+ Z� W-1) x < m 41 - -- I •• WO 11 Ax un I N. ---3 R T. 1--1 o--- - �O � .-. e-__ - - - __C._.-- �z Z • o .-Ia aOopAF R wN e rdw x x1 s a L A N 1 �... ` " ° S I T E P #9 § NORTI-I 3 LOT LOT BLDG LOT 0 5•10• So• 100 NUMBER AREA(SF) AREA(SF) COVERAGE(%) 1 2947 1086 37% o 2 2474 1086 44% aioo 3 2477 1086 44% U 4 2912 1086 37% 6 5 2149 939 44% y 6 1895 939 50% W R 7 1895 939 50% O 6 1895 939 50% 9 1895 939 50% 10 2178 939 43% 11 2979 1086 36% Z. O 12 2584 1086 42% 13 2278 1086 48% a 14 2571 1086 42% 0 15 2287 1057 46% W 16 1956 1103 56% E-, 17 1986 1103 56% '-' 18 2117 1057 50% 19 1966 1103 56% 20 2570 1057 41% • N • • • MINA R)Rw ,�\ -'- .�rs>. {` \' • J I • .\ --- ----- 1�1- ---- All. -\ • \ T r •R•/r-• IJt'frwTMilw.L 10 U�,� Ill flmort ry b IF VII � i, /a Mai `r. Woof •.—.7. � /•4 t'i3•11 — — -.• •— , 1, 1611,>ooP MI 13. y .; EP ■9 - P / �' �;. �-.oke a j z nglen NOW '.RAN„vBellevue ...:..:.. G ., K CWAM„ �„ i. w R .ter•_ t7. - u,�•.. / A I'J` �ta V��:3r MAL gr;. �. ff• a �i,�� cam: I �m�7 3= MILNIIEWNEFILF i .. MAFIF -ice—' 1111 �`r��� 97 I �s L-. UMM likammi " fin. pq.W IIta, e`er., v. i-- . 1 am � f � • , r ' Ut lor-- Ifil • : ' I l':41' — I --. - " ..1=1.0.• /IF : ...tl a ZOZT I , I ! I\\ ; l.,.//i /.4y • • C%i -r/ atrii / W��r .%nffiY �'.� 2 °az�.a�.__ / •;-----. A . f - 3 R D oaw : w° Lg zZ�a°zrn:Ro i_ ��a a N • RAMP 11010 ORAL A- IV. 40O0 w. i LEGEND srE srAnsncs I SITE srnnsncs CON7. 11 f r.R.efm. rU o.o al.. • ,..LOPED APRA. NM....(>.10 PIN TO I4.10.4 uR..1 u41110A0M) L.pO ADDM••M1OC.arr OP PINTONV:W:A)lON AW.OArN•�� ;:HE LATERCAPE AL OR {e..� .... rw-ArrvcATmA rW.•RAM Rv...w• C CRTA{T rAlK)b*TALL,ru}W, NM AREA N,T••M M.rTs ACM. PROVERIN flv... u. ® m SOLON.PROADm.•TLLTARIOLT•uanw ▪ ALL Y).a >.o• r MN AOA PARKA.oral.,.r)>..e', m TWO..TWO.. 1.LN•um re pupa w..em D u, Z u AN•W rim!.TORANT WILMS WOO.LMA)ARE Q A mann RPM NTORMR J WALL„dmn LOION,• ▪ I MUM ITFIT U •BOO w. BUILDING CODE INFO: a OAwAae.rATTo W.nw C. tNfn nr.N ..Iw OR U.!r'LA® M • Wuw o• MLOO TTP•.r . .n•.r. { )'ARIA LOUR M. O•D•N iC W W IT.I, .f.Tl•M. WYRLI.C�QIA I . Wbw1••441.N'•••• IA•V TO 0 m0 WTt O f WILCO TA]I •SAPS M. DLDO CLOD UDC IMt(DrtICN U' ■ co.RAIw D1RONf W .1T•Y. CAROM MAE. Tt•.V N eLL•W.M Ma�rA MRR MIT IUJ MM« -C] O'-O UT.eT!SfT LW1T W▪bwi rover iiv •9M.l. YMD'DOWNIIOE. b' 1 M WATT :N•Y. WK..TYPE• AA•Y. T.142111.141 IS 1.0.Tm tl TAT WOW OMB MR .+-^�WGY TR.PAtt n.a•M.P. PRIVATE YARD MLA TOTAL ••seM•R �' LANOGCAPINO �: Ra•uuw10O•niAnPOITr.VA .• OWr R.u.• me er DR raR MGT. r•'•uDli FROM.ru w.LLw MIT W-� , AO...ALL•••N•ap WTI.Na•w aAA1a IN.A. 4)-OWDD O MOON CRT CODE) 11•TAW•M OLL'f•{WANT*TALL.N WALL& u. w.A•! O CURB RAMP ® S/DEWAL!( • pOYNer°"L°`T rARoc r OLIEo eT.A.eTALL. u M LEGAL DESTRIPTION € ';;�gym„ s REYeTLN.WALL M.GIRL IOR ALL oM.uL•A rcorncrA o iTAIL i ." WALL K,yne DRVERAT•MTA!O4pA ••ALLe mamma's, ArrRORHAILLT I]l ACISe lrlR KING CANT"AeBE)eORt ..,.,.•. • ...RA,O.•Cr.YO AO.1•WTH OLLY[r[R Or T..NORTI•AAT TOTAL rR0.CC• MALL WARM!OF Ti moms...OLLART.R O 1W.NORTZYT ��+ (LT M.YLW011, OWRI.R N MOTION Y.TOWNN.IS ff NORM,RNWY).YT,RI, .°•nv�i^aw u� `�` M •WIDM.gpTAM.M/••Y. MIS 0 NW INCEPT M T no RJR A!O CORM'OP KNO,RATE CP TCH wsv un w •. lW,.•t!Nit, GIP'Q!mifON R1ONT Q YAT DElDED IEC•IeIQO•m9 `` ALDO!0.OWN A•RNO CO.,TAx PARCEL TAMER Af)0.f00 TOTAL.{•Au v. r A i. == ' S I T E P L A N #8 2.1 ;! 'j CURB & GUTTER ®DR/YEWAY NORTH SCALE ION. 20'-0W ,a,=,-.= tr .� .: •.. . . _ ter=;N — — — yo 74 -I 330 76 LBS'� • + • v, w K0.0.j 133.22'd I 323.42 (323.221 V O STATION "" IAon l 4 M 0.43 Ac. "' o N Rs T.La4 O i'�oi (v' _Au T� &M3N +Plr. 0.38 ; I• 1.30.,CCI.,s-6—= (I) 1'V AC. 0.2 A <.u—_ _O • T1_31 87.. -, 0 2 133.41 ``.' 2.28Ac. v ZO/ W 16 ( ) /I iii 7"1.89 %0.37 AC. V I 160.03 'O j m TL83 /07 424 � �t lvy,( (3) t m ,O SP.084-83 11'O 2 S. Y. CO PAN Y w�' ?S1 �x3.sa - J L A T 1.613�( . V.% . um, 701R1�11 P r Z . - I ® 74g2 424 T.L.98 0 110 souTNGO y,q7I3 0 - 3�B MARTIASSOC. a El La' AN1,1TE ROwv (: (293.831 • 12 " 324.02. t323.83 632.36 .._ 1.26Ac. I la T.L9/ Heather Downs 6�,, „:�l� eo "- N 14 -__--_ - 2s4 i. J.-- Park m f>, T3 N Q. 10Z 1 ]] T.L.21 is _ I .43 Q. - 327.52 90 �0 /23 +o-_----_ (J r N o i , Z.06 AG. . i111•.q 62 60 ^ v J B et 233 a 1 RylAc. i Fes= 2/ r 327G TL 30 7. 0� '-'1L5-'r ,4 j10 4 62 60 Tf e7 ATLAS OF SEATTLE COPYRIGHTED 4 PUBLISHED BY IT i KROLL MAP COMPANY, INC.,SEATTLE ■■■■■■■■■■■■■■.■■■ NORTH 0 40' 200' 400' 800' THIRD & UNION TOWNHOMES/LUA-02-072 PARTIES OF RECORD Merle J. Wood Vic &Jenny Bloomfield Patrick McBride (Contact) 17204 50th St. E. 4418 SE 3rd Place GMS Architectural Group, AIA, P.S. Sumner, WA 98390 Renton, WA 98056 1804 136th Place N.E. #1 Bellevue, WA 98005 Wendall Woodall (Owner) Wayne Jones (Applicant) Steve Fiksdal/Amanda Good 329 N.W2"d Place Lakeridge Development John L. Scott Real Estate Renton, WA 98055 P.O. Box 146 3380 146th Pl. SE, Suite 450 Renton, WA 98057 Bellevue, WA 98007 114/CROFILmEr Last printed 09/06/02 3:02 PM Smooth Feed SheetsTM Use template for 5160® City Of Renton Lynda Gallow Homeowners Association Of Glambra 1055 S Grady Way 8826 39Th Ave S 3807 Park Ave N Renton,WA 98055 Seattle,WA 98118 Renton,WA 98056 Steven Howard Patrick&Christine Lemma Donald Maletta 4006 NE 1St PI 4012 NE 1St PI 345 Union Ave NE Renton,WA 98056 Renton,WA 98056 Renton,WA 98059 Maplewood L1c;Penney Llc Millard Family Investments Not Available From County 3811 NE 3Rd Ct 20924 SE 213Th St 10124 NE 124Th PI Renton,WA 98056 Maple Valley,WA 98038 Kirkland,WA 98034 David&Erika Parmelee Charles Phillips Ben Stark 175 Union Ave NE 4000 NE 1St Pl PO Box 98638 Renton,WA 98059 Renton,WA 98056 Seattle,WA 98198 Gene Thompson Merle Wood Wendell Gene Woodall 101 Union Ave NE 17204 50Th St E 248 Union Ave NE Renton,WA 98059 Sumner,WA 98390 Renton,WA 98059 6 AVERY® Address Labels Laser 5960TM mop Z onwac Dame r14 !!.1\` Y a ! • 1 1 ci f��___KDk.f�i•-• it ii/,l ii x _ nT `4,40‘ r �in�pC 1__ re, rra' (} xx IT, } �'c * ... --------1. / r--� �^ ! 7 I 1�� 1 .-T_T` . I r 4n•bc WTI • % 4 LOT#11 I LOT#10111 LOT#9 I �{I LOT#8 II LOT#7 I I I LOT#6 IILLOT#5 �.' —� '— '+� �1-j� ' Lnos el b rr r i�q w.V It rs.r ru r I. Tu.v I %i kW IV it 1�-111111. ��a`. .-1'.ET..ac LOT#12 I I ► ,d,� P�°� 5 »..' + lt \ 1L ' �L I .1 L ¢I LOT#3 GcpOQ a 1 yTuv��r_� Tr ssa zm v-r /1 k .-r f Tmr I �- jN , -t_.uvrat i W ©Gus soon L."--__Val_ LQI•G6- / --�-_ -C--- -------§---'---c-�\ --- - --- .- aii YF-- T i 1, r \ f -T LOT#13frt' ,',2±t `�i i r.erc \1 i • I O # I ' 4 /C��• �" LOT#2 r r4YC __ z j. I r LOT#15I LOT#161 k LOT#17 LOT#18 t LOT#19 LOT#20 ,4,.., ..... E" E°r " in »*r k i p.lV i+.r I w..r mr r...r Ma TI LOT#1�--- �.Z O�z03 cNV 6 +-� ,-- _1 I 1— ItMT r I. M .-a d' 0) ^ w s.cxu.� 1 _ •t• rnsracl -§-- aitaat 1 --•- limes- , , aexroc - _ I- F� z� W . 6 I I_ --r I ,... 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E. 3 R D C T. 70 S 9 O PLANT SCHEDULE I »� S .u. 0zt err--.An-M r.—F 935-1Cabakn17) R V v.ua c'.mse['/ Y GI", P.OMB.0 PL. GENERAL NOTES: •t AL++A'HMO MOW./ a � m,.rc.s.O nova+.Awu .....•••••4 comma. 0 O • W Om.ASA'/10.11w.4u1Y/ a GALLOP nA w1 •r..a.r+ • • , ..rs..ouv © " uumma API+..Ar/ 'awn.. "� o•. -_ moat,iUfAMapm .va Avg"". ` �'..•K �o.�,." . ® a .�. V,a•avwauw*/ aow�WIPP.MASS ���� - _ 9i LANDSCAPE PLAN o a NO '° .�oru a mr.cu•/ 'cAuo« ,'a ...f:. ,... • Al.,ammo .........oda t O 10 ..u.An 'OM UMW/ Ir a,- a..�..,. ..��,w��.:�.. •��..� /11 ono wr.o..,,,0 l e e O O a POPS. m,ar n/.c•/ �� .d.. ..� • .sad=�. Z X <ran .....�. n...�.: .�e.e., ci 471.1 1 uvu - ._r., 1 RH r. s-a�s - s v ur .a..� • Ii r..Y.-__.• re.mo. AMA 3au�'/ •O yyi• PASS i�_�CY�n=r1- �.... �� Z ® r.wA may.won ..tee.....n......�..,..r.ate. w` e_ ,o a..�rw.nom...u✓ sawn. Mrp. +� J � -13x�t_ i i"° i = J O 11 owr nann ,o.ua •...wr.w.6..r.o�SW�."�Si-�... At film= ..�� �.�. - I. / u �" • I- I _ uw .ow•a•�.a ,e,A.�eows....r.... TREE PLANTING ole. I SHRUBPLANTING �.N.Ns. PAIL w aorn.Ana n IRMO.c WM HflW ,•.x. MUMS, Mf. 4111111.1110 MICROFILMED • 1 ii (1,04J��� 1,i m ;I O �,�v i I 9N. ID 111.INI, Inln M[ .leNsO 1O • O B ll.ru. ,lon.© O IIC�III-IIII t h:n1111T1 ---- ------- -- /I 4. _._.— — ta[.__ _-—- I! frill I :.� _ ,_. .... ... un NI - � ------ --- a I::I-I::I-1::1= 3 .te,t,: ': u - it — ...P.„r; r,4:72� I��=— IIIIIIr. ^, �1 .- Imo. TI .•e.-_ u �- _-e■■oii4III!1 -- ao■■p -,, _t■ __ -`mid a. ir 4! aLK_ O I_li.,Imblignilh[°a°1a tt 1=I II a -a-�-� I I IAhrt 1; e- ( ]-) F- a ....... r 1_ __Ire < o4' ❑err MI et i 1J Tree ry ,. GA omee men ON ® © yZ(�zllz `° BUILDING TYPE 1 REAR ELEVATION BUILDING TYPE 1 STREET ELEVATION c'1 w Z° SCALY: I/B"= 1'-0- AT NE 3RD PLACE Fc.E a u" SCALY: 1/8•. 1'-0• Z c tp Z 1 Zx W241 z� A x k I 0 0 z �oZ0 bl •� Ca°F m i� m �o , fi> /11• m alit. -hf� m �(,.,z '1:-' wa 11 `�� .} — o. i�,=&■e ��_ ma ,.Ian (� i -- ■ r WOO A_ pg31M1°q ��II ■■■■ 1 � It , r,:ca•tie::y.I i my no melon e_0::I0:I::::I:::q•: 1 . 0 -_.1..:! .,9°-- ... ..I..:—_ L o• .n is � '" - � � t - [ �-- -ot] --S e--x�en F I— Z Oe A mnt viA men '® a■1 Tr. I.ew a■to.m. .n© o1m men IISQ men W W N. BUILDING TYPE 1 SIDE ELEVATION BUILDING TYPE 1 FRONT ELEVATION I-- p m SCAN: I/s•. I'-0• SCALY: I/I"= I'-0" ,R Z < Z Q 0 LEGEND.- MINN.a.N1.aa..A. 0 W 0 wNA....u.��®wAwi,..•. o CO W CO O ■a.a,l*,"DffAA•1/tM.A••• 11■INCNNT NW NON n,NT.Y▪ A) �t Q aN COON NNW NAM ,�....7 vow.=rmw no —_—_ipPIA I. _—__ o n a rlu�..ANr COMM..PT-arms MO era.,,.r.■w..,. unAA+,..,r.wn III ills ' ■■_..II IIII 3 .-.... O AL NOMAD ww.�reaaw.v 11•MAN 4XO.wWM• YO J.A.■. II I'I'll _'"I�I ti O "i.u.Te:4raID■A y■.■w MAN 4aoo Nwa.rw...i II - _ �\�—93 tar - - I 'Fr , 111. - .—_ • 4'II .._'••g�:�I'I� ' A.'�n�loD c�M...tl .•.OIM NCO NO.n.t+..▪0 [aw...r ll./.11l.Nal - ®lieNal.>m, Nroac■.at NA wa r ,ar ■ a...NL M• rm - •.�`.�•�.fF wa.noo■Au v vAuNM. I/ A O, SECTI9N TpIRU UNIT TYPE IV \ 4 - vt\cA 6 An, 1! /� WY cr, [s[ . ARILTIMAL 0 . ..W ''Y.' tI fCtlOMiM ALT/ © rl II ��� �� Y.Y-ueY•.aY P rtf !.—r r _ W NI UU n.X{.NM rr rrr�ralr rrlrrtr „t/{' �f 111-10. \��.- V. -: -)ate r 11 ! \ _-roe- ._'. A - - nn i rarer Irk r r t M1,► —% N. VIIII Olaf IW =__ -- �.1 4 It�jl�f i °ool�ll��t Y11t _l, --1,-Efik-il IT,II I _—r6n ! L !R9iY t J JINIT TYPE-II UNIT TYPE-II I mill TYPE-Q I111111 BUILDING TYPE 2 RIGHT ELEVATION BUILDING TYPg 2 REAR ELEVATION Z- Z a SCALE: 1/B• •. I'-o• SCALE: 1/B•• 1'-0• O1 °W y I I ?,omz° u„> O YI O¢ w s 0 O al0 Z LEGEND: ��` j p � �Vy :�oznAYYI4r vT w.rLu. 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'AM*.A•aY Y.Rm.-�� t-*_l!*�rYei =�� S I� �'l) "'1 � eiiLwuY:�a cor��eLORYwiLDew Y�I --. -...� i Z mr eAxe w YSYr ran Dery�r wr.A•ar J Oa®umn.urr-,t.®ARrRn 0.......YY...Ye.oan.TIVI•ai''Aa.' M a) MOT TYPE-U UNITTYPe-o000s mi1TrTI-y ® N O ♦r cmr►w,m.r.n DrL.•r•YD.A.v A • OO r KL YVWVLK rW.ltal' ars I wv . BUILDINGTYPE 2 LEFT ELEVATION BUILDINGTYPEj 2 FRONT ELEVATION a ,-,-. 0 SCALE: 1/B•a 1'-0" SCALEI I/0'. I'-0" > 0) - ~ 0 W Z , Q 0 v»e wYP `1CY 110Allik Ach ,,,11.1818 in, ;TN Egan dziiii—:-- :—3-a:=Z „11111. !IA. i i a . ovit,. Ni . ) al jig= k t _ _ �__—_—_— —_1EiE __- -- --lQ. y'y n••_ mid — I �� f Ali!_ i —� �I'® /,NM III'I. ICOA t�lc} i?J7/5a _r.... �n--©�I �1 11i- }i b RR ..-....� IP r I OVA! ��� - --- 'I .r.+..-.A.•IuaArrn I gar-- .;in �:YyIi;;w<`r:: !INT?TYPE-II / iini )NTT TYPE-II Q Mill TYPE-II r .All r O; SECTION THRU UNIT TYPE II a STAIR SECTION THRU UNIT TYPE II I SECTION THRU UNIT TYPE II I �� � SCALE: I/B•. I'-0• O SCALE: 1/B•. ['-0• O ECAIit I/E'.I'-0' ( j. IVIICROI-ILMED ---3. 1'il 6,111111:",,,,‘v O aIom ® "m nMµ "i„w - , r:r ;rJ i .. r tt f t rr f\:�.—-Role1.2r _ '� /fail I M\\ alt �Tr �.....«.. n tI411 7 iInt ,ns�nl D. .. _. { ,tJ On! ;JIJ�" !!! ■i1■ .I 4 } 1, 'Irr �+ t :: 1.e.IrrifI ! „. tl Itlill+{I Irl! ao� i fJ���■�If� f� � ■■� I �IICuf IjJ 1 } M:.....:...:: :... r rat J '1' 1 ... r.J..: . t...k�r. rig? .J._. n gR 1 wS1� �rJ� '•' ao u IIIe1II�IWA''6I , ',......I'I.� ilal� ; 2 -e ,raRa. = III a O D. `CC3�r mm'rne_m mm Prue-1 I BUILD1Nq TYPE 3 LEFT ELEVATION BUILDINg TYPE 3 STREET ELEVATION AT NE 3RD PLACE H WALL I/e .I-0. WALL I/e••I-. Z Z O G7 ZOI F(ia �to W m m .1 A A O x w:Ni Elk m '� m s O a w n` IY,I.LT Do.Y..Iwtl, ,O.•.pTu.DOD DOOR/1.D1.11.1.1 D..D.r•.. �� �� co .•.o,u.DOD..A>�T,., Y.L O�m.a.Y.wD•rR�...c�.r n..,. 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Ow D. .O111 TT'��__in, ' _.T____ 01..W I�••WT.I.DOD W.00,I;V?.M"144 Z .0 n s:TM/MI 00_•/wuT.MI A.., O••DDTw Wnm WDw,w+..a Ilm7'7Yvs-1 ' e iw cbcw 0 0 m. I,r . - i 4"IINTT TYPE-ID Qn°�YDA.O_t nwoe.4w1 OTT...•. co BUILDING TYPE 3 RIGHT ELEVATION BUILDING TYPE 3 REAR ELEVATION WALL I/e•. I'-0. SCAM: I/a••I'-0. a.W 0 > (n I ~ 0Li.. Vr Z ---r I ..:1.1.00000 MI 011,01111 Z ¢ U 111111111111111111 MOM II V _._ CitalthiAlliMill imer& ICd - - - . . } _.Los - - 1 e i . ..I+R ■ali Alid� .ram COW CO _ _., ,Illanti 1.-."7..1 ___! .4 le... All' Irlliff111m i' ...41 V , o. dir.i �,=;. k ,` ' � •E= = ! iIL,b2I: — _ •fwwu..- i.L rtr', •-, , �.,,::.:-.: ?� nr.o.•.._w•urTr'� d I.;�.. IF.M - - - TYPE-Lp 1N1T TYPE-1 UNIT TYPE-m ,_ SECTION THRU UNIT TYPE I (3)SECTION THRU UNIT TYPE III SECTION THRU UNIT TYPE III ���QV • SCAM: I/e'. I'-0' SCALE: I/e'.I'-0' I SCALE:I/e'• I'-0' --U • ' .._ . , . - .... E5 ) T23N R5E E 1/2 ,.--‘S -- C S k..,.... i 1 4th St. NE ft-1-1 St. r--- I, IL- CI4 CA R-8 L__i Lis'L___ 1 I - 6 St7E-y jNEV/VP/.) till R-10 2 R-8 CS R-10(P) -i-Li--1----- 0 1 NE 2nd St. --R------11--b-1— RMH[ ----- ---- , 1....-.) -4-h- 11J ç . IL(P) 1 \ 1/ ••=c, .._ LL. ,,,....% 1 t 1 , '71 1 -- _ .-.7.- _AL I.JIR.ii.-°: '...,r 0 ,1 RMH ., i -----7 \ E-I I R481 • f ' -qEr 1,_.,,,4 - , t... ,•44 'N E".77 77.7 . 1 \ 2 -.-1„-- H RMH __..: 11 \.17-_ r , RC(P)444 /419 6°4‘/ / i---- \ • RC(P) 044„ /,/ .• 1.-/-/- - - W / 4 G5 - 21 T23N R5E E 1/2 i ,,a70 470 F5 ____Rention dity Limit, 1:4800 .W+ ZONINGp cAL szavicEs . -• j 03/15/02 16 T23N R5E E 1/2 5316 64,7 Return Address: City Clerk's Office City of Renton 4 1055 South Grady Way pq r09g7f/fjhiiiij1R' 0 CE001 s Renton,WA 98055 KNG c uN 4Y 09 47 20 00 9 wq BILL OF SALE Property Tax Parcel Number: ((,2.3 o5 O 3 z O Project File#: Street Intersecti n: Address: 3083 A13go �(�,. 0hl Reference Number(s)of Documents assigned or released:Additional reference numbers are on page Grantor(s):G2/t S;C 4 ✓G ��r S GLG Z./2— Grantee(s): 1. 1. City of Renton, a Municipal Corporation 2. The Grantor,as named above,for,and in consideration of mutual benefits,hereby grants,bargains,sells and delivers to the Grantee,as named above,the following described personal property: WATER SYSTEM: Length Size Type 3061 L.F.of / G t) I Water Main L.F.of Water Main L.F.of Water Main S each of / 0 " Gate Valves each of " Gate Valves 2 each of Fire Hydrant Assemblies SANITARY SEWER SYSTEM: Length Size Type Sy,9„, L.F.of p v L Sewer Main 22L( L.F.of 6`' " AV C, Sewer Main L.F.of Sewer Main each of y gr' " Diameter Manholes each of " Diameter Manholes each of " Diameter Manholes STORM DRAINAGE SYSTEM: Length Size Type 3 99 L.F.of { '1, " GP F 1' Storm Line L.F.of >9 Storm Line L.F.of Storm Line each of Storm Inlet/Outlet 3 each of 1-1 " 'T Storm Catch Basin each of Manhole STREET IMPROVEMENTS: (Including Curb,Gutter,Sidewalk,Asphalt Pavement) Curb,Gutter,Sidewalk L.F. Asphalt Pavement: a I 0 SY ler QVV ki A L.F.of Width STREET LIGHTING: #of Poles 3 By this conveyance,Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the heirs,executors, administrators and assigns forever. ;C/ — & H:\FILE.SYSTRM\841INDOURBILLSALE.DOC\MAII Page 1 Form 84 0001/bh IN SS •' have hereunto set my hand and seal the day and year as written below. INDIVIDUAL FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that signed this instrument,on oath ,,stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary(Print) My appointment expires: Dated: CORPORATE FORM OF ACKNOWLEDGMENT Notary Seal must be within box STATE OF WASHINGTON )ss COUNTY OF KING ) JSPN M. Co‘‘]1 On this cz;?•4"21ay of /MMit Y. p¢;before me personally appeared •••SS;ON••• , cv/ . 1,0e y/Le_v U►Lt.&, J' to me known to �' Ffo �. t, be rn a na, of the corporation that � NOTARY m. executed the withstrument,and acknowledge the said instrument to be the free e • i and voluntary act and deed of said corporation,for the uses and purposes therein • PUBLIC i mentioned,and each on oath stated that he/she was authorized to execute said It.0 8 Z�Dco : j instrument and that the seal affixed is the corporate seal of said corporation. t WASH�\JO ' `I(. e - Notary Public in and for the State of Washington Notary(Print) I,I,Su_rl 1Z,J4�-- My appointment expires: JD - 9- O(p Dated: 63 -24-o - Page 2 1' CIT` )F RENTON _ \ Planning/Building/PublicWorks Department Kathy Keolker-Wheeler, Mayor Gregg Zimmerman P.E.,Administrator CITY CLERK(1) August 10, 2004 TO WHOM IT MAY CONCERN: Subject: Addressing of Several new Plats and Short Plats in Renton Please see attached new plats that have just been addressed: Please add these addresses to your City directories and maps. Bartell Short Plat Binder Short Plat Camas Estates Short Plat Candlewood II Short Plat Clover Creek H Plat Dalpay Estates II Short Plat Good Homes Short Plat Jacques 24th Street Plat MSW Short Plat Oliver Short Plat Sampson.Short Plat : Winston Short Plat Winston's Shadow Short Plat Address changes occurred in the following plats and short plats due to either changes in orientation of houses or additional development in the area: 3`d and Union Plat. Howard Orstad Short Plat Park Place Short Plat Roy Smith Short Plat If you receive these plat addresses in error or no longer need to receive them,please call me and let me know. I can easily remove your.name from my mailing list. T . Sincerely, an Conklin Development Services Representative Development Services Division Telephone:425-430-7276 #l:platadd 1055 South Grady Way-Renton,Washington 98055 1 - E N 1 0 N 0 This paper contains 50%recycled material,30%post consumer AHEAD OF THE CURVE ]�/J� p� / �/� CifY OF REM UN !�-�' ` 7- Z- /' / / LAND RECORD No. MERIDIANh 3 LND WASHINGTON STATE PLANE K.C.S.C. PT. N0. 3747 NORTH ZONE HPGN 83/91 K C S.C. PT. NO. 3748 C.O.R. PT. No. 1503 PER 1LC.S.C. 2� BRASS DISK IN IRON PIPE 1/8" COPPER PIN IN CONC. IN CASE I CONC., IN CASE BASIS OF BEARINGS 99 NOT VISITED THIS SURVEY _ _ _ N8906'06"W 2648.07'(ROS K.C. .C. _ia _ _�/A VISITED DEC. Ot 16 u THE E.- UV., NE13N-R 1/4 SEC. 1ING2NO057 YI.M. /......./../04.-6 � t7 ` BEARING N00'S7�6 E - �a GRAPHIC SCALE E. LN., W. 220', E. 1/2, PRIVATE ACCESS , 0 oQ� 0 20 40 BO NE 1/4, NE 1/4, AND UTILITY EASEMENT' AT QED 30• SEC. 18-T23N RSE, W.M. SEE NOTES 4 a` sa UNF�- p 05 1.1.111001......1 /f N850512'W 41227 N. LN., S 1/4, N 1/2, NE 1/4, NE 1/4, SEC. 16, -RSE, W.M. 11 91.70' v?I '� 48.90' 33.38' 33.38' 33.37' 33.36' 48.39' ;14.5'14.5' 89 79' 30.00' t ' 1T 1 inch =IN E 40ET )ft. • n PRIVATE STOR,. q. ^I [ " _, y}� _ cow_ b2 O -PRIVATE ACCESS m DRAINAGE a'+ 11 iJ'j R''� � �`'"m" -'" •µ` + AND UTILITY EASEMENT EASEMENT ., y.+�.=��' SEE .OTES 4 k 5 < M SEE NOTE i bt�0 o y oiJn `� v d 3� 4 co N88'54'28"W I I N 10 ao ao�1 d 00 ;t 6 kl34 .15'12"W Imo. •r1 AREA TABLE . uo o 9 8 n co n ,o 6 n �0 501 LOT No. AREA p. 91.75' i 13'i z+�R-zs'8 1O 8 `O $ $ tO 0 R=7.5' + .,t 889.76' o 1 3,277 sq.ft.t g F--- ^ 1 l I ,c2-,, +1+-- .T� 7-� ++' 3 ,0)..3 0 eo 2 2 781 aq.ft.t g F- '1 I _' i/ n �/ M �^ 3 2,766 sq.tt.t a Q W N89'04'54"W I ; 49.25' 33. �53.3 ' 7' 4 48.39' z N89'05'12"W`� W ��W 4 3,277 eq.it.t t -1 8 91.34' i ,t 38.97' 7,1 33.3 In - ID NzZ �i?r3' 36.08' 3 56.09' 89.73' 5 3,232 aq•ft.t n Q t` 4 U ` - {1� 6 2.228 sq.ft.t I Z r r+---' + °Of'D J� 0 IN 'o •�41 13 h r 5 w w w w w R `Of� 3 'I^mQ • 7 2,229 sq.ft.t 1 U ,P rye' u0 0 co �o .20\ 'O d b N89'04'54"W ; �i a ., o� v 0 a b �v b .r` w N89'05'12"W' - v6; 8 2,230 sq.ft.± a w o: n n CO au In co to 9 2,230 aq.n.t 79.48' ;0 � 15 A ad 16 0 TI n --- 18 CO 19 an ,/+ 89.71' o co< 10 3,343 aq.ft.t ID a 0 ,! , _ ' JC O o kj b 0 wm� o �I -_. CI if Iw Wee Z 7- '' L4� _ 33 I =89'S7'40" c i 30' Na 11 3,343 sq.ft.t 01_ •P1' O,/'Z - 'G"" - 1y1R=15.00' `�' W 12 2,844 aq.ft.t I j i „r1j 81 ,,/�o 4 _ - • -- `;L"'e L=23.55'�/ 13 2,644 sq•ft.t 79.37' I zi5�2' 33.33' 33.33' 36.08' 33.33' I ' �56.09' 145' 74.69' t J IPa g, , 14 2,941 sq•ft.t 15 3,328 aq.ft.t s I• N89'04'54'W 412.33' �' 16 2• ,293 sq.ft.t „R I, DEDICATED TO THE CITY OF RENTON o UPON THE RECORDING OF THIS z 17 2,293 aq.ft.t ,. I" • el BINDING SITE PLAN 18 2,482 sq.ftt co I - - _ N89'04'54"W 442.35' 19 2,293 .q.ft.f i in S. LN., N 1/2, NE 1/4, NE 1/4, SEC. 16-T23N-RSE, W.M 20 3,859 aq.it.t v �^ L f� i r; m 2653.75'(ROS) n 26,153.72'(C f,..1 _ _ _ 2653.35'(C) 2653.36'(ROS) N89'01'18-W 5307.06'(C) 5307.11'(ROS) - - �� 15 o K.C.S.C. PT. NO. 3757 CALCULATED POSITION ST/��^ ) C.O.R. PT. No. 478 , vi. (XJ P�/ter, PER RRCOItD OF 5UURVEY v� 1/4" BRONZE PIN REC. No. 9404199014 ,r - IN CONC. IN CASE S Qo ..VI 17ED Llt,;."CS •„1 Z NOTES T H 1. CONTROLLING BOUNDARY DATA WAS OBTAINED BY DIRECT FIELD MEASUREMENTS EMPLOYING CONVENTIONAL TRAVERSE 16 CALCULATED POSITION ER PROCEDURES USING A TOPCON 211D THEODOLITE WITH INTEGRAL DISTANCE MEASURING METER. FIELD WORK BY DMP, INC. C I, RECORD OF SURVEY IN 2002. ALL MEASUREMENTS ARE IN U.S. SURVEY FEET. 21 REC. No. 9404199014 2. ALL INFORMATION REGARDING RECORD EASEMENTS AND OTHER DOCUMENTS THAT MAY AFFECT THE QUALITY OF TITLE OF THE SUBDIVISION SHOWN HEREON WAS OBTAINED FROM PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. PLAT CERTIFICATE ORDER NO. 503455, DATED ________ 2002 _ CURVE TABLE .1. TRAVERSE CLOSURES FOR THIS SUBDIVISION EXCEED THE REQUIREMENTS OF WAC 332-130-090. ESTABLISHMENT OF CURVE DELTA RADIUS LENGTH LOT CORNERS IS BY RADIAL SURVEY PROCEDURE, WITH INDEPENDENT MEASUREMENTS. Cl 08'05'32. 35.00' 4.94' 4. DECLARATION OF CONVENANT: THE OWNER OF LAND EMBRACED WITHIN THIS BINDING SITE PLAN, IN RETURN FOR THE BENEFITS TO ACCRUE FROM THIS C2 0910'51" 35.40' 5.61' SUBDIVISION, BY SIGNING HEREON COVENANTS AND AGREES TO CONVEY THE BENEFICIAL INTEREST IN THE NEW EASEMENTS C3 25'35'21. 35.00' 15.63' SHOWN ON THIS BINDING SITE PLAN TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISION rd. 'WAN tn" 35.00' 16.30' THEREOF. THE COVENANT SHALL RUN WITH THE LAND AS SHOWN ON THIS BINDING SITE PLAN. '' ff+ � �1 - Return Address: City Clerks Office City of Renton 20040521000218 CITY OF RENTON EAS 23.00 1055 South Grady Way PAGE001 OF 005 Renton,WA 98055 KING 05/21/2004 09:47 KING COUNTY, WA Title: UTILITY EASEMENT 30'3 Property Tax Parcel Number: 162305-9032 Project File#: LUA-02-072-BSP Street Intersection or Project Name:3RD& UNION Reference Number(s)of Documents assigned or released:Additional reference numbers are on page N/A . Grantor(s): Grantee(s): 1. Classic Concepts III,L.L.C. 1. City of Renton, a Municipal Corporation Additional legal is on page 4 of document. (Abbreviated legal description MUST go here.) LEGAL DESCRIPTION:Por. of NE'/4,N/E'/e, Sec. 16,Twp. 23N,Rge. 5E,W.M. 01560A&UESM'11 Page 1 FORM 03 0013/bh/CA2-21-97 That said Grantor(s),for and in consideration of mutual benefits,do by these presents,grant,bargain, sell, convey,and warrants unto the said Grantee,its successors and assigns,an easement for public utilities (including water,wastewater,and surface water)with necessary appurtenances over,under,through,across and upon the following described property(the right-of-way)in King County, Washington,more particularly described on exhibit"A". For the purpose of constructing,reconstructing,installing, repairing,replacing, enlarging,operating and maintaining utilities and utility pipelines,including,but not limited to,water, sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: 1. The Grantee shall,upon completion of any work within the property covered by the easement,restore the surface of the easement,and any private improvements disturbed or destroyed during execution of the work,as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not,however,have the right to: a. Erect or maintain any buildings or structures within the easement;or b. Plant trees,shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee;or c. Develop,landscape,or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvements therein. d. Dig,tunnel or perform other forms of construction activities on the property which would disturb the compaction or unearth Grantee's facilities on the right-of-way,or endanger the lateral support facilities. e. Blast within fifteen:(15)feet of the right-of-way. This easement shall run with the land described herein,and shall be binding upon the parties,their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the he' , xecutors,adnuni ators and assigns forever. IN SS said Grantor has caused this instrument to be executed this Tay ot .4 20 01560A&UESMT\ Page 2 FORM 03 0013/bh/CA2-21-97 Form sa 0001/Ni IN SS O , have hereunto set my hand and seal the day and year as written below. Cla'sic C cept. III,L. .C. By: Wm. Wayne ones,Jr. Title: Manager Notary Seal must be within box STATE OF WASHINGTON )SS COn this �'�F CiNG On this �II 1t�T day of I ,20 Z�-{-,before me personally appeared Wm.Wayne Jones,Jr. to me known to be Manager of the corporation that PAUL E. MORROW executed the within instrument,and acknowledge the said instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein STATE OF WASHINGTON mentioned,and each on oath stated that he/she was authorized to execute said inst d that the seal fiixed is the corporate seal of said corporation. NOTARY-- PUBLIC 11Y COIIIIISSIOY EXPIRES 1-15-04 Nota Public in d for the State of Wash.ng*ton Notary(PrintY IL- . My appointment ex Tres- 1 Dated: nmrs{-2_ 01560A&UESM71 Page 3 FORM 03 0013/bh/CA2-21-97 EXHIBIT "A" UTILITY EASEMENT LEGAL DESCRIPTION THAT PORTION OF THE HEREIN-AFTER DESCRIBED PARCEL"A",DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID PARCEL"A"; THENCE SOUTH 89°04'54"EAST,ALONG THE SOUTH LINE THEREOF,A DISTANCE OF 64.87 FEET TO THE POINT OF BEGINNING; THENCE NORTH 00°54'48"EAST A DISTANCE OF 68.13 FEET; THENCE NORTH 74°30'54"EAST A DISTANCE OF 53.68 FEET; THENCE SOUTH 89°05'12"EAST A DISTANCE OF 194.33 FEET; THENCE NORTH 02°43'08"EAST A DISTANCE OF 52.33 FEET TO THE NORTH LINE OF SAID PARCEL"A"; THENCE SOUTH 89°05'12"EAST,ALONG SAID NORTH LINE,A DISTANCE OF 24.80 FEET; THENCE SOUTH 00°54'48"WEST A DISTANCE OF 135.61 FEET TO THE SOUTH LINE OF SAID PARCEL"A"; THENCE NORTH 89°04'54"WEST,ALONG SAID SOUTH LINE,A DISTANCE OF 26.25 FEET; THENCE NORTH 00°54'48"EAST A DISTANCE OF 36.54 FEET; THENCE NORTH 89°05'12"WEST A DISTANCE OF 7.59 FEET; THENCE NORTH 00°54'48"EAST A DISTANCE OF 10.00 FEET; THENCE SOUTH 89°05'12 EAST A DISTANCE OF 7.59 FEET; THENCE NORTH 00°54'48"EAST A DISTANCE OF 10.54 FEET; THENCE NORTH 89°05'12"WEST A DISTANCE OF 202.85 FEET; THENCE SOUTH 45°54'45"WEST A DISTANCE OF 20.05 FEET; THENCE SOUTH 00°54'48"WEST A DISTANCE OF 14.31 FEET; THENCE SOUTH 89°05'12"EAST A DISTANCE OF 3.50 FEET; THENCE SOUTH 00°54'48"WEST A DISTANCE OF 10.00 FEET; THENCE NORTH 89°05'12"WEST A DISTANCE OF 3.50 FEET; THENCE SOUTH 00°54'48"WEST A DISTANCE OF 18.57 FEET TO THE SOUTH LINE OF SAID PARCEL"A"; THENCE NORTH 89°04'54"WEST,ALONG SAID SOUTH LINE,A DISTANCE OF 29.00 FEET TO THE POINT OF BEGINNING. PARCEL "A" THE SOUTH QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH,RANGE 5 EAST,W.M., CITY OF RENTON,KING COUNTY,WASHINGTON; EXCEPT THE WEST 220.00 FEET THEREOF; ti S. MO , o4 was ,a 0-a 4 • AND EXCEPT THE SOUTH AND EAST 30.00 FEET THEREOF. N�>/ .� ,\\ i/, I EXPIRES L •'--e M 01560A&UESMT\ Page 4 rust 3 13/btvt,• - -97 UTILITY EASEMENT K.C.S.C. MAP EXHIBIT C.O.R. PT., No.. 150303 1/8" COPPER PIN 9 i0 IN CONC., IN CASE E. LN., W. 220', NE 1/4 VISITED DEC. 01 16 15 NE 1/4, NE 1/4, SEC. 16-T23N-R5E, W.M. UNPLATTEO in co _ N8705'12'W 412.27' N. LN., S 1/4, NE 1/4, NE 1/4, NE 1/4, SEC. 16-T23N-R5E, W.M.I 30 `4 co 30.00' o NI 24.80' r7 tcv CV W o (75 <D 1 454 - S89'05'12"E 194.33' Z � 6 � LLN" h- -'$ a 7 W ZQ U ! g3.6 ,. • coT 202.85' oo tp c•, z S45'S4'45"W N89'05'12"W L3�JJ 'ate. �IW Q L 20.05' Ja E P (0N ,n o 'LS S00'S4'48"W '' o i.6P.O.B. z • 0 14.31' L1 7 P.O.C. L7 S00'54'48"W NO0'54'48'E Z a 64.87' 29.00' , 18.57' 36.54' 126.25' 30' 1 o I$ w— ---" „ N8g04'54'W 412.33' to io ob ,, � • 0 N89'04'54"W 442.35' 0 - S. LN., N 1/2, NE 1/4, NE 1/4, SEC. 16-T23N-R5E, W.M. N 011 :4 NE 3RD CT. �\. E• Mo,p,� LEGEND co QP ,,F WASH C2 UNE TABLE P.O.C. POINT OF COMMENCING /yam UNE BEARING LENGTH P.O.B. POINT OF BEGINNING i 16 15 :ial; g L1 N89'05'12"W 7.59' to o w - e • `!Ojvl - L2 NOO'54'48�E 10.00' GRAPHIC SCALE o�aQ� ,� L3 N 89'05'12 W 7.59' z o w c�o F` 4"., 'c):„ ig L4 NO0'54'48"E 10.54' 60 0 30 60 120 �z N z_v `f `� ��� `� L5 N89'05'12"W 3.50' � o 0 q ANC L6 N00'54'48"E 10.00 o° CC L7 N89'05'12"W 3.50' ( IN FEET ) vic�oLJ • 1, EXPIRES: 4 APR 05 1 inch = 60 ft. Y�`�5 a Return Address: City Clerk's Office • Ren ton 20040521000219 1055 5 South Grady Way Renton. WA 98055 CITY OF RENTON D 21.00 PAGE001 OF 003 05/21/2004 09:47 KING COUNTY, WA E2040463 05/21/2004 09:40 KING COUNTY, WA TAX SALE t0.00 PAGE001 OF 001 DEED OF DEDICATION 3D 3 Property Tax Parcel Number: 162305-9032 Project File#:LUA-02-072-BSP Street Intersection:UNION AVE.N.E.&N.E. 3R-D COURT Reference Number(s)of Documents assigned or released:Additional reference numbers are on page . Grantor(s): Grantee(s): 1. CLASSIC CONCEPTS III. LLC 1. City of Renton, a Municipal Corporation ABBREVIATED LEGAL DESCRIPTION: Port_of NE 1/4,NE 1/4, Sec. 16,T-23N,R-5E, W.M. SEE EXHIBIT A,PAGE 2,FOR COMPLETE LEGAL DESCRIPTION. The Grantor,for and in consideration of mutual benefits conveys,quit claims,dedicates and donates to the Grantee(s)as named above,the above described real estate situated in the County of King,State of Washington. IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. or e 1 andl'alot• s Bv: t r(s) Cla sic .,cepts III,LLC, Grantee(s): City of Renton A ashington li' 't:+ •bility company , 1 \ ' . \ _eaA ,,,,,tk,,, , LQ.(2, By: Wm. a'I: Jones, ?. Mayor liathy Keolker-Wheeler Title: M ger I -7114. 4/ l n.v.-n- a/I7/?oo Michele Neumann, Deputy City Clerk Notary Seal must be within box STATE OF WASHINGTON )SS "",,A COUNTY OF KING • ) JSPN M,•c061 t l l I certify that I know or have satisfactory evidence that Wm.Wayne Jones,Jr. is - �.•' xSIONF ' �F tt i :.4 -4A. % the person who appeared before me,and said person acknowledged that he signed ' :o NOTAR - / this instrument,on oath stated that he was authorized to execute the instrument and :U — : j acknowledged it as the Manager of Classic Concepts III,LLC to be the free ij ' JBLIG i and voluntary act of such party for the uses and purposes mentioned in the tt'NS:,O0f Oro ••'� instrument. �o t1�-OF WASH�cAC'' " \.��> A. &I4L -� \,`........„` Notary Public in and for the State of Washington Notary(Print) S Sech 14 . to b 1 e -- My appointment expires: 1 0 ' 9-D(D Dated: & C. i et R.D03 it omn/raxFRMIAGREFIRENTONDEED\IS Page 1 FORM 04 0001/bh t. Project: Exhibit A WO# PID Legal Description GRANTOR: Classic Concepts III,LLC Street:UNION AVE.N.E.&N.E. 3RD COURT. THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH,RANGE 5 EAST,W.M.,IN THE CITY OF RENTON,KING COUNTY, WASHINGTON,LYING SOUTHEASTERLY OF THE ARC OF A CIRCLE CONCAVE NORTHWESTERLY,HAVING A RADIUS OF 15.00 FEET, WHICH IS TANGENT TO THE NORTH LINE OF THE SOUTH 30.00 FEET OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 16 AND WHICH IS TANGENT TO THE WEST LINE OF THE EAST 30.00 FEET OF THE NORTHEAST QUARTER OF SAID SECTION 16; EXCEPT THE EAST 30.00 FEET AND SOUTH 30.00 FEET OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 16. CONTAINING 54 SQUARE FEET,MORE OR LESS. M O,p� ' . 'o wnsr�-q--0 kv LwI.-r. EXPIRES Via `._ Hfomu/xxxFRMIAGREE/RENTONDEED\IS Page 2 FORM 04 0001/bh Map Exhibit K.C.S.C. PT. NO. 3747 C.O.R. PT. No. 1503 1/8" COPPER PIN IN CONC., IN CASE VISITED DEC. 01 9 10 16 15 In a 30' rn N. LN., S 1/4, N 1/2, NE 1/4, NE 1/4, .1- SEC. 16-T23N-R5E, W.M. 30.00' i a, rn 0i c CV GRAPHIC SCALE 40 0 20 40 80 o i w CO ( IN FEET ) N Tr N W 1 inch = 40 ft. N z(00 Z >o lNm z (0 d L,Q C :.. vo Z -cn(r) c,(,— i L=89.57'40" 30' m� R=15.00 w L=23.55' °' rn I`O AN Off 11,11 N89.04'54"W 14.99' o 0 M0� o 0 RIGHT OF WAY z QQ''�F WAsy 'Q0 . "' "' BEING CONVEYED �4/ _ N89'04'54"W_ Of 'p ,' S. LN., N 1/2, NE 1/4, NE 1/4, ''il ��++dd �� SEC. 16-T23N-R5E. W.M. a j = NE 3RD CT. N 4( LAND 16 15 /4 EXPIRES: ` niiiiiii� �,�4 APR 05 � K.C.S.C. PT. NO. 3757 C.O.R. PT. No. 478 1/4" BRONZE PIN IN CONC., IN CASE VISITED DEC. 01 Hformshc FRM/AGREE/RENTONDEED+IS Page 3 FORM 04 000 1/bh CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: May 14, 2004 TO: Bonnie Walton,City Clerk's Office OD FROM: Carrie K. Olson,Plan Review x7235 SUBJECT: 3`D&UNION BSP LUA-02-072-SHPL Attached please find the above-referenced original mylar and one copy mylar,and four paper copies of the mylar for recording with King County. Also, attached are two original documents to be recorded along with the short plat mylar. The recording instructions in order are as follows: i3s Pb 1. Record the shortpint. 2. Record the DEED OF DEDICATION document and write the recording number in the space provided on the mylar. 3. Record the UTILITIES EASEMENT document and write the recording number in the space provided on the mylar. 4. Request King County to return the executed copy mylar to us for our records. Please have the Courier take these documents via 4-hour service. A check in the amount of$15.73 made out to CD&L is attached. According to Finance,the King County recording fees for this and all subsequent plat recordings should be charged to account#000000.007.5590.0060.49.000014. Please call me if you have any questions. Thank you. �V `1 906 cl et- (973 Pvytkey) L cc: Kayren Kittrick(Notice of Recording) Jan Conklin(Please provide PID/recording#'s to Sonja,Carrie,and P Patrick (Notice to final short plat on Permits Plus) Came Olson(Provide any unpaid SDC/SAD fees to Jan for posting to Yellow File \\I:\PlanReview\COISON\Shortplats 2004\3rd&UnionBSP 15m ClerkRecor CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: May 13,2004 TO: Gregg Zimmerman,Administrator FROM: Carrie K. Olson,Plan Review x7235 SUBJECT: 3RD AND UNION BSP LUA-02-072-BSP Technical Services and Development Services have reviewed and recommended approval for the above-mentioned binding site plan. Requirements and conditions have been fulfilled, fees paid. Two original mylars are attached and are submitted for your review and signature. Please return mylars to me for recording. Thank you. cc: Kayren Kittrick Yellow File \\I:\PlanReview\COISON\Shortplats 2004\3rd&UnionBSP 14m Zimsign.doc CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: Ma__L 2nnn 30) a-CaD tA-- TO: Mike Dotson,Plan Review ROUTE TO: Kayren Kittrick,Plan Review FROM: Carrie Olson,Plan Review(? SUBJECT: 3RD Cr.&Union Townhomes Binding Site Plan LUA-02-072-SHPL Attached is the most recent version of the Utilities Easement. Please compare these documents with your construction drawings for project accuracy. If all review concerns have been addressed,please sign below or return your comments as needed. Thanks. 2G .0,-1_ G �'_ _ ' bilet&- 4-e.-e-.,e---- 4-4-u-- 1-fi-e-e ---,la?, a---e-7 „Irmo-, 4:4,-,---2,4-4 `//4-°1-ire-Pti- -,./ -/6.4-• -ke---- Gon-4/,z4-es// '- /-- .10-;-..-, ri,#- 1 A470/0A1 1 ,04-iief-e-,=-ZA -,44-.e .‘ec,_ ZeAee-1 -/. Approval: Cu J • ✓ Date: / Ka Cittrick Mike Dotson Cc: Yellow File CITY OF RENTON Pic C�/jj, PLANNING/BUILDING/PUBLIC WORKS �T�y"S `� MEMORANDUM /Ti-'�9F w04 sysT�°k DATE: February 5, 2004 TO: Bob Mac Onie,Technical Services Sonja Fesser,Technical Services FROM: Carrie Olson,Plan Review x7235 CO SUBJECT: 3RD &Union Townhomes LUA-02-072-SHPL Binding Site Plan AND LEGAL REVIEW Attached is the most recent version of the above-referenced short plat. The following attachments are enclosed for your review: • Revised Deed of Dedication document • Binding Site Plan drawings If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Approval: u J \ • ate: 1 Robert T Mac Onie,Jr. Sonj ss Cc:Yellow File I:\PlanReview\COISON\Shortplats 2004\3rd&UnionBSP 07m PR-TS ReviewStart.doc CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: February 25, 2004 TO: Jennifer Henning,Planning FROM: Carrie Olson,Plan Review(() SUBJECT: 3RD&UNION TOWNHOMES LUA02-072 BSP Attached is the LUA folder for the above-mentioned binding site plan. We are in the final review stage of recording this short plat. If you find any short plat requirements that have not been properly addressed,please let me know. Please return comments and folder to me by March 3, 2004, so I can proceed to final recording. Thanks. • Mitigation Fees have been posted to the LUA and will be paid prior to recording. tf Approval: , Date: ( �! JefeferH\ g Cc:Yellow File I:\PlanReview\COISON\Shortplats 2004\3rd&UnionBSP 10m PlanningReview.doc N * l ASSIGNMENT OF FUNDS F, TO THE CITY OF RENTON APPLICANT: L1-745 -4.-- ;itit- Li-G BANK: IIOME.S;RrcT 1 AA.-X1 Owner: Branch: Address: PO C3 p.I !IL Address: 33 i 5 ,5 ,2 3 Q� £, t too k'r/rTOrJ ti✓A 111057 Po501- t1tiS "7 !d[a,tA (,✓A- Phone: 'f lS 2 2 5 9 7 5 0 Phone: 2-55 3 83 5%Y7 FAX: 125. 224 72, 3,2 FAX: ZS3 621 7/22 Attention: \AI/}YNc I o,-c S Attention: Title: M 9/'A(r iit Title: The above referenced bank hereby certifies that I Ko(.3,1Nn l Kit/ dollars ($ I � 73 ) is on deposit in the account number under the name of City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below. R>' Plat or Project: 3 r�J d Location/Address of Plat or Project A/& 3 V�-� at— The required work is generally described as follows: PfjvcMc^ OV;42-1.A-1 Ciao`"ttl-Ac I /`'Si flq-(/11- /can The bank hereby certify and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of said funds to the City. The applicant hereby agrees to this assignment of funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. This Assignment of funds is irrevocable and cannot be cancelled by the bank or applicant. ,1�licant: Bank: Author zecei, *gnature A thorized igna ur. Name, Title Name, Title s1lo ay -7-0 Date Date TY OF RENTON 41/10 1055 S. Grady Way Renton, WA 98055 Printed: 07-21-2003 Utility Services Permit RECEIPT Permit#: U020400 Payment Made: 05/15/2003 03:38 PM Receipt Number: R0303273 Total Payment: 5,736.78 Payee: CLASSIC CONCEPTS III LLC Current Payment Made to the Following Items: Trans Account Code Description Amount 4045 421.388.10.00.0031 Spec Assmt Dist, Sewer 5,736.78 Payments made for this receipt Trans Method Description Amount Payment Check #1720 5, 736.78 Account Balances Trans Account Code Description Balance Due 4028 000.343.20.00.0000 Public Works Inspection .00 4033 401.343. 90.00.0003 Stormwater Insp Approval .00 4040 421.388. 10.00.0020 Spec Util Connect Sewer .00 4042 401.343. 90.00.0002 Sewer Inspection Approvl .00 4044 401.322. 10.00.0015 Sewer Permit .00 4045 421.388. 10.00.0031 Spec Assmt Dist, Sewer .00 4050 000.322.40.00.0000 Right-of-way Constructn .00 4056 421.388. 10.00.0010 Spec Util Connect Water .00 4057 401.343. 90.00.0001 Water Inspection Approvl .00 4059 401.388. 10.00.0013 Misc. Water Installation .00 4061 401.322. 10.00.0020 Storm Water Permits .00 4069 421.388.10.00.0040 Spec Util Connect Stormw .00 Remaining Balance Due: $0.00 CITY C ' RENTON Planning/Building/PublicWorks Department Kathy Keolker-Wheeler, Mayor Gregg Zimmerman P.E.,Administrator April 8, 2004 Post-it®Fax Note 7671 Date_c7_0/ paoges, To 1� Fro Co./Dept. �J Co Phone Mr. Wayne Jones Fa � 5 ���cr Phon # 5. Jo- Lakeridge Development 11 jp`Z$ I ?5000/// Fax# P.O. Box 146 Renton WA 98057 SUBJECT: NE 3rd Ct & Union Ave NE-LUA-02-072-BSP Dear Mr. Jones: The review submittal on the above-mentioned binding site plan has been completed and the following comments have been returned. SHORT PLAT REVIEW COMMENTS: (These items are required to be completed prior to recording of the plan.) Please do not submit mylars until all items have been completed. • Complete the civil construction portion of your project and contact Mike Dotson for project status, inspection and sign-off. • The utilities easement should be noted on the drawing, with a space provided for the recording number thereof. • The change of addresses information is attached for revision to the binding site plan. Generally,during our review, it is at this point we ask for mitigation fees to be paid if they haven't already been received. Your Transportation,Park, and Fire Mitigation Fees for 20 lots were paid through the Building Permit process. When the above items are completed,you may submit the signed and notarized binding site plan mylar(one original mylar and one copy(on mylar) of each sheet) along with a check in the amount of$15.73 (current courier fee)made out to CD&L. Should you need to discuss any portion of this letter please contact me at(425)430-7235. Sincerely, Fa/4 re, Post-it®Fax Note 7671 Date4_?_o ff p# s^� aeuryl To pout4 Inn '^ r,,-- From/y / ` ,� /`/, Lvi j co./Dept,�^,,,lA��1 t B0'L`5 60 co.(- Carrie11JC K. Olson Phone#�v l7 Q 5�'J Pno �� Development Services,Plan Review l .s q 3Q—7v-,5 cc: Wendall Woodall Fax# O15 q 333_O! Fax# 329 NE 2"d Place J 4 Renton WA 98055 cc: Yellow File I:\PlanReview\COLSON\Shortplats 2004\3rd&UnionBSP 12L RequestMylarStop.doc 1055 South Grady Way-Renton,Washington 98055 RENTON ®This paper contains 50%recycled material,30%post consumer AHEAD OF THE CURVE CITY OF RENTO o. V V L./r r 3 �_I✓ ` Q4- Z.z4r) / NLAND RECORD NMERIDIAN LND WASHINGTON STATE PLANE , NORTH NORTH ZONE HPGN 83/91 K.C.S.C. PT. NO. 3748 K.C.S.C. PT. NO. 3747 PER K.C.S.C. 2 BRASS DISK IN IRON PIPE C.O.R. PT. No.PIN 1503 IN CONC. IN CASE N CO13. NC., CASE BASIS OF BEARINGS 9_NOT VISITED THIS SURVEY _ N89'06'06'W 2648.07'(ROS K.C. .C. VISITED ., IN 019 10 THE E.- 23 NE 1/4 18 1�- SEC. 1INT23NO'57 (I.M. ^ u BEARING NO0'57 26 E - /....JA/19-6 Z 6 /GRAPHIC SCALE - --> E. LN. W. 220', E. 1/2, PRIVATE ACCESS in 0 20 80j NE 1�4, NE 1/4, AND UTILTY EASEMENT �TED co I ' T SEC. 16-T23N-RSE, W.M. SEE NOTES 4& 5�, ut`1P- 30' �/ N89'05'12'W 41227 N. LN., S 1/4, N 1/2, NE /4, NE 1/4, SEC. 16'-T23N-RSE, W.M. o. 91.70' �� '' ! 48.90' 33.38' ' I 33.37' 33.36' 48.39' 14.5 14.5' 89.79' 30.00'( IN FEET ) 11 ' ^11 ' 17' 1 Inch - 40 ft. I ' PRIVATE STORM r___ W ( �k (� /022'1 I- ° ORAINAGE i 113.I ��(i}J .1 .Sy f,x'-;_,,:1s, O PRIVATE ACCESS o, AND UTILITY EASEMENT - r7 SEE NO 4 & jf` OC 'o,,�[� �. , __� SEE OTES 4 & 5 4 v N N88'54'28"W 1 I ro�. 10 ;� /n c° �� a0 a " J�d9`15'12"W AREA TABLE I _ mo In c0 9 to to (D n g to c0 5 °°� Q LOT No. AREA p, s1.75' 33'f ' 13'I O+ -7.5'O 'O 8 • 0 t0 0 tD O tD + a 1 3,277 sq.ft.* 1 1-1-1 17 T i z / Z 0 0 R-7.5'� 89.76' 4 40.iV d in 'ci5 3363 08 3 2,786 sq.tlt rn _ W r1 N89'04'54"FI ,.C 1 N 49t25' 33. 7' 3 48.39' z , F> a n Q I - N89'05'T2"W W t�W 4 3,277 sq.ft.± w d 8 ^ 91.34' // �a 38.97' 'in 33.33 36.0 ' 33 n 56.09' m 89.73' N NZZ 5 3,232 aq.ft.t ItO 11 6 2,228 aq.ft.t Z a$ 0 13 0' /' • •t /ST+--w w w w ! 4-- c( 2 p � Q 7 2,229 aq.ft.t D r7 f U S•ry0' i0 OD GO c0 'CO R�p�` w 3 1.7 c�� 8 2,230 sq.ft.t N N89'04'54"W ! ,�W��r Cr, 'o^, v ro s�1 N89'05'12"W ZO �o 9 2,230 sq.ft.t 79.48' j0 ♦ �I 15 cp 16 o;•n 18 t 19 d % m�N-- 10 3,267 aq.ft.t i° \ I O cq� o c0- `°�Q��p� 89.71' rn �a� 11 3,343 sq.tt.* a o 1401 t t`�1• . Z VOo �p1 �O Oo '• L'L.•. L / _ 33O t...--89'57'40" c`i 30' Nm J✓ y z R=15.00'' w 12 2,844 sq.ftt I 1 Pi o� [�00` 1 r - 1 N 13 2,64491 sq.ft.t 79.3T i zi 51.12' I 33.33' 33.33' 36.08' 33.33' 56.09' 14.5' 14.5' 74.69-23.55' + 14 2,941 aq.ft.t N C 15 3,328 sq•ft.t 0 I- N8704'54'W 412.33' 16 2,293 aq.ft.t DEDICATED TO 1'liE CITY OF RENTON $ n I c p UPON THE RECORDING OF THIS z 17 2.293 sq.ft.t I" n BINDING SITE PLAN 18 2,482 aq.ft.t co I - _ _ N89'04'54'W 442.35' _ 19 2,293 aq.ft.t I 40 �� J S. LN., N 1 2, NE 1 4, NE 1 4, EC. 16-T23N-RSE, W.M 20 3,65s aq.ft.t v JVS NE 3RD CT' / / a 2653.75'(ROS in ,T'e 17 16..)653.7210 6)653.72'(C3 - _ _ 2653.35'(C) 2653.36'(ROS) N89'01'18'W 5307.06'(C) 5307.11'(ROS) - - - - - - -��- - 1615 CALCUI,ATED POSITION S. �' K.C.S.C. PT. NO. 3757 PER RECORD OF SURVEY v C.O.R. PT. No. 478 , REC. No. 9404199014 1/4' BRONZE PIN g P ,� IN CONC�LrIN,CASE _ .. ?.i z IDTE$ I L LATE 1. CONTROLLING BOUNDARY DATA WAS OBTAINED BY DIRECT FIELD MEASUREMENTS EMPLOYING CONVENTIONAL TRAVERSE C�RECORD OFDSPOS111URVEY N PER IN PROCEDURES AL USING NGUAETOPCONMENTS A21 IN U.S.OOOLITE WIRVEY INTEGRAL DISTANCE MEASURING METER. FIELD WORK BY DMP, INC. 21 REC. No. 9404199014 2. ALL INFORMATION REGARDING RECORD EASEMENTS AND OTHER DOCUMENTS THAT MAY AFFECT THE QUALITY OF TITLE OF THE SUBDIVISION SHOWN HEREON WAS OBTAINED FROM PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. PLAT CERTIFICATE ORDER NO. 503455, DATED __ - _. 2002 CURVE TABLE 3. TRAVERSE CLOSURES FOR THIS SUBDIVISION EXCEED THE REQUIREMENTS OF WAC 332-130-090. ESTABLISHMENT OF CURVE DELTA RADIUS LENGTH 1.0T CORNERS IS BY RADIAL SURVEY PROCEDURE, WITH INDEPENDENT MEASUREMENTS. C1 06'05'32" 35.00' 4.94' 4. DECLARATION OF CONVENANT: THE OWNER OF LAND EMBRACED WITHIN THIS BINDING SITE PLAN. IN RETURN FOR THE BENEFITS TO ACCRUE FROM THIS C2 0910'S1' 35.00' 5.61' SUBDIVISION. BY SIGNING HEREON COVENANTS AND AGREES TO CONVEY THE BENEFICIAL INTEREST IN THE NEW EASEMENTS C3 25'35'21" 35.00' 15.63' SHOWN ON THIS BINDING SITE PLAN TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISION ("AL oa•Af'an- 35.00' 16.30' THEREOF. THE COVENANT SHALL RUN WITH THE LAND AS SHOWN ON THIS BINDING SITE PLAN. 'ITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Printed: 07-21-2003 Utility Services Permit RECEIPT Permit#: U020400 Payment Made: 04/15/2003 02:10 PM Receipt Number: R0302409 Total Payment: 46,207.91 Payee: LAKERIDGE DEVELOPMENT Current Payment Made to the Following Items: Trans Account Code Description Amount 4040 421.388. 10.00.0020 Spec Util Connect Sewer 15, 200.00 4044 401.322. 10.00.0015 Sewer Permit 1, 200.00 4056 421.388. 10.00.0010 Spec Util Connect Water 20, 995.00 4059 401.388. 10.00.0013 Misc. Water Installation 840.00 4061 401.322. 10.00.0020 Storm Water Permits 400.00 4069 421.388. 10.00.0040 Spec Util Connect Stormw 7, 572. 91 Payments made for this receipt Trans Method Description Amount Payment Check #20772 46, 207. 91 Account Balances Trans Account Code Description Balance Due 4028 000.343.20.00.0000 Public Works Inspection .00 4033 401.343. 90.00.0003 Stormwater Insp Approval .00 4040 421.388. 10.00.0020 Spec Util Connect Sewer .00 4042 401.343. 90.00.0002 Sewer Inspection Approvl .00 4044 401.322. 10.00.0015 Sewer Permit .00 4045 421.388. 10.00.0031 Spec Assmt Dist, Sewer .00 4050 000.322.40.00.0000 Right-of-way Constructn .00 4056 421.388. 10. 00.0010 Spec Util Connect Water .00 4057 401.343. 90.00.0001 Water Inspection Approvl .00 4059 401.388.10.00.0013 Misc. Water Installation .00 4061 401.322.10.00.0020 Storm Water Permits .00 4069 421.388. 10.00.0040 Spec Util Connect Stormw .00 Remaining Balance Due: $0.00 Fee Processing for B020324 Fee Summary Calculated Fees: $2.588.67 Details Additional Fees: $23,640.20 Details Back Total Fees: $26,228.87 Details Payments: $26,228.87 Details Balance: $0.00 Include deferred payments in Fee Details:f— Print Grid Exit Include Trust transactions in Payment Details: Fee_Itearg-- Item# Description FpeAmount Pmt Amount( Ba nce Account code 3021 Park Mitigation Fee $7,090.20 $7,090.20, .0 00.,303.000.00.345.85 ►J 5001 I Building Permit Fee $1,564.95 $1,564.95 $0.00 000.322.10.00.0011 5035 Plan Check Fee $1,017.22 $1,017.22, $0.00 000.345.83.00.0000 5042 Building Code Fee $6.50' $6.50 $0.00 000.237.09.00.0000 _5044 Fire Mitigation-MF $7,760.00' $7,7.+.1 r $0.00 304.000.00.345.85 5050 Traffic Mitigation Fee , 'r 00 :,790.00 $0.00 305.000.00.344.85 `\ ToolBar Order 1 IIPITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Printed: 07-21-2003 Utility Services Permit RECEIPT Permit#: U020400 Payment Made: 06/14/2002 01:14 PM Receipt Number: R0203435 Total Payment: 2,940.00 Payee: PAID IN FINANCE-CHECK #04115 Current Payment Made to the Following Items: Trans Account Code Description Amount 4028 000.343.20.00.0000 Public Works Inspection 289. 18 4033 401.343. 90.00.0003 Stormwater Insp Approval 1, 686.88 4042 401.343. 90.00.0002 Sewer Inspection Approvl 457.87 4057 401.343. 90.00.0001 Water Inspection Approvl 506.07 Payments made for this receipt Trans Method Description Amount Payment Other 2, 940.00 Account Balances Trans Account Code Description Balance Due 4028 000.343.20.00.0000 Public Works Inspection .00 4033 401.343. 90.00.0003 Stormwater Insp Approval .00 4040 421.388. 10.00.0020 Spec Util Connect Sewer .00 4042 401.343. 90.00.0002 Sewer Inspection Approvl .00 4044 401.322. 10.00.0015 Sewer Permit .00 4045 421.388. 10.00.0031 Spec Assmt Dist, Sewer .00 4050 000.322.40.00.0000 Right-of-way Constructn .00 4056 421.388.10.00.0010 Spec Util Connect Water .00 4057 401.343. 90.00.0001 Water Inspection Approvl .00 4059 401.388. 10.00.0013 Misc. Water Installation .00 4061 401.322. 10.00.0020 Storm Water Permits .00 4069 421.388. 10.00.0040 Spec Util Connect Stormw .00 Remaining Balance Due: $0.00 C;e/Luc, U..0 -nJ BOARD OF PUBLIC WORKS MAyOS 4:40 Thursday,April 1, 2004 Renton City Hall/SOON CONSENT AGENDA (CONTACT THE BOARD SECRETARY BY TUESDAY,APRIL 6,2004 IF YOU HAVE ANY OBJECTIONS AND WANT A MEETING SCHEDULED.) 1. CALL TO ORDER: 2. APPROVAL OF MINUTES: 3. REQUESTED ACTION: • OFF-SITE DEFERRAL,3rd AND UNION TOWNHOMES,LUA 02-072, 333 Union Ave NE- The applicant is requesting a deferral for placing the final lift of asphalt and sidewalks along the private street interior to the development. The request for the deferral is until September 2004,to complete recording of the site plan. Recommendation: The staff recommends the Board grant the deferral, per the applicant's request, subject to the following conditions: 1. Street drainage controls be installed to avoid ponding. 2. A temporary sediment catcher(silt bags)be installed in the catch basin. 3. No occupancy will be granted to any building until the sidewalk is in place. 4. A security device acceptable to the Board be in place to cover the deferred items at 150%of the cost of the deferred improvements,which would be$17,739.00. 4. ADJOURNMENT: l BOARD OF PUBLIC WORKS Tuesday, April 6, 2004 Renton City Hall CONSENT AGENDA MINUTES 1. REQUESTED ACTION: • OFF-SITE DEFERRAL,3rd AND UNION TOWNHOMES,LUA 02-072, 333 Union Ave NE- The applicant is requesting a deferral for placing the final lift of asphalt and sidewalks along the private street interior to the development. The request for the deferral is until September 2004,to complete recording of the site plan. Recommendation: The staff recommends the Board grant the deferral,per the applicant's request, subject to the following conditions: 1. Street drainage controls be installed to avoid ponding. 2. A temporary sediment catcher(silt bags)be installed in the catch basin. 3. No occupancy will be granted to any building until the sidewalk is in place. 4. A security device acceptable to the Board be in place to cover the deferred items at 150%of the cost of the deferred improvements,which would be $17,739.00. BOARD OF PUBLIC WORKS 8:30 am City of Renton Wednesday, April 14, 2004 Conference Room No 511 AGENDA 1. CALL TO ORDER: 2. APPROVAL OF MINUTES: Meeting minutes dated March 24, 2004, were approved as presented. 3. REQUESTED ACTION: • EXCESS USE OF RIGHT-OF-WAY,The Lodge at Eagle Ridge, 1600 South Eagle Ridge- The applicant is requesting a Right-of-Way Use permit for the installation of a 4 foot wide x 12 foot high sign on Benson Road South. 4. OLD BUSINESS: • VARIANCE FROM THE NOISE ORDINANCE,WSDOT,I-405 Bridge Maintenance Deck& Expansion Joint Repairs- The applicant is requesting a Noise Variance to perform maintenance work in 3 locations: I-405 bridge on North Park Drive,the bridge on Benson Road South and I-405 bridge over Talbot Road South. The request is for 16(sixteen)nights to complete the work. 5. ADJOURNMENT: BOARD OF PUBLIC WORKS 8:30 a.m. Renton Municipal Building Wednesday,April 14,2004 Conference Room No. 511 IN ATTENDANCE: Neil Watts,Chairman,Absent Dave Christensen,Acting Chairman Kayren Kittrick,Development&Planning Larry Meckling,Building Official Juliana Fries,Plan Review Jim Gray,Fire,Absent Floyd Eldridge,Police,Absent Crystal McMeans,Recording Secretary VISITORS: Chris Koruga, The Lodge at Eagle Ridge MINUTES 1. CALL TO ORDER: Acting Chairman Christensen called the meeting to order at 8:30 a.m. 2. APPROVAL OF MINUTES: Meeting minutes dated March 24,2004 were held for revisions until next Board meeting. 3. REQUESTED ACTION: • EXCESS USE OF RIGHT-OF-WAY,THE LODGE AT EAGLE RIDGE, 1600 South Eagle Ridge—The applicant is requesting a Right-of- Way permit for the installation of a 4 foot wide x 12 foot high sign on Benson Road South. Action: It was Moved by Kittrick,Seconded by Meckling to grant the use of Right-of-Way, subject to the following conditions: 1. The applicant shall obtain a sign permit. 2. The applicant shall pay the fee as established by ordinance for a Temporary Use of Public Right-of-Way. Based on a current assessed value for the land in the vicinity,the fee is$10.00 per year (payable yearly in advance). 3. The applicant agrees to sign and record a Hold Harmless and Indemnity Agreement approved by the City of Renton. 4. The contractor shall request locates before the installation and the sign be placed at least 5 feet from existing utilities. 5. The applicant provides sufficient public liability and property damage insurance with limits of not less than one hundred thousand dollars/three hundred thousand dollars($100,000.00/$300,000.00)to cover public liability and not less than fifty thousand($50,000.00)to cover property damage. Copies of the insurance policy or policies o Board of Public Works April 14,2004 Page 2 be furnished to the City with special endorsement in favor of the City of Renton. MOTION CARRIED. 4. OLD BUSINESS: • NOISE VARIANCE EXTENSION,WSDOT,I-405 Bridge Maintenance Deck &Expansion Joint Repairs—The applicant is requesting a Noise Variance Extension, from the I-405 Maintenance Noise Variance granted in 2003,to perform maintenance work in the 3 following locations:I-405 bridge on North Park Drive,the bridge on Benson Road South and I-405 bridge over Talbot Road South. The request is for 16(sixteen)nights to complete the work. Action: Moved by Kittrick,Seconded by Meckling, it was decided to grant the extension,subject to the following Mitigation Measures: 1. Lighting used for nighttime work shall,whenever possible,be directed away from oncoming traffic and residences,or be shielded. 2. All export haul vehicles shall have rubber bed liners to reduce noise impact. 3. All backup warning devices employed shall be the least obtrusive ambient sensitive type or the contractors may use a backup observer in lieu of backup warning devices as allowed by WAC Chapter 296-155- 610(2)(E). 4. WSDOT shall conduct a training session on noise mitigation measures with WSDOT maintenance forces. WSDOT shall submit certification of the completion of said training. In addition to providing training, WSDOT shall grant the necessary authorization to have an acoustics expert/inspector onsite at all times to ensure immediate enforcement actions of all mitigation measures. 5. After two substantiated continuing complaints within the area of work are received and reviewed by staff,WSDOT shall perform noise measures in sleeping quarters or at property line of affected residents. If noise levels are above allowed threshold,WSDOT shall provide additional mitigation measures such as,but not limited to shielding of noise source,reducing use of certain types of equipment,or providing motel accommodations. 6. A 24-hour complaint phone number shall be available to register complaints or voice concerns. 7. The contractor shall notify affected residents identified in the City of Renton application about the nighttime work at least(7)seven calendar days in advance of initiating nighttime work,to residents within the first and second line of receivers. 8. Any unwanted material shall be removed by sweeping. No scraping type equipment shall be used. MOTION CARRIED. 5. ADJOURNMENT: Acting Chairman Christensen adjourned the meeting at 8:45 a.m. LETTER OF TRANSMITTAL LAKERIDGE DEVELOPMENT, INC. JOB#: DATE: 9-2 0 -O P.O. BOX 146 CE JOB#&NAME: RENTON, WA 98057 ATTENTION: 2— 2 2 4-1 7 5 v y 2 5 L z fl 72 321r=1 RE: .arc✓ �/�/o/) T Cacc*/e O/50/2 c//i7„, -5;74c. f Z 0 Dove/afivG/,.,[ Seyv'GGx UA -02 072-8S/7 J �J / /7�40 WE ARE SENDING YOU THE FOLLOWING(check as many as apply): Preliminary Plat Plans Engineering Drawings Copy(ies)of Letter(s) Mylars Plans Attached Change Order Misc. Red-lines Letter(s) Under separate cover via Other Set(s) Dated/Signed Sheet(sySet Description C he 4 iar- /5: 7j C ./oy of V 0 ' L o1`>`c, cc6v/7 C,y l O�y/o/Ja/ /14y/Qr / Cody 0/2 `/// // /1 /OQ0G/' THESE TRANSMISSIONS ARE(check as many as apply): For your approval Approved as submitted Resubmit with copies for approval For your use Approved as noted Submit copies for distribution As per your request Corrections noted Return corrected prints Signature(s) Your use&file Action noted below For review&comment(s) Other: Other: FOR BIDS DUE 20 PRINTS RETURNED TO US AFTER LOAN REMARKS: ✓or RENT(,w FIEf'F VFV APR 2 0 2_004 FiUILUTAVIi U�V;�IUrV CC: AUTHORIZED BY: SIGNATURE: IF ENCLOSURES ARE NOT AS DESCRIBED,PLEASE NOTIFY US IMMEDIATELY. THANK YOU c:\ce\general_office\forms\transmittal.doc 4/8/02 A ;, i jd CITY RENTON Planning/Building/PublicWorks Department Kathy Keolker-Wheeler, Mayor Gregg Zimmerman P.E.,Administrator March 1,2004 Mr.Wayne Jones Lakeridge Development P.O.Box 146 Renton,WA.98057 SUBJECT: PERMIT#U020400/#B020324—3RD AND UNION TOWNHOMES Dear Mr. Jones, Congratulations on nearing the completion of your project. The following information concerns items remaining to be completed prior to recording the Binding Site Plan. Items: A. Construction inspector "sign-off;" the construction inspector will do a final inspection to insure that all utilities have been installed in accordance with the construction plans. If you would like to defer the 'final lift' of asphalt, you need to summit an application to the Board of Public Works(see attached). B. As-built plans; the construction plan mylars must be updated or replaced with a complete As- Built plan set. All plan sheets (including those constructed per design) must be verified, stamped and signed as "As-Built"by a licensed surveyor or engineer. The mylars will then be labeled As-Built in large block letters and stamped by a PE or PLS. Please also submit an ASCI or ACAD file along with your As-Built drawings. C. Construction Cost Data: Bills of Sale and Cost Data inventories must be prepared and submitted for review. Standard forms are attached. D. After the construction permit is `signed off' by the inspector, a maintenance bond must be posted with the City. This will be for 10% of the value of.the improvements to be turned over to the City. Sample forms for the maintenance bond are included with this letter. The permit bond will be released upon receipt and acceptance of the maintenance bond. E. Final Site Plan Recording: The binding site plan drawing shall show the same easements and be consistent with the civil drawings. All storm drainage easements that are private shall be clearly labeled on the face of the plat as Private Drainage and Access Easements. You will also need a separate easement document to dedicate a 15' easement for the public Sanitary Sewer and Waterlines. F. Fees: Traffic Mitigation Fee of $717.75.per single family lot, Parks Mitigation fee of $530.76 per new single family, and the Fire Mitigation fee of$488 per new single family lot, all prior to the recording of the plat. Please call me at 425-430-7304 if you have any questions. Sincerely, Mike Dotson Engineering Specialist Development Services/Plan Review /c: Carrie Davis Kayren Kittirck C.\rlarr Rc5;5w\Id a„d Ur;u„tuw,a,v,,,,.ilus.a t.1uc\1, RENTON 1055�outh Grady Way-Renton,Washington 98055 �� AHEAD OF THE CURVE . This paper contains 50%recycled material,30%post consumer CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: April 5,2004 TO: Carrie Olson FROM: Sonja J.Fesser9 SUBJECT: 3"'Ct& Union Townhomes,LUA-02-072-BSP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced binding site plan submittals and have the following comments: Comments for the Applicant: If the binding site plan has not been recorded to date,the utilities easement should be noted on the drawing,with a space provided for the recording number thereof. Comments for the Project Manager: Thanks for the change of addresses information. However, we have no binding site plan drawing submittal to check said addresses against. Is this information just for our files? \It\File Sys\LND-Land Subdivision&Surveying Records\LND-35-Binding Site Plans\QQl 1\RVO4O4O6.doc o **to CITY OF RENTON ToA, 9 G' PLANNING/BUILDING/PUBLIC WORKS �sys�ti��O O MEMORANDUM �'lis�' DATE: March 29, 2004 TO: Bob Mac Onie,Technical Services Sonja Fesser, Technical Services FROM: Carrie Olson, Plan Review x7235 0-0 SUBJECT: 3RD et&Union Townhomes LUA-02-072- . Binding Site Plan AND LEGAL REVIEW Attached is the most recent version of the above-referenced short plat. The following attachments are enclosed for your review: • Utilities Easement document .- • Change of addresses If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Approval: \ , Date: Robert T Mac Onie, Jr. Sonja Fesser Cc: Yellow File I:\PlanReview\COISOMShortplats 2004\3rd&UnionBSP II m PR-TS ReviewStartdoc Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton,WA 98055 Title: UTILITY EASEMENT Property Tax Parcel Number: 162305-9032 Project File#: LUA-02-072-BSP Street Intersection or Project Name:3RD&UNION Reference Number(s)of Documents assigned or released:Additional reference numbers are on page N/A . Grantor(s): Grantee(s): 1. Classic Concepts III, L.L.C. 1. City of Renton, a Municipal Corporation Additional legal is on page 4 of document. (Abbreviated legal description MUST go here.) LEGAL DESCRIPTION:Por. of NE'/4,N/E'/<, Sec. 16,Twp. 23N,Rge. 5E,W.M. 01560A&UESMTI Page 1 FORM 03 0013/bh/CA2-21-97 That said Grantor(s),for and in consideration of mutual benefits,do by these presents,grant,bargain,sell, convey,and warrants unto the said Grantee,its successors and assigns,an easement for public utilities (including water,wastewater,and surface water)with necessary appurtenances over,under,through,across and upon the following described property(the right-of-way)in King County, Washington,more particularly described on exhibit"A". For the purpose of constructing,reconstructing,installing,repairing,replacing,enlarging,operating and maintaining utilities and utility pipelines,including,but not limited to,water,sewer and storm drainage lines, together with the right of ingress and egress thereto without prior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities,Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following terms and conditions: 1. The Grantee shall,upon completion of any work within the property covered by the easement,restore the surface of the easement,and any private improvements disturbed or destroyed during execution of the work,as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the surface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not,however,have the right to: a. Erect or maintain any buildings or structures within the easement;or b. Plant trees,shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee;or c. Develop,landscape,or beautify the easement area in any way which would unreasonably increace the costs to the Grantee of restoring the easement area and any private improvements therein. d. Dig,tunnel or perform other forms of construction activities on the property which would disturb the .compaction or unearth Grantee's facilities on the right-of-way,or endanger the lateral support facilities. e. Blast within fifteen(15)feet of the right-of-way. This easement shall run with the land described herein,and shall be binding upon the parties,their heirs, successors in interest and assigns. Grantors covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execute this agreement. By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons,whomsoever,lawfully claiming or to claim the same. This conveyance shall bind the he' , xecutors,admini tors and assigns forever. — IN SS said Grantor has caused this instrument to be executed this 11 Tay of .1420 o1560A&UESMT\ Page 2 FORM 03 0013/bh/CA2-21-97 Form 84 0001/bh IN SS 0 , have hereunto set my hand and seal the day and year as written below. Cla sic C cept III,L. .C. By: Wm. Wayne ones,Jr. Title: Manager Notary Seal must be within box STATE OF WASHINGTON )SS CO F�CiING On this _ �1l day of ,204 before me personally appeared Wm.Wayne Jones,Jr. to me known to be Manager of the corporation that P A U L E. MORROW executed the within instrument,and acknowledge the said instrument to be the free and voluntary act and deed of said corporation,for the uses and purposes therein STATE OF WASHINGTON mentioned,and each on oath stated that he/she was authorized to execute said ins d that the seal?nixed is the corporate seal of said corporation. NOTARY-- PUBLI C It(COMMISSION EXPIRES 7-15-04 Nota Public In d for the State of Was n Notary(Print Myappointment expires- -.I - Dated: fl 'v H 1 01560A&UESM71 Page 3 FORM 03 0013/bh/CA2-21-97 EXHIBIT "A" UTILITY EASEMENT LEGAL DESCRIPTION THAT PORTION OF THE HEREIN-AFTER DESCRIBED PARCEL"A",DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID PARCEL"A"; THENCE SOUTH 89°04'54"EAST,ALONG THE SOUTH LINE THEREOF,A DISTANCE OF 64.87 FEET TO THE POINT OF BEGINNING; THENCE NORTH 00°54'48"EAST A DISTANCE OF 68.13 FEET; THENCE NORTH 74°30'54"EAST A DISTANCE OF 53.68 FEET; THENCE SOUTH 89°05'12"EAST A DISTANCE OF 194.33 FEET; THENCE NORTH 02°43'08"EAST A DISTANCE OF 52.33 FEET TO THE NORTH LINE OF SAID PARCEL"A"; THENCE SOUTH 89°05'12"EAST,ALONG SAID NORTH LINE,A DISTANCE OF 24.80 FEET; THENCE SOUTH 00°54'48"WEST A DISTANCE OF 135.61 FEET TO THE SOUTH LINE OF SAID PARCEL"A"; THENCE NORTH 89°04'54"WEST,ALONG SAID SOUTH LINE,A DISTANCE OF 26.25 FEET; THENCE NORTH 00°54'48"EAST A DISTANCE OF 36.54 FEET; THENCE NORTH 89°05'12"WEST A DISTANCE OF 7.59 FEET; THENCE NORTH 00°54'48"EAST A DISTANCE OF 10.00 FEET; THENCE SOUTH 89°05'12 EAST A DISTANCE OF 7.59 FEET; THENCE NORTH 00°54'48"EAST A DISTANCE OF 10.54 FEET; THENCE NORTH 89°05'12"WEST A DISTANCE OF 202.85 FEET; THENCE SOUTH 45°54'45"WEST A DISTANCE OF 20.05 FEET; THENCE SOUTH 00°54'48"WEST A DISTANCE OF 14.31 FEET; THENCE SOUTH 89°05'12"EAST A DISTANCE OF 3.50 FEET; THENCE SOUTH 00°54'48"WEST A DISTANCE OF 10.00 FEET; THENCE NORTH 89°05'12"WEST A DISTANCE OF 3.50 FEET; THENCE SOUTH 00°54'48"WEST A DISTANCE OF 18.57 FEET TO THE SOUTH LINE OF SAID PARCEL"A"; THENCE NORTH 89°04'54"WEST,ALONG SAID SOUTH LINE,A DISTANCE OF 29.00 FEET TO THE POINT OF BEGINNING. PARCEL "A" THE SOUTH QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH,RANGE 5 EAST,W.M., CITY OF RENTON,KING COUNTY,WASHINGTON; 1 EXCEPT THE WEST 220.00 FEET THEREOF; S. MO tio- wastw'0' AND EXCEPT THE SOUTH AND EAST 30.00 FEET THEREOF. *OP &rt, goy f 40 ,1 �iiL'y. ti1ll..ii//�� , EXPIRES Pow r 01560A&UESMT\ Page 4 FU .1 s �15/b w- -97 UTILITY EASEMENT K.C.S.C. 3747 MAP EXHIBITNO. C.O.R. PT. No. 150303 1/8" COPPER PIN 9 10 IN CONC., IN CASE E. LN., W. 220', NE 1/4 VISITED DEC. 01 16 15 NE SEC.16-T234, NE N R5E, W.M. UNPLp,TTED In co N8705'12�W 412.27' N. LN., S 114, NE 1/4, NE 1/4, NE 1/4, SEC. 16-T23N-R5E, W.M. 30 t 30.00' o M 24.80' c�i CV N 0 <D _ o cD F- c� 4^E S89'05'12"E 194.33' ,�; Q, J to Q W NI- -- ; Qom,W J1--;.5.6 w Z CL 8 _, 202.85' -co (D `N°LLi z O� (, S45'54'4' N89'05'12"W L3,?JJ `N°I-`'Q ,n ? 20.05' to LS N in P.O.B. O , �L5 S00'S4'48"W L111 O z � 14.31' I N n� � P.O.C. 1L7 SO0'54'48"W NO0'54'48"E ,�� o f 64.87' 29.00' �18.57' 36.54'-� 1 Z 26.25' 30' I M i o ,,-4----" w N8704'54"W 412.33' b w 1 w w O r,) iM _ _ _ N89'04'54"W 442.35' b - S. LN., N 1/2, NE 1/4, NE 1/4, SEC. 16-T23N-R5E, W.M. N P�� . AIOR4, ' LEGENDco Q OE WASy/ g, UNE TABLE P.O.C. POINT OF COMMENCING r 16 \ y�'�, 1 UNE BEARING LENGTH P.O.B. POINT OF BEGINNING a) �� ,� ,�, - L1 N89'05'12"W 7.59' ,n co w ., t— Or . L2 NOO'54'48„E 10,00 GRAPHIC SCALE o�aQ.- a L3 N89'0512 W 7.59' v� ittli FJ,`• i� c��"�� .� L4 N00'54'48"E 10.54' 60 0 30 60 120 �znw,z� L5 N89'05'12"W 3.50' a�o 0 q( �A�p . L6 NO0'54'48"E 10.00' yin mzo L7 N89'05'12'W 3.50' ( IN FEET ) vi•o:, o� i��1 EXPIRES: 4 APR 05 1 inch = 60 ft. Y a\Z 5 „ ‘ - CITY OF RENTON ••& Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 26, 2004 Mr. Wayne Jones Lakeridge Development P.O. Box 146 Renton WA 98057 SUBJECT: NE 3rd Ct& Union Ave NE-LUA-02-072-SHPL Dear Mr. Jones: The review submittal on the above-mentioned short plat has been completed and the following comments have been returned. Please review these comments and make the necessary changes. Once changes have been completed please resubmit three copies of the short plat drawings and any other required documents. SHORT PLAT DRAWING COMMENTS: 1. The legal description (Exhibit A) for the Deed of Dedication document needs to include "City of Renton”in the indexing portion of said legal. 2. The dedication note shown under Lot 1 should be revised to remove the words "UPON THE RECORDING OF THIS BINDING SITE PLAN". Instead, insert the following: PER KING COUNTY RECORDING NO. 3. Please include the square footage of the area being dedicated on the face of the site plan drawing near said area. I believe you have calculated that to be 54 sq.ft.+/-. 4. The street name for the north-south easement over Lots 10-15, inclusive, is TACOMA AVE NE. Note said name on the drawing. There is a discrepancy in the amount already paid for the Surface Water System Development Charge and the amount actually owed. Mike Dotson is reviewing and resolving this discrepancy. Please contact Mike at 425-430-7304 to discuss this issue. Should you need to discuss any portion of this letter please contact me at(425)430-7235. Sincerely, a2,-4—&17 Carrie K. Olson Development Services,Plan Review cc: Wendall Woodall 329 NE 2nd Place Renton WA 98055 Yellow File I:\PlanReview\COISON\Shortplats 2003\3rd&UnionBSP 06L ChangeRequestStop.doc 1055 South Grady Way-Renton,Washington 98055 RENTON AHEAD O F THE CURVE C: This paper contains 50%recycled material,30%post consumer CITA_ JF RENTON PlanningBuilding/PublicWorks Department Gregg Zimmerman P.E.,Administrator Kathy Keolker-Wheeler, Mayor CITY OF RENTON JAN 2 3 2004 RECEIVED January 21, 2004 CITY CLERKS OFFICE TO WHOM IT MAY CONCERN: Subject: New Plats in the City of Renton Please see attached new plats that have just been addressed. Please add these addresses to your City directories and maps. 3`d and Union Townhomes 1800 Jones Short Plat Aberdeen Short Plat Brandal Village Short Plat Brookefield Plat Brookefield II Plat Charles Court Short Plat Cherie Lane Plat High Short Plat Honey Brooke IV Jay Hill Short Plat Liberty Ridge Phase 6(&7) KKS Short Plat Malea Short Plat Renton Place In—Revised Rose Short Plat Sunnybrook Plat-Revised Sincerely, an Conklin Development Services Representative Development Services Division Telephone: 425-430-7276 #1:platadd 1055 South Grady Way-Renton,Washington 98055 RENTON AHEAD OF THE CURVE CP This paper contains 50%recycled material,30%post consumer /J� CRY OF RENTON vut ./r� �`-`' ' Z.-Z.47) / LAND RECORD No. MERIDIAN: 3 LNO WASHINGTON STATE PLANE K.C.S.C. PT. NO. 3747 NORTH ZONE HPGN 83/91 K C.S.C. PT. NO. 3748 C.0.�2. PT. No. 1503 PER K.C.S.C. 2` BRASS DISK IN IRON PIPE 1/8 COPPER PIN IN CONC. IN CASE IN CONC., IN CASE BASIS OF BEARINGS: G�aNOT VISITED THIS SURVEY _ - D DEC. 010. 10 N89'O6'06'W 2648.07'(ROS K.C. .C. THE E. w.,-NE 1/4, is SEC. 16-T23N-RSE, rl M. BEARING N0O'5 ' 6 E 16 15 GRAPHIC SCALE E. w. W. 220', E. 1/2, PRIVATE ACCESS • n 0 20 40 80 NE 1�4, NE 1/4, AND UTILITY EASEMENT -TTE� 30' ai t SEC. 16-T23tJ-RSE, W.M. E NOTES 4 k 5� �JNPt-A .3 �!/ N89r05'12'W 41227 N. w., S 1/4, N 1/2, NE 1/4, NE 1/4, SEC. 16-T23N-RSE, W.M. ( IN FEET ) 91.70' a ail 17' 48.90' 33.38' 33.38' 33.37' 33.36' 48.39' t4.5'14.5' 89 79' 30.00' , 1 inch - 40 ft. PRIIVATE STORM "I I w ^ �Q -1 o PRIVATE ACCESS m h --� /TJOb�+fi� (� 1 �" '�} ,t`,,, AND UTILITY EASEMENT O EASEMENT 113'I -N. '7"- m m ap (��/`a VOI2 8 QQ�� SEE NOTES 4 k 5 Co ' SEE NOTES 4 k �- O O O d 0 O �Q 4 I(j a N88'S4'28"W ' Lo 10 d- m a m m m m 331lId5'12"W 7 ^ AREA TABLE _ o 9 8 7 6 5 I 91.75' 1 oo p o p D p 0 p co p• Co 89.76' CV o LOT No. AREA wa' (1�t3'i Z+fR=7.s' o 0 0 0 o R-7.s'14 / �r 1 3,277 sq.ft.f o o 1?,,,_ P' 1 + Z Z Z z Z ' 2 W O 2 2,781 sq.fLt mi f n N89'04'S4"'�r� I C2 a- C7 J��V ,7 S? au., � 3 2,786 sq.ft.± a Wp� I I 49.25' - 33. 3 ' 7' 3 48.39' z l N89'OS'12"W W �� 4 3,277 sq.tt.t --7 p 91.34' I �fy_ 38.97' 33.3 36.08• .3 a 56.09' 89.73' Zr:. N �iZ 5 3,232 sq.ft.t * �N z n `8i�t U - /�►� 6 2,228 sq.it.t 13 �,%//��J 4 �"5 w w w w w R$,\ 1°� 3 _ Q 7 2,229 sq.ft.± J n 1 (it S•rye' 'CO _ 'CO CO 'CO 2p,\ w o `•`�� o N89'04'54"W ! V �r 't o, Co .o, o a o a-10 L`_ N89-05'12"W 8 2,230 sq.ft.± a w t` t m a CO bo oN 9 2,23o sq.ft.t e 79.48' ♦ u0 15 In ai 16 ;n m 17 In aci 18 In ad - an 00 89.71' m to IC• \ �i o C p CO" m p CO CD I0 20 0 a o <m to 3,267 sq.ft.f a �_{11 �. a1 'yA- 0 �QQ Q o 33 �3=89'57'40" c'i 3o' IS 11 3,343 sq.ft.± 0 14 �1 u - u'�I "I'Z 0 4 1(19' g!7 Z �V� 1 cV '�j t ' R=15.00' 12 2,844 sq.ft.i I n �" i "t�o� 4U ►lU��� L=23.55'� I� 13 2,644 sq.ft.± 79.37' I z1 51.12' _ 33.33' 33.33' 36.08' 33.33' S6.09' 14.5' 14.5' 74.69' I N 14 2,941 sq.ft.± N 15 3,328 sq.ft.t o re I- N8704'54*41233' DEDICATED TO T1iE GTY of RENTON 16 2,293 sq.ft.t n I o UPON THE RECORDING OF THIS z • C. o n BINDING SITE PLAN 17 2,293 sq.ft.tesi In 18 2,482 sq.ft.± I _ _ _ _ _ N89'04'S4"W 442.35' _ 19 2,293 sq.ft.f I n NE 3RD CT. S. LN., N 1/2, NE 1/4, NE 1/4, SEC. 166-T23N-RSE, W.M. 20 3,859 sq.ft.f v iV o r m 2653.75'(ROS) ici co n ��653.72'(C) ,� _ _ _ _ _ _ 2653.35'(C) 2653.36'(ROS) _ _ _ If-- _ 15 N889'01'18'W N 5307.06'(C) 5307.11'(ROS) K.C.S.C. PT. NO. 3757 CALCULATED POSITION �:' C.O.R. PT. No. 478 PER RECORD OF SURVEY 1/4' BRONZE PIN REC. No. 9404199014 P IN CONC. 14,CILSE P -VES1,ct CONC. G1 �g Z NOTES T `' 1.PROCEDURES UING SING AUNDARY TOPCONDATA 21 0 TFiE000UTE OBTAINED WITH IN DIRECT TEGRALIDISTANCE MEASURING METER. FIELD WORK BY CONVENTIONAL DMP, INC.TRAVERSE CALCULATED POSITION PER t-�RECORD OF SURVEY IN 2002. ALL MEASUREMENTS ARE IN U.S. SURVEY FEET. • 21 REC. No. 9404199014 2. ALL INFORMATION REGARDING RECORD EASEMENTS AND OTHER DOCUMENTS THAT MAY AFFECT THE QUALITY OF TITLE OF THE SUBDIVISION SHOWN HEREON WAS OBTAINED FROM PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. PLAT CERTIFICATE ORDER NO. 503455, DATED CURVE TABLE .1 TRAVERSE CLOSURES FOR THIS SUBDIVISION EXCEED THE REQUIREMENTS OF WAC.332-130-090. ESTABLISHMENT OF CURVE DELTA RADIUS LENGTH I.OT CORNERS IS BY RADIAL SURVEY PROCEDURE, WITH INDEPENDENT MEASUREMENTS. 4. DECLARATION OF CONVENANT: Ct 08'OS'32" 35.00' 4.94' THE OWNER OF LAND EMBRACED WITHIN THIS BINDING SITE PLAN, IN RETURN FOR THE BENEFITS TO ACCRUE FROM THIS C2 09'10'51' 35.00' 5.61' SUBDIVISION, BY SIGNING HEREON COVENANTS AND AGREES TO CONVEY THE BENEFICIAL INTEREST IN THE NEW EASEMENTS C3 25'35'21' 35.00' 15.63' SHOWN ON THIS BINDING SITE PLAN TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISION re. 1O•en'An" 35.00' 16.30' THEREOF. THE COVENANT SHALL RUN WITH THE LAND AS SHOWN ON THIS BINDING SITE PLAN. CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: January 15,2004 TO: Carrie Olson �( FROM: Sonja J. Fesser � " SUBJECT: NE 3rd Ct. & Union Ave NE Townhomes,LUA-02-072-BSP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced binding site plan submittal and have the following comments: Comments for the Applicant: The legal description(Exhibit A)for the Deed of Dedication document needs to include"City of Renton"in the indexing portion of said legal. The dedication note shown under Lot 1 should be revised to remove the words"UPON THE RECORDING OF THIS BINDING SITE PLAN". Instead,insert the following: PER KING COUNTY RECORDING NO. The street name for the north-south easement over Lots 10-15,inclusive,is TACOMA AVE NE. Note said name on the drawing. up d Plat Certifi to be dated 45-day tim • for to C i acts sa eed o • ion)is nee e to verify curren wnership). \H:\File Sys\LND-Land Subdivision&Surveying Records\LND-35-Binding Site Plans100111RV040115.doc CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: February 16, 2004 TO: City Clerk's Office FROM: Carrie K. Olson,x7235 O Development Services,Plan Review SUBJECT: NE 3rd Court and Union Ave NE Deed of Dedication Attached is the original NE 3rd Court and Union Ave NE Deed of Dedication document that was accepted at the Monday,January 12,2004, council meeting. Please route for signature by the Mayor and City Clerk and return to me for further processing. Thanks. Also,have Mayor sign four(1-original, 3-copies)Real Estate Excise Tax Affidavit form and return. cc: Yellow File \\TS_SERVER\SYS2\COMMON\I:\PlanReview\COISON\Shortplats 2004\3rd&UnionBSP 09m RequestMayor-ClerkSignDeed.doc CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: February 13, 2004 TO: Karen McFarland,Technical Services FROM: Carrie Olson,Plan Review x-7235 SUBJECT: REQUEST FOR EXCISE TAX FORM FOR DEED OF DEDICATION—3rd&Union Binding Site Plan LUA-02-072 Attached is a copy of the Deed of Dedication for the 3`i&Union Binding Site Plan. Please provide a completed Excise Tax Form for the Mayor's signature and return to me by Friday,February 20, 2004, for further processing. According to King County's requirements, a reduced,half-size copy of the legal description should also be attached to each page of the REETA Form after it is filled out. If you have questions regarding this request,please let me know,Thanks. I:\PlanReview\COLSON\Shortplats 2004\3rd&UnionBSP 08m ReqExciseTaxForm.doc Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton WA 98055 DEED OF DEDICATION Property Tax Parcel Number: 162305-9032 Project File#:LUA-02-072-BSP Street Intersection:UNION AVE.N.E.&N.E. 3RD COURT Reference Numbers)of Documents assigned or released:Additional reference numbers are on page . Grantor(s): Grantee(s): 1. CLASSIC CONCEPTS III.LLC 1. City of Renton,a Municipal Corporation ABBREVIATED LEGAL DESCRIPTION: Port.of NE '/,NE '/,, Sec. 16,T-23N,R-5E, W.M. SF.F EXHIBIT A,PAGE 2,FOR COMPLETE LEGAL DESCRIPTION. The Grantor,for and in consideration of mutual benefits conveys,quit claims,dedicates and donates to the Grantee(s)as named above,the above described real estate situated in the County of King,State of Washington. IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. o v and c nt' c By: ;a ntigr(s): Classic .,cepts III,LLC, Grantee(s): City of Renton A , ashingt li' 't:, .bility company r. iL, 4/4 e'6-661 - U.)' ' -(212' By Wm. a}n Jones, Mayor athy Keolke.r-Wheeler Title:Ma ger Michele Neumann, Deputy City Clerk Notary Seal must be within box STATE OF WASHINGTON )SS ,,Nxx\\, COUNTY OF KING JgPN M. CCe t r o ...SlOry o<�11�1 I certify that I know or have satisfactory evidence that Wm.Wayne Jones,Jr. is -} the person who appeared before me,and said person acknowledged that he signed i :o0 NOTAR), :, 1, this instrument,on oath stated that he was authorized to execute the instrument and j :U --• � acknowledged it as the Manager of Classic Concepts III,LLC to be the free ij 1. PUBLIC i and voluntary act of such party for the uses and purposes mentioned in the lI+t.A Oct ODra instrument. �/ 1t%-- WA H\NG��. A. emiyec...„ ``����----- Notary Public in and for the State of Washington Notary(Print) S t-t.SA-r) At . CD b 1 r— My appointment expires: 1 t7 - 9-d(D Dated: c G- 19, T-.DD3 Hformsh=FRMUAGREFJRENTONDEED\IS Page 1 FORM 04 000 l/bh Project: Exhibit A WOi! Legal Description PID GRANTOR: Classic Concepts III,LLC Street:UNION AVE.N.E.&N.E. 3RD COURT. THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH,RANGE 5 EAST,W.M.,IN THE CITY OF RENTON,KING COUNTY, WASHINGTON,LYING SOUTHEASTERLY OF THE ARC OF A CIRCLE CONCAVE NORTHWESTERLY,HAVING A RADIUS OF 15.00 FEET,WHICH IS TANGENT TO THE NORTH LINE OF THE SOUTH 30.00 FEET OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 16 AND WHICH IS TANGENT TO THE WEST LINE OF THE EAST 30.00 FEET OF THE NORTHEAST QUARTER OF SAID SECTION 16; EXCEPT THE EAST 30.00 FEET AND SOUTH 30.00 FEET OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 16. CONTAINING 54 SQUARE FEET,MORE OR LESS. oM wnsp. t0 01101W1, ox 1 EXPIRES III Hforms/xxxFRM/AGREE/RENTONDEED\IS Page 2 FORM 04 0001/bh Map Exhibit K.C.S.C. PT. NO. 3747 C.O.R. PT. No. 1503 • 1/8" COPPER PIN IN CONC., IN CASE VISITED DEC. 01 9 10 16 15 In co 30' rn N. LN., S 1/4, N 1/2, NE 1/4, NE 1/4, v SEC. 16—T23N—R5E, W.M. 30.00' C) am of d- GRAPHIC SCALE I 40 0 20 40 80 c.i ill EN Mi 1. I w ao ( INFEET ) Co- NNW 1 inch = 40 ft. N z Z o c' mW ,ilN z to 6Q� Y 0 Z co�Z i�. QiQ A=89'57'40" 30' gym= R=15.00' w L=23.55' °' A CV ...\` 1, N89'04'54"W 14.99' V" o P�� E. Mp,)� 0 o RIGHT OF WAY Q pF WASy/ 0*. BEING CONVEYED 4' r _ N89'04'54"W G `f S. LN., N 1/2, NE 1/4, NE 1/4, e; SEC. 16—T23N—R5E. W.M. va C C NE 3RD CT. ikol 4t I0 16 15 ik / EXPIRES: 4 APR 05 K.C.S.C. PT. NO. 3757 Clilt .O.R. PT. No. 478 1/4" BRONZE PIN IN CONC., IN CASE VISITED DEC. 01 Hfo / FRM/AGREF/RENTONDEED\iS Page 3 FORM 04 000 1/bh • . PLEASE TYPE OR PRINT REAL ESTATE EXCISE TAX AFFIDAVIT This form is your receipt CHAPTER 82.45 RCW—CHAPTER 458-61 WAC when stamped by cashier. FOR USE AT COUNTYT REASURER'S OFFICE (Use Form No.84-0001 B for Reporting Transfers of Controlling Interest of Entity Ownership to the Department of Revenue) THIS AFFIDAVIT WILL NOT BE ACCEPTED UNLESS ALL AREAS 1-7 ARE FULLY COMPLETED e Name Classic Concepts III,LLC 1111 Name City of Renton,a Municipal Corporation �p as Street PO Box 146 Street 1055 South Grady Way Renton,WA 98057 Renton, Renton,WA 98055 City/State/Zip City/State/Zip • ® ADDRESS TO SEND ALL PROPERTY TAX RELATED CORRESPONDENCE ALL TAX PARCEL NUMBERS COUNTY TREASURER PLACE ASSESSED VALUE IF TAX EXEMPT Name • (same as Grantor information) 162305-9032 Street City/State/Zip 111 LEGAL DESCRIPTION OF PROPERTY SITUATED IN ❑UNINCORPORATED COUNTY i OR IN CITY OF Renton Street Address(if property is improved): A portion of the Northeast Quarter of the Northeast Quarter of the Northeast Quarter of Section 16, Township 23 North,Range 5 East,W.M.in the City of Renton,King County,Washington. (Please see attachment for complete legal description.) ®Is this property currently: YES NO II Description of personal property included in gross selling price,both tangible(eg;furniture,equipment,etc.)or intangible(eg;goodwill, Classified or designated as forest land? CI ON agreement not to compete,etc.) Chapter 84.33 RCW Classified as current use land(open space,farm 0 NO and agricultural,or timber)?Chapter 84.34 RCW Exempt from property tax as a nonprofit 0 . If exemption claimed,list WAC number and explanation. organization?Chapter 84.36 RCW WAC No.(Sec/Sub) 458-61-420(1)(b) Seller's Exempt Reg.No. Explanation transfer to government as a development Receiving special valuation as historic property?Chapter 84.26 RCW requirement Property Type: $land only ❑land with new building in land with previouslyused buildingType of Document Deed of Dedication ©land with mobile home YP C timber only ❑building only Date of Document 12/19/2003 Principal Use: 0 Apt.(4+unit) ❑residential in timber n agricultural ❑commercial/industrial Gross Selling Price $ 0.00 N other Road Right-of-Way Personal Property(deduct) $ © (1)NOTICE OF CONTINUANCE(RCW 84.33 OR RCW 84.34) Taxable Selling Price$ If the new owner(s)of land that is classified or designated as current use Excise Tax: State$ or forest land wish to continue the classification or designation of such Local $ land,the new owner(s)must sign below.If the new owner(s)do not desire Delinquent Interest: State$ to continue such classification or designation,all compensating or Local $ additional tax calculated pursuant to RCW 84.33.120 and 140 or RCW 84.34.108 shall be due and payable by the seller or transferor at the time Delinquent Penalty $ of sale.The county assessor must determine if the land transferred Total Due $ 0.00 qualifies to continue classification or designation and must so indicate ' below.Signatures do not necessarily mean the land will remain in A MINIMUM OF$2.00 IS DUE AS A PROCESSING FEE AND TAX. classification or designation.If it no longer qualifies,it will be removed D AFFIDAVIT and the compensating taxes will be applied.All new owners must sign. , I Certify Under Penalty of Perjury Under The Laws of The State of This land ❑does ❑does not qualify for continuance. Washington That The Foregoing Is True And Correct.(See back of this form). / Date � DEPUTY ASSESSOR rant of \f f,� y[,- a`�� Grantor/Agent � (^G (•(/ T (2) NOTICE OF COMPLIANCE(Chapter 84.26 RCW) Karen McFarland,Technical Services AGENT If the new owner(s)of property with special valuation as historic property Name(print) wish to continue this special valuation the new owner(s)must sign below. Date and Place of Signing:02/13/2004 Renton,WA If the new tax calowner(s)do not desire to continue such special valuation,all 1 additional tax calculated pursuant to Chapter 84.26 RCW,shall be due Signature of W' ^ ,r and payable by the seller or transferor at the time of sale. Grantee/Agenf (3) OWNER(S)SIGNATURE Name(print)Kathy Keol er-Wheeler,MAYOR Date&Place of Signing: t//7/30o1/ Renton,WA Perjury:Perjury is a class C felony which is punishable by imprisonment in the state correctional institution for a maximum term of not more than five years,or by a fine in an amount fixed by the court of not more than five thousand dollars($5,000.00),or by both imprisonment and fine(RCW 9A.20.020(1 C)). REV 84 0001a(3-18-99)(PD 4-05-00) FOR TREASURER'S USE ONLY []COUNTY TREASURER []DEPT.OF REVENUE []COUNTY ASSESSOR []TAXPAYER January 12,2004 Renton City Council Minutes Page 16 Appointment: Planning Mayor Keolker-Wheeler reappointed Ray Giometti, 323 Pelly Ave.N.,Renton, Commission 98055,and Jerrilynn Hadley, 1425 Lincoln Ave.NE,Renton,98056,each to the Planning Commission for a three-year term expiring 1/31/2007. Council concur. EDNSP:Hotel/Motel Tax Economic Development,Neighborhoods and Strategic Planning Department Revenue Allocation to Renton recommended approval of the Renton Lodging Tax Advisory Committee Visitors Connection,Chamber recommendation to allocate$100,000 of hotel/motel tax revenues to the Renton of Commerce Contract Visitors Connection for its 2004 tourism marketing efforts. Approval was also sought to execute the contract with the Greater Renton Chamber of Commerce for a fifth year of tourism promotion efforts. Refer to Finance Committee. EDNSP: Hotel/Motel Tax Economic Development,Neighborhoods and Strategic Planning Department Revenue Allocation to recommended approval of a contract with Hamilton/Saunderson Marketing Community Stakeholders, Partnership for a sixth year of the Renton Community Marketing Campaign. Hamilton Saunderson Contract Approval was also sought to allocate hotel/motel tax revenues in the amount of $50,000 to the key community stakeholders partnership for a sixth year of the marketing campaign. Refer to Finance Committee. Development Services: NE 3rd Development Services Department recommended acceptance of the dedication Ct&Union Townhomes of additional right-of-way at the corner of NE 3rd Ct. and Union Ave.NE to Binding Site Plan ROW fulfill a requirement of the NE 3rd Ct. and Union Townhomes Binding Site Dedication g5P- 0 2-o72. Plan(BSP-02-072). Council concur. MOVED BY PERSSON,SECONDED BY CORMAN,COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. OLD BUSINESS Finance Committee Chair Corman presented a report recommending approval Finance Committee of Claim Vouchers 222645 -222901 and one wire transfer totaling Finance: Vouchers $1,198,723.52. MOVED BY CORMAN, SECONDED BY LAW,COUNCIL CONCUR IN THE COMMUTEE REPORT. CARRIED. CAG: 03-138,Museum Roof Finance Committee Chair Corman presented a report regarding the Museum Replacement,Lloyd A Lynch roof replacement project budget. The Committee concurred in the recommendation of the Administration to defer$50,000 in Fund 316 expenditures for the resurfacing of the City Hall P3 parking level in order to cover the shortfall in the museum roof replacement project. Funds to finish the resurfacing project will be requested as part of the 2005 capital budget cycle. MOVED BY CORMAN,SECONDED BY LAW,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Human Resources: 2004 Finance Committee Chair Corman presented a report recommending Claims Processing Fee concurrence in the staff recommendation to approve the fee schedule agreement Schedule(Medical,Dental& with Healthcare Management Administrators and The Charles Group for the Prescription) 2004 employee medical plan administration. The Committee further recommended that the Mayor and City Clerk be authorized to execute the fee schedule agreement. MOVED BY CORMAN, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Citizen Comment: Merlino- At the request of Councilwoman Nelson,a letter was read from Donald J. Maple Valley Hwy Widening Merlino, AnMarCo,9125 10th Ave. S., Seattle, 98108,requesting that Project,King County $1,200,000 of the mitigation funds that Renton will be receiving from Metro Mitigation Funds King County(as a result of the Wastewater Treatment Plant electrical cogeneration project contract-CAG-03-184)be allocated to the Maple Valley CITY OF RENTON COUNCIL AGENDA BILL SECOND ORIGINAL AI#: f g Submitting Data: Planning/Building/Public Works For Agenda of: January 12, 2004 Dept/Div/Board.. Development Services Division Staff Contact Carrie K. Olson x7235 Agenda Status Consent X Subject: Public Hearing.. Acceptance of additional right-of-way to comply with Correspondence.. City of Renton code for new binding site plans. Ordinance Resolution Old Business Exhibits: New Business Deed of Dedication Study Sessions Exhibit Map Vicinity Map Information Administrative Report& Decision Recommended Action: Approvals: Council concur Legal Dept X Finance Dept Other Fiscal Impact: N/A Expenditure Required... Transfer/Amendment Amount Budgeted Revenue Generated Total Project Budget City Share Total Project. SUMMARY OF ACTION: The area to be dedicated for additional right-of-way is a 15-foot radius (approx. 50.5 sq.ft.) at the corner of NE 3rd Ct and Union Ave NE. The dedication is a City of Renton code requirement of the NE 3'd Ct and Union Town Homes Binding Site Plan, LUA02-072, and Council acceptance of said right-of-way should be completed prior to recording deed with the short plat. STAFF RECOMMENDATION: Staff recommends that Council authorize the Mayor and City Clerk to execute the Deed of Dedication. I:\PlanReview\COISON\Shortplats 2003\3rd&UnionBSP 04m AGNBILL.doc Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 DEED OF DEDICATION Property Tax Parcel Number: 162305-9032 Project File#:LUA-02-072-BSP Street Intersection:UNION AVE.N.E.&N.E. 3RD COURT Reference Number(s)of Documents assigned or released:Additional reference numbers are on page . Grantor(s): Grantee(s): 1. CLASSIC CONCEPTS III.LLC 1. City of Renton,a Municipal Corporation ABBREVIA I EI)LEGAL DESCRIPTION: Port of NE Y,NE '/,, Sec. 16,T-23N,R-5E,W.M. SEE EXHIBIT A,PAGE 2,FOR COMPLETE LEGAL DESCRIPTION. The Grantor,for and in consideration of mutual benefits conveys,quit claims,dedicates and donates to the Grantee(s)as named above,the above described real estate situated in the County of King,State of Washington. IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. • •o 7 :c and c qt. I By: e l ggr(s): CI -c •,cepts III,LLC, Grantee(s): City of Renton ashi`gt ` limit:1 •bility company By: Wm. a n Jones, Mayor Title:Mager \ City Clerk Notary Seal must be within box STATE OF WASHINGTON )SS -----..:"ANNA COUNTY OF KING ) JSPN M••Cp"tt 1� I certify that I know or have satisfactory evidence that Wm.Wayne Jones,Jr. is co .•'•gSION •' 1 . •.��s F.4A.. tt the person who appeared before me,and said person acknowledged that he signed i :O Is1OTAf }, : l/ this instrument,on oath stated that he was authorized to execute the instnuent and j :U - .: j acknowledged it as the Manager of Classic Concepts III,LLC to be the free '• PUBLIC i and voluntary act of such party for the uses and purposes mentioned in the tlt'tP/;0Ot 9 2op•.�p� ' instrument. le emi6/1 tt� q�WAS00cf_ — t�� Notary Public in and for the State of Washington Notary(Print) St-t,Sal-) vlx . Lob 1— My appointment expires: 10 - 9-4(o Dated: &G• ) 9f 7,...d03 Hformsbax RhuAGREF/RENTONDEED\IS Page t FORM 04 000l/bb • Project: Exhibit A WO# PID Legal Description GRANTOR: Classic Concepts III. LLC Street:UNION AVE.N.E.&N.E. 3RD COURT. THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH,RANGE 5 EAST.W.M., IN KING COUNTY. WASHINGTON,LYING SOUTHEASTERLY OF THE ARC OF A CIRCLE CONCAVE NORTHWESTERLY,HAVING A RADIUS OF 15.00 FEET,WHICH IS TANGENT TO THE NORTH LINE OF THE SOUTH 30.00 FEET OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 16 AND WHICH IS TANGENT TO THE WEST LINE OF THE EAST 30.00 FEET OF THE NORTHEAST QUARTER OF SAID SECTION 16: EXCEPT THE EAST 30.00 FEET AND SOUTH 30.00 FEET OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 16. CONTAINING 54 SQUARE FEET.MORE OR LESS. .. MO,1),0 S WA gt 0, , . k' 4' NA( tANO IIEXPIRES: 4 APR 05 Hf rmsJ FRMJAGREFJRENTONDEED\Is Page 2 FORM 04 0001ibh I I • Map Exhibit K.C.S.C. PT. NO. 3747 C.O.R. PT. No. 1503 1/8" COPPER PIN IN CONC., IN CASE VISITED DEC. 019 10 16 15 -n co 30' 0 N. LN., S 1/4, N 1/2, NE 1/4, NE 1/4, v _ SEC. 16—T23N—R5E, W.M. 30.00' V 5 o) rn 0i .4- to N GRAPHIC SCALE Ia 40 0 20 40 80 Li ( IN FEET ) ccv d-v,L1J 1 inch = 40 ft N z Z oCV >�N z v�mQ vo Z o,Cr)O :.. 00(7)Z z 0=89'57'40" 30' Tr co R=15.00' W L=23.55' °' • '4� N aft: N N89'04'54"W 14.99' o `''1 0 E. MO,Q o b RIGHT OF WAY z QQ' c.F W ASy '0*. �' N BEING CONVEYED �4/ _ N89'04'54"W ���' gp co S. LN., N 1/2, NE 1774. NE 1/4, ri3 , �►- SEC. 16—T23N—R5E, W.M. 1C � NE3RDCT. N At LAND 16 15 /ii`EXPIRES: 4 APR 05 �'��� K.C.S.C. PT. NO. 3757 C.O.R. PT. No. 478 1/4" BRONZE PIN IN CONC., IN CASE VISITED DEC. 01 HformshaocFRM/AGREE/RENTONDEED\Is Page 3 FORM 04 0001/bh 1 • ' k,REPORT City of Renton Department of Planning/Building/Public Works DECISION ADMINISTRATIVE LAND USE ACTION DECISION DATE: August 27, 2002 Project Name: 3rd& Union Townhomes Applicant: Wayne Jones of Lakeridge Development Owner: Wendall Woodall • - File Number: LUA-02-072, ECF, SA-A, BSP . Project Manager: Lesley Nishihira Project Description: The applicant is Administrative Site Plan and Binding Site Plan Approval for the development of 20 attached duplex units. The project would construct ten 2-story townhouse structures - each containing two units. The development includes the installation of landscape, utility and street improvements for the project. Project Location: 333 Union Avenue NE Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF: 29,555 sf Site Area: 55,795 sf (1.28-acre) Total Building Area SF: 29,555 sf NEIGHBORHOOD DETAIL MAP n `osz ` 11. 2 li ', 1``` p4s:' f AOC7_ _,:..lA�6_ /3b. t)r. 3 14 t 114,13 ,_A 15621 — - . -�„ At... .- , r .,,ma—•. T Hj4° -ST: _. Ilk, , 7 .7, 7i /e •,, - Oi I 323.42 (123.22) 1"q e a 4' q'9II o 0.43 At.: O 2 y Rs ,.. ?038, 0.i i—;4.- :-.-- ( ) V TLt/ i L,p, q 7.0 (2) 13 2.28Ac.c a 2. > O ei zus 0.3T Ac. 'i l , .w 41.4 v eo . ,4 (3) 1" 4FlT,O SP.084-_63 r�7� 2 S.8 Y. COMPANY 1t y,- 1,, 1,3 Ss%�- L L A T 1.61 v., SOUTHCO t t} ? }© 3�J'�/ �SSoc CART.WM.SMITH 1.29 Ac. v MAR T T.L./tf ,v W' "1,WTI', w«< I2l3/}1 O 324.01 11t)13 02.31. E N ''i0=kes . L26Act �" Heather Downs 1_ _ O Park atOe= D ` CI d _) II./�� _mil " o._ 69t S2 v� t 9z/s2 ;o sn as � - I (� d 2.06 At.. .}/+,^ c2 GA �a N 4 c:+s" . AMA.-�: am'�.:. :: �' sitebsp Location Map r�� rr 0 97c z+ems 7>ifT.C1J4 un +� c2 Ca ' City of Renton P/B/PW Department Administrative ' & Binding Site Plan Staff Report . 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP . REPORT AND DECISION OF AUGUST 27,2002 Page 2 of 11 PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant is seeking Administrative Site Plan and Binding Site Plan Approval for the development of 20 attached duplex units on a 1.28-acre site. The subject property is located within Area B of the Centers Residential Demonstration District with an underlying zoning designation of Center Suburban (CS). The site, which is relatively flat in topography, is bounded by Union Avenue NE on the east and NE 3rd Court on the south. The project would construct ten 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan/subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. In addition, the project requires Environmental (SEPA) Review, which has been addressed under a separate report and decision. Project construction is anticipated to be completed within an estimated timeframe of 9 to 12 months once approved permits have been issued. 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(s) XX Site Plan Review Shoreline Substantial Development Permit Conditional Use XX Binding Site Plan Special Permit for Grade& Fill Administrative Code Determination B. Exhibits The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the land use application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit No. 2: Drawing No. A2.1, Site Plan (Received June 14, 2002). Exhibit No. 3: Drawing No. A2.2, Binding Site Plan (Received June 14, 2002). Exhibit No. 4: Drawing No. 3 of 12, Composite Utility Plan (Received June 14, 2002). Exhibit No. 5: Drawing No. L-1, Landscape Plan (Received June 14, 2002). Exhibit No. 6: Drawing No. A4.1-4.3, Building Elevations—Types 1, 2, 3 (Received June 14, 2002). Exhibit No. 7: Page F5-E, City of Renton Zoning Map. 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 Suburban (CS) on the Comprehensive Plan Land Use Map. The proposal is generally consistent with the following residential related policies: Policy LU-11. Future residential growth should be accommodated through...development of vacant parcels in Renton's established neighborhoods. The residential project is proposed on a currently vacant and underutilized piece of property located in the Highlands neighborhood. Policy LU-98. Allow stand alone residential development of various types and urban densities in portions of Centers not conducive to commercial development. The proposal includes only residential development as commercial or service oriented component would not be viable on the site since it is approximately 470 feet south of the NE 4th Street corridor. sitebsp ' Cita'of Renton P/B/PW Department Administrative S & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF,SA-A,BSP REPORT AND DECISION OF AUGUST 27,2002 Page 3 of 11 2. Conformance with existing land use regulations; The site is located within the Center Suburban (CS) zone and is included within District B of the Centers Residential Demonstration District. Townhouse development with up to four consecutively attached units is permitted within the CS zone and Residential Demonstration District subject to adopted density limitations and compliance with development standards established by the district. The proposed development would allow for the future construction of up to 20 new townhouse dwelling units as well as associated plat improvements. The proposal's compliance with the Centers Residential Demonstration District and the applicable development standards of the CS zone is discussed below. Site Layout—The proposal must demonstrate the satisfaction of the CS zone standards for yards, land areas, and setbacks, as well as provide access and infrastructure as required by the subdivision regulations. The project's compliance with these requirements will be discussed throughout the body of this report. Minimum Land Area per Dwelling Unit — A minimum of 1,200 square feet must be provided for each unit, of which a minimum of 250 square feet must be developed as landscaped yard abutting each unit. The proposal would place each townhouse unit within its own lot. The smallest lot size included in the plat would be 1,895 square feet in area, which complies with this requirement. The minimum yard area provided (256 square feet for a 1,895 square foot lot)would also comply with this requirement. Lot Dimensions — There are no minimum requirements for lot width or depth within the CS zone or the Residential Centers District. Lot Coverage — The maximum area permitted for building lot coverage is 65% of the lot area. The proposal would comply with the requirement as the greatest lot coverage by buildings proposed is 56% (1,103 square foot building on a 1,966 square foot lot). Setbacks—The CS zone requires a minimum front yard setback of 10 feet and a maximum front yard setback of 15 feet. A rear yard setback is not required unless the property abuts a residentially zoned property, in which case a minimum setback of 15 feet is required. An interior side yard setback of 3 feet, with no projections permitted, is required for development in District B. The proposed site plan complies with these setback requirements throughout the site, as well as specifically along the property's NE 3rd Court and Union Avenue NE street frontages. Density—The allowed density range in the CS zone is a minimum of 10 to a maximum of 20 dwelling units per acre (du/ac). For proposals located within the Centers Residential Demonstration District B, a density bonus of up to 36 du/ac is permitted when architectural innovation has been demonstrated. Net density is calculated after critical areas and public rights-of-way are deducted from the gross acreage of the site. After the deduction of the roadway (10,165 square feet) from the 55,795 gross square foot site (55,795 gross square feet— 10,165 total deducted area=45,630 net square feet/1.05 net acres), the proposal would arrive at a net density of 19.0 dwelling units per acre (20 units / 1.05 acres = 19.0 du/ac), which is within the allowed density range of the CS zone and does not require a density bonus. Building Limitations — The building design standards of District B of the Centers Residential Overlay require variation or modulation of vertical and horizontal facades at a minimum width of 2 feet at intervals of 40 feet for each building face. Although buildings C, F and H appear to comply with this modulation requirement, buildings A, B, K and J provide an off-set of only 1-foot on their interior facades. Similarly, buildings D, E and G do not provide the required modulation along the north facades of those structures. In order to propose structures which do not comply with the variation or modulation standards, approval of a modification pursuant to RMC section 4-9-250.D.3 must be obtained. The administrative approval of the modification has been granted as presented under separate report and decision. In addition, private residential entry features, which are designed to provide individual ground floor connection to the outside, are required. Building length is also limited to a maximum of 100 feet with no more than 4 residential units per building. As required, all unit entries appear to include entry features which provide ground floor connections to the outside. Secondly, all of the structures are proposed to contain only 2 units and none would exceed a length of approximately 60 feet. Buildings are also required to be located such that the relationship of the dwelling, parking and street shall create the appearance of a single family neighborhood. The front facades of the structures are required to address the public street, private street or court yard by providing landscaped pedestrian connections and entry features facing the front yard. The project generally complies with these requirements by providing walkway and entry features facing front yards — NE 3w Court for buildings B, C, F, H and J, the private street (3`d Lane) sitebsp Administrative: & BindingSite Plan Staff Report City of Renton P/B/PW Department P 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP • REFORT AND DECISION OF AUGUST 27,2002 Page 4 of 11 for buildings D, E and G, and interior court yards for buildings J and K. However, 3 of the 4 units within buildings A and B, which abut Union Avenue NE present the entrance and pedestrian connection to the units on court yard facing facades. Therefore, approval of an administrative modification for this requirement is also necessary. The administrative approval of the modification has not been granted. As presented under separate report and decision, the applicant will be required to revise the proposal to comply with the modulation requirements. Landscaping —The project would provide landscape improvements along the NE 3rd Court street frontage and between structures. The project includes the use of trees, large, medium and low shrubs, and ground covers throughout the perimeter and interior of the site. The development standards of the CS zone require a minimum 15-foot sight-obscuring landscape strip along street frontages when adjacent to property zoned residential. In this case, the property located on the south side of NE 3rd Court is designated with the Residential— 10 (R-10) dwelling units per acre zone. However, the regulations allow for the reviewing official to modify this requirement through the site plan review process where the applicant has demonstrated that the intent of the provision would be satisfied through unique aspects or use of the site. The building limitations imposed on the project by the Centers Residential District require that the primary entrances to the building face public streets where available. In this situation, the applicant has appropriately designed the 3rd Court facing elevations to comply with entry feature and modulation requirements. Not only will the residential use of the commercially zoned site serve to mitigate potential visual impacts to adjacent residentially zone properties as intended by the provision, the design of the residential buildings will also lessen impacts adjacent residential uses. Pedestrian Access — The CS zone requires a pedestrian connection from the street to the entrances of the buildings. The project would provide direct connections from the public right-of-way (NE 3rd Court) to buildings B, C, F, H and J. Connections to the remaining buildings would be provided from sidewalks installed with the private street throughout the interior of the site. Parking — The City's Parking Regulations require a minimum of 1.75 spaces (standard) or 2.25 spaces (tandem) per multi-family unit. Of the 20 proposed townhouse units, 11 would include standard double-car garages and 9 would include tandem single or double car garages. Based on the applicable ratios, a total of 40 parking spaces would be required for the overall project (11 standard units x 1.75 = 19.25 spaces + 9 tandem units x 2.25 =20.25 spaces = 39.5 or 40 total spaces). The project would include 34 attached garage spaces, 12 driveway apron spaces, 6 attached carport spaces, and 4 guest spaces for a total of 56 parking spaces on- site. In order to exceed the maximum amount of parking spaces permitted by code, a parking modification is necessary. With the approval of this site plan, a parking modification pursuant to RMC section 4-4-080.F.10 will be granted. In addition, the Residential Demonstration District requires parking to be provided within an enclosed structure that faces a different façade than the main entry of the building. As proposed, each unit would include parking spaces within a ground floor attached garage. However, the garage entrances for buildings D, E and G would be located on the front yard, or the same yard as the entrance to the building. Therefore, approval of an administrative modification for this requirement is also necessary. The administrative approval of the modification has been granted as presented under separate report and decision. 3. Mitigation of impacts to surrounding properties and uses; The proposed development of the site is not anticipated to significantly impact adjacent properties and uses. Potential short-term noise and traffic impacts would result from the initial construction of the project to adjacent properties. The applicant would be required to comply with existing code provisions that establish the allowed hours of construction activities for projects within 300 feet of residential uses to weekdays between the hours of 7:00 am and 8:00 pm. Construction activities are not permitted prior to 9:00 am on Saturdays and no work is permitted on Sundays. 4. Mitigation of impacts of the proposed site plan to the site; The proposal is not expected to adversely impact the site. There are no significant natural or sensitive features on the property that would be impacted by the proposal. Construction activities related to the initial development of the project would be required to utilize best management practices through code requirements for an approved Temporary Erosion and Sedimentation Control Plan (TESCP). • sitebsp City of Renton P/B/PW Department Administrative S & Binding Site Plan Staff Report . 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 5 of 11 5. Conservation of area-wide property values; The proposed commercial development would allow for the optimum use of a currently vacant and underutilized property. The development of the site is anticipated to enhance the adjacent residential area. Therefore, the project is anticipated to conserve, if not improve, property values in the area. 6. Safety and efficiency of vehicle and pedestrian circulation; The proposed development includes pedestrian linkages to building entrances, as well as sufficient driveway entrances and interior vehicle circulation and parking. The Fire Department has requested that the private street be posted with "No Parking" signage, as well as with address identification signs at the entrance to the private street, in order to ensure the provision of adequate emergency services. Staff recommends the satisfaction of these requirements as conditions of approval. 7. Provision of adequate light and air; The proposed site plan would allow for adequate light and air circulation to the buildings and the site. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposal is not anticipated to create any harmful or unhealthy conditions. Noise and odor impacts in the vicinity would not have a significant increase due to the proposed development. The applicant's Temporary Erosion and Sediment Control Plan (TESCP) and Construction Mitigation Plan would mitigate noise, dust and odors, which may result from the temporary construction of the project. 9. Availability of public services and facilities to accommodate the proposed use; and Existing public services and facilities will adequately serve the subject site with the applicant's completion of all required connections and improvements. 10. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. D. Consistency with Binding Site Plan Regulations Approval of a binding site plan is based upon several factors as established by RMC section 4-7-230 of the Subdivision Regulations contained within Title IV, Development Regulations. The following binding site plan criteria have been established to assist decision-makers in the review of the subdivision: 1. Conformance with the Comprehensive Plan, its Elements and Policies As previously discussed under the Site Plan criteria, the proposal is generally consistent with the site's Center Suburban (CS) designation on the Comprehensive Plan Land Use Map. 2. Conformance with Underlying Zoning Designation The proposal's compliance with District B of the Centers Residential Demonstration District and the applicable development standards of the CS zone has been discussed in detail under the Site Plan criteria in the preceding portion of this report. 3. Compliance with Binding Site Plan Design Standards Legal Lots: Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. The number of lots, tracts, parcels, sites, or divisions shall not exceed the number of lots allowed in the applicable zoning district. The CS zone requires a density range of 10 to 20 dwelling units per acre (du/ac). Although there are no lot dimension standards required by the CS zone, a minimum land area of 1,200 square feet per unit must be provided. The proposed binding site plan would create 20 lots and 1 tract within the 1.28-acre site. After the deduction of the private roadway area (tract 1), the proposal would arrive at a net density of 19 du/ac. In addition, the lot sizes for individual units range from 1,895 square feet to 2,979 square feet in area. Access: All lots shall provide access to a public street or to a public street by means of an access easement or other recorded instrument approved by the City. New public roads shall be provided for lot access where determined to be appropriate and necessary. sitebsp City of Renton P/B/PW Department Administrative t & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 6 of 11 The project is required to install full street improvements, including curb, gutter, sidewalk, paving and street lighting, if not already in place, along Union Avenue NE and NE 3rd Court. The proposal would provide access to each of the units' attached garage through the interior of the site via a private roadway that appears to be located within a 20-foot wide tract and includes 20 feet of pavement width. The private street would have two access points off of NE 3rd Court with a separation of approximately 240 feet. A turnaround is also included at the north end of each entry point where 2 guest parking spaces would also be provided. The project also includes 4-foot wide concrete sidewalks on each side of the private street. Based on the binding site plan submitted, the boundaries of the proposed lots would include the sidewalk areas, but not the private roadway. The City's Street Standards require private streets to be constructed within a minimum easement (or tract) width of 26 feet with a minimum 20 feet of pavement width. Therefore, the proposal must be revised in order to comply with the minimum easement or tract standard for a private street. One available option is for the plan to be revised to increase the tract width to 26 feet and appropriately adjust the lot lines and building designs in order to comply with setback, lot coverage and lot area requirements. However, in order to ensure that the applicable development standards are fully satisfied, staff will recommend as a condition of approval that the applicant extend the proposed property lines such that the roadway improvements (i.e., asphalt and sidewalks) are located within a minimum 26-foot wide easement. This revision would have no bearing on the location or design of the structures or the proposed roadway alignment. Staff further recommends that the applicant be required to establish a homeowner's association or maintenance agreement between all of the individual lots for maintenance of the private roadway and other common improvements. In addition, private streets are permitted to serve a maximum of 6 lots with no more than 4 lots not abutting a public right-of-way. Since the site is bounded by both Union Avenue NE (on the east) and NE 3rd Court (on the south), 11 of the proposed 20 lots are directly abutting a public right-of-way while the remaining 9 lots (no. 5 through 13) do not abut a public right-of-way. Based on the private street limitations, 8 interior lots may be served by the proposed private street (i.e., 4 interior lots for each entrance). Therefore, the project includes 1 lot in excess of the maximum number permitted to be served by a private street. In order to exceed this limitation, the regulations allow for an administrative street modification to be granted in the event practical difficulties arise when attempting to comply with the provisions of the code. Provided the street is properly signed for no parking as recommended earlier, the proposed private street satisfies all emergency access requirements. Furthermore, emergency turnarounds are provided at each end of the roadway and access is provided to the central portion of the site by two separate entrances leaving acceptable distances to each structure from the public right-of-way. The pavement width provided in combination with sidewalks on each side, more than satisfy the intent of the private street provisions. Therefore, based on the modification criteria established under RMC section 4-9-250.D, approval of the street modification appears to be suitable for the proposed project. As part of the administrative decision issued with this report, a street modification will be granted. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan. The applicant will be required to dedicate the appropriate amount of property at the southeast corner of the site in order to achieve the required 15-foot corner radius at the NE 3` Court and Union Avenue NE public intersection. The dedication of the required right-of-way should occur prior to the recording of the binding site plan and is recommended as a condition of approval. Adequate Provision of Utilities: Each parcel created by the binding site plan shall have access to water supply, sanitary sewer, and utilities by means of direct access, access easement, or supporting document approved by the City. The applicant has submitted a Technical Information Report prepared by Daley-Morrow-Poblete Inc., dated May 21, 2002 with the land use application. The report indicates that the site is not located within the 100-year flood plain and does not contain any sensitive areas (including wetlands or streams). The report also concludes that downstream drainage is currently piped to the City Shops site approximately 2,000 feet southwest of the property and that the proposed detention facility— a combination detention vault/wet vault for water quality and quantity control — to be installed with the development should be sufficient to mitigated for the increase runoff from the improved site. However, there are documented drainage problems in this area. Therefore, the drainage system for the project has been required as a SEPA mitigation measure to be designed in accordance with the 1998 King County sitebsp City of Renton P/B/PW Department Administrative S & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A,BSP REPORT AND DECISION OF AUGUST 27,2002 Page 7 of 11 Surface Water Drainage Manual (KCSWDM). In addition, the system will be reviewed under the Level 2 Flow Control; including water quality facility sizing requirements. The drainage plan submitted was prepared in compliance with the 1990 KCSWDM and will need to be revised in order to appropriately accommodate the planned development and ensure that potential impacts to surface water will be property mitigated. As the system is likely to remain below grade as initially designed, the revised storm drainage plan will not likely require significant revisions or alterations to the proposed site plan. The applicant will be required to submit a revised drainage plan and report prior to the issuance of construction permits for the project. The proposal would provide the appropriate extensions and connections to serve the development with all other necessary utilities. Additional information regarding the existing and required improvements is included in the Advisory Notes portion of this report. Required Improvements: Required improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant. The Administrator may also authorize the phasing of installation of improvements provided any delay in satisfying requirements will not adversely impact public health, safety, or welfare. The required street and utility improvements necessary for the project would occur subsequent to preliminary approval and prior to the recording of the binding site plan with the issuance of the appropriate construction permits—which staff recommends be required as a condition of approval. Shared Conditions: The Administrator may authorize sharing of open space, parking, access and other improvements among contiguous properties subject to the binding site plan. Conditions of use, maintenance and restrictions on redevelopment of shared open space, parking, access and other improvements shall be identified on the binding site plan and enforced by covenants, easements or other similar mechanisms. Future owners of the lots created by the binding site plan would be subject to a homeowner's association or maintenance agreement, which would be created concurrently with the recording of the binding site plan. This has been recommended as a condition of approval for the project. 4. Reasonableness of Proposed Boundaries Topography. The subject site is generally flat with the exception of a gently sloping knoll at the center of the site, which contains the steepest slope on the site approximated at 10%. The site is heavily vegetated with grasses, brush, blackberries, small to medium deciduous trees, and a few evergreen trees. Materials resulting from anticipated site preparation activities will be balanced on site. The project would require the removal of approximately 18 existing trees (maple, cedar, dogwood, fir, pine, and holly) on the site. However, 10 existing maples trees located adjacent to the NE 3rd Court sidewalk will be retained. The installation of native plants, shrubs and trees is included with the proposal. With the land use application, the applicant submitted a Geotechnical Engineering Report prepared by Cornerstone Geotechnical Inc. dated June 13, 2002. The report states that the site is underlain by medium dense to very dense glacial deposits capable of supporting the planned structures and pavements. The report concludes that the site is compatible with the proposed development. Recommendations regarding construction windows, foundations, and site preparation are also included with the report and have been required as a SEPA mitigation measure by the Environmental Review Committee. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the King County Surface Water Design Manual (KCSWDM) and a Construction Mitigation Plan prior to issuance of Construction Permits. The applicant's SEPA checklist indicates the use of best management practices is intended throughout the duration of the project. Relationship to Existing Uses: The subject site is largely surrounded by residential uses to the east and south, as well as commercial development northward of the project along the NE 4th Street corridor. The proposed townhome development appears to be suitable within the context of the existing uses in the area. 5. Availability and Impact on Public Services Transportation: Future development of the site is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, a Transportation Mitigation Fee has been imposed by the Environmental Review Committee as part of the threshold Determination of Non-Significance — Mitigated (DNS-M) issued for the project. sitebsp City of Renton P/B/PW Department Administrative 5 & Binding Site Plan Staff Report 3n,u& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 8 of 11 Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees at the time of site specific development. A Fire Mitigation Fee has also been imposed by the Environmental Review Committee as part of the threshold Determination of Non-Significance — Mitigated (DNS-M) issued for the project in order to mitigate potential impacts to emergency services. Recreation: The project is anticipated to generate uses of existing parks and recreational facilities. Therefore, as part of the threshold Determination of Non-Significance — Mitigated (DNS-M) issued for the project, the applicant will be require to pay the appropriate Parks Mitigation Fee. Schools: The site is located within the boundaries of the Renton School District. Renton School District No. 403 has indicated that Maplewood Elementary School, McKnight Middle School, and Hazen High School can accommodate the increased student enrollment that may result from the development of the proposed project, which is estimated at 8.8 students. The district has indicated that these schools would be able to support the additional students generated by the proposal. Utilities: Presently, there are existing water, sanitary sewer and surface water utilities available to serve the subject development provided the necessary improvements and connections are completed by the applicant. In order to provide the required fire flow for the development, the installation of a 10-inch watermain loop system will be required. Additional information regarding the existing and required improvements is included in the Advisory Notes portion of this report. XX Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. E. Findings Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Environmental Review, Site Plan Approval and Binding Site Plan Approval for the 3rd & Union Townhomes Project, File No. LUA-02-072, ECF, SA-A, BSP. 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. 3. Site Plan and Binding Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan and binding site plan review. The applicant's site plan and other project drawings are entered as Exhibits No. 2 through 7. 4. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Center Suburban (CS). 5. Zoning: The plans as presented, comply with the zoning requirements and development standards of the Center Suburban (CS) zoning designation, provided all advisory notes and conditions of approval, if any, are complied with. 6. Existing Land Use: Land uses surrounding the subject site include undeveloped city-owned property to the south (zoned R-10—P), residential single family uses to the east and south (zoned R-8 and R-10), and commercial property to the north and west (zoned CS). F. Conclusions 1. The subject proposal complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval, if any, are complied with. 2. The proposal complies with the Comprehensive Plan designation of Center Suburban (CS) and the Zoning designation of Center Suburban (CS). sitebsp City of Renton P/B/PW Department Administrative 5 & Binding Site Plan Staff Report 33 & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 9 of'1 G. Decision The Site Plan and Binding Site Plan for the 3`d & Union Townhomes, File No. LUA-02-072, ECF, SA-A, BSP, is approved subject to the following conditions: 1. The applicant shall comply with the conditions of approval outlined in the administrative report and decision for the requested modifications from the Suburban Centers Residential Demonstration District Development Standards as follows: a. The applicant shall redesign buildings NB, D/E/G and J/K to provide the required variation or modulation along the respective western, eastern and northern facades of the structures. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits for any of the specified structures. b. Along the site's Union Avenue NE street frontage, the applicant shall provide a visual buffer (i.e., combination of brick, iron railings, and landscaping) in order to create a softened transition from the roadway to the buildings and that does not result in a dominant visual impact. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the final inspection of buildings A and B. 2. The applicant shall place "No Parking" signage along the private roadway serving the development, as well as address identification signs at the entrance to the private street. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 3. The applicant shall extend the property lines for each lot such that the roadway improvements (i.e., asphalt paving and sidewalks) are located within a minimum easement width of 26 feet. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 4. The applicant shall dedicate the appropriate amount of property in order to accomplish a minimum 15- foot corner radius at the southeast corner of the site for the NE 3`d Court and Union Avenue NE intersection. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 5. The applicant shall complete the required improvements for the binding site plan, including utility and street improvements, prior to the recording of the binding site plan. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the binding site plan in order to establish maintenance responsibilities for common roadway and utility improvements for the development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the binding site plan. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: 1/, / ( '/ Neil Watts, Development Services Director date TRANSMITTED this 3rd day of September,2002 to the applicant and owner: Wendall Woodall (owner) 329 NE 2nd Place Renton, WA 98055 sitebsp City of Renton P/B/PW Department Administrative & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 10 of 11 • Wayne Jones(applicant) Lakeridge Development PO Box 146 Renton,WA 98057 Patrick McBride(contact) GMS Architectural Group 1804 136'h Place NE#1 Bellevue,WA 98005 TRANSMITTED this 3rd day of September, 2002 to the following: Larry Meckling,Building Official L.Rude,Fire Marshal Neil Watts, Public Works Division Lawrence J.Warren,City Attorney South County Journal Environmental Determination and Land Use Decision Appeal Process Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM September 17, 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. 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 site is designated Center Suburban (CS) on the City's Zoning Map and the City's Comprehensive Plan Land Use Map. 2. The property is also located within Area B of the Centers Residential Demonstration District. Parks 1. All landscaping is to be maintained by the property owners. Fire Prevention 1. One fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single-family/duplex structures. If the building square footage exceeds 3,600 square feet in area, the minimum required fire flow increases to 1,500 gpm and 2 hydrants are required within 300 feet of the structures. 2. Separate plans and permits are required for the installation of fire alarm systems. 3. Street addresses shall be posted on each building. Plan Review—Street Improvements 1. Full street improvements, including curb, gutter, sidewalk and street paving, is required along the full frontage of the property's street abutting property lines (if not already in place). 2. The dedication of additional right-of-way is necessary in order to achieve the minimum 15-foot corner radius for the abutting intersection. 3. Street lighting (if not already existing) along the frontage of the project will be designed and installed in accordance to City of Renton standards. 4. All new electrical, phone and cable services must be underground. Plan Review—Water 1. This site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 69 psi. 2. There is a 10"watermain in NE 3rd Ct, adjacent to the site. This watermain is modeled to provide 3900 GPM (derated). 3. The City of Renton Fire Marshal requires a 2750 GPM for this project. It appears that to meet this fire-flow demand will require a 10"watermain loop system to serve the new development. This will be required to be installed in the proposed private lane, and shall connect to the existing 10"water main in NE 3`d Ct; at the west end and the east end of each driveway(as shown on the submittal), including a stub-out to the north property line. 4. A minimum of three fire hydrants will be required to serve the new development. The City of Renton code requires a primary hydrant is required within 150 feet of and structure. A secondary hydrant is required to be installed within 300 feet of the structure (distance is measured along the travel route). The proposed water plan, as submitted, does not comply with the requirements as described above. sitebsp City of Renton P/B/PW Department Administrative S Binding Site Plan Staff Report 31,7u& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 11 of 71 5. This project will be required to pay the Water System Development fee of$665/unit. These fees are included as a part of the construction permit fee. Plan Review—Sanitary Sewer 1. There is an existing 8"sanitary sewer main in NE 3`d Ct; at the west end. 2. There is also an existing 8" main in Union Ave NE; at the north property line. 3. The project will be required to install a new 8"sanitary sewer main extension in NE 3`d Ct (Note: An alternative alignment may be allowed as long as it connects NE 3`d Ct with Union Ave NE. The main will run from Union Ave NE to the existing sewer in NE 3rd Ct. The sewer plan as submitted does not comply with the requirement as described above. 4. Development will be served via gravity. Dual sidesewers will not be allowed. 5. This site is located in the East Renton Special Assessment District. These fees are $224.52 plus interest per Single Family connection. These fees are collected when the construction permit is issued. 6. A Multi-family System Development Charge of$455 per each new unit is required. The Development Charges are collected as part of the construction permit. Plan Review—Storm Drainage 1. There are storm drainage facilities in Union Av NE and NE 3`d Ct. 2. The Surface Water System Development Charges of $0.183 per square foot of new impervious surface area added (but not less than $525). The Development Charges are collected with the construction permit. Plan Review—Aquifer 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4- 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)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. Plan Review— Erosion Control 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. During the months of October 1st though April 30th, special erosion control measures during the rainy season will be required. A copy is attached. Plan Review—General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according in accordance with City of Renton drafting standards by a licensed Civil Engineer. 2. All projects shall be tied to a minimum of two horizontal and vertical controls in the current City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. 4. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 5. Separate permits for water meters will be required. 6. plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 7. If any rockeries/retaining walls greater than 4 feet in height are to be constructed as part of this site, a separate building permit will be required. The following note shall be included on the civil: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." 8. Detention vaults require a separate structural permit. sitebsp • . o 41. s. 16(1 } r ' � / ` I= r�/ ///✓�/�i/':r�2 T.-:��/� �:i//!•.r2 /•/'Oil/% //. �;� 1 �l — p•N.. PRIM. ' / „iii t...4 .r.,. A. IA 4 ,,..� iF I ..hw. ..wo> ��.Vw: . e 1 911.R OI :* 01.---T...,, . IIP3 : B Y t w , ' O� 11- IF: N► L....1 I. -4-1...A4. _ii, "a . .i... : .1 ito 111 • ' I I, ••.1 1 • / : * rem —I C 4 .� L�.2mn: kji 41 J — r�� _ I 1 AA �• d11LDRId�IF' I.,, Oji titt- ' , 1_. „- witta•mw_Le•pp . .ian"....wwrap.mminv AVON • .4 li 8 • I i ti '] r`' I T �• l"I k I �.z z o Es`" ; Iw y. 1ir ��� -L 1 ' err1 f// a/i/ x�i �• IT.q .:d� ,,• . ! I N- o,Lli_Ail�� � �i c �� :� `�`� �� -_®ii��� I �"z 1 o ro z rv.x%�ii Y _� a i _ �� .I Iy1 Z"1 W y�m --- C' T Q.i. INTANT. o a W OD OM iw.r] IDD.I , Gl X i Q /� �OII A_4p zry I I Ez y IilN 1 ROT TDUIlC R DETAIL I moo TOM. rw, L N SITE STATISTICS - III SITE STATISTICS CONT. .aa,.eM.aG,t101.v 452.142 •.n...L O 2114100.1ir \ aw .Ra.I.�IG,OTT?1_RW.W..tliPl '"u el LION Pl!.N-If. ]O DY..C...l. �' C ...ACT PIOQL'.t.41•(.l%N') NT......N,T.W 11..0...QW .3.3.0.50.0. �.RmI Y6DNN PMVOlDI Y1LLT1-IM+ILY OULDM r .TYOAIO PAOCW e1ALL f/%]d/ 11110110612. OLT.6lv.TIPA A, mu Pea HVD X4T u.»PROvlpm.1.pnLN.WO. R./NJ...... Z A CONN*NNE NTTNANT NII.Ow rand.]LMa.01l. Q tie P WALL nQNTlD LYN..• l m°U D•°N, Moo^^�'•II ;�+,�. I BUILDING CODE INFO.-1 • a OARNu I PATIO N.'C .LGO fill„ .I....l. luinw o• .LDe TYP!v O •.]aA LINT NT. NAOMI r MOO Tm!I] .TV.,116 u; n.I`_., til (.7 YO YYTT W.D.O.' MOO T}T•!U .I N.l. 01230 N]•DN.ET TT,I) V. !. Re [OITI W eiW......I.GP T.0.1043/PRIM Y M•Ove.YO w'.oa 11.00101.� OLIO.RT.*TR!IT LOIN Ou4DM OLDO T'Tl Y .IIM•l. CCMITR N/E� Rl•v; Y iu.GYM •.o. i IS w Ap. 1t eo,L0000•too,"MI AL p -o U.WATT MU..i WOO rm.0 •N..l. 3..11T.WALL N IA-!Tm Nf nui RMOP 041Yr Kutp.Y R. I.D.nT!U . N..l. MO pOKI•.OS� R' NUM n•VAn TRIO AMA To7A. Ill..Nl Ni N....w•IUT MR..Rrcx..o V�i, ae Lro•e.'On ♦ 1Yaln®� a✓w.ria a-> t POOR SO. TIs•en NN PVT Du PER MGT. N•LA.T4U PIER 08600 O.T _PO./RI . 10,OR..`"MAN I. a-.-ueo a Rertw an cone, ..�+.�r,N••». _ • DO.NANZUT LOGAN. •..naL. ®CURS RAMP ®SIDEWALK P^ •L ON;0•*4 M>4.{ CECAL DESCRIPTION N.T.S 14Y.T01•WALL MP CIVIL POR O0j..y Yi i�'�) O .. 2I '• PALL WON. .WNOA ILL.IO._vmtN .PPROAMATRY IT ACM.rPIR KM GOUT'AYNMR. I 6,30601111100 Y T.•.OU1N 04RRR OP 04 NORT..YT '•"•'•^ TOTAL PRO.Du0. N RAW ODOR*CO TIN DONNA.OLOPTVI 0 ND NORTICYT Ql N'ALLAT]TY Quorum N NO TON Y,TO*I.NORM RANG/.DDT.W'L ��� IT•PHn.KWIC. CON,OP WO.GUTS co WNNtlTOK nl,w \� w KYLDM IWOITNT.WO.V. Mt.Q.au) fKAR TDB Y.T YlO RR MD .vs+..n.... �� • � � .TROT.INN N. INCRT T11 NNN N RUT 110 ' .cow` 43611 v. U.Cu1•T M WT Y PUT. . ``� ' '"'N I. .l, ALMCI,CO 45 AS M00045 0.T T AD ODOPAPI 1_C'INOO 1*11 .Y.lO Ole.Y ONO LOWTT TAD P..]ctl IUlFR YIIp.OI] fs� TOTAL MONAD ODD OP NM �`-=� S I T E P L A N c �� • • OCURB & GUT7ER 0DR/l'£WAY # �! � ` NORTN SCALE 1 20'-0" came..se NAM _ IP• rstream • ` i — d LOT#10 LOT#9 LOT#8 LOT#7 LOT#6 I LOT#5 I i I Is — _ z-17'4 I LOT#11I — + 2ror II �II�.w�l wsr wr �' SKr �rsr a ILmT#3� Z ` CLJ`161°5:a { mns 111. .....Thi it ,•.,3. LOT#12 704.0 = —•r i ; , re' C sT r \ ! } Ls6 LOT#3L4-' J —�J/ k'•.� F :m r b p --- —§ -- --�i —�umeat_ W ®ora.000 f �ry WY } iLOyT#131 /.. //�J ."`Th I�..' � '�LOT#2I •' t y�zlz aar a• ` ,i SMACK 6 r.�•w -6.0.anc "� r• ev F-1 O 1[x] O LOT#14 �'+1 LOT#15 1t LLOT#16 Nk LOT#17 LOT#18 t LOT#19 LOT#20 Ti..y ..... E' O IL: A•on T " TM V II.r I ?Kb r Ina eai r 4. Mo.r I LOT#1 yy a P tI ;I 1 °Ca ... a.�— 1 11 . L >�r I .... 1-f.... ,., I 4 1 Sjr______ i I 1 j_ --C ", —"—^L.—Crua—i 78ikR- }- - i ' G c N. E. 3 R D C T. • �/ z - --___—_—____ z y z A 0 N z a a °- �w N ,1 S I T E P L A N #9 �' "� § + NORTH 1m — — I a LOT LOT BLDG LOT 0 5'10• 50' 100' o NUMBER AREA(SF) AREA(SF) COVERAGE(%) 1 2947 1088 37% u 2 2474 1088 44% Pa 3 2477 1086 44% 4 2912 1088 37% 6 2149 939 44% co) Pa' • 6 1895 939 60% {y 7 1895 939 50% Z CD6 1895 939 50% m • 1895 939 50% p•, 10 2178 939 43% 11 2979 1086 38% Z. m O 12 2584 1088 42% 13 227B 1088 48% g 4 14 2571 1086 42% c p`� 16 2287 1057 48% W \ 16 1958 1103 56% E-, m 17 1968 1103 58% 1-4 CI) t- 1t 2117 1057 60% 19 1966 1103 56% • 20 2570 1057 41% A. I FILECODE• _ _ IOR.It mu 1' - A cm CITY OF COME 1 fY PLAN ASP/ RENTON • .�. MU) 1 , w.wa. 3rd & UNION TOWNHOMES •tom PIP. POEM 9r 661E N'PR ^ YID • -g :I -al /--., ,r-FR...-- +- x • • _1 O _ _ 140059'05-E 135.56' I r {----1 1 I- -- 1 1 , • • • ` L.., • i • i, I , I , --- , « ` I . _......, ....„,........3,,, IIILll 1 I Or $ 1 ! i; I 1 ' . I 11!1 I 41, 1 i Its•gI 5: a I I I 11 1 a cc�c� y IE i , I• ml I 11 - il lir ih i /s/ pi 1 1 on 1• i I I p I �: ii I � M H aiv •., Im 4" 1 . 1 fir—V' ., AiE ! —1 — „d AL c a t {1 E 1 s. it +� '' I I. . . , • I. 0 1 v I r 4.4 N005Y21'E 135.61'I I . o1 e u..= L_- UNION_AVE._NE 111111 L. 41.1• -os•-- --.---- .ram -•• .•, \` & � � ir�e � � sir ';terse > sires ' ir ill : wows w�r !a� I' . i.n.,... ,,,r , ..,,_11 . . ,, ,,iii,A _,,, Z." _ ~ M'C 3 r tl U \• • �57 q�1. a I IV dam. it �At I,i .. I Y,,77 A - 1,4 NW = IV i l®` Iiti_ _ ._Poi►"� I COL MOT ri N, R. 3 R D C T. -- . , CL $ i IF I PLANT SCHEDULE I I w "'" o a max K kamaciiii Barra O 3 F. gi1 .o •oa CAa•uew/ If KY. R �I :.•Yell/ ur .M•�o.s ce -- O• .rww a t.mv.r/ r va•ae OD /� 7 uOira a x.uula'/ a uwaow GENERAL NOIES: au 0 paweellUE WNW �. •.�..:...ri:....�..:.,.... • ® .,w•..�.r/ =•Wa "—,�...1...44::'�• ea moon_ sI LANDSCAPE PLAN z J Oi6 w.Y+a•.•a.'m.aei.,/ °GAUD. • wo... m r..a.,eon'•'i.Pv`^"'m".74 :'L. -� • ! Z W LI d ~ACV MUMMY aararo s••.••.•••.ar.�..w ••••••.1••• T'er"'T'• WI$�'�_ • 1 O '• wwe L rom..i..w/ Sry O PI • PUNS a ia•wr n..r/ °e-ir r •1...w . .�w�wm.s.....ef ...� ! [ p O a RH " VIM.bow ID••-./ .ww••••.1.•.v.•na•w• •MY • - iyi.�•��"' • ......� ® .•vi arw MOM ..' aaaiwLLwmv s w..•••,•.0�. .�.. .. �"�..� - {_ -- 10 $aaw. ar:•.."a v•'Z woM i•: �-�� p O O O ••WA bOlO.•.W/ ...Ya. ••••Mr�•�•w�s�Zv�swo.. — N-1- = J •-/Ml Mr 1- ==GIs .•PMA.Mart i�lili♦ -••»• ` • 1 • • WP..• ./lai °•.o� �w•rMER iw Me....•MAL,•t ••ti're �•�T_ 1 •� !w Mir 1" ur rb/w• f•�.•.••.r.v.a•wvw...•wa TREE PLANTING DETAIL SHRUB PLANTING oOMI.=A a=.oa•.=WaMmv w.•n m.e.•a .••w w•wa .Wm SAW. •/.IR lir• .I� • • 11 (1101190 MI ") O VpN1Q .� 0 m OM 131U noel Iv Do I . •°- I ' ` � \ O IrDMu-iue II?sr.ruzi 0 „ 41e,11N,,,., _ g ).,,,l,„. ,..,.,..,, ,.!,:q, : . ,.,. ,.. § ____•11 — ...., :-_-_ , - =�i: „.„,,, „ Y1NYdlH I: yELRL =Ltt•�.,.;1 1 _I .f? t ;, I°°Ia _i ' c- c > >n e v a____Irt DE IIIIIT men I InOr .r R DA D. 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CY'i-ta 7 'roan ,A owecr`.rT x.T..0 MR M/r.P..P.o. aQeJ• �Aulli_ . _ •�7'••� +•tea WT..•/M.A..W 1Qa ,�M■ � ImIl l IEalmtlF F •O.lwrt..l MAILEDEE —. - .xaw.WIT WIII MOi/W.W), -. ,HM + ��r� I.�R.wI'• IE�.�I I T • . —•'N°1TMi1�WROEW IRM•.AL -- �r I _� ___�_-.: w tN.•T°'oMI. `M/.t:M..t 7/M.w) WWI WADS 1o.TT►. J ••nTM mOp°'°OO1A '�''ro M' U[UT TYPE-U min TYPE-II ' °_a PflT TYPE-II ® , O OAt fa1..lA Tl1..( Ott.® YL O♦ .T,M•xly Q BUILDINGTYPE 2 LEFT ELEVATION BUILDINGTYPEj 2 FRONT ELEVATION n- CO 0 SCALE: I/S.. 1'-0" SCALE: I/6^. I'-0" }' F- 0 IL zaa •/n� — z ;a:av 'ram , —.---- p w p p ,0 • 4111111111 F ili : Jrii ._ „__ ' 11 - ._ _ 'ft ��.. � 141..11;71—E":1111-1-11 ..�__ iiiiEll, ± _ s}_ fi. FBI o -.� 1! � M 11 Iil_ : + -A.I.P i-i ��.AIII i� '' ' �J�E �1��I ' " .T� r.. • OIQT TYP!_n / p UNIT TYPE-U Q _ - LEUT TYPE-U -.. A Y rl 1 O SECTION THRU UNIT TYPE II O STAIR SECTION THRU UNIT TYPE II O SECTION THRU UNIT TYPE II /� 3 SCALE: I/e^. I•-e^ SCALE: I/e^. I'-0" 1 SCALE: 1/e^. I'-0- 4. / ' 41 • 3 ,, cliii ,,\ (- El; w jamuMi�iiiu-Ri J + rY\... -IDw ---'. ' °� /Jt�l If� ,aa .,.�...�.��~...•.w Ji r l I �li DA 3 - r G 1Y L..I ■ _ -1aw NIZON OM! ' `JJ+!!! "I"i ill ; ri��i.1f�tlr/{ f ���,l�J.I1.�.1 11210.1114 �_u } ,..,.,.a••.,_,_. .,... ..+.. .r....r'., .. .,eeaw. Cs !+. �(drr, llti,rlrr _ _ _ i 1 iiiiiitlitil e- 2eSS e._j _ 1 cA CDoa ` i _ RHIT ID TYPE- I I1M't "GC +Y rrrR-ID llNcr 7YPl- BUILDING TYPE 3 LEFT ELEVATION BUILDING TYPE 3 STREET ELEVATION AT NE 3RD PLACE Cn z AL SCP:I/e••I'-o• SCALE:I/O-.I'-o Z z O W - iI F o� 0 H0 a. uo (I) m 6I A • O Zx w'�° AM '9 %I I o LEGEND.' /I 7 `\ �� ;De . , . , 1 �I\'° xar. /(1�.. .�Jftl I117l,�� . '� z, �a Z m �or w...... a.wwu-:,•,, rtmat• �. f !. w■ r .!, , r q 0� .,e,.mo.,xT,en onuL•,,.wr...0 O.wmr,—DR.,IL�,rn.w,L I�?�+71 rl1 r lr�77 7 r,'rJ't } IYI:Yt tp1 I.j r.L J�— a !'►r_ }p �� F• 0ar®.w■.le.■__ ;4—.7, AMER,wwr wow.rn • I t .. r !1-__I ! r7'r!'1r!!J } r Q Pq�ll �'1117Y� �n[ ��I■�..II�N�1I ! Q } !F Z C ZC, �..owv.wo..D (�,rJ{ r r P rAr'r f �� I ���� 1 W� ...... .a. .:.w rf r .!f r J!! !.,r . D. rail :h.I �..—, rrrfoi. O . : a O D.w �, � .{ r ! ..,mil, _ >o ww 1 ar rJ 1! It b w w D.-� as». y 0 ram D...t„«n...w,""".""y __ —' s .�f.Y Y-- --�1��.�. "" s s,.�. Q N _ _ Imo, rcwr.L...am.ow ww.".'aa.w• �� '� } _ II !Print w� Cr) .] a o ., oYR.0.4111LE-�VIDO DM��,�,,�..,, III �N I , o. I:I I:I y ` I _ �IiY�I-- ww.LL...1.w►r COLOR W.■uxnew s..nevr ••Lon,WOOD W.00a .. } . — G I�IMII�I■-1 I�IM•I 1 --_Q it a �' row.wwLe Lounw. a r, ..n 11;AL„OW'..:, ® — �I xaa. _` I.leol.—I�le—� � ••.1 x-l�l y I...w." n.nw.w �— -- Imalsml.—I..�1__,I�I�I • I--D. Im■.w p.>.w.r COLOR wnu.naw a-Y- 1---- Os_S ._-- -- ' ----t•r,i_ OR.W.ID.CCM. ::h0 OtTLE DO VIM(NM••WDnl.00p MOOR lwn..eL D- - DI. -_�.DA �' - f_-__ CO DnAL•1,Art.Yl, IDM hT. 0 r awn u,twn Burr w r cm.w API O A won,Wood Iw I•MU. lam TYPE-1 y •o iw bai. I 0 Z Il 1 Q° �*caa.m.r.0 Dr�.,..n.w., ,. m. ..•'.- I ^�mar TYPE-111 _Q Pm�0•01r06.5o .emu `.u■ua Ea1T F— BUUILDING TYPE 3 RIGHT ELEVATION BUILDING TYPE 3 REAR ELEVATION W W SC ~ citi 2 1 Ark a.aw,-w. z a � 111111111 in,ARM.] liadi*A'41.111111 .� IR*" _ � I 1 . j • I : : _ 27_® 1.7 its : } as I�1 - - -.�� �°I Ia 11 - - IIi !h ff1!IJ14t �- ..i; li �� Um.rips-La .sq� gyp'. IIpTT TYPE-1 vxrt ITIEM V 9 • OSECTION THRU UNIT TYPE I OSECTION THRU UNIT TYPE III OSECTION THRU UNIT TYPE III ' A • SCALE: 1/e-• I'-0' SCALE:l/e'•1'-0' sCOtt I/e'•1'-0- \, ) T23N R5E E1/2 1 4th St. C S — C S NE �t4 St. —.J -- - -1 i_ C A CA 1 R—8 _Cl I�I ..�_ - a QS S t/T� -E -----� aS R-10 Q 0 R-8 CS R-10(P) —I- -- - ( I NE 2nd St. —R—I _ —R-11-6-- 'i i I r�r RMH [ -1 ---__Le- - -1- - . 1 -\ ILP) A 1 — :— ._% _�- - i ,1 z •a Qf�G �, RMH I /. .� -- -----_.___. RT8 I I • E! w v z • — _ � I � W 0 I i r ;� RMH ;�-�_l ' f I I __T it I �� IH 1i 1 4� _..— II RC(P) --- -- /444 �ipj 4.‘ sit vie S „ •�� 4 o 1 i1I -ccQ ' r RC(P) __._N_...,..._i.pi, • r Qom,• 4 i 4 4 _ _ _ , ./...----, ,,.., G5 . 21 T23N R5E E 1/2 Y io ZONING ---- '�`°o day Limit/ =:,goo e an3rw asxncsa03/13/02 16 T23N R5E E 1/2 5316 644 7 CITY OF RENTON COUNCIL AGENDA BILL SECOND ORIGINAL AI#: Submitting Data: Planning/Building/Public Works For Agenda of: January 12, 2004 Dept/Div/Board.. Development Services Division Staff Contact Carrie K. Olson x7235 Agenda Status Consent X Subject: Public Hearing.. Acceptance of additional right-of-way to comply with Correspondence..; 4.7177. RRENCE OrITE /_S off City of Renton code for new binding site plans. Ordinance - NAME INITIAL/DATE Resolution E0 Old Business ,u ,p w Exhibits: New Business ° A e Deed of Dedication Study Sessions.... . Exhibit Map Vicinity Map Information Administrative Report & Decision Recommended Action: Approvals: Council concur Legal Dept X Finance Dept Other Fiscal Impact: N/A Expenditure Required... Transfer/Amendment Amount Budgeted Revenue Generated Total Project Budget City Share Total Project. SUMMARY OF ACTION: The area to be dedicated for additional right-of-way is a 15-foot radius (approx. 50.5 sq.ft.) at the corner of NE 3' Ct and Union Ave NE. The dedication is a City of Renton code requirement of the NE 3rd Ct and Union Town Homes Binding Site Plan, LUA02-072, and Council acceptance of said right-of-way should be completed prior to recording deed with the short plat. STAFF RECOMMENDATION: Staff recommends that Council authorize the Mayor and City Clerk to execute the Deed of Dedication. I:\PlanReview\COLSON\Shortplats 2003\3rd&UnionBSP 04m AGNBILL.doc DMP, INC.Engineering - Surveying - Land Planni LETTER -_ TRANSMITTAL 726 Auburn Way North AUBURN, WASHINGTON 98002 DATE JOB NO. (253) 333-2200 ?-91/66.4y 1044 Cal FAX (253) 333-2206 ATTENTION TO RE: WE ARE SENDING YOU ›(Attached ❑ Under separate cover via .the following items: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter LI Change order ❑ COPIES DATE NO. DESCRIPTION I =I/i401-\ n tc -c j O�1`rC ( R. . • THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval k-For your use 0 Approved as noted ] Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS CA02-12_\ C:L) 14 CITY OF RENTON RECEIVED FEB 0 3 2004 BUILDING DIVISION COPY TO SIGNED: PRODUCT 240T If enclosures are not as noted,kindly notify us at once. 1 Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton.WA 98055 DEED OF DEDICATION Property Tax Parcel Number. 162305-9032 Project File#:LUA-02-072-BSP Street Intersection:UNION AVE.N.E.&N.E.3RD COURT Reference Number(s)of Dom assigned or released:Additional reference numbers are on page . Grantor(s): Grantee(s): 1. CLASSIC CONCI.FI S DI.LLC 1. City of Renton,a Municipal Corporation ABBREVIATED LEGAL DESCRIPTION: Port of NE '/4,NE'/+, Sec. 16,T-23N,R-5E,W.M. SEE EXHIBIT A,PAGE 2,FOR COMPLETE LEGAL DESCRIPTION. The Grantor,for and in consideration of mutual benefits conveys,quit claims,dedicates and donates to the Grantee(s)as named above,the above described real estate situated in the County of King,State of Washington. IN WITNESS WHEREOF,I have hereunto set my hand and seal the day and year as written below. n + •' and c nt ' By: Nt . , ,r(s): Cl is •,cepts III,LLC, Grantee(s): City of Renton ` gtc�rt li it= bility company By: Wm.' Vain Jones, ,. Mayor Title:Maager City Clerk Notary Seal must be within box STATE OF WASHINGTON )SS 'N'"‘‘‘ COUNTY OF KING ) —sPN M. 00�11 c, •• glO/y•., tt I certify. that I know or have satisfactory evidence that Wm.Wayne Jones,Jr. is • NIS F4-o.� t#1 the person who ap -. ed before me,and said person acknowledged that he signed i t o`r NOTAR y a3: 1i this instrument,on oath stated that he was authorized to execute the instrument and :U -- acknowledged it as the Manager of Classic Concepts III.LLC to be the free ij • PUBLIC i and voluntary act of such party for the uses and purposes mentioned in the 01l):%.00 Qrp i instrument. '11� AS �N_� i AA//• efri lf...---•‘�Q`W`‘‘,....� Notary Public in and for the State of Washington Notary(Print) St SA.-n 'la . Co b I r✓ My appointment expires: 1 D - 9-C'(D Dated: Vt;C. 19, R.PD3 Hformshoc(FRMJAGREFJRENTONDEEDI IS Page 1 FORM 04 000 l/bh t Project: Exhibit A WO# Legal Description PID GRANTOR: Classic Concepts III. LLC Street:UNION AVE.N.E. &N.E. 3RD COURT. THAT PORTION OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH.RANGE 5 EAST. W.M., IN KING COUNTY. WASHINGTON.LYING SOUTHEASTERLY OF THE ARC OF A CIRCLE CONCAVE NORTHWESTERLY,HAVING A RADIUS OF 15.00 FEET,WHICH IS TANGENT TO THE NORTH LINE OF THE SOUTH 30.00 FEET OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 16 AND WHICH IS TANGENT TO THE WEST LINE OF THE EAST 30.00 FEET OF THE NORTHEAST QUARTER OF SAID SECTION 16: EXCEPT THE EAST 30.00 FEET AND SOUTH 30.00 FEET OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 16. CONTAINING 54 SQUARE FEET.MORE OR LESS. \\, .. MO,Q, P0YIASH/ O. p ,et 4'r, ,"rs;•Nq,6s r ��v ti L AND EXPIRES: 4 APR 05 Hforms.ccxFRMJAGREEiRENTONDEED\IS Page 2 FORM 04 0001ibh Map Exhibit K.C.S.C. PT. NO. 3747 C.O.R. PT. No. 1503 1/8" COPPER PIN IN CONC., IN CASE • VISITED DEC. 01 9 10 16 15 co 30' rn N. LN., S 1/4, N 1/2, NE 1/4, NE 1/4, SEC. 16-T23N-R5E, W.M. 30.00' M a> rn ai N GRAPHIC SCALE 40 0 20 40 80 ci a-5 ( IN FEET ) N �,W 1 inch = 40 ft N z Z o N d W 1.6 1(il m Q cD Z o)Ln co 0=89'57'40" 30' o- R=15.00' L=23.55' rn I`0 N N89'04'54"W 14.99' o . Mp Z R ; o o RIGHT OF WAY QQ F W ASy4y BEING CONVEYED N89'04'54"W f G S. LN., N 1/2, NE 1747, NE 1/4, � o � �_ SEC. 16-T23N-R5E. W.M. NE 3RD CT. N • q� LAND 16 15 EXPIRES: 4`APR 05 /'`1� K.C.S.C. PT. NO. 3757 r „/"!„U C.O.R. PT. No. 478 1/4" BRONZE PIN IN CONC., IN CASE VISITED DEC. 01 xforrns/ FRMIAGREFJRENTONDEED\iS Page 3 FORM 04 000 1/bh CITY JF RENTON Office of the City Attorney Kathy Keolker-Wheeler,Mayor Lawrence J.Warren Assistant City Attorneys Mark Barber Zanetta L.Fontes CITY OF RENTON Russell S. Wilson RECEIVED Ann S. Nielsen MEMORANDUM Sasha P. Alessi JAN 0 8, 2004 To: Carrie Olson, PBPW BUILDING DIVISION From: Lawrence J. Warren, City Attorney Date: January 5, 2004 Subject: NE 3rd Ct and Union Ave NE Town Homes Binding Site Plan LUA-02-072-BSP Deed of Dedication Legal Review The deed appears in appropriate legal form. I have not checked the legal description to make sure it is correct. Lawrence . Warren LJW:tmj cc: Jay Covington Gregg A. Zimmerman, PE Post Office Box 626-Renton,Washington 98057-(425)255-8678/FAX(425)255-5474 B. E N T O N n AHEAD OF THE CURVE V. This paper contains 50%recycled material,30%post consumer CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 29, 2003 TO: Bob Mac Onie,Technical Services Sonja Fesser, Technical Services FROM: Carrie Olson,Plan Review x7235 01..9 SUBJECT: 3"ct&Union Townhomes LUA-02-072-SHPL Binding Site Plan AND LEGAL REVIEW Attached is the most recent version of the above-referenced short plat. The following attachments are enclosed for your review: • Updated Plat Certificate • Binding Site Plan drawings If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. (A\ it-ce)(e-AAA-tAJLIN.L4 Approval: \ , Date: Robert T Mac Onie,Jr. Sonja Fesser Cc:Yellow File [:\PlanReview\COISON\Shortplats 2003\3rd&UnionBSP 05m PR-TS ReviewStart.doc PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. '1?\ 215 Columbia Street Seattle, Washington 98104-1511 N) Senior Title Officer, Mike Sharkey (mikesharkey@pnwt.co : �0�2 ���* Title Officer, Curtis Goodman (curtisgoodman@pnwt.com) Title Technician, Annette Strate (annettestrate@pnwt.com) Nef Unit No. 12 FAX No. (206) 343-1330 N '/' i Telephone Number (206)343-1327 X �' Daley Morrow Poblete, Inc. Title Order No. 503455 726 Auburn Way North CERTIFICATE FOR Auburn, Washington 98002 FILING PROPOSED PLAT Attention: Sean Your Ref. : 01-560 THIRD REPORT PLAT CERTIFICATE SCHEDULE A GENTLEMEN: In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: As on Schedule A, page 2, attached. IS VESTED IN: CLASSIC CONCEPTS III, LLC, a Washington limited liability company SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: $200.00 TAX: $ 17.60 TOTAL CHARGE: $217.60 RECORDS EXAMINED TO: June 13, 2003 at 8 :00 a.m. •ACIF NOR �WESTTIT COMP OF ' ASHIk cTON, NC. l ; 10--1 V Mike Sharkey Senior Title Officer Unit No. 12 PLAT CERTIFICATE Schedule A Page 2 Order No. 503455 In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: South quarter of the northeast quarter of the northeast quarter of the northeast quarter, in Section 16, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the west 220 feet; AND EXCEPT the south 30 feet. AND EXCEPT the east 30 feet. END OF SCHEDULE A PLAT CERTIFICATE Schedule B Order No. 503455 GENERAL EXCEPTIONS: 1. Rights of claims of parties in possession not shown by the public records. 2 . Public or private easements, or claims of easements, not shown by the public record. 3 . Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. Order No. 503455 PLAT CERTIFICATE SCHEDULE B Page 2 SPECIAL EXCEPTIONS: 1. NOTICE OF SEWER AND/OR WATER CONNECTION CHARGE: GIVEN BY: The City of Renton RECORDED: June 21, 1996 b� RECORDING NUMBER: 9606210966 ►v 2. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2003 TAX ACCOUNT NUMBER: 162305-9032-03 LEVY CODE: 2100 CURRENT ASSESSED VALUE: Land: $100,000.00 Improvements: $0.00 AMOUNT BILLED GENERAL TAXES: $1,110.35 SPECIAL DISTRICT: $1.59 $5.00 TOTAL BILLED: $1,116.94 PAID: $558.47 TOTAL DUE: $558.47 (continued) Order No. 503455 PLAT CERTIFICATE SCHEDULE B Page 3 3. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Classic Concepts III, LLC TRUSTEE: Commonwealth Land Title Company BENEFICIARY: Homestreet Bank AMOUNT: $3,582,400.00 DATED: April 21, 2003 RECORDED: April 25, 2003 RECORDING NUMBER: 20030425002862 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. END OF SCHEDULE B Title to this property was examined by: Mike Sharkey Any inquires should be directed to one of the title officers set forth in Schedule' A. Cc: Lakeridge Development/Renton/Wayne Jones SW/9406101745, 9612180524 CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 29, 2003 TO: Bob Mac Onie, Technical Services Sonja Fesser,Technical Services FROM: Carrie Olson,Plan Review x7235 SUBJECT: 3RD &Union Townhomes LUA-02-072-SHPL Binding Site Plan AND LEGAL REVIEW Attached is the most recent version of the above-referenced short plat. The following attachments are enclosed for your review: • Updated Plat Certificate • Binding Site Plan drawings If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Approval: \ , Date: Robert T Mac Onie,Jr. Sonja Fesser Cc:Yellow File I:\PlanReview\COISON\Shortplats 2004\3rd&UnionBSP 05m PR-TS ReviewStart.doc CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 29,2003 TO: Mike Dotson,Plan Review ROUTE TO: Kayren Kittrick,Plan Review FROM: Carrie Olson,Plan Review SUBJECT: 3RD Cr'&Union Townhomes Binding Site Plan LUA-02-072-SHPL Attached is the most recent version of the above-referenced short plat. If all review concerns have been addressed,please sign below or return your comments as needed. Thanks. Approval: , , Date: Kayren Kittrick Mike Dotson Cc: Yellow File DMP, INC. Engineering - Surveying - Land PI ig LETTE' JF TRANSMITTAL 726 Auburn Way North AUBURN, WASHINGTON 98002 DATE / JOB NO (253) 333-2200 LCo/VECGIC.D-Th CV-X(C) FAX (253) 333-2206 ATTENTION TO RE C, 'icy a /Ze/7/Lo/7 �� \oN WE ARE SENDING YOU (Attached ❑ Under separate cover via the following items: ❑ Shop drawings O Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change order ❑ COPIES DATE NO. DESCRIPTION PLAN-iEV1EV CITY OF RENTOnI EL .. 2IU3 RECEIVED THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted El Resubmit copies for approval dFor your use ❑ Approved as noted // ubmit copies for distribution ❑ As requested ❑ Returned for corrections El Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS COPY TO SIGNED: <Ac.►' W.-EA PRODUCT 240T If enclosures are not as noted,kindly notify us at once. LETTER OF TRANSMITTAL LAKERIDGE DEVELOPMENT, INC. JOB#: DATE: /2 -2 2-C73 P.O. BOX 146 CE JOB#&NAME: RENTON, WA 98057 ATTENTION: y z 5 -22 & s 112 S LZ073ZO RE: .arc/ e-/e o/7 kt"CE,oid/ .C4.naiy S, P/op T Carr/ /L. 0/5-0/2Z.. 0A -02-0 72-- Sf-/P.L O /2cl/G/020/27c0.1- 5cr-v/cc.s- C.' o F Rc.'hor7 WE ARE SENDING YOU THE FOLLOWING(check as many as apply): Preliminary Plat Plans Engineering Drawings Copy(ies)of Letter(s) Mylars Plans v". Attached Change Order Misc. Red-lines Letter(s) Under separate cover via Other Set(s) Dated/Signed Sheet(s)/Set .Description / /,t, � SGG Q /L T/ � T 7 ci6c C � 7:a/JS/-)7//TL27/ CCri 9 •�p03 ReGE1 THESE TRANSMISSIONS ARE(check as many as apply): For your approval Approved as submitted Resubmit with copies for approval For your use Approved as noted Submit copies for distribution As per your request Corrections noted Return corrected prints Signature(s) Your use&file Action noted below For review&comment(s) Other: Other: FOR BIDS DUE 20 PRINTS RETURNED TO US AFTER LOAN REMARKS: a,7.7 fiuc5Ao.2f 7,/c47re ce-e/,C/cc , %✓� /hc o C •// @ Z06- ZZ7- CC: AUTHORIZED BY: Oa.v/4 C 75. y SIGNATURE: Sj //e/�CTIKI IF ENCLOSURES ARE NOT AS DESCRIBED,PLEASE NOTIFY US IMMEDIATELY. ANK YOU c:\ce\general_of ice\forms\transmittal.doc 4/8/02 DMP, INC. Engineering - Surveying - Land PI g LETTE OF TRANSMITTAL 726 Auburn Way North - AUBURN, WASHINGTON 98002 DATE / / JOB NO. (253) 333-2200 8 END FAX (253) 333-2206 ATTENTION 1 / ��) cC,./.7 o, ' ,G/7T /> WE ARE SENDING YOUXAttached ❑ Under separate cover via the following items: ❑ Shop drawings ❑ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter C__,' Change order ❑ COPIES DATE NO. DESCRIPTION l 4uc,►/ J c_cA.,,m Z al (o3 ( 2 i o IS ,- -- ,) A 3fC5 L9Oi \ `fi r- c --c r RE'?" D�o� OEM 2 9 '105 GEw�� THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval XFor your use ❑ Approved as noted Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints +' > ❑ For review and comment 0 ❑ FOR BIDS DUE ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS �l E-tr CM M t-r C -- ( 2 - lice-r A--0(jCz�sS - COPY TO SIGNED: � ,tb.rl %4 . I-2 l I/�-- t 0 t�G PRODUCT 240T If enclosures are not as noted,kindly notify us at once. CITY OF RENTON COUNCIL AGENDA BILL AI#: Submitting Data: Planning/Building/Public Works For Agenda of: January 12, 2004 Dept/Div/Board.. Development Services Division Staff Contact Carrie K. Olson x7235 Agenda Status Consent X Subject: Public Hearing.. Acceptance of additional right-of-way to comply with Correspondence.. City of Renton code for new binding site plans. Ordinance Resolution Old Business Exhibits: New Business Deed of Dedication Study Sessions Exhibit Map Vicinity Map Information Administrative Report & Decision Recommended Action: Approvals: Council concur Legal Dept X Finance Dept Other Fiscal Impact: N/A Expenditure Required... Transfer/Amendment Amount Budgeted Revenue Generated Total Project Budget City Share Total Project. SUMMARY OF ACTION: The area to be dedicated for additional right-of-way is a 15-foot radius (approx. 50.5 sq.ft.) at the corner of NE 3rd Ct and Union Ave NE. The dedication is a City of Renton code requirement of the NE 3rd Ct and Union Town Homes Binding Site Plan, LUA02-072, and Council acceptance of said right-of-way should be completed prior to recording deed with the short plat. STAFF RECOMMENDATION: Staff recommends that Council authorize the Mayor and City Clerk to execute the Deed of Dedication. I:\PlanReview\COLSON\Shortplats 2003\3rd&UnionBSP 04m AGNBILL.doc CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 29, 2003 TO: Larry Warren,City Attorney FROM: Carrie Olson,Plan Review,x-7235 SUBJECT: NE 3rd Ct and Union Ave NE Town Homes Binding Site Plan LUA-02-072-BSP DEED OF DEDICATION LEGAL REVIEW Attached for your review is the Deed of Dedication required for the NE 31'3 and Union Town Homes Binding Site Plan. Please review as to legal form. Also, attached is the Administrative Short Plat Report and Decision for the short plat. This document is not fully executed, but will be by the time of recording. Our target date for acceptance by Council is January 12, 2004. Please review and return comments to me as soon as possible. Thanks. Cc: Yellow File I:\PlanReview\COISON\Shortplats 2003\3rd&UnionBSP 03m AttomeyDeedReview.doc Carrie Olson-Davis Project on 3r an "-'in Page 1 From: Neil Watts To: Kittrick, Kayren Date: 1/24/02 9:48AM Subject: Project on 3rd and Union I got a call from Wayne Jone's engineer for the project on 3rd and Union. He wanted to know which manual would apply. Since this is in the Maplewood Creek basin, I told him to expect a SEPA condition for the 1998 manual, with Level 2 flow control requirements. Please let the project plan reviewer know that this condition is expected for this project. Thanks! t fo CITY OF RENTON ..at Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 22, 2003 Mr. Wayne Jones Lakeridge Development P.O. Box 146 Renton WA 98057 SUBJECT: NE 3'd Ct&Union Ave NE-LUA-02-072-SHPL Dear Mr.Jones: The review submittal on the above-mentioned short plat has been completed and the following comments have been returned. Please review these comments and make the necessary changes. Once changes have been completed please resubmit three copies of the short plat drawings and any other required documents. SHORT PLAT DRAWING COMMENTS: 1. Note the City of Renton land use action number and land record number, LUA-02-072-BSP and LND-35-0011,respectively,on the drawing,in the spaces already provided. 2. The geometry, for the binding site plan and the lots, will be checked when we have been assured that the subject lot boundary lines have been finalized and are not changing. 3. The dedication of property for street purposes (at corner of NE 3'd Ct and Union Ave NE) requires approval by the City Council. Said dedication is achieved via a recorded City of Renton Dedication Deed document. Said document includes both a legal description exhibit and a map exhibit. The legal description exhibit should be prepared, stamped,dated and signed by the applicant's surveyor. The surveyor should also prepare the map exhibit. The dedication process requires an updated Plat Certificate dated within 45 days of Council approval of said dedication. Talk to the Project Manager if there are questions or further information is needed. 4. Fully dimension,on the drawing,the area to be dedicated for+street purposes. 5. Indicate what has been, or is to be, set at the corners of the proposed lots. 6. Note all easements,agreements and covenants of record on the drawing,if any. 7. Note discrepancies between bearings and distances of record and those measured or calculated, if any. 8. See the attachment for the addresses and street names. Note said information on the binding site plan drawing. 9. Note on the drawing the bearing for the common lot line between Lots 5 thru 10 and Lots 15 thru 20. 10. See the attachment for a spelling error. I:\PlanReview\COLSON\Shortplats 2003\3rd&UnionBindingSite 02L ChangeRequestStop.doc 1055 South Grady Way-Renton,Washington 98055 R E N T O N Ink OF THE CURVE �: This paper contains 50%recycled material,30%post consumer Page 2 August 22,2003 11. Because the subject property falls within Zone 2 of the City of Renton Aquifer Protection Area, the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. 12. See the attachment for an updated"New Private Easement for Ingress, Egress&Utilities Agreement" notice. Review and revise the current notice on the drawing as needed. 13. If the ownership of the subject property has recently changed,provide an updated Plat Certificate. 14. Note that if there are restrictive covenants, easements or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the binding site plan. The binding site plan and the associated document(s) are to be given to the Project Manager as a package. The binding site plan shall have the first recording number. The recording number(s) for the associated document(s) should be referenced on the binding site plan. The Fee Review Sheet for the binding site plan is provided for your use and information. Note that the fees have been paid. However, there is a discrepancy in the amount already paid for the Surface Water System Development Charge and the amount actually owed. Mike Dotson is reviewing and resolving this discrepancy. Please contact Mike at 425-430-7304 to discuss this issue. Should you need to discuss any portion of this letter please contact me at(425)430-7235. Sincerely, Of_j_e_f_y_\. Carrie K. Olson Development Services,Plan Review cc: Wendall Woodall 329 NE 2nd Place Renton WA 98055 Yellow File LNVL....... K.C.S.C. NO. 3748 C.O.R. P 1/8" COI )ISK IN IRON PIPE IN CONC A CASE VISITED I > THIS SURVEY _ _ _ N89'06'06"W 2648.07'(ROS)(K.C.S.C.) _ _ _ — �� _. LN. W. 220', E. 1/2, PRIVATE ACCESS VE 14, NESEC.16 T23N4, AND UTILITY R5E, W.M. SEE NOTES 4 EASEMENT,,5v7 UNP�p,-�10ED N8g05'12'W 412.27' N. LN., S 1/4, N 1/2, NE 1/4, NE 1/4, SEC. 16-T23N-R5E, W.M. 91 70' in ini 48.90' 04 33.38' 33.38't. 33.37' 33.36' 48.39' 14.5' 14.5' 89.79' �I 1 17 O I--PRIVATE ACCESS 40 PRIVATE STORM �__ w �Q`.' �/,,,� 'R� 00 AND UTILITY EASEMENT c - EASEMENT i 13' j �1 �� op _0 op _� oo `A'�� _gait)! o�Olry • SEE NOTES 4 & 5 4 in 0 '`� SEENOTES4 & 5 I Jt o 't o d- o 0 oo,t 10 'p ao ao a0 !�► ',�:• i 5'12"W N88'1. 28 W I - (•DO 9 8 7 ;n cD 6 ca 5 `, — 91.75 I , I '.� p 4 =7.5' 00 (1) 0 0 0 O R=7.5','+ 89.76' Q 13 �� Z i 1 ,� Z Z Z Z Z ,� 3� II— I c2 N c1+ In QLll M N89'04'S4" ; 49.25' 33. ' .3:.' �.•'' 7' 3 48.39' z 4 N89'05'12"W M -1 91.34' i Vd 38.97' 33.3 ' k 3- ' 36.08' .33 56.09' �I`•� 89.73 a L 10 0 13fww co w w 1O�i 8, I10 f)t3 Z N89'04 54 W i 4 wir In rn d- o o a- o s,1 . N89'05'12 W 79.48' ;C• -k, �+ 15 I�n co 16 00 17 ��n o0 18 .,�n co oo + 89.71' o � Q�o � o (0 • (0 o (0 o � 20 a o ,p,� fir\ "l' Z [531 t}M�" 35°I a:89'57;40" N14 2�j, 1f'1��; rri o 1.1UO2 ' ` LIDDVf 40 j. 0 i)Li 8 R=15.00 ;J✓ MO L=23.55 79.37' 1 z 51.12' _ 33.33' 33.33' 36.08' 33.33' 56.09' 14.5' 14.5' 74.69' 1 / N8g04'54'W 412.33' DEDICATED TO THE CITY OF REN o UPON THE RECORDING OF THIS- M I o I if) N89'04'54"W M BINDING SITE PLAN _ _ 442.35'NE 3RD CT. S. LN., N 1/2, NE 1/4, NE 1/4, SEC. 16-T23N-R5E, W.M. _ 2653.35'(C) 2653.36'(ROS) �� — _ _ _ C) 5307.11'(ROS) K.C.S.C. P C.O.R. PT. 1/4" BROt IN C_ON_C., NOTES ,,,, ,\DT IMicn cry nIRF(:T FIFI I) MEASUREMENTS EMPLOYIN( UItb 1. CONTROLLING BOUNDARY DATA WAS OBTAINED BY DIRECT FIELD MEASUREMENTS EMPLOYING CONVENTIONAL TRAVERSE PROCEDURES USING A TOPCON 211D THEODOLITE WITH INTEGRAL DISTANCE MEASURING METER. FIELD WORK BY DMP, INC. IN 2002. ALL MEASUREMENTS ARE IN U.S. SURVEY FEET. 2. ALL INFORMATION REGARDING RECORD EASEMENTS AND OTHER DOCUMENTS THAT MAY AFFECT THE QUALITY OF TITLE OF THE SUBDIVISION SHOWN HEREON WAS OBTAINED FROM PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. PLAT CERTIFICATE ORDER NO. 503455, DATED , 2002 :3. TRAVERSE CLOSURES FOR THIS SUBDIVISION EXCEED THE REQUIREMENTS OF WAC 332-130-090. ESTABLISHMENT OF LOT CORNERS IS BY RADIAL SURVEY PROCEDURE, WITH INDEPENDENT MEASUREMENTS. 4. DECLARATION OF CONVENANT: THE OWNER OF LAND EMBRACED WITHIN THIS BINDING SITE PLAN, IN RETURN FOR THE BENEFITS TO ACCRUE FROM THIS SUBDIVISION, BY SIGNING HEREON COVENANTS AND AGREES TO CONVEY THE BENEFICIAL INTEREST IN THE NEW EASEMENTS SHOWN ON THIS BINDING SITE PLAN TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISION THEREOF. THE COVENANT SHALL RUN WITH THE LAND AS SHOWN ON THIS BINDING SITE PLAN. 5. PRIVATE ACCESS AND UTILITIES MAINTENANCE AGREEMENT: NEW PRIVATE EXCLUSIVE EASEMENTS FOR INGRESS, EGRESS, AND UTILITIES ARE TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS BINDING SITE PLAN. THE OWNER OF LOTS 1 THROUGH 20 SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN, AND RESPONSIBILITY FOR MAINTENANCE OF, THE PRIVATE ACCESS AND UTILITY EASEMENT. THESE MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIE AND ANY STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THE EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS A MINIMUM OF 20 FEET OF UNOBSTRUCTED PAVEMENT WIDTH IS PROVIDED. )2. LEGAL DESCRIPTION THE SOUTH QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY, WASHINGTON; • PLAN REVIEW EXCEPT THE WEST 220 FEET THEREOF; CITY OF RENTON AN EWCEPT TIME SOUTH AND EAST 30 FEET THEREOF. 2K - ,I l 1 8 2003 199014. RECEIVED N.E. 1/4, N.E. 1/4, SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. DALEY-MORROW-POBLETE, INC. WENT 726 AUBURN WAY N. P.O.AUBURN, WA. 98002 PHONE No. BOX 5122846 R9750NF FAX No.PHONE: (253)333-2200 (FAX)333-2206 ( 2 PROJECT CITY OF RENTON BINDING SITE PLAN IDENGINEERING - SURVEYING LAND PLANNING No. LUA-02-072 incorporated "er SMR scA.E 1"=40' 1 °1441"6 01560BSP �,� 1 APPROVED wrE 2 DEC 02 Joa/ 01560 1 AQUIFER PROTECTION NOTICE THE LOTS CREATED HEREIN FALL WITHIN ZONE 2 OF RENTON'S AQUIFER PROTECTION AREA AND ARE SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE NO. 4367 AND AS AMENDED BY ORDINANCE NO. 4740. THIS CITY'S SOLE SOURCE OF DRINKING WATER IS SUPPLIED FROM A SHALLOW AQUIFER UNDER THE CITY SURFACE. THERE IS NO NATURAL BARRIER BETWEEN THE WATER TABLE AND GROUND SURFACE. EXTREME CARE SHOULD BE EXERCISED WHEN HANDLING OF ANY LIQUID SUBSTANCE OTHER THAN WATER TO PROTECT FROM CONTACT WITH THE GROUND SURFACE. IT IS THE HOMEOWNER'S RESPONSIBILITY TO PROTECT THE CITY'S DRINKING WATER. Title for both of the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS Lt IL k St I tz1 J- J-j . THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS 15I NDIt� SI -144 THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 P'EET. ' ' ' PROPERTY SERVI( FEE REVIEW FOR SUBDIVISIONS No 13 - 34 APPLICANT: �f IC �GL tZf 1 1_C "�r RECEIVED FROM (date) JOB ADDRESS: 333 j_iL1I01-1 /ssV L.1= WO# NATURE OF WORK: LND# 3 6—cc-,l I - PRELIMINARY REVIEW OF SUBDIVISION BY LONG PLAT, NEED MORE INFORMATION: - LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. - PID#'s - VICINITY MAP X FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES - SQUARE FOOTAGE - OTHER PRELIMINARY FEE REVIEW DATED - FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 16,2,3(:)5—gag,Z - NEW KING CO.TAX ACCT.#(s)are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. - The existing house on SP Lot# , addressed as has not previously paid SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. - We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS vozedpR FEE Latecomer Agreement(pvt) WATER Latecomer Agreement(pvt) WASTEWATER Latecomer Agreement(pvt) OTHER cf_iO3 Special Assessment District/WATER 1i,.5-r- t r1cL1 Imo( --$--101=3) ` 5473a.7g Special Assessment District/WASTEWATER Joint Use Agreement(METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS I I SYSTEM DEVELOPMENT CHARGE-WATER .. Estimated #OF UNITS/ 'G'0`' MyFEE - Pd Prev. - Partially Pd(Ltd Exemption) - Never Pd SQ. FTG. „0��`k �1Sin le familyresidential$1,105/unit x 19 $20,99 5.o Mobile home dwelling unit$885/unit in park Apartment,Condo$665/unit not in CD or COR zones x Commercial/Industrial, $0.154/sq. ft. of property(not less than$1,105.00)x 8°Ai Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) ' V Are' SYSTEM DEVELOPMENT CHARGE-WASTEWATER " Estimated /' - Pd Prev. " Partially Pd(Ltd Exemption) - Never Pd i ►[,}�` Single family residential$760/unit x ZO d 15,200-C > Mobile home dwelling unit$610/unit x Apartment,Condo$455/unit not in CD or COR zones x Commercial/Industrial$0.106/sq. ft. of property x(not less than$760.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER .. Estimated - Pd Prev. - Partially Pd(Ltd Exemption) - Never Pd Single family residential and mobile home dwelling unit$525/unit x 1c3 All other properties$0.183sq ft of new impervious area of property x , JQ 7,570.q i(not less than$525.00) A/Is/Q - CF.A4r)) PRELIMINARY TOTAL $ O-iL_ LO , C 71` 12yet_) 8I,15/O3 H Signature Revie g Authority DATE 2 rt 1 "' *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. ' Square footage figures are taken from the King County Assessor's map and are subject to change. s ' Current City SDC fee charges apply to 0 EFFECTIVE January 9, 2003 CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: August 20,2003 TO: Carrie Olson FROM: Sonja J. Fesser SUBJECT: NE 3'1 Ct and Union Ave NE Townhomes,LUA-02-072-BSP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced binding site plan submittal and have the following comments: Comments for the Applicant: Note the City of Renton land use action number and land record number,LUA-02-072-BSP and LND-35-0011,respectively, on the drawing, in the spaces already provided. The geometry,for the binding site plan and the lots, will be checked when we have been assured that the subject lot boundary lines have been finalized and are not changing. The dedication of property for street purposes(at corner of NE 3`d Ct and Union Ave NE) requires approval by the City Council. Said dedication is achieved via a recorded City of Renton Dedication Deed document. Said document includes both a legal description exhibit and a map exhibit. The legal description exhibit should be prepared, stamped,dated and signed by the applicant's surveyor. The surveyor should also prepare the map exhibit. The dedication process requires an updated Plat Certificate dated within 45 days of Council approval of said dedication. Talk to the Project Manager if there are questions or further information is needed. Fully dimension,on the drawing,the area to be dedicated for street purposes. Indicate what has been, or is to be, set at the corners of the proposed lots. Note all easements, agreements and covenants of record on the drawing,if any. Note discrepancies between bearings and distances of record and those measured or calculated,if any. See the attachment for the addresses and street names. Note said information on the binding site plan drawing. \H:\File Sys\LND-Land Subdivision&Surveying Records\LND-35-Binding Site Plans\001 I\RV030814.doc August 20, 2003 Page 2 Note on the drawing the bearing for the common lot line between Lots 5 thru 10 and Lots 15 thru 20. See the attachment for a spelling error. Because the subject property falls within Zone 2 of the City of Renton Aquifer Protection Area, the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. See the attachment for an updated"New Private Easement for Ingress,Egress&Utilities Agreement"notice. Review and revise the current notice on the drawing as needed. If the ownership of the subject property has recently changed,provide an updated Plat Certificate. Note that if there are restrictive covenants,easements or agreements to others(City of Renton, etc.) as part of this subdivision,they can be recorded concurrently with the binding site plan. The binding site plan and the associated document(s)are to be given to the Project Manager as a package. The binding site plan shall have the first recording number. The recording number(s) for the associated document(s) should be referenced on the binding site plan. Fee Review Comments: The Fee Review Sheet for this review of the binding site plan is provided for your use and information. Note that the fees have been paid. However,there is a discrepancy in the amount already paid for the Surface Water System Development Charge and the amount actually owed. Mike Dotson is reviewing and resolving this discrepancy. H:\File Sys\LND-Land Subdivision&Surveying Records\LND-35-Binding Site Plans\0011\RV030814.doc\cor CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: July 21,2003 TO: Mike Dotson,Plan Review ROUTE TO: Kayren Kittrick,Plan Review • FROM: Carrie Olson,Plan Review 0:0 SUBJECT: 3RD&Union Townhomes Binding Site Plan LUA-02-072-SHPL Attached is the most recent version of the above-referenced short plat. If all review concerns have been addressed,please sign below or return your comments as needed.Thanks. Approval: , ,Date: Kayren Kittrick Mike Dotson Cc: Yellow File CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: July 21,2003 TO: Bob Mac Onie,Technical Services • Sonja Fesser,Technical Services FROM: Carrie Olson,Plan Review x7235 (1._'D SUBJECT: 3RD&Union Townhomes LUA-02-072-SHPL Binding Site Plan AND LEGAL REVIEW Attached is the most recent version of the above-referenced short plat. The following attachments are enclosed for your review: • Plat Certificate • Calculations • Binding Site Plan drawings If all review concerns have been addressed, please sign below or return your comments as needed. Thanks. Approval: \ , Date: Robert T Mac Onie,Jr. Sonja Fesser Cc:Yellow File I:\PlanReview\COLSON`Shortplats 2003\3rd&UnionBindingSite Olm PR-TS ReviewStart.doc Oct . 10 , 2002 3 : 37PM GMS Architectural GroiP .,. Nlo • 9795 P . 3 . .1 3. iF Plat Certificate:Please provide 3 copies of a current Plat Certificate obtained from a title company documenting ownership and listing all encumbrances of the entire parcel where the project is being proposed. If the Plat Certificate references any recorded documents(i.e. easements, dedications, covenants)five copies of the referenced recorded document(s)must also be provided.All easements referenced in the Plat Certificate must be located, identified by type and recording number, and dimensioned on the Site Plan. ist 0 Legal Document*Please provide 4 copies of any proposed restrictive covenants and draft Homeowners Association documents. 5. ' Additional Requirements for Plats with Private Utility and Access i Easements:Short Plats with parcels requir ng access via a private easement shall show the locations and widths of these.proposed utility and access easements. The following two notes shall be included upon tie face of the short plat Declaration of Covenant: The owrerofland embraced within this short plat, in return for the benefits to accrue from this subdivision, by signing hereon covenants and agrees to co,7vey the beneficial interest In the new easements shown on this short plat to any and all future purchasers of the lots, or of any subdivision thereof. The covenant shall run with the land as shown on this short plat Private Access and Utilities Maintenance Agreement: New private exclusive easements for ingress, egress, and utilities are to be created upon the sale of lots shown on this short plat. The owners of Lots shall have an equal and undivided interest in, and respo3sibility for maintenance of, the private access and utility easement. These maintenance responsibilities include the repair and maintenance of the private access road, drainage pipes, and any storm water quality and/or detention facilities within the easement, private signage, and other infrastructure nol owned by the City of Renton or other utility providers. Maintenance costs shall ae shared equally. Parking on the paving in the access easement is prohibited, unless a minimum of 20 feet of unobstructed pavement width is provided. //A 6. [J Aquifer Protection Notice: For Short Plats within either of the Aquifer Protection Zones, the following notice must be included upon the face of the short plat. The lots created herein fall within Zone (1 or 2) of Renton's Aquifer Protection Area and are subject to the requirements of the City of Renton Orr:inance #4367. This City's sole source of drinking water is supplied from a shallow aquifer under the City surface. There is no natural barrier between the water table and ground surface. Extreme care should be exercised when handling of any liquid substance, other than water, to protect from contact with the ground surface. It is the homeowners' responsibility to protect the City's drinking water. 7. Short Plat Plan for Recording: Please provide 12 copies of a fully-dimensioned plan prepared by a State of Washington registered professional land surveyor, drawn at a scale of 1"=40'on an 18"x 24"plan sheet(or other size or scale approved by the Development Services Division) and including the following information: • Name of the proposed plat • In the upper right hand corner include the City land use file number(e.g. LUA02-037) and below in smaller font,the city LND number provided by the property services section (e.g. LND ) • Name and address of the licensed land surveyor/engineer \\CENTRAL\SYS2\PIAZZA\WEB\PW\DEVSERV\AFORM\aformshortpltrec.doc 2 uct . IU . ZUUZ S : S11-M 6MJ Architectural (IroJp - Amg • Legal description of the property to be subdivided • Date, graphic scale, and north arrow oriented to the top of the paper/plan sheet • Location and dimensions of all property lines including the square footages of each lot • Location of the subject site with respect to the nearest street intersections(including driveways and/or intersections orposite the subject property), alleys and other rights of way • Names, locations, types,widths and other dimensions of existing and proposed streets alleys, easements, parks,open spaces and reservations • Data sufficient to readily determire and reproduce on the ground the location, bearing and length of every street, easement line, lot line and boundary line on site. Dimensions shall be to the neare:,t one-hundredth (1/100)of a foot, angles, bearing, degrees, minutes and seconds. /iI measurements and bearings shall be mathematically correct • Coordinates shall be included per City of Renton surveying standards for permanent control monuments • Location and dimensions of all easements referenced in the plat certificate with the recording number and type of easement(e.g. access, sewer, etc.) indicated • Location and dimensions of any existing structures to remain within or abutting the plat • Location of existing conditions on or adjacent to the site which could hinder development. Certifications: • Certification by a licensed land suveyorthat a survey has been made and that monuments and stakes will be set • Certification of City approval to be signed by the Planning/Building/Public Works Administrator • Certification of approval to be signed by King County Assessor and the Deputy King County Assessor 8. Dr Calculations: Please provide 3 copies of complete field calculations and computations noted for the plat and details(if arty)of all distances, angles, and calculations together with information on the error of closure. The error of closure on ary traverse shall not exceed 1'in 10,000'. 1,1 jpr 9, Monument Cards:When a monument(s)is installed as part of the project, please provide 2 copies of a form obtained from the City Technical Services Division and filled out by a surveyor providing information regarding a single monument,including the Section, Township and Range, method of location, type of mark found or set, manner of re-establishment of the single monument(if applicable),description,and a drawing showing the location of a single monument and indicating a reference point to that monument. row- All Plans and Attach.mer is must be folded to 8'/3" by 1 1" 1 REVIEW PROCESS: Once the final short plat information is submitted to the Development Services Division, the materials will be routed to those City departments having an interest in the application. Reviewers have approximately two weeks to return their comments to the Development Services Division. All comments and any requests for revisions will be sent to the applicant. Once all comments have been addressed, the applicant re-submits the revised plans and/or documents for review. As part of the review process, the Development Services Division will ensure improvements have been installed and approved and that all conditions of the short plat approval have been met. Once the applicant has demonstrated these items have been addressed through either a \\CENTRAL\SYS2\PIAZZA\wEB\Pw\DEVSERV\AFORM\aformshortpJ.trec.doc 3 34164116Ii BINDING SITE PLAN FILE No.. LUA412,7072 COMPLIANCE STATEMENT CONDITION No. I SHALL BE ADDRESSED-ON THE_CONSTRUCTION DRAWINGS PRIOR TO APPROVAL AND CONSTRUCTION. CONDITION No. 2 SHALL BE ADDRESSED ON THE CONSTRUCTION DRAWINGS PRIOR TO APPROVAL AND CONSTRUCTION. CONDITION No. 3 HAS BEEN ADDRESSED ON-THE FACE OF TILE BINDING SITE PLAN. CONDITION No.4 HAS I3EEN-ADDRESSED ON THE FACE OF THE BINDING SITE PLAN. CONDITION-No. 5 SHALL BE SATISFIED-PRIOR TO FINAL.APPROVAL AND RECORDING OF THE BINDING SITE PLAN. CONDITION-No. 6 SHALL BE SATISFIED-PRIOR'FG-'1:11E RECORDING OF THE BINDING SITE PLAN. PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104-1511 Senior Title Officer, Mike Sharkey (mikesharkey@pnwt.com) 41/46. Title Officer, Curtis Goodman (curtisgoodman@pnwt.com) Title Technician, Marie Stanek (mariestanek@pnwt.com) 1 Unit No. 12 FAX No. (206) 343-1330 Telephone Number (206) 343-1327 Daley Morrow Poblete, Inc. Title Order No. 503455 726 Auburn Way North CERTIFICATE FOR Auburn, Washington 98002 FILING PROPOSED PLAT Attention: Sean Your Ref. : 01-560 PLAT CERTIFICATE SCHEDULE A GENTLEMEN: In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: As on Schedule A, page 2, attached. IS VESTED IN: WENDELL G. WOODALL, as his separate estate SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: $200.00 TAX: $ 17.60 TOTAL CHARGE: $217.60 RECORDS EXAMINED TO: November 26, 2002 at 8:00 a.m. I ACIFI NOR EST LE CO OF ASHI TON, NC. Mike Sharkey Senior Title Officer Unit No.- 12..,. PLAT CERTIFICATE Schedule A Page 2 Order No. 503455 The land referred to in this commitment is situated in the State of Washington, and described as follows: South quarter of the northeast quarter of the northeast quarter of the northeast quarter, in Section 16, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the west 220 feet; AND EXCEPT the south 30 feet. AND EXCEPT the east 30 feet. END OF SCHEDULE A PLAT CERTIFICATE Schedule B Order No. 503455 GENERAL EXCEPTIONS: 1. Rights of claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3 . Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. Order No. 503455 PLAT CERTIFICATE SCHEDULE B Page 2 SPECIAL EXCEPTIONS: 1. NOTICE OF SEWER AND/OR WATER CONNECTION CHARGE: GIVEN BY: The City of Renton RECORDED: June 21, 1996 RECORDING NUMBER: 9606210966 2 . DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Wendell G. Woodall, as his separate estate TRUSTEE: Stewart Title Company of Washington, Inc. BENEFICIARY: Towne Bank, a Washington banking corporation AMOUNT: $225,000.00 DATED: January 30, 1997 RECORDED: February 3, 1997 RECORDING NUMBER: 9702030539 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. (continued) Order No. 503455 PLAT CERTIFICATE SCHEDULE B Page 3 NOTE 1: GENERAL AND SPECIAL TAXES AND CHARGES, PAID IN FULL: YEAR: 2002 TAX ACCOUNT NUMBER: 162305-9032-03 LEVY CODE 2100 CURRENT ASSESSED VALUE: Land: $100, 000.00 Improvements:$0.00 GENERAL TAXES: $1, 144.21 SPECIAL DISTRICT: $1.59 $5.00 TOTAL BILLED: $1,150.80 PAID: $1,150.80 END OF SCHEDULE B Title to this property was examined by: Jan McNeil Any inquires should be directed to one of the title officers set forth in Schedule A. Cc: Lakeridge Development/Renton/Wayne Jones SW/9406101745, 9612180524 • 1324-06 - (se mem sr) o '� �': 4TH ST. �, L� ^, 1;D_6-001J,�o tfc -."'a►5-}�74- �,vsrdvsoR<t Is ,ro `r�� i/G.5 90 74 �v sift-�aaE's+sr t• 30 ,`, vti in N'; 4 .:4" (i. z N 0 ; . . d ®v a a O g ►� !Z n y N `' a .3 '� g,s2o'4c• A Ni y\ 52 ra irS w 261 $ 0,664t7 a 43 dis .40...- bp z. .0,,-- ...- A, ?NI"' €$� 0Zof 0 N 5e9-00-Cc7 f 424 /01 h • 11 3 aye 1tJ Z !� TI.al 1Qc, `C:J W Jime9- cz,-C:-J 208.14511/ 4t-F > Z20 f/Z.27 Q 3 ,N '" u �' ki Z tr. 10 '01 H b �,e� 9 A�. fi p co' . $ 4; i•® z 1 "vE( nt-rY i�i2Fb5E5 .ott ` o 1 ,,oQ�Z ,ten �Ai000io/� M �-s{91t/ /�i�t�--+�.so. 642,E a �'N R g1noZZOCB 13-30' M [') — - 37: - 36 I 257. Q . ttl 11 I N I _nk a o t 'A SEC « TWP 23 R S— A___KA "------ PACLFIC NORTHWEST TITLE N Company of Washington, Inc. Order No. So 3 -S S IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. Lot name: NE 1/4 North: 178418 .3620 East: 1298260 . 1218 Line Course: N 00-57-26 E Length: 2649. 89 North: 181067 . 8822 East: 1298304 . 3906 Line Course: N 89-06-06 W Length: 2648 . 07 North: 181109. 3993 East: 1295656. 6460 Line Course: S 01-04-17 W Length: 2646.20 North: 178463. 6619 East: 1295607 . 1669 Line Course: S 89-01-18 E Length: 2653 .35 North: 178418 . 3578 East: 1298260 . 1301 Perimeter: 10597 .51 Area: 7 ,019, 185 sq.ft.± 161 . 14 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0 . 0094 Course: S 63-10-33 E Error North: -0 . 00424 East: 0 . 00838 Precision 1 : 1 , 129,068 . 67 Lot name: NW 1/4 North: 181109.4000 East: 1295656. 6458 Line Course: N 89-13-02 W Length: 2653.08 North: 181145 . 6454 East: 1293003. 8133 Line Course: S 01-05-10 W Length: 2637 . 14 North: 178508 . 9792 East: 1292953. 8261 Line Course: S 89-01-18 E Length: 2653 . 72 North: 178463. 6687 East: 1295607 . 1593 Line Course: N 01-04-17 E Length: 2646.20 North: 181109. 4061 East: 1295656. 6384 Perimeter: 10590 . 13 Area: 7 ,009,341 sq.ft.± 160 . 91 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0096 Course: N 50-10-51 W Error North: 0 . 00612 East: -0 . 00734 Precision 1 : 1 , 107 ,527 . 55 Lot name: SE 1/4 North: 175828 . 1269 East: 1295557 . 8666 Line Course: N 01-04-17 E Length: 2636. 00 North: 178463. 6661 East: 1295607 . 1550 Line Course: S 89-01-18 E Length: 2653 .35 North: 178418 .3619 East: 1298260 . 1182 Line Course: S 01-04-04 W Length: 2636 . 64 North: 175782 . 1798 East: 1298210 . 9840 Line Course: N 89-00-28 W Length: 2653. 52 North: 175828 . 1300 East: 1295557 . 8619 Perimeter: 10579. 51 Area: 6, 995,292 sq. ft.± 160 .59 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0 . 0056 Course: N 57-13-02 W Error North: 0 . 00305 East: -0 . 00473 Precision 1 : 1 , 878 , 843 . 85 Lot name: SW 1/4 North: 175874 . 0740 East: 1292904 .7457 Line Course: N 01-04-02 E Length: 2635 .36 North: 178508 . 9768 East: 1292953 . 8306 Line Course: S 89-01-18 E Length: 2653.72 North: 178463. 6664 East: 1295607 . 1637 Line Course: S 01-04-17 W Length: 2636. 00 North: 175828 . 1272 East: 1295557 . 8753 Line Course: N 89-00-28 W Length: 2653 .52 North: 175874 . 0774 East: 1292904 . 7532 Perimeter: 10578 . 60 Area: 6, 994 ,081 sq. ft.± 160 .56 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0082 Course: N 65-24-16 E Error North: 0 . 00341 East: 0 . 00745 Precision 1 : 1 ,291 ,237 .49 Lot name: ROW North: 180571 .5760 East: 1311358 .3770 Line Course: S 89-05-12 E Length: 30. 00 North: 180571 . 0978 East: 1311388 .3732 Line Course: S 00-57-26 W Length: 165 . 62 North: 180405 . 5009 East: 1311385 . 6063 Line Course: N 89-04-54 W Length: 442 .35 North: 180412 . 5906 East: 1310943. 3132 Line Course: N 00-59-09 E Length: 30 . 00 North: 180442 .5862 East: 1310943. 8293 Line Course: S 89-04-54 E Length: 412 .33 North: 180435 . 9776 East: 1311356. 1064 Line Course: N 00-57-26 E Length: 135. 62 North: 180571 .5787 East: 1311358 .3720 Perimeter: 1215 . 91 Area: 17 ,339 sq.ft. ± 0 .40 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0 . 0057 Course: N 61-39-40 W Error North: 0 . 00268 East: -0 . 00498 Precision 1 : 215 ,028 . 92 Lot name: BNDRY North: 180435. 9794 East: 1311356. 1113 Line Course: N 00-57-26 E Length: 135 . 62 North: 180571 . 5805 East: 1311358 . 3770 Line Course: N 89-05-12 W Length: 412 .27 North: 180578. 1521 East: 1310946 . 1593 Line Course: S 00-59-09 W Length: 135 .58 North: 180442 . 5921 East: 1310943 . 8267 Line Course: S 89-04-54 E Length: 412 .33 North: 180435. 9836 East: 1311356. 1037 Perimeter: 1095 . 79 Area: 55, 907 sq.ft.± 1 .28 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0087 Course: N 61-03-08 W Error North: 0 . 00421 East: -0 . 00761 Precision 1 : 126, 041 . 48 Lot name: 1 North: 180473 . 0497 East: 1311356 . 7307 Line Course: N 89-05-12 W Length: 89 . 71 North: 180474 .4797 East: 1311267 . 0321 Line Course: S 00-54-48 W Length: 37 . 07 North: 180437 . 4144 East: 1311266. 4412 Line Course: S 89-04-54 E Length: 74 . 69 North: 180436.2174 East: 1311341 . 1216 Curve Length: 23 .55 Radius : 15 . 00 Delta: 89-57-40 Tangent: 14 . 99 Chord: 21 .21 Course: N 45-56-16 E Course In: N 00-55-06 E Course Out: S 89-02-34 E RP North: 180451 .2154 East: 1311341 . 3620 End North: 180450 . 9648 East: 1311356. 3599 Line Course: N 00-57-26 E Length: 22 . 09 North: 180473. 0518 East: 1311356. 7290 Perimeter: 247 . 11 Area: 3,277 sq. ft.± 0 . 08 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0027 Course: N 40-52-39 W Error North: 0 . 00201 East: -0 . 00174 Precision 1 : 92 , 795 . 63 • Lot name: 2 North: 180473. 0497 East: 1311356. 7307 Line Course: N 00-57-26 E Length: 31 . 00 North: 180504 . 0454 East: 1311357 .2486 Line Course: N 89-05-12 W Length: 89.73 North: 180505 .4757 East: 1311267 . 5300 Line Course: S 00-54-48 W Length: 31 . 00 North: 180474 . 4797 East: 1311267 . 0359 Line Course: S 89-05-12 E Length: 89.71 North: 180473. 0497 East: 1311356. 7345 Perimeter: 241 .44 Area: 2 ,781 sq. ft.± 0 . 06 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0. 0037 Course: S 88-56-51 E Error North: -0 . 00007 East: 0 . 00375 Precision 1 : 64 ,449 . 60 Lot name: 3 North: 180504 . 0454 East: 1311357 .2486 Line Course: N 00-57-26 E Length: 31 . 04 North: 180535 . 0811 East: 1311357 .7672 Line Course: N 89-05-12 W Length: 89. 76 North: 180536.5119 East: 1311268 . 0186 Line Course: S 00-54-48 W Length: 31 .04 North: 180505 .4758 East: 1311267 .5238 Line Course: S 89-05-12 E Length: 89. 73 North: 180504 . 0455 East: 1311357 .2424 Perimeter: 241 . 57 Area: 2 , 786 sq.ft.± 0 . 06 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0062 Course: N 89-10-14 W Error North: 0 . 00009 East: -0 . 00622 Precision 1 : 38, 817 . 68 Lot name: 4 North: 180535 . 0811 East: 1311357 .7672 Line Course: N 00-57-26 E Length: 36.50 North: 180571 .5760 East: 1311358 .3770 Line Course: N 89-05-12 W Length: 89.79 North: 180573. 0073 East: 1311268 .5984 Line Course: S 00-54-48 W Length: 36 .50 North: 180536 .5119 East: 1311268 .0166 Line Course: S 89-05-12 E Length: 89.76 North: 180535 . 0811 East: 1311357 . 7652 Perimeter: 252 .54 Area: 3,277 sq.ft.± 0 . 08 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0. 0020 Course: N 89-23-14 W Error North: 0 . 00002 East: -0 .00204 Precision 1 : 123,748 . 92 Lot name: 5 North : 180506.2157 East: 1311267 .5385 Line Course: N 00-54-48 E Length: 66 . 80 North: 180573 . 0072 East: 1311268 . 6033 Line Course: N 89-05-12 W Length: 48 .39 North: 180573. 7786 East: 1311220 .2194 Line Course: S 00-54-48 W Length: 66 . 80 North: 180506. 9871 East: 1311219 . 1546 Line Course: S 89-05-12 E Length: 48 .39 North: 180506.2157 East: 1311267 .5385 Perimeter: 230 . 38 Area: 3,232 sq. ft. ± 0 . 07 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0 . 0000 Course: S 90-00-00 E Error North: 0 . 00000 East: 0 . 00000 Precision 1 : 230,380, 000 . 00 Lot name: 6 North: 180506. 9871 East: 1311219. 1546 Line Course: N 00-54-48 E Length: 66 . 80 North: 180573. 7786 East: 1311220 .2194 Line Course: N 89-05-12 W Length: 33.36 North: 180574 .3104 East: 1311186. 8637 Line Course: S 00-54-48 W Length: 66. 80 North: 180507 .5188 East: 1311185 . 7989 Line Course: S 89-05-12 E Length: 33. 36 North: 180506. 9871 East: 1311219. 1546 Perimeter: 200 .32 Area: 2 ,228 sq.ft. ± 0 . 05 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0. 0000 Course: S 90-00-00 E Error North: 0. 00000 East: 0 . 00000 Precision 1 : 200,320, 000 . 00 Lot name: 7 North: 180507 .5189 East: 1311185 . 7989 Line Course: N 00-54-48 E Length: 66. 80 North: 180574 .3104 East: 1311186 . 8637 Line Course: N 89-05-12 W Length: 33 . 37 North: 180574 . 8423 East: 1311153. 4979 Line Course: S 00-54-48 W Length: 66. 80 North: 180508 . 0508 East: 1311152 .4331 Line Course: S 89-05-12 E Length: 33 .37 North: 180507 . 5189 East: 1311185 . 7989 Perimeter: 200 . 34 Area: 2 ,229 sq.ft.± 0 . 05 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0. 0000 Course: S 90-00-00 E Error North: 0 .00000 East: 0. 00000 Precision 1 : 200 ,340 , 000 . 00 1 Lot name: 8 North: 180508 .0508 East: 1311152 .4331 Line Course: N 00-54-48 E Length: 66 . 80 North: 180574 . 8423 East: 1311153 .4979 Line Course: N 89-05-12 W Length: 33 .38 North: 180575 . 3744 East: 1311120 . 1222 Line Course: S 00-54-48 W Length: 66. 80 North: 180508 .5829 East: 1311119 . 0574 Line Course: S 89-05-12 E Length: 33 . 38 North: 180508 . 0508 East: 1311152 .4331 Perimeter: 200 .36 Area: 2 ,230 sq. ft. ± 0 . 05 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0. 0000 Course: S 90-00-00 E Error North: 0 .00000 East: 0 . 00000 Precision 1 : 200,360, 000 . 00 Lot name: 9 North: 180508 .5829 East: 1311119. 0574 Line Course: N 00-54-48 E Length: 66 . 80 North: 180575 . 3744 East: 1311120 . 1222 Line Course: N 89-05-12 W Length: 33 . 38 North: 180575 . 9065 East: 1311086. 7464 Line Course: S 00-54-48 W Length: 66 . 80 North: 180509. 1150 East: 1311085 . 6816 Line Course: S 89-05-12 E Length: 33 . 38 North: 180508 .5829 East: 1311119. 0574 Perimeter: 200 .36 Area: 2 ,230 sq. ft.± 0 . 05 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0000 Course: S 90-00-00 E Error North: 0 . 00000 East: 0 . 00000 Precision 1 : 200,360,000 .00 Lot name: 10 North: 180509. 1150 East: 1311085 . 6816 Line Course: N 00-54-48 E Length: 66. 80 North: 180575 . 9065 East: 1311086. 7464 Line Course: N 89-05-12 W Length: 48 . 90 North: 180576. 6859 East: 1311037 . 8526 Line Course: S 00-54-48 W Length: 61 .87 North: 180514 . 8238 East: 1311036. 8664 Curve Length: 4 . 94 Radius : 35 . 00 Delta: 8-05-32 Tangent: 2 .48 Chord: 4 . 94 Course: S O4-57-34 W Course In: N 89-05-12 W Course Out: S 80-59-40 E RP North: 180515 .3817 East: 1311001 . 8708 End North: 180509. 9031 East: 1311036.4394 Line Course: S 89-05-12 E Length: 49.25 North: 180509. 1181 East: 1311085 . 6831 Perimeter: 231 . 76 Area: 3,267 sq.ft. ± 0 .08 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 .0035 Course: N 26-15-33 E Error North: 0 . 00314 East: 0 . 00155 Precision 1 : 66,267 .23 Lot name: 11 North: 180540 . 0957 East: 1311037 .2693 Line Course: N 00-54-48 E Length: 36. 59 North: 180576 . 6811 East: 1311037 . 8525 Line Course: N 89-05-12 W Length: 91 . 70 North: 180578 . 1427 East: 1310946. 1642 Line Course: S 00-59-09 W Length: 36.31 North: 180541 . 8381 East: 1310945 .5395 Line Course: S 88-54-28 E Length: 91 . 75 North: 180540 . 0892 East: 1311037 .2728 Perimeter: 256. 35 Area: 3,343 sq.ft. ± 0 . 08 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0 . 0074 Course: S 28-22-19 E Error North: -0 . 00649 East: 0 . 00350 Precision 1 : 34 , 759 . 97 t 2003 3 36PMIdAGMS Arrhitecturai.i�/ t. JpI1 UI,-� ei._I _. , '1°1) vvv �,14 Bcod PIS 66. . ifGL r t- t c.es r'S h0 '1 A f ' $ j Uvv/4 1 I l a GtzZ 1i J * i rid 17' SUBMITTAL R +QUIREMENTS p few/ $8HOR PLAT RECORDING Wks City of Renton Development Services Division --�t 00-'01a. 1055 South Grady Way, Renton,WA 98055 �-- Phone:425-430-7200 Fax:425-430-7231 • w��' • t� �� COMPLETE APPLICATION REQUIRED: The City will not accept an application that does not have all of the required items listed below. In order to accept your application, each of the numbered items must be submitted at the same time. However, if you have received a prior written waiver of a submittal item(s) during a pre-application meeting, please provide this waiver form In lieu of any submittal item not provided. In addition, all plans and attachments must be folded to 8%by 11 inches. APPLICATION TIMES: Applicants are encouraged to bring in one copy of the application package for informal review by staff prior to formal application and fee payment in order to ensure the application is complete. This should be done prior to making the requested number of copies. Applications should be submitted to Development Services Staff at the 6th floor counter of the Renton Municipal Building, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M. Monday through Friday.An appointment to submit your application is not necessary. Please allow approximately 45 minutes for application screening. Due to the screening time required, applications delivered by messenger cannot be accepted. l Ort(LC- 7ft EARLY CONSULTATION: Prior to submitting an applicatior discuss the proposed development with the Development Se Services Division will provide assistance and detailed inform requirements and standards. Applicants may also take this c submittal requirements they do not think are applicable to the D1:yEtOPIMF this meeting, see the instruction sheet entitled"Submittal Re NT Review". This meeting is available at no charge to tbe appiic r. PURPOSE: To ensure the proposed land division is in accc standards and consistent with the approved Short Plat. In � ��� compliance with any required conditions. Ck9-424E- Al! Dr r. Attachments must + t I I1 and be et, .war• APPLICATION MATERIALS: 1. ❑ Public Works Approval: Please provide confirmation required Improvements have either been substantially installed or deferred. 2. Confirmation of Compliance with all Conditions of Plat Approval: Please provide 5 copies of a statement detailing how all conditions of plat approval have been addressed. Q:\WEBIPWIDEVSERV\AFORMIaformshortpltrec.doc06/2:>l02 Lot name: 12 North: 180540 . 0957 East: 1311037 .2693 Line Course: N 88-54-28 W Length: 91 . 75 North: 180541 . 8446 East: 1310945 .5360 Line Course: S 00-59-09 W Length: 31 . 14 North: 180510 . 7092 East: 1310945 . 0002 Line Course: S 89-04-54 E Length: 91 .34 North: 180509.2453 East: 1311036.3285 Curve Length: 5 . 61 Radius : 35 . 00 Delta: 9-10-51 Tangent: 2 . 81 Chord: 5 . 60 Course: N 05-30-14 E Course In: N 79-54-21 W Course Out: S 89-05-12 E RP North: 180515 . 3796 East: 1311001 . 8702 End North: 180514 . 8217 East: 1311036. 8658 Line Course: N 00-54-48 E Length: 25 .28 North: 180540 . 0985 East: 1311037 .2687 Perimeter: 245 . 11 Area: 2 ,844 sq. ft. ± 0 . 07 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0029 Course: N 11-06-15 W Error North: 0 .00281 East: -0 . 00055 Precision 1 : 85 , 654 . 17 Lot name: 13 North: 180478 .3688 East: 1311023 . 9377 Curve Length: 17 . 97 Radius : 35 . 00 Delta: 29-24-52 Tangent: 9. 19 Chord: 17 . 77 Course: N 20-58-34 E Course In: S 83-43-52 E Course Out: N 54-19-00 W RP North: 180474 .5470 East: 1311058 . 7285 End North: 180494 . 9627 East: 1311030 .2996 Curve Length: 15 . 63 Radius : 35 . 00 Delta: 25-35-21 Tangent: 7 . 95 Chord: 15 .50 Course: N 22-53-20 E Course In: N 54-19-00 W Course Out: S 79-54-21 E RP North: 180515 .3784 East: 1311001 . 8707 End North: 180509.2441 East: 1311036 . 3290 Line Course: N 89-04-54 W Length: 91 . 34 North: 180510 . 7080 East: 1310945 . 0007 Line Course: S 00-59-09 W Length: 31 . 07 North: 180479. 6426 East: 1310944 .4661 Line Course: S 89-04-54 E Length: 79.48 North: 180478 . 3687 East: 1311023. 9359 Perimeter: 235 .49 Area: 2 , 644 sq. ft.± 0 . 06 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0 . 0018 Course: S 86-35-52 W Error North: -0 .00011 East: -0.00182 Precision 1 : 129,254 .24 Lot name: 14 North: 180441 .3160 East: 1311023. 1942 Line Course: N 00-54-48 E Length: 33. 79 North: 180475 . 1017 East: 1311023 . 7328 Curve Length: 3.27 Radius : 35 . 00 Delta: 5-21-20 Tangent: 1 . 64 Chord: 3.27 Course: N 03-35-28 E Course In: S 89-05-12 E Course Out: N 83-43-52 W RP North: 180474 .5438 East: 1311058 . 7284 End North: 180478 .3656 East: 1311023. 9377 Line Course: N 89-04-54 W Length: 79 .48 North: 180479 . 6395 East: 1310944 .4679 Line Course: S 00-59-09 W Length: 37 . 06 North: 180442 . 5850 East: 1310943. 8303 Line Course: S 89-04-54 E Length: 79.37 North: 180441 . 3129 East: 1311023. 1901 Perimeter: 232 . 98 Area: 2 , 941 sq.ft. ± 0 . 07 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0 .0052 Course: S 52-59-42 W Error North: -0 . 00313 East: -0 . 00416 Precision 1 : 44 , 742 . 69 Lot name: 15 North: 180441 . 3160 East: 1311023. 1942 Line Course: N 00-54-48 E Length: 33. 79 North: 180475 . 1017 East: 1311023 . 7328 Curve Length: 21 .24 Radius : 35 . 00 Delta: 34-46-12 Tangent: 10 . 96 Chord: 20 . 92 Course: N 18-17-54 E Course In: S 89-05-12 E Course Out: N 54-19-00 W RP North: 180474 .5438 East: 1311058 . 7284 End North: 180494 . 9595 East: 1311030 .2995 Curve Length: 16.30 Radius : 35 . 00 Delta: 26-40-40 Tangent: 8 .30 Chord: 16. 15 Course: N 22-20-40 E Course In: N 54-19-00 W Course Out: S 80-59-40 E RP North: 180515 .3752 East: 1311001 . 8707 End North: 180509. 8966 East: 1311036 .4392 Line Course: S 89-05-12 E Length: 38 . 97 North: 180509.2754 East: 1311075 .4043 Line Course: S 00-54-48 W Length: 68 . 79 North: 180440.4942 East: 1311074 .3078 Line Course: N 89-04-54 W Length: 51 . 12 North: 180441 .3135 East: 1311023 . 1943 Perimeter: 230 .21 Area: 3,328 sq.ft.± 0 . 08 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0025 Course: S 02-19-02 E Error North: -0 . 00253 East: 0.00010 Precision 1 : 90,823 . 68 Lot name: 16 North: 180440 .4967 East: 1311074 .3064 Line Course: N 00-54-48 E Length: 68 . 79 North: 180509.2779 East: 1311075 . 4029 Line Course: S 89-05-12 E Length: 33 .33 North: 180508 . 7467 East: 1311108 . 7286 Line Course: S 00-54-48 W Length: 68 . 79 North: 180439. 9654 East: 1311107 . 6321 Line Course: N 89-04-54 W Length: 33 . 33 North: 180440 .4996 East: 1311074 .3064 Perimeter: 204 .24 Area: 2 ,293 sq.ft. ± 0 . 05 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0029 Course: N 00-54-57 E Error North: 0 . 00291 East: 0 . 00005 Precision 1 : 70,219 .56 Lot name: 17 North: 180439. 9625 East: 1311107 . 6321 Line Course: N 00-54-48 E Length: 68 . 79 North: 180508 . 7437 East: 1311108 . 7286 Line Course: S 89-05-12 E Length: 33. 33 North: 180508.2125 East: 1311142 . 0543 Line Course: S 00-54-48 W Length: 68 . 80 North: 180439. 4212 East: 1311140 . 9577 Line Course: N 89-04-54 W Length: 33. 33 North: 180439. 9554 East: 1311107 . 6320 Perimeter: 204 .25 Area: 2 ,293 sq.ft.± 0 . 05 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0 . 0071 Course: S 00-54-44 W Error North: -0 . 00709 East: -0 . 00011 Precision 1 : 28, 802 .46 • Lot name: 18 North: 180439.4283 East: 1311140 . 9578 Line Course: N 00-54-48 E Length: 68 . 80 North: 180508 .2195 East: 1311142 . 0545 Line Course: S 89-05-12 E Length: 36 . 08 North: 180507 . 6444 East: 1311178 . 1299 Line Course: S 00-54-48 W Length: 68 . 80 North: 180438 . 8532 East: 1311177 . 0332 Line Course: N 89-04-54 W Length: 36. 08 North: 180439.4314 East: 1311140 . 9578 Perimeter: 209. 76 Area: 2 ,482 sq. ft.± 0 . 06 acres Mapcheck Closure - (Uses listed courses, radii , and deltas) Error Closure: 0 . 0031 Course: N 00-54-57 E Error North: 0 . 00315 East: 0 . 00005 Precision 1 : 66, 620 . 64 Lot name: 19 North: 180438. 8500 East: 1311177 . 0332 Line Course: N 00-54-48 E Length: 68 . 80 North: 180507 . 6413 East: 1311178 . 1298 Line Course: S 89-05-12 E Length: 33 .33 North: 180507 . 1100 East: 1311211 .4556 Line Course: S 00-54-48 W Length: 68 . 80 North: 180438 . 3187 East: 1311210. 3589 Line Course: N 89-04-54 W Length: 33. 33 North: 180438 . 8529 East: 1311177 . 0332 Perimeter: 204 .26 Area: 2 ,293 sq.ft. ± 0 . 05 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0029 Course: N 00-54-57 E Error North: 0 . 00291 East: 0 . 00005 Precision 1 : 70,226 .44 Lot name: 20 North: 180437 .4168 East: 1311266. 4417 Line Course: N 00-54-48 E Length: 68 . 81 North: 180506.2180 East: 1311267 .5385 Line Course: N 89-05-12 W Length: 56. 09 North: 180507 . 1121 East: 1311211 . 4556 Line Course: S 00-54-48 W Length: 68 . 80 North: 180438 .3209 East: 1311210 . 3590 Line Course: S 89-04-54 E Length: 56 . 09 North: 180437 .4219 East: 1311266.4418 Perimeter: 249. 79 Area: 3, 859 sq.ft.± 0 . 09 acres Mapcheck Closure - (Uses listed courses , radii , and deltas) Error Closure: 0 . 0051 Course: N 00-54-39 E Error North: 0 . 00510 East: 0. 00008 Precision 1 : 48, 928 .31 OF AFFIDAVIT OF PUBLICATION NOTICE DETERM NATI NENTAL ENVIRONMENTAL-REVIEW Barbara Alther,first dulysworn on oath states that he/she is the Legal Clerk of the COMMITTEE RENTON,WASHINGTON The Environmental Review SOUTH COUNTY JOURNAL Committee has issued a Determination of Non-Significance - 600 S.Washington Avenue,Kent,Washington 98032 Mitigated for the following project under the authority of the Renton Municipal Code. a daily newspaper published seven(7)times a week. Said newspaper is a legal newspaper of THIRD&UNION TOWNHOMES general publication and is now and has been for more than six months prior to the date of LUA-02-072,SA-A,ECF,BSP publication, referred to, printed and published in the English language continually as a daily Environmental review for the newspaper in Kent, King County,Washington. The South County Journal has been approved as a development of 20 attached legal newspaper by order of the Superior Court of the State of Washington for King County. duplex units. Location:333 Union The notice in the exact form attached,waspublished in the South CountyJournal Avenue NE. (andAppeals of the environmental not in supplemental form)which was regularly distributed to the subscribers during the below determination must be filed in writing stated period. The annexed notice,a on or before 5:00 PM September 17, 2002. Appeals must be filed in Third&Union Townhomes writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 as published on: 9/3/02 South Grady Way, Renton, WA The full amount of the fee charged for said foregoing publication is the sum of$60.19,charged to govern5. Appeals to the Examinerof are 9 9 9 9 governed by City of Renton Acct. No. 8051067. Municipal Code Section 4-8-110.B. Additional information regarding the The cost above includes a$6.00 fee for the printing of the affidavits. appeal process may be obtained from the Renton City Clerk's Office, Legal Number 10753 (425)430-6510. (�Lfil� � �� Published in the South County Journal September 3,2002.10753 Q Legal Clerk, South County Journal Subscribed and sworn before me on this ( ' day of ,2002 ��•`��;:w;�s$1Orr fxp�. f"won Notary Public of the State of Washi ton * ;; residing in Renton ir.ar r waft). King County,Washington —.— O PUB t-Nr" er. C.2 6 ,.p••• Qao eo'���,oaiaii • J`o' ■ . ENVIRONMENTAL&ADMINISTRATIVE DECISION Posted to Notify Interested Persons of an Environmental and Administrative Action 1 THIRD&UNION TOWNHOMES j LUA-02-072,SA-A,ECF,BSP The applicant Is requesting Environmental(SEPA)Review,Administrative Site Plan Approval,and Binding Site Plan(subdivision)Approval for the development of 20 attached duplex units.The projectl1 would construct 102-story townhouse structures-each containing two units.Each Individual unit would be situated within sat Individual parcel to be created by the binding site plan or subdivision.The units �I'I would range between 1,388 square feet and 1,508 square feet In size and would contain either single or Ili double car attached garages.The development includes the installation of landscape,utility and street improvements for the project.Site preparation activities would require the removal of approximately 18 'll trees with all grading materials to be balanced on site. 41{1 THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE(ERC)HAS DETERMINED THAT THE PROPOSED 0 ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT AND HAS ISSUED A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M). APPEALS OF THE ENVIRONMENTAL V. DETERMINATION(RCW 43.21.0075(3),WAC 197-11.880J MUST BE FILED IN WRITING ON OR BEFORE 5:00 PM it SEPTEMBER 17,2002. 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: 'i 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 li INFORMATION REGARDING THE APPEAL PROCESS MAY BE OBTAINED FROM THE RENTON CITY CLERK'S I OFFICE,(425)430.6510. 1 FOR ADDITONAL INFORMATION REGARDING THE ADOPTED MITIGATION MEASURES AND/OR CONDITIONS OF APPROVAL,PLEASE CONTACT THE PROJECT MANAGER,LESLEY NISHIHIRA,AT(425)430-7270. =THIS a I i S .,.J �, W ay `O .,,toe.Osq g, aIR Heather Downs Park ''.1.1 rgth0"141B\ 0 II 111111111P ' L.,..• ou el . .if ________ . . "....._ • DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION IPlease include the project NUMBER when calling for proper file identification. I MARILYN c'J IGHEFF NOTARY PUBLIC ' STATE OF WASHINGTON • COMMISSION EXPIRES CERTIFICATION JUNE 20, 2003 I, E. . ��� , hereby certify that 3 copies of the above document were posted by m in 2") conspicuous places on or nearby the described property on 3 'I Z7 Signed: C ATTEST: Subscribed answorn before me,a Notary Public,in and for the to of (�d. Washington residing 2-t t-v--) ,on the l day_of ` RILYN MY APPpINTMENT EXPIRES:6-29eO3 CITY F RENTON Plannin uildin ublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 7, 2002 Mr. Wayne Jones Lakeridge Development P.O. Box 146 Renton, WA 98057 SUBJECT: Third & Union Townhomes Project No. LUA-02-072, SA-A, ECF, BSP Dear Mr. Jones: This letter is to inform you that the appeal period has ended for the Environmental Review Committee's (ERC) Determination of Non-Significance—Mitigated, the Administrative Site Plan and the Binding Site Plan decisions. No appeals were filed. The decisions are final and you may proceed with the next step of the Binding Site Plan process. The enclosed handout, titled "Binding Site Plan Recording", provides detailed information for this process. The Advisory Notes, Mitigation Measures and Conditions listed in the City of Renton Report & Decision dated August 27, 2002 and amended by letter dated September 17, 2002, must be satisfied before the Binding Site Plan can be recorded. If you have any questions regarding the report and decision issued for the Binding Site Plan proposal, please call me at (425) 430-7270. Sincerely, figcl) Lesley Nishih Senior Planner cc: W. Woodall, P. McBride Merle J. Wood, Vic &Jenny Bloomfield, Steve Fiksdal Encl. FINAL RENTON 1055 South Grady Way-Renton,Washington 98055 COHEAD OF THE CURVE ` This paper contains 50%recycled material,30%post consumer Thi i-' A Uri t 1, s b vi m rid.)6 e�� &A✓ UC--6 - .4 .13 r r1d i1/1 Ce c s ,c z cec. r+$h(I�T P'GL7` ` Jay]U��L�� lG!L 04 1 13. SUBMITTAL R QUIREMENTS 81 m r7 NCB SITE 'P 8HORT P' 4kT RECORDING City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 COMPLETE APPLICATION REQUIRED: The City will not accept an application that does not have all of the required items listed below. In order to accept your application, each of the numbered items must be submitted at the same time. However, if you have received a prior written waiver of a submittal item(s) during a pre-application meeting, please provide this waiver form in lieu of any submittal item not provided. In addition, all plans and attachments must be folded to 8'/% by 11 inches. APPLICATION TIMES: Applicants are encouraged to bring in one copy of the application package for informal review by staff prior to formal application and fee payment in order to ensure the application is complete. This should be done prior to making the requested number of copies. Applications should be submitted to Development Services Staff at the 6th floor counter of the Renton Municipal Building, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M. Monday through Friday. An appointment to submit your application is not necessary. Please allow approximately 45 minutes for application screening. Due to the screening time required, applications delivered by messenger cannot be accepted. EARLY CONSULTATION: Prior to submitting an application, the applicant should informally discuss the proposed development with the Development Services Division. The Development Services Division will provide assistance and detailed information on the City's land use requirements and standards. Applicants may also take this opportunity to request the waiver of submittal requirements they do not think are applicable to their project. For further information on this meeting, see the instruction sheet entitled"Submittal Requirements for Preliminary Project Review". This meeting is available at no charge to the applicant. PURPOSE: To ensure the proposed land division is in accordance with City of Renton's adopted standards and consistent with the approved Short Plat. In addition, final review is used to verify compliance with any required conditions. All Plans and Attachments must be folded to 8'/2" by 11" APPLICATION MATERIALS: 1. ❑ Public Works Approval: Please provide confirmation required improvements have either been substantially installed or deferred. 2. ❑ Confirmation of Compliance with all Conditions of Plat Approval: Please provide 5 copies of a statement detailing how all conditions of plat approval have been addressed. Q:\WEB\PW\DEVSERV\AFORM\aformshortpltrec.doc06/25/02 3. ❑ Plat Certificate: Please provide 3 copies of a current Plat Certificate obtained from a title company documenting ownership and listing all encumbrances of the entire parcel where the project is being proposed. If the Plat Certificate references any recorded documents (i.e. easements, dedications, covenants) five copies of the referenced recorded document(s) must also be provided. All easements referenced in the Plat Certificate must be located, identified by type and recording number, and dimensioned on the Site Plan. 4. ❑ Legal Documents: Please provide 4 copies of any proposed restrictive covenants and draft Homeowners Association documents. 5. ❑ Additional Requirements for Plats with Private Utility and Access Easements: Short Plats with parcels requiring access via a private easement shall show the locations and widths of these proposed utility and access easements. The following two notes shall be included upon the face of the short plat: Declaration of Covenant: The owner of land embraced within this short plat, in return for the benefits to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easements shown on this short plat to any and all future purchasers of the lots, or of any subdivision thereof. The covenant shall run with the land as shown on this short plat. Private Access and Utilities Maintenance Agreement: New private exclusive easements for ingress, egress, and utilities are to be created upon the sale of lots shown on this short plat The owners of Lots shall have an equal and undivided interest in, and responsibility for maintenance of, the private access and utility easement. These maintenance responsibilities include the repair and maintenance of the private access road, drainage pipes, and any storm water quality and/or detention facilities within the easement, private signage, and other infrastructure not owned by the City of Renton or other utility providers. Maintenance costs shall be shared equally. Parking on the paving in the access easement is prohibited, unless a minimum of 20 feet of unobstructed pavement width is provided. 6. ❑ Aquifer Protection Notice: For Short Plats within either of the Aquifer Protection Zones, the following notice must be included upon the face of the short plat. The lots created herein fall within Zone (1 or 2) of Renton's Aquifer Protection Area and are subject to the requirements of the City of Renton Ordinance #4367. This City's sole source of drinking water is supplied from a shallow aquifer under the City surface. There is no natural barrier between the water table and ground surface. Extreme care should be exercised when handling of any liquid substance, other than water, to protect from contact with the ground surface. It is the homeowners' responsibility to protect the City's drinking water. 7. ❑ Short Plat Plan for Recording: Please provide 12 copies of a fully-dimensioned plan prepared by a State of Washington registered professional land surveyor, drawn at a scale of 1"=40'on an 18"x 24" plan sheet(or other size or scale approved by the Development Services Division) and including the following information: • Name of the proposed plat • In the upper right hand corner include the City land use file number(e.g. LUA02-037) and below in smaller font, the city LND number provided by the property services section (e.g. LND • Name and address of the licensed land surveyor/engineer \\CENTRAL\SYS2\PIAZZA\WEB\PW\DEVSERV\AFORM\aformshortpltrec.doc 2 • Legal description of the property to be subdivided • Date, graphic scale, and north arrow oriented to the top of the paper/plan sheet • Location and dimensions of all property lines including the square footages of each lot • Location of the subject site with respect to the nearest street intersections (including driveways and/or intersections opposite the subject property), alleys and other rights of way • Names, locations, types, widths and other dimensions of existing and proposed streets alleys, easements, parks, open spaces and reservations • Data sufficient to readily determine and reproduce on the ground the location, bearing and length of every street, easement line, lot line and boundary line on site. Dimensions shall be to the nearest one-hundredth (1/100) of a foot, angles, bearing, degrees, minutes and seconds. All measurements and bearings shall be mathematically correct • Coordinates shall be included per City of Renton surveying standards for permanent control monuments • Location and dimensions of all easements referenced in the plat certificate with the recording number and type of easement(e.g. access, sewer, etc.) indicated • Location and dimensions of any existing structures to remain within or abutting the plat • Location of existing conditions on or adjacent to the site which could hinder development. Certifications: • Certification by a licensed land surveyor that a survey has been made and that monuments and stakes will be set • Certification of City approval to be signed by the Planning/Building/Public Works Administrator • Certification of approval to be signed by King County Assessor and the Deputy King County Assessor 8. ❑ Calculations: Please provide 3 copies of complete field calculations and computations noted for the plat and details (if any) of all distances, angles, and calculations together with information on the error of closure. The error of closure on any traverse shall not exceed 1' in 10,000'. 9. ❑ Monument Cards: When a monument(s) is installed as part of the project, please provide 2 copies of a form obtained from the City Technical Services Division and filled out by a surveyor providing information regarding a single monument, including the Section, Township and Range, method of location, type of mark found or set, manner of re-establishment of the single monument(if applicable), description, and a drawing showing the location of a single monument and indicating a reference point to that monument. All Plans and Attachments must be folded to 81/2" by 11" REVIEW PROCESS: Once the final short plat information is submitted to the Development Services Division, the materials will be routed to those City departments having an interest in the application. Reviewers have approximately two weeks to return their comments to the Development Services Division. All comments and any requests for revisions will be sent to the applicant. Once all comments have been addressed, the applicant re-submits the revised plans and/or documents for review. As part of the review process, the Development Services Division will ensure improvements have been installed and approved and that all conditions of the short plat approval have been met. Once the applicant has demonstrated these items have been addressed through either a \\CENTRAL\SYS2\PIAZZA\WEB\PW\DEVSERV\AFORM\aformshortpltrec.doc 3 confirmation of improvement installation approval or letter of deferral, the City will send a written request for the final mylar, courier fees and any associated legal documents. Once all of the City's required approval signatures have been obtained, the City will transmit the mylar via courier to King County for recording. The entire recording process typically takes four weeks to complete. However, the time frame for getting a short plat recording is largely dependent upon application completeness and prompt turnaround time for revisions. Lots cannot legally be sold until the Short Plat has received its recording number. DEFERRAL OF IMPROVEMENTS: If a developer wishes to defer certain on-site or off-site improvements (i.e. landscaping, curbs and sidewalks), written application with full and complete engineering drawings must be submitted to the Development Services Division. The application should explain the reasons why such delay is necessary. If approval is granted, security in the form of an irrevocable letter of credit, set-aside fund, assignment of funds, certified check or other type of security acceptable to the City shall be furnished to the City in an amount equal to a minimum of 150% of the estimated cost of the required improvements. DEDICATION OF RIGHT OF WAY: If right-of-way dedication is required for the short plat, separate application for City approval is required. The associated deed of right-of-way dedication must be approved by City Council prior to recording of the short plat. This process may take six weeks, so early application is encouraged. \\CENTRAL\SYS2\PIAZZA\WEB\PW\DEVSERV\AFORM\aformshortpltrec.doc 4 t, rink CITY 011' RENTON ..LL Planning/Building/PublicWorks Department Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor September 17, 2002 Patrick McBride GMS Architectural Group 1804 136th Place NE, Suite #1 Bellevue, WA 98005 Subject: Request for Reconsideration 3rd & Union Townhomes/File No. LUA-02-072, ECF, SA-A, BSP Dear Mr. McBride: This letter is to inform you that we have reviewed your request for reconsideration of the Administrative Decision issued August 29, 2002 regarding the above referenced project. Specifically, the requested reconsideration with regard to the project's compliance with the Urban Center Design Overlay Regulations has been approved. On September 12, 2002, detailed drawings were submitted in order to demonstrate the proposal's compliance with the design criteria specified under the Building Design Standards of the Urban Center Design Overlay Regulations (section 4-3-130.D). Although the project has not been modified from the initial proposal, the submitted drawings better illustrate the modulation of vertical and horizontal rooflines and facades as required by the regulations. Based on these drawings, the building elevations appear to provide suitable variation and have been determined to comply with the intent of the design regulations. Therefore, the Administrative Decision for the 3rd & Union Townhomes, File No. LUA-02 • - 072, ECF, SA-A, BSP has been modified as follows: The Site Plan and Binding Site Plan for the 3rd & Union Townhomes, File No. LUA-02-072, ECF, SA-A, BSP, is approved subject to the following conditions: 1. The applicant shall comply with the conditions of approval outlined in the administrative report and decision for the requested modifications from the Suburban Centers Residential Demonstration District Development Standards as follows: a. Along the site's Union Avenue NE street frontage, the applicant shall provide a visual buffer (i.e., combination of brick, iron railings, and landscaping) in order to create a softened transition from the roadway to the buildings and that does not result in a dominant visual impact. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the final inspection of buildings A and B. 2. The applicant shall place "No Parking" signage along the private roadway serving the development, as well as address identification signs at the 1055 South Grad Way-Renton,Washington 98055 R. E N T O N AHEAD OF THE CURVE This paper contains 50%recycled material,30%post consumer 3rd& Union Townhomea Reconsideration September 17,2002 Page 2 of 2 entrance to the private street. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 3. The applicant shall extend the property lines for each lot such that the roadway improvements (i.e., asphalt paving and sidewalks) are located within a minimum easement width of 26 feet. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 4. The applicant shall dedicate the appropriate amount of property in order to accomplish a minimum 15-foot corner radius at the southeast corner of the site for the NE 3rd Court and Union Avenue NE intersection. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 5. The applicant shall complete the required improvements for the binding site plan, including utility and street improvements, prior to the recording of the binding site plan. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the binding site plan in order to establish maintenance responsibilities for common roadway and utility improvements for the development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the binding site plan. This decision to approve the request for reconsideration is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m., October 1, 2002. If you have questions regarding this correspondence, feel free to contact Lesley Nishihira at (425) 430-7270. Sincerely, r ()41' ri-01/v6- 1,-\(' Neil Watts, Director Development Services Division cc: Wayne Jones, Applicant Jennifer Henning, Principal Planner Lesley Nishihira, Project Manager Land Use File L�- 1 1w g r DEVE CITY OF RE4101j ii JG 1610 c�u RECEIVED 1804 136th P1. N.E., Suite #1 Bellevue, WA 98005 (425)644-1446 FAX:644-1921 September 11, 2002 Lesley Nishihira, Senior Planner City of Renton Planning, Building & Public Works Dept. 1055 South Grady Way Renton, WA 98055 Subj: 3rd & Union Townhomes Project. No. LUA-02-072, SA-A, ECF, BSP Dear Ms. Nishihira: Per our conversation today with Mr. Wayne Jones and myself, we discussed the colored exhibits that our office prepared in response to items listed in the MDNS letter (Items 1 a & b) under Site Plan and Binding Site Plan Conditions; we request that the project be reconsidered as compliant by the Environmental Review Committee. The new colored exhibits should demonstrate compliance of the exterior elevations of Buildings A, B, D, E, G, J & K with their proposed modulation and that they do comply with the design criteria required for this project. We believe that the original black & white exhibits did not adequately illustrate the extent of the building modulation (covered roofed patios, cantilevered overhangs and color blocking) as well as new additional landscape and screening (arbors, trellises and fences) that we are now proposing to enhance the required streetscape design compliance. We believe you will now be able to review how the current proposal of buildings (D, E & G) meet the required variation and modulation along the respective facades of these structures. These building facades use a combination of covered roofs over the patios, a 2nd story cantilevered overhangs, exterior color, trim and various siding material textures to comply with the cities modulation criteria. Architecture•Design•Planning Member of the American Institute of Architects DEVELOP ... T�;V�t�'� CITY OF REN i!c Lesley Nishihira, Senior Planner City of Renton - Planning, Building & Public Works Dept. September 11, 2002 Page 2 We also believe that these similar design attributes, at Buildings A & B, (cantilever's, exterior color, trim and various siding materials) along with the additional 30" - 36" high landscape key block retaining walls, 24" —30" high laurel hedge, a trellis to be located between the buildings (to provide a sense of enclosure to the entry courtyards) and decorative cedar arbors and see-through privacy screens at the rear of the patios will provide compliance to the visual buffer criteria that softens the transition from the roadway to the buildings; but doesn't create a dominate visual impact. We believe that the Environmental Review Committee should reconsider the current design and added design and color elements, does fully satisfy the requirements and design intent of these two items (1 a & b) listed in the MDNS. We are available to attend your next staff review meeting regarding this matter. I' Patrick . McBride, AIA, Principal - V A RCHITECTURAL GROUP, AIA, P.S. PWM/pg Cc: Wayne Jones, Lakeridge Development GMS Architectural Group,AIA,P.S. r8o4 136`h P1.N.E. Suite r Bellevue, WA 98005 Phone 425 644 1446 Fax 425 644 1921 e-mail office(c6gmsarch.com ENVIRONMENTAL & ADMINISTRATIVE DECISION Posted to Notify Interested Persons of an Environmental and Administrative Action THIRD&UNION TOWNHOMES LUA-02-072,SA-A,ECF,BSP The applicant is requesting Environmental(SEPA)Review,Administrative Site Plan Approval,and Binding Site Plan(subdivision)Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures-each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape,utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE(ERC)HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT AND HAS ISSUED A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M). APPEALS OF THE ENVIRONMENTAL DETERMINATION [RCW 43.21.0075(3), WAC 197-11-680] MUST BE FILED IN WRITING ON OR BEFORE 5:00 PM SEPTEMBER 17, 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. ADDITIONAL INFORMATION REGARDING THE APPEAL PROCESS MAY BE OBTAINED FROM THE RENTON CITY CLERK'S OFFICE,(425)430-6510. FOR ADDITONAL INFORMATION REGARDING THE ADOPTED MITIGATION MEASURES AND/OR CONDITIONS OF APPROVAL,PLEASE CONTACT THE PROJECT MANAGER,LESLEY NISHIHIRA,AT(425)430-7270. 6,I . .:'N F i4TH-r.. ST= y, ,y 130 TL 313.11(323.1L arr� r. � ,2,,�. l O 5 pyAIIV .Ali Td 4-°Al! {i—__._O(1) NI ;�I 4 tr. K. 1:4„ (Z) I S./ W 1,1 O 2.z 8..rc ne137 Ac.sEa 13O a i w .z. (3) f7 sP oaa-as t1 5. Y. COMPANYL A T $ 1.611. eti 4 Li fi1 r� ` z .2:TA 96 I O SOUTHCO //�/ IT 3 ' 3©� Le'„ . M A R T I/Z w Mowry,. wwo I I 1 f3f3.131 O J 3IMi i1i).a� 1.3Z.34 C E N J CPI�r 1.26 Ac. Heather Downs ]'x $" Park . Do ❑El TA ra ua ..._.../ •9Z.5Z I -- 1 O /ho 2.�6AG.. �Z w �.k. j � Isl x1G f.C30 )L/M "41r—'T�C1�Td �—f6 s ci 6e t1 0 ATLAS CP SEATTLE COPYRIGHTED 4 PUBLISHED BY I KROLL HAP COI-IPANY,INC,SEATTLE .. • NORTH 040' 200' 400' 800' DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION 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. THIRD & UNION TOWNHOMES LUA-02-072, SA-A, ECF, BSP Environmental review for the development of 20 attached duplex units. Location: 333 Union Avenue NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM September 17, 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. Publication Date: September 03, 2002 Account No. 51067 dnspub CITY I__ F RENTON ..at f Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 3, 2002 Mr. Wayne Jones Lakeridge Development P.O. Box 146 Renton, WA 98057 SUBJECT: Third & Union Townhomes Project No. LUA-02-072, SA-A, ECF, BSP Dear Mr. Jones: 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 environmental determination must be filed in writing on or before 5:00 PM September 17, 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. 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) 430-7270. For the Environmental Review Committee, Lesley Nishihir Senior Planner cc: Wendall Woodall/Owner; Patrick McBride/Contact; Merle J.Wood, Vic &Jenny Bloomfield/Parties of Record Enclosure Qnsmletter RENTON 1055 South Grady Way-Renton,Washington 98055 AHEAD OF THE CURVE ®This paper contains 50%recycled material,30%post consumer V CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES & CONDITIONS APPLICATION NO(S): LUA-02-072, ECF, SA-A, BSP APPLICANT: Wayne Jones Of Lakeridge Development PROJECT NAME: 3`d& Union Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. LOCATION OF PROPOSAL: 333 Union Avenue NE MITIGATION MEASURES: 1. The applicant shall comply with all recommendations contained within the Geotechnical Engineering Report prepared by Cornerstone Geotechnical Inc. dated June 13, 2002, regarding (but not limited to) construction timeframes, foundations, structural fill, drainage, and site preparation and grading activities. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. The applicant shall revise the drainage plan and report to comply with the 1998 King County Surface Water Drainage Manual under the Level 2 Flow Control, including water quality facility sizing requirements. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of construction permits for the project. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the binding site plan. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family or duplex unit prior to the recording of the binding site plan. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi family unit prior to the recording of the binding site plan. The Site Plan and Binding Site Plan for the 3`d & Union Townhomes, File No. LUA-02-072, ECF, SA- A, BSP, is approved subject to the following conditions: 1. The applicant shall comply with the conditions of approval outlined in the administrative report and decision for the requested modifications from the Suburban Centers Residential Demonstration District Development Standards as follows: a. The applicant shall redesign buildings A/B, D/E/G and J/K to provide the required variation or modulation along the respective western, eastern and northern facades of the structures. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits for any of the specified structures. b. Along the site's Union Avenue NE street frontage, the applicant shall provide a visual buffer (i.e., combination of brick, iron railings, and landscaping) in order to create a softened 3`d & Union Townhomes LUA-02-072,ECF,SA-A,BSP Mitigation Measures (continued) Page 2 of 2 transition from the roadway to the buildings and that does not result in a dominant visual impact. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the final inspection of buildings A and B. 2. The applicant shall place"No Parking"signage along the private roadway serving the development, as well as address identification signs at the entrance to the private street. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 3. The applicant shall extend the property lines for each lot such that the roadway improvements (i.e., asphalt paving and sidewalks) are located within a minimum easement width of 26 feet. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 4. The applicant shall dedicate the appropriate amount of property in order to accomplish a minimum 15-foot corner radius at the southeast corner of the site for the NE 3rd Court and Union Avenue NE intersection. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 5. The applicant shall complete the required improvements for the binding site plan, including utility and street improvements, prior to the recording of the binding site plan. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the binding site plan in order to establish maintenance responsibilities for common roadway and utility improvements for the development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the binding site plan. mitmeasures CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-072, ECF, SA-A, BSP APPLICANT: Wayne Jones Of Lakeridge Development PROJECT NAME: 3rd& Union Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. LOCATION OF PROPOSAL: 333 Union Avenue NE 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 site is designated Center Suburban (CS) on the City's Zoning Map and the City's Comprehensive Plan Land Use Map. 2. The property is also located within Area B of the Centers Residential Demonstration District. Parks 1. All landscaping is to be maintained by the property owners. Fire Prevention 1. One fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single-family/duplex structures. If the building square footage exceeds 3,600 square feet in area, the minimum required fire flow increases to 1,500 gpm and 2 hydrants are required within 300 feet of the structures. 2. Separate plans and permits are required for the installation of fire alarm systems. 3. Street addresses shall be posted on each building. Plan Review—Street Improvements 1. Full street improvements, including curb, gutter, sidewalk and street paving, is required along the full frontage of the property's street abutting property lines (if not already in place). 2. The dedication of additional right-of-way is necessary in order to achieve the minimum 15-foot corner radius for the abutting intersection. 3. Street lighting (if not already existing) along the frontage of the project will be designed and installed in accordance to City of Renton standards. 4. All new electrical, phone and cable services must be underground. 3`d& Union Townhomes LUA-02-072,ECF,SA-A,BSP Advisory Notes (continued) Page 2 of 3 Plan Review—Water 1. This site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 69 psi. 2. There is a 10"watermain in NE 3rd Ct, adjacent to the site. This watermain is modeled to provide 3900 GPM (derated). 3. The City of Renton Fire Marshal requires a 2750 GPM for this project. It appears that to meet this fire-flow demand will require a 10"watermain loop system to serve the new development. This will be required to be installed in the proposed private lane, and shall connect to the existing 10"water main in NE 3rd Ct; at the west end and the east end of each driveway(as shown on the submittal), including a stub-out to the north property line. 4. A minimum of three fire hydrants will be required to serve the new development. The City of Renton code requires a primary hydrant is required within 150 feet of and structure. A secondary hydrant is required to be installed within 300 feet of the structure (distance is measured along the travel route). The proposed water plan, as submitted, does not comply with the requirements as described above. 5. This project will be required to pay the Water System Development fee of$665/unit. These fees are included as a part of the construction permit fee. Plan Review—Sanitary Sewer 1. There is an existing 8"sanitary sewer main in NE 3`d Ct; at the west end. 2. There is also an existing 8" main in Union Ave NE; at the north property line. 3. The project will be required to install a new 8"sanitary sewer main extension in NE 3`d Ct (Note: An alternative alignment may be allowed as long as it connects NE 3rd Ct with Union Ave NE. The main will run from Union Ave NE to the existing sewer in NE 3`d Ct. The sewer plan as submitted does not comply with the requirement as described above. 4. Development will be served via gravity. Dual sidesewers will not be allowed. 5. This site is located in the East Renton Special Assessment District. These fees are$224.52 plus interest per Single Family connection. These fees are collected when the construction permit is issued. 6. A Multi-family System Development Charge of$455 per each new unit is required. The Development Charges are collected as part of the construction permit. Plan Review—Storm Drainage 1. There are storm drainage facilities in Union Av NE and NE 3`d Ct. 2. The Surface Water System Development Charges of $0.183 per square foot of new impervious surface area added (but not less than $525). The Development Charges are collected with the construction permit. Plan Review—Aquifer 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-03007) 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)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for AdvisoryNotes 3rd & Union Townhomes LUA-02-072,EC F,SA-A,BS P Advisory Notes (continued) Page 3 of 3 areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. Plan Review—Erosion Control 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. During the months of October 1st though April 30th, special erosion control measures during the rainy season will be required. A copy is attached. Plan Review—General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according in accordance with City of Renton drafting standards by a licensed Civil Engineer. 2. All projects shall be tied to a minimum of two horizontal and vertical controls in the current City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. 4. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 5. Separate permits for water meters will be required. 6. plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 7. If any rockeries/retaining walls greater than 4 feet in height are to be constructed as part of this site, a separate building permit will be required. The following note shall be included on the civil: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." 8. Detention vaults require a separate structural permit. AdvisoryNotes • „ y. CITY RENTON ..It Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 3, 2002 Washington State Department of Ecology 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 22, 2002): DETERMINATION OF NON-SIGNIFICANCE-MITIGATED THIRD & UNION TOWNHOMES LUA-02-072, SA-A,ECF, BSP The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct 10 2- story townhouse structures -each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. Appeals of the environmental determination must be filed in writing on or before 5:00 PM September 17, 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. If you have questions, please call me at (425) 430-7270 For the Environmental Review Committee, Lesley Nishihir 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 agencyletter\ R E N T O N 1055 South Grady Way-Renton,Washington 98055 C�� AHEAD OF THE CURVE . This paper contains 50%recycled material,30%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES & CONDITIONS APPLICATION NO(S): LUA-02-072, ECF, SA-A, BSP APPLICANT: Wayne Jones Of Lakeridge Development PROJECT NAME: 3rd& Union Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. LOCATION OF PROPOSAL: 333 Union Avenue NE MITIGATION MEASURES: 1. The applicant shall comply with all recommendations contained within the Geotechnical Engineering Report prepared by Cornerstone Geotechnical Inc. dated June 13, 2002, regarding (but not limited to) construction timeframes, foundations, structural fill, drainage, and site preparation and grading activities. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. The applicant shall revise the drainage plan and report to comply with the 1998 King County Surface Water Drainage Manual under the Level 2 Flow Control, including water quality facility sizing requirements. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of construction permits for the project. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the binding site plan. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family or duplex unit prior to the recording of the binding site plan. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi family unit prior to the recording of the binding site plan. The Site Plan and Binding Site Plan for the 3`d & Union Townhomes, File No. LUA-02-072, ECF, SA- A, BSP, is approved subject to the following conditions: 1. The applicant shall comply with the conditions of approval outlined in the administrative report and decision for the requested modifications from the Suburban Centers Residential Demonstration District Development Standards as follows: a. The applicant shall redesign buildings A/B, D/E/G and J/K to provide the required variation or modulation along the respective western, eastern and northern facades of the structures. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits for any of the specified structures. b. Along the site's Union Avenue NE street frontage, the applicant shall provide a visual buffer (i.e., combination of brick, iron railings, and landscaping) in order to create a softened 3rd & Union Townhomes LUA-02-072,ECF,SA-A,BSP Mitigation Measures (continued) Page 2 of 2 transition from the roadway to the buildings and that does not result in a dominant visual impact. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the final inspection of buildings A and B. 2. The applicant shall place"No Parking"signage along the private roadway serving the development, as well as address identification signs at the entrance to the private street. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 3. The applicant shall extend the property lines for each lot such that the roadway improvements (i.e., asphalt paving and sidewalks) are located within a minimum easement width of 26 feet. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 4. The applicant shall dedicate the appropriate amount of property in order to accomplish a minimum 15-foot corner radius at the southeast corner of the site for the NE 3rd Court and Union Avenue NE intersection. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 5. The applicant shall complete the required improvements for the binding site plan, including utility and street improvements, prior to the recording of the binding site plan. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the binding site plan in order to establish maintenance responsibilities for common roadway and utility improvements for the development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the binding site plan. mitmeasures CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-072, ECF, SA-A, BSP APPLICANT: Wayne Jones Of Lakeridge Development PROJECT NAME: 3rd& Union Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. LOCATION OF PROPOSAL: 333 Union Avenue NE 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 site is designated Center Suburban (CS) on the City's Zoning Map and the City's Comprehensive Plan Land Use Map. 2. The property is also located within Area B of the Centers Residential Demonstration District. Parks 1. All landscaping is to be maintained by the property owners. Fire Prevention 1. One fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single-family/duplex structures. If the building square footage exceeds 3,600 square feet in area, the minimum required fire flow increases to 1,500 gpm and 2 hydrants are required within 300 feet of the structures. 2. Separate plans and permits are required for the installation of fire alarm systems. 3. Street addresses shall be posted on each building. Plan Review—Street Improvements 1. Full street improvements, including curb, gutter, sidewalk and street paving, is required along the full frontage of the property's street abutting property lines (if not already in place). 2. The dedication of additional right-of-way is necessary in order to achieve the minimum 15-foot corner radius for the abutting intersection. 3. Street lighting (if not already existing) along the frontage of the project will be designed and installed in accordance to City of Renton standards. 4. All new electrical, phone and cable services must be underground. 3rd & Union Townhomes LUA-02-072,ECF,SA-A,BSP Advisory Notes (continued) Page 2 of 3 Plan Review—Water 1. This site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 69 psi. 2. There is a 10"watermain in NE 3rd Ct, adjacent to the site. This watermain is modeled to provide 3900 GPM (derated). 3. The City of Renton Fire Marshal requires a 2750 GPM for this project. It appears that to meet this fire-flow demand will require a 10"watermain loop system to serve the new development. This will be required to be installed in the proposed private lane, and shall connect to the existing 10"water main in NE 3rd Ct; at the west end and the east end of each driveway(as shown on the submittal), including a stub-out to the north property line. 4. A minimum of three fire hydrants will be required to serve the new development. The City of Renton code requires a primary hydrant is required within 150 feet of and structure. A secondary hydrant is required to be installed within 300 feet of the structure (distance is measured along the travel route). The proposed water plan, as submitted, does not comply with the requirements as described above. 5. This project will be required to pay the Water System Development fee of$665/unit. These fees are included as a part of the construction permit fee. Plan Review—Sanitary Sewer 1. There is an existing 8"sanitary sewer main in NE 3rd Ct; at the west end. 2. There is also an existing 8" main in Union Ave NE; at the north property line. 3. The project will be required to install a new 8"sanitary sewer main extension in NE 3`d Ct (Note: An alternative alignment may be allowed as long as it connects NE 3rd Ct with Union Ave NE. The main will run from Union Ave NE to the existing sewer in NE 3`d Ct. The sewer plan as submitted does not comply with the requirement as described above. 4. Development will be served via gravity. Dual sidesewers will not be allowed. 5. This site is located in the East Renton Special Assessment District. These fees are$224.52 plus interest per Single Family connection. These fees are collected when the construction permit is issued. 6. A Multi-family System Development Charge of$455 per each new unit is required. The Development Charges are collected as part of the construction permit. Plan Review—Storm Drainage 1. There are storm drainage facilities in Union Av NE and NE 3rd Ct. 2. The Surface Water System Development Charges of $0.183 per square foot of new impervious surface area added (but not less than $525). The Development Charges are collected with the construction permit. Plan Review—Aquifer 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-03007) 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)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for AdvisoryNotes 3rd & Union Townhomes LUA-02-072,ECF,SA-A,BSP Advisory Notes (continued) Page 3 of 3 areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. Plan Review—Erosion Control 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. During the months of October 1st though April 30`h, special erosion control measures during the rainy season will be required. A copy is attached. Plan Review—General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according in accordance with City of Renton drafting standards by a licensed Civil Engineer. 2. All projects shall be tied to a minimum of two horizontal and vertical controls in the current City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. 4. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 5. Separate permits for water meters will be required. 6. plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 7. If any rockeries/retaining walls greater than 4 feet in height are to be constructed as part of this site, a separate building permit will be required. The following note shall be included on the civil: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." 8. Detention vaults require a separate structural permit. AdvisoryNotes CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-02-072, SA-A, ECF, BSP APPLICANT: Wayne Jones of Lakeridge Development PROJECT NAME: Third & Union Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. LOCATION OF PROPOSAL: 333 Union Avenue NE 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 43.21C.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. PUBLICATION DATE: September a 2002 DATE OF DECISION: August 27, 2002 SIGNATURES: Ned I 1/(0 $7/YZ__ Gregg Zimmerman, Administrator DATE Department of Planning/Building/Public Works (7 70 Shephe , Ad nistrator D 7E ttttt Cornmunity Services f-i777" 67, Lee eler, ire Chief DATE Renton Fire Department dnsmsignature CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-02-072, SA-A, ECF, BSP APPLICANT: Wayne Jones of Lakeridge Development PROJECT NAME: Third & Union Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. LOCATION OF PROPOSAL: 333 Union Avenue NE 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. PUBLICATION DATE: September Ca 2002 DATE OF DECISION: August 27, 2002 SIGNATURES: r - / ikj'a 474 0/2 V47____ Gregg Zimmerman, Administrator DATE Department of Planning/Building/Public Works i Shephe , Ad nistrator D TE Community Services Lee eler, i e Chief DATE Renton Fire Department dnsmsignature CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES & CONDITIONS APPLICATION NO(S): LUA-02-072, ECF, SA-A, BSP APPLICANT: Wayne Jones Of Lakeridge Development PROJECT NAME: 3rd& Union Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. LOCATION OF PROPOSAL: 333 Union Avenue NE MITIGATION MEASURES: 1. The applicant shall comply with all recommendations contained within the Geotechnical Engineering Report prepared by Cornerstone Geotechnical Inc. dated June 13, 2002, regarding (but not limited to) construction timeframes, foundations, structural fill, drainage, and site preparation and grading activities. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. The applicant shall revise the drainage plan and report to comply with the 1998 King County Surface Water Drainage Manual under the Level 2 Flow Control, including water quality facility sizing requirements. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of construction permits for the project. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the binding site plan. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family or duplex unit prior to the recording of the binding site plan. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi family unit prior to the recording of the binding site plan. The Site Plan and Binding Site Plan for the 3rd & Union Townhomes, File No. LUA-02-072, ECF, SA- A, BSP, is approved subject to the following conditions: 1. The applicant shall comply with the conditions of approval outlined in the administrative report and decision for the requested modifications from the Suburban Centers Residential Demonstration District Development Standards as follows: a. The applicant shall redesign buildings A/B, D/E/G and J/K to provide the required variation or modulation along the respective western, eastern and northern facades of the structures. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits for any of the specified structures. b. Along the site's Union Avenue NE street frontage, the applicant shall provide a visual buffer (i.e., combination of brick, iron railings, and landscaping) in order to create a softened 3rd& Union Townhomes LUA-02-072,ECF,SA-A,BSP Mitigation Measures (continued) Page 2 of 2 transition from the roadway to the buildings and that does not result in a dominant visual impact. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the final inspection of buildings A and B. 2. The applicant shall place"No Parking"signage along the private roadway serving the development, as well as address identification signs at the entrance to the private street. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 3. The applicant shall extend the property lines for each lot such that the roadway improvements (i.e., asphalt paving and sidewalks) are located within a minimum easement width of 26 feet. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 4. The applicant shall dedicate the appropriate amount of property in order to accomplish a minimum 15-foot corner radius at the southeast corner of the site for the NE 3`d Court and Union Avenue NE intersection. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 5. The applicant shall complete the required improvements for the binding site plan, including utility and street improvements, prior to the recording of the binding site plan. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the binding site plan in order to establish maintenance responsibilities for common roadway and utility improvements for the development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the binding site plan. mitmeasures CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-02-072, ECF, SA-A, BSP APPLICANT: Wayne Jones Of Lakeridge Development PROJECT NAME: 3`d & Union Townhomes DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. LOCATION OF PROPOSAL: 333 Union Avenue NE 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 site is designated Center Suburban (CS) on the City's Zoning Map and the City's Comprehensive Plan Land Use Map. 2. The property is also located within Area B of the Centers Residential Demonstration District. Parks 1. All landscaping is to be maintained by the property owners. Fire Prevention 1. One fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single-family/duplex structures. If the building square footage exceeds 3,600 square feet in area, the minimum required fire flow increases to 1,500 gpm and 2 hydrants are required within 300 feet of the structures. 2. Separate plans and permits are required for the installation of fire alarm systems. 3. Street addresses shall be posted on each building. Plan Review—Street Improvements 1. Full street improvements, including curb, gutter, sidewalk and street paving, is required along the full frontage of the property's street abutting property lines (if not already in place). 2. The dedication of additional right-of-way is necessary in order to achieve the minimum 15-foot corner radius for the abutting intersection. 3. Street lighting (if not already existing) along the frontage of the project will be designed and installed in accordance to City of Renton standards. 4. All new electrical, phone and cable services must be underground. . 3rd & Union Townhomes LUA-02-072,ECF,SA-A,BSP Advisory Notes (continued) Page 2 of 3 Plan Review—Water 1. This site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 69 psi. 2. There is a 10"watermain in NE 3`d Ct, adjacent to the site. This watermain is modeled to provide 3900 GPM (derated). 3. The City of Renton Fire Marshal requires a 2750 GPM for this project. It appears that to meet this fire-flow demand will require a 10"watermain loop system to serve the new development. This will be required to be installed in the proposed private lane, and shall connect to the existing 10 "water main in NE 3rd Ct; at the west end and the east end of each driveway(as shown on the submittal), including a stub-out to the north property line. 4. A minimum of three fire hydrants will be required to serve the new development. The City of Renton code requires a primary hydrant is required within 150 feet of and structure. A secondary hydrant is required to be installed within 300 feet of the structure (distance is measured along the travel route). The proposed water plan, as submitted, does not comply with the requirements as described above. 5. This project will be required to pay the Water System Development fee of$665/unit. These fees are included as a part of the construction permit fee. Plan Review—Sanitary Sewer 1. There is an existing 8"sanitary sewer main in NE 3`d Ct; at the west end. 2. There is also an existing 8" main in Union Ave NE; at the north property line. 3. The project will be required to install a new 8"sanitary sewer main extension in NE 3`d Ct (Note: An alternative alignment may be allowed as long as it connects NE 3rd Ct with Union Ave NE. The main will run from Union Ave NE to the existing sewer in NE 3`d Ct. The sewer plan as submitted does not comply with the requirement as described above. 4. Development will be served via gravity. Dual sidesewers will not be allowed. 5. This site is located in the East Renton Special Assessment District. These fees are $224.52 plus interest per Single Family connection. These fees are collected when the construction permit is issued. 6. A Multi-family System Development Charge of$455 per each new unit is required. The Development Charges are collected as part of the construction permit. Plan Review—Storm Drainage 1. There are storm drainage facilities in Union Av NE and NE 3rd Ct. 2. The Surface Water System Development Charges of$0.183 per square foot of new impervious surface area added (but not less than $525). The Development Charges are collected with the construction permit. Plan Review—Aquifer 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-03007) 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)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for AdvisoryNotes 3rd & Union Townhomes LUA-02-072,EC F,SA-A,BS P Advisory Notes (continued) Page 3 of 3 areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. Plan Review—Erosion Control 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. During the months of October 1st though April 30th, special erosion control measures during the rainy season will be required. A copy is attached. Plan Review—General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according in accordance with City of Renton drafting standards by a licensed Civil Engineer. 2. All projects shall be tied to a minimum of two horizontal and vertical controls in the current City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. 4. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 5. Separate permits for water meters will be required. 6. plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 7. If any rockeries/retaining walls greater than 4 feet in height are to be constructed as part of this site, a separate building permit will be required. The following note shall be included on the civil: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." 8. Detention vaults require a separate structural permit. AdvisoryNotes fr r ) ( 7 I REPORT City of Renton Department of Planning/Building/Public Works DECISION ADMINISTRATIVE LAND USE ACTION DECISION DATE: August 27, 2002 CUriCti Project Name: 3rd& Union Townhomes 61.3.Oa 4, , TE Applicant: Wayne Jones of Lakeridge Development Nt trt)RA st(t3 aratfailla Owner: Wendall Woodall Jili�, .i, File Number: LUA-02-072, ECF, SA-A, BSP iimmoilign" Project Manager: Lesley Nishihira Project Description: The applicant is Administrative Site Plan and Binding Site Plan Approval for the development of 20 attached duplex units. The project would construct ten 2-story townhouse structures - each containing two units. The development includes the installation of landscape, utility and street improvements for the project. Project Location: 333 Union Avenue NE Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF: 29,555 sf Site Area: 55,795 sf (1.28-acre) Total Building Area SF: 29,555 sf NEIGHBORHOOD DETAIL MAP iirt ��t ^u,�,,anrR • II -t� 1',, I. �`- (-'j Ix 9 ._ep.n__ . t_.tda.s_.. - ,� 1 142‘•.1 714,41 Vl i Sa2I .._ • :T ,:c*= --r.....-.� _7-'MPtE �4T H STD. a, x- MO la hS -•( ' ,.� p3,zz' 3L3.1i (su.u) 1 J4 I ', i - tr4; fir.,."_._, O 23 iL! O I � : --"-AU T-0 aA1-N }Wf:, .. 0.7C• 0.4y.,,�.�e ; 11.4" :..7 (I) V � Ac • q�Jja.. ' � •.�-—O I Tu, "''TTTT<<<z 6 II_r (2) a rpW 4 2.28Ac.c 5 ., �Y 6u w I :us a 0.37Ac. �� �' � q 'Ls' 4 ri. p (3) ,n111 .Y.O4"�S.s Y. COMPANY ,.a =viiOse — —47 L A T 1.1.k... ,A'' I O SOUTHCO >t3 ? 30 - 3/ / MART IS. I CARL.WM.SMITH 1.29AG. r[Y* I r 3 3teei ui).i7 ,•� E N y2.34. `.ig I.26Ac. .5 Heather Downs _ ,i e Park5,1.. l s IIm • o Q.axsz ftY.S[ M3dL.0I[6SA 1 --__ it cz �e PI Project Location Map ,~ �; _�„ f � { ��7 �z [� ( 0 8 MI sltebsp a: Z.; v. . " 'REPORT City of Renton Department of Planning/Building/Public Works DECISION ADMINISTRATIVE LAND USE ACTION DECISION DATE: August 27, 2002 Project Name: 3rd & Union Townhomes Applicant: Wayne Jones of Lakeridge Development Owner: Wendall Woodall • File Number: LUA-02-072, ECF, SA-A, BSP Project Manager: Lesley Nishihira Project Description: The applicant is Administrative Site Plan and Binding Site Plan Approval for the development of 20 attached duplex units. The project would construct ten 2-story townhouse structures - each containing two units. The development includes the installation of landscape, utility and street improvements for the project. Project Location: 333 Union Avenue NE Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF: 29,555 sf Site Area: 55,795 sf (1.28-acre) Total Building Area SF: 29,555 sf NEIGHBORHOOD DETAIL MAP e _ 1 J.1? n I rc�v�cr 1�1�, , SJA I II I, C 4 a � s sox_ ;_zea96_- (sb ze 147.�'.. 214.43 i 0 15GAI _ �.r.-— _53 .. ._ .,.-.. . 6�,s�' AI.E —4TH — T= STD SO 74 - 33o Y6 h1C _ Iwad 133.22' I 323.4E (323.221 4' Irlio CS Q 0.43 Ac. . ` (1> li V wi ez. W1.W N e(2) 133A i zit/ O II••--�� �' 2.r(esc a 83 Ac. e ' l� un.ai a (3) 1^• aea IIIQ"' ` doff /07 17r M' �• :+ ) SP.084-83 aT iO 2 S-8 Y. COMPANY l 6 ul`r Tr...L.Q3.56 ,_-7 L A T Z 1.61 Pc. a 3: eM •I ,° Z I O ��r WO P ri.9e O zto �_— Z SOU7HL0 LJ 3 = 3© . 36 MARTI n ASSOC. CpRL.WM.SMITH I-29 Ac. '///�' u.1tf J eowo Go• vwwwre f253.131 O m 324Ai 01343 I• I Na ,(632.36 eg E 1.26 Ac. L Heather Downs "' ,.:Z so T. ., -1 244 Park m na% 0 dis. is. T.(.21 1.' E I o Po. G92.52 iJTf• ---WWWLLL�6 327.52 9a 30 �zS i' 446 roe j 2.066Ac. `A .& 62 co — -rim V 14 Project Location Map >(.3d i4; i 99 _ ® ( � 1 sitebsp x>c ,.-, ., -3D�'—>ts7rld IrY� cz,6Q O Cit of Renton P/B/PW Department Administrative Site & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP • REPORT AND DECISION OF AUGUST 27,2002 Page 2 of 11 PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant is seeking Administrative Site Plan and Binding Site Plan Approval for the development of 20 attached duplex units on a 1.28-acre site. The subject property is located within Area B of the Centers Residential Demonstration District with an underlying zoning designation of Center Suburban (CS). The site, which is relatively flat in topography, is bounded by Union Avenue NE on the east and NE 3`d Court on the south. The project would construct ten 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan/subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. In addition, the project requires Environmental (SEPA) Review, which has been addressed under a separate report and decision. Project construction is anticipated to be completed within an estimated timeframe of 9 to 12 months once approved permits have been issued. 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(s) XX Site Plan Review Shoreline Substantial Development Permit Conditional Use XX Binding Site Plan Special Permit for Grade& Fill Administrative Code Determination B. Exhibits The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the land use application, proof of posting and publication, environmental review and other documentation pertinent to this request. Exhibit No. 2: Drawing No. A2.1, Site Plan (Received June 14, 2002). Exhibit No. 3: Drawing No. A2.2, Binding Site Plan (Received June 14, 2002). Exhibit No. 4: Drawing No. 3 of 12, Composite Utility Plan (Received June 14, 2002). Exhibit No. 5: Drawing No. L-1, Landscape Plan (Received June 14, 2002). Exhibit No. 6: Drawing No. A4.1-4.3, Building Elevations—Types 1, 2, 3 (Received June 14, 2002). Exhibit No. 7: Page F5-E, City of Renton Zoning Map. 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 Suburban (CS) on the Comprehensive Plan Land Use Map. The proposal is generally consistent with the following residential related policies: Policy LU-11. Future residential growth should be accommodated through...development of vacant parcels in Renton's established neighborhoods. The residential project is proposed on a currently vacant and underutilized piece of property located in the Highlands neighborhood. Policy LU-98. Allow stand alone residential development of various types and urban densities in portions of Centers not conducive to commercial development. The proposal includes only residential development as commercial or service oriented component would not be viable on the site since it is approximately 470 feet south of the NE 4'h Street corridor. sitebsp ' Cit of Renton P/B/PW Department Administrative Site & Binding Site Plan Staff Report 3Ru& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 3 of 11 2. Conformance with existing land use regulations; The site is located within the Center Suburban (CS) zone and is included within District B of the Centers Residential Demonstration District. Townhouse development with up to four consecutively attached units is permitted within the CS zone and Residential Demonstration District subject to adopted density limitations and compliance with development standards established by the district. The proposed development would allow for the future construction of up to 20 new townhouse dwelling units as well as associated plat improvements. The proposal's compliance with the Centers Residential Demonstration District and the applicable development standards of the CS zone is discussed below. Site Layout—The proposal must demonstrate the satisfaction of the CS zone standards for yards, land areas, and setbacks, as well as provide access and infrastructure as required by the subdivision regulations. The project's compliance with these requirements will be discussed throughout the body of this report. Minimum Land Area per Dwelling Unit — A minimum of 1,200 square feet must be provided for each unit, of which a minimum of 250 square feet must be developed as landscaped yard abutting each unit. The proposal would place each townhouse unit within its own lot. The smallest lot size included in the plat would be 1,895 square feet in area, which complies with this requirement. The minimum yard area provided (256 square feet for a 1,895 square foot lot) would also comply with this requirement. Lot Dimensions — There are no minimum requirements for lot width or depth within the CS zone or the Residential Centers District. Lot Coverage — The maximum area permitted for building lot coverage is 65% of the lot area. The proposal would comply with the requirement as the greatest lot coverage by buildings proposed is 56% (1,103 square foot building on a 1,966 square foot lot). Setbacks—The CS zone requires a minimum front yard setback of 10 feet and a maximum front yard setback of 15 feet. A rear yard setback is not required unless the property abuts a residentially zoned property, in which case a minimum setback of 15 feet is required. An interior side yard setback of 3 feet, with no projections permitted, is required for development in District B. The proposed site plan complies with these setback requirements throughout the site, as well as specifically along the property's NE 3rd Court and Union Avenue NE street frontages. Density—The allowed density range in the CS zone is a minimum of 10 to a maximum of 20 dwelling units per acre (du/ac). For proposals located within the Centers Residential Demonstration District B, a density bonus of 4. up to 36 du/ac is permitted when architectural innovation has been demonstrated. Net density is calculated after critical areas and public rights-of-way are deducted from the gross acreage of the site. After the deduction of the roadway (10,165 square feet) from the 55,795 gross square foot site (55,795 gross square feet— 10,165 total deducted area = 45,630 net square feet/ 1.05 net acres), the proposal would arrive at a net density of 19.0 dwelling units per acre (20 units / 1.05 acres = 19.0 du/ac), which is within the allowed density range of the CS zone and does not require a density bonus. Building Limitations — The building design standards of District B of the Centers Residential Overlay require variation or modulation of vertical and horizontal facades at a minimum width of 2 feet at intervals of 40 feet for each building face. Although buildings C, F and H appear to comply with this modulation requirement, buildings A, B, K and J provide an off-set of only 1-foot on their interior facades. Similarly, buildings D, E and G do not provide the required modulation along the north facades of those structures. In order to propose structures which do not comply with the variation or modulation standards, approval of a modification pursuant to RMC section 4-9-250.D.3 must be obtained. The administrative approval of the modification has been granted as presented under separate report and decision. In addition, private residential entry features, which are designed to provide individual ground floor connection to the outside, are required. Building length is also limited to a maximum of 100 feet with no more than 4 residential units per building. As required, all unit entries appear to include entry features which provide ground floor connections to the outside. Secondly, all of the structures are proposed to contain only 2 units and none would exceed a length of approximately 60 feet. Buildings are also required to be located such that the relationship of the dwelling, parking and street shall create the appearance of a single family neighborhood. The front facades of the structures are required to address the public street, private street or court yard by providing landscaped pedestrian connections and entry features facing the front yard. The project generally complies with these requirements by providing walkway and entry features facing front yards — NE 3` Court for buildings B, C, F, H and J, the private street (3`d Lane) sitebsp City of Renton P/B/PW Department Administrative Site & Binding Site Plan Staff Report • 3Ru& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 4 of 11 for buildings D, E and G, and interior court yards for buildings J and K. However, 3 of the 4 units within buildings A and B, which abut Union Avenue NE present the entrance and pedestrian connection to the units on court yard facing facades. Therefore, approval of an administrative modification for this requirement is also necessary. The administrative approval of the modification has not been granted. As presented under separate report and decision, the applicant will be required to revise the proposal to comply with the modulation requirements. Landscaping —The project would provide landscape improvements along the NE 3rd Court street frontage and between structures. The project includes the use of trees, large, medium and low shrubs, and ground covers throughout the perimeter and interior of the site. The development standards of the CS zone require a minimum 15-foot sight-obscuring landscape strip along street frontages when adjacent to property zoned residential. In this case, the property located on the south side of NE 3`d Court is designated with the Residential — 10 (R-10) dwelling units per acre zone. However, the regulations allow for the reviewing official to modify this requirement through the site plan review process where the applicant has demonstrated that the intent of the provision would be satisfied through unique aspects or use of the site. The building limitations imposed on the project by the Centers Residential District require that the primary entrances to the building face public streets where available. In this situation, the applicant has appropriately designed the 3rd Court facing elevations to comply with entry feature and modulation requirements. Not only will the residential use of the commercially zoned site serve to mitigate potential visual impacts to adjacent residentially zone properties as intended by the provision, the design of the residential buildings will also lessen impacts adjacent residential uses. Pedestrian Access — The CS zone requires a pedestrian connection from the street to the entrances of the buildings. The project would provide direct connections from the public right-of-way (NE 3`d Court) to buildings B, C, F, H and J. Connections to the remaining buildings would be provided from sidewalks installed with the private street throughout the interior of the site. Parking — The City's Parking Regulations require a minimum of 1.75 spaces (standard) or 2.25 spaces (tandem) per multi-family unit. Of the 20 proposed townhouse units, 11 would include standard double-car garages and 9 would include tandem single or double car garages. Based on the applicable ratios, a total of 40 parking spaces would be required for the overall project (11 standard units x 1.75 = 19.25 spaces + 9 tandem units x 2.25 = 20.25 spaces = 39.5 or 40 total spaces). The project would include 34 attached garage spaces, 12 driveway apron spaces, 6 attached carport spaces, and 4 guest spaces for a total of 56 parking spaces on- site. In order to exceed the maximum amount of parking spaces permitted by code, a parking modification is necessary. With the approval of this site plan, a parking modification pursuant to RMC section 4-4-080.F.10 will be granted. In addition, the Residential Demonstration District requires parking to be provided within an enclosed structure that faces a different façade than the main entry of the building. As proposed, each unit would include parking spaces within a ground floor attached garage. However, the garage entrances for buildings D, E and G would be located on the front yard, or the same yard as the entrance to the building. Therefore, approval of an administrative modification for this requirement is also necessary. The administrative approval of the modification has been granted as presented under separate report and decision. 3. Mitigation of impacts to surrounding properties and uses; The proposed development of the site is not anticipated to significantly impact adjacent properties and uses. Potential short-term noise and traffic impacts would result from the initial construction of the project to adjacent properties. The applicant would be required to comply with existing code provisions that establish the allowed hours of construction activities for projects within 300 feet of residential uses to weekdays between the hours of 7:00 am and 8:00 pm. Construction activities are not permitted prior to 9:00 am on Saturdays and no work is permitted on Sundays. 4. Mitigation of impacts of the proposed site plan to the site; The proposal is not expected to adversely impact the site. There are no significant natural or sensitive features on the property that would be impacted by the proposal. Construction activities related to the initial development of the project would be required to utilize best management practices through code requirements for an approved Temporary Erosion and Sedimentation Control Plan (TESCP). sitebsp • City of Renton P/B/PW Department Administrative Site & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF,SA-A, BSP • REPORT AND DECISION OF AUGUST 27,2002 Page 5 of 11 5. Conservation of area-wide property values; The proposed commercial development would allow for the optimum use of a currently vacant and underutilized property. The development of the site is anticipated to enhance the adjacent residential area. Therefore, the project is anticipated to conserve, if not improve, property values in the area. 6. Safety and efficiency of vehicle and pedestrian circulation; The proposed development includes pedestrian linkages to building entrances, as well as sufficient driveway entrances and interior vehicle circulation and parking. The Fire Department has requested that the private street be posted with "No Parking" signage, as well as with address identification signs at the entrance to the private street, in order to ensure the provision of adequate emergency services. Staff recommends the satisfaction of these requirements as conditions of approval. 7. Provision of adequate light and air; The proposed site plan would allow for adequate light and air circulation to the buildings and the site. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposal is not anticipated to create any harmful or unhealthy conditions. Noise and odor impacts in the vicinity would not have a significant increase due to the proposed development. The applicant's Temporary Erosion and Sediment Control Plan (TESCP) and Construction Mitigation Plan would mitigate noise, dust and odors, which may result from the temporary construction of the project. 9. Availability of public services and facilities to accommodate the proposed use; and Existing public services and facilities will adequately serve the subject site with the applicant's completion of all required connections and improvements. 10. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. D. Consistency with Binding Site Plan Regulations Approval of a binding site plan is based upon several factors as established by RMC section 4-7-230 of the Subdivision Regulations contained within Title IV, Development Regulations. The following binding site plan criteria have been established to assist decision-makers in the review of the subdivision: 1. Conformance with the Comprehensive Plan, its Elements and Policies As previously discussed under the Site Plan criteria, the proposal is generally consistent with the site's Center Suburban (CS) designation on the Comprehensive Plan Land Use Map. 2. Conformance with Underlying Zoning Designation The proposal's compliance with District B of the Centers Residential Demonstration District and the applicable development standards of the CS zone has been discussed in detail under the Site Plan criteria in the preceding portion of this report. 3. Compliance with Binding Site Plan Design Standards Legal Lots: Lots, parcels, or tracts created through the binding site plan procedure shall be legal lots of record. The number of lots, tracts, parcels, sites, or divisions shall not exceed the number of lots allowed in the applicable zoning district. The CS zone requires a density range of 10 to 20 dwelling units per acre (du/ac). Although there are no lot dimension standards required by the CS zone, a minimum land area of 1,200 square feet per unit must be provided. The proposed binding site plan would create 20 lots and 1 tract within the 1.28-acre site. After the deduction of the private roadway area (tract 1), the proposal would arrive at a net density of 19 du/ac. In addition, the lot sizes for individual units range from 1,895 square feet to 2,979 square feet in area. Access: All lots shall provide access to a public street or to a public street by means of an access easement or other recorded instrument approved by the City. New public roads shall be provided for lot access where determined to be appropriate and necessary. sitebsp City of Renton P/B/PW Department Administrative Site I &Binding Site Plan Staff Report . 3Ru& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 6 of 11 The project is required to install full street improvements, including curb, gutter, sidewalk, paving and street lighting, if not already in place, along Union Avenue NE and NE 3rd Court. The proposal would provide access to each of the units' attached garage through the interior of the site via a private roadway that appears to be located within a 20-foot wide tract and includes 20 feet of pavement width. The private street would have two access points off of NE 3rd Court with a separation of approximately 240 feet. A turnaround is also included at the north end of each entry point where 2 guest parking spaces would also be provided. The project also includes 4-foot wide concrete sidewalks on each side of the private street. Based on the binding site plan submitted, the boundaries of the proposed lots would include the sidewalk areas, but not the private roadway. The City's Street Standards require private streets to be constructed within a minimum easement (or tract) width of 26 feet with a minimum 20 feet of pavement width. Therefore, the proposal must be revised in order to comply with the minimum easement or tract standard for a private street. One available option is for the plan to be revised to increase the tract width to 26 feet and appropriately adjust the lot lines and building designs in order to comply with setback, lot coverage and lot area requirements. However, in order to ensure that the applicable development standards are fully satisfied, staff will recommend as a condition of approval that the applicant extend the proposed property lines such that the roadway improvements (i.e., asphalt and sidewalks) are located within a minimum 26-foot wide easement. This revision would have no bearing on the location or design of the structures or the proposed roadway alignment. Staff further recommends that the applicant be required to establish a homeowner's association or maintenance agreement between all of the individual lots for maintenance of the private roadway and other common improvements. In addition, private streets are permitted to serve a maximum of 6 lots with no more than 4 lots not abutting a public right-of-way. Since the site is bounded by both Union Avenue NE (on the east) and NE 3`d Court (on the south), 11 of the proposed 20 lots are directly abutting a public right-of-way while the remaining 9 lots (no. 5 through 13) do not abut a public right-of-way. Based on the private street limitations, 8 interior lots may be served by the proposed private street (i.e., 4 interior lots for each entrance). Therefore, the project includes 1 lot in excess of the maximum number permitted to be served by a private street. In order to exceed this limitation, the regulations allow for an administrative street modification to be granted in the event practical difficulties arise when attempting to comply with the provisions of the code. Provided the street is properly signed for no parking as recommended earlier, the proposed private street satisfies all emergency access requirements. Furthermore, emergency turnarounds are provided at each end of the roadway and access is provided to the central portion of the site by two separate entrances leaving acceptable distances to each structure from the public right-of-way. The pavement width provided in combination with sidewalks on each side, more than satisfy the intent of the private street provisions. Therefore, based on the modification criteria established under RMC section 4-9-250.D, approval of the street modification appears to be suitable for the proposed project. As part of the administrative decision issued with this report, a street modification will be granted. Dedication Statement: Where lands are required or proposed for dedication, the applicant shall provide a dedication statement and acknowledgement on the binding site plan. The applicant will be required to dedicate the appropriate amount of property at the southeast corner of the site in order to achieve the required 15-foot corner radius at the NE 3ru Court and Union Avenue NE public intersection. The dedication of the required right-of-way should occur prior to the recording of the binding site plan and is recommended as a condition of approval. Adequate Provision of Utilities: Each parcel created by the binding site plan shall have access to water supply, sanitary sewer, and utilities by means of direct access, access easement, or supporting document approved by the City. The applicant has submitted a Technical Information Report prepared by Daley-Morrow-Poblete Inc., dated May 21, 2002 with the land use application. The report indicates that the site is not located within the 100-year flood plain and does not contain any sensitive areas (including wetlands or streams). The report also concludes that downstream drainage is currently piped to the City Shops site approximately 2,000 feet southwest of the property and that the proposed detention facility—a combination detention vault/wet vault for water quality and quantity control — to be installed with the development should be sufficient to mitigated for the increase runoff from the improved site. However, there are documented drainage problems in this area. Therefore, the drainage system for the project has been required as a SEPA mitigation measure to be designed in accordance with the 1998 King County sitebsp ' City of Renton P/B/PW Department Administrative Site I & Binding Site Plan Staff Report 3Ru& UNION TOWNHOMES LUA-02-072,ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 7 of 11 Surface Water Drainage Manual (KCSWDM). In addition, the system will be reviewed under the Level 2 Flow Control; including water quality facility sizing requirements. The drainage plan submitted was prepared in compliance with the 1990 KCSWDM and will need to be revised in order to appropriately accommodate the planned development and ensure that potential impacts to surface water will be property mitigated. As the system is likely to remain below grade as initially designed, the revised storm drainage plan will not likely require significant revisions or alterations to the proposed site plan. The applicant will be required to submit a revised drainage plan and report prior to the issuance of construction permits for the project. The proposal would provide the appropriate extensions and connections to serve the development with all other necessary utilities. Additional information regarding the existing and required improvements is included in the Advisory Notes portion of this report. Required Improvements: Required improvements shall be provided for, either by actual construction or a construction schedule approved by the City and bonded by the applicant. The Administrator may also authorize the phasing of installation of improvements provided any delay in satisfying requirements will not adversely impact public health, safety, or welfare. The required street and utility improvements necessary for the project would occur subsequent to preliminary approval and prior to the recording of the binding site plan with the issuance of the appropriate construction permits—which staff recommends be required as a condition of approval. Shared Conditions: The Administrator may authorize sharing of open space,parking, access and other improvements among contiguous properties subject to the binding site plan. Conditions of use, maintenance and restrictions on redevelopment of shared open space, parking, access and other improvements shall be identified on the binding site plan and enforced by covenants, easements or other similar mechanisms. Future owners of the lots created by the binding site plan would be subject to a homeowner's association or maintenance agreement, which would be created concurrently with the recording of the binding site plan. This has been recommended as a condition of approval for the project. 4. Reasonableness of Proposed Boundaries Topography. The subject site is generally flat with the exception of a gently sloping knoll at the center of the site, which contains the steepest slope on the site approximated at 10%. The site is heavily vegetated with grasses, brush, blackberries, small to medium deciduous trees, and a few evergreen trees. Materials resulting from anticipated site preparation activities will be balanced on site. The project would require the removal of approximately 18 existing trees (maple, cedar, dogwood, fir, pine, and holly) on the site. However, 10 existing maples trees located adjacent to the NE 3rd Court sidewalk will be retained. The installation of native plants, shrubs and trees is included with the proposal. With the land use application, the applicant submitted a Geotechnical Engineering Report prepared by Cornerstone Geotechnical Inc. dated June 13, 2002. The report states that the site is underlain by medium dense to very dense glacial deposits capable of supporting the planned structures and pavements. The report concludes that the site is compatible with the proposed development. Recommendations regarding construction windows, foundations, and site preparation are also included with the report and have been required as a SEPA mitigation measure by the Environmental Review Committee. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the King County Surface Water Design Manual (KCSWDM) and a Construction Mitigation Plan prior to issuance of Construction Permits. The applicant's SEPA checklist indicates the use of best management practices is intended throughout the duration of the project. Relationship to Existing Uses: The subject site is largely surrounded by residential uses to the east and south, as well as commercial development northward of the project along the NE 4th Street corridor. The proposed townhome development appears to be suitable within the context of the existing uses in the area. 5. Availability and Impact on Public Services Transportation: Future development of the site is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, a Transportation Mitigation Fee has been imposed by the Environmental Review Committee as part of the threshold Determination of Non-Significance — Mitigated (DNS-M) issued for the project. sitebsp City of Renton P/B/PW Department Administrative Site & Binding Site Plan Staff Report 3Ru& UNION TOWNHOMES LUA-02-072, ECF, SA-A,BSP REPORT AND DECISION OF AUGUST 27,2002 Page 8 of 11 Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees at the time of site specific development. A Fire Mitigation Fee has also been imposed by the Environmental Review Committee as part of the threshold Determination of Non-Significance — Mitigated (DNS-M) issued for the project in order to mitigate potential impacts to emergency services. Recreation: The project is anticipated to generate uses of existing parks and recreational facilities. Therefore, as part of the threshold Determination of Non-Significance — Mitigated (DNS-M) issued for the project, the applicant will be require to pay the appropriate Parks Mitigation Fee. Schools: The site is located within the boundaries of the Renton School District. Renton School District No. 403 has indicated that Maplewood Elementary School, McKnight Middle School, and Hazen High School can accommodate the increased student enrollment that may result from the development of the proposed project, which is estimated at 8.8 students. The district has indicated that these schools would be able to support the additional students generated by the proposal. Utilities: Presently, there are existing water, sanitary sewer and surface water utilities available to serve the subject development provided the necessary improvements and connections are completed by the applicant. In order to provide the required fire flow for the development, the installation of a 10-inch watermain loop system will be required. Additional information regarding the existing and required improvements is included in the Advisory Notes portion of this report. XX Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. E. Findings Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Environmental Review, Site Plan Approval and Binding Site Plan Approval for the 3rd& Union Townhomes Project, File No. LUA-02-072, ECF, SA-A, BSP. 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. 3. Site Plan and Binding Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan and binding site plan review. The applicant's site plan and other project drawings are entered as Exhibits No. 2 through 7. 4. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Center Suburban (CS). 5. Zoning: The plans as presented, comply with the zoning requirements and development standards of the Center Suburban (CS) zoning designation, provided all advisory notes and conditions of approval, if any, are complied with. 6. Existing Land Use: Land uses surrounding the subject site include undeveloped city-owned property to the south (zoned R-10— P), residential single family uses to the east and south (zoned R-8 and R-10), and commercial property to the north and west (zoned CS). F. Conclusions 1. The subject proposal complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval, if any, are complied with. 2. The proposal complies with the Comprehensive Plan designation of Center Suburban (CS) and the Zoning designation of Center Suburban (CS). sitebsp City of Renton P/B/PW Department Administrative Site &Binding Site Plan Staff Report 3Ru& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 9 of 11 G. Decision The Site Plan and Binding Site Plan for the 3`d & Union Townhomes, File No. LUA-02-072, ECF, SA-A, BSP, is approved subject to the following conditions: 1. The applicant shall comply with the conditions of approval outlined in the administrative report and decision for the requested modifications from the Suburban Centers Residential Demonstration District Development Standards as follows: a. The applicant shall redesign buildings A/B, D/E/G and J/K to provide the required variation or modulation along the respective western, eastern and northern facades of the structures. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits for any of the specified structures. b. Along the site's Union Avenue NE street frontage, the applicant shall provide a visual buffer (i.e., combination of brick, iron railings, and landscaping) in order to create a softened transition from the roadway to the buildings and that does not result in a dominant visual impact. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the final inspection of buildings A and B. 2. The applicant shall place "No Parking" signage along the private roadway serving the development, as well as address identification signs at the entrance to the private street. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 3. The applicant shall extend the property lines for each lot such that the roadway improvements (i.e., asphalt paving and sidewalks) are located within a minimum easement width of 26 feet. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 4. The applicant shall dedicate the appropriate amount of property in order to accomplish a minimum 15- foot corner radius at the southeast corner of the site for the NE 3`d Court and Union Avenue NE intersection. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the binding site plan. 5. The applicant shall complete the required improvements for the binding site plan, including utility and street improvements, prior to the recording of the binding site plan. 6. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the binding site plan in order to establish maintenance responsibilities for common roadway and utility improvements for the development. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the binding site plan. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURES: I-C ( ( / ('i,� Neil Watts,Development Services Director date TRANSMITTED this 3rd day of September,2002 to the applicant and owner: Wendall Woodall (owner) 329 NE 2nd Place Renton, WA 98055 sitebsp City of Renton P/B/PW Department Administrative Site I & Binding Site Plan Staff Report 3R & UNION TOWNHOMES LUA-02-072, ECF, SA-A,BSP REPORT AND DECISION OF AUGUST 27,2002 Page 10 of 11 Wayne Jones (applicant) Lakeridge Development PO Box 146 Renton,WA 98057 Patrick McBride (contact) GMS Architectural Group 1804 136th Place NE#1 Bellevue,WA 98005 TRANSMITTED this 3'd day of September,2002 to the following: Larry Meckling, Building Official L. Rude, Fire Marshal Neil Watts, Public Works Division Lawrence J.Warren,City Attorney South County Journal Environmental Determination and Land Use Decision Appeal Process Appeals of either the environmental determination [RCW 43.21.0075(3), WAC 197-11-680] and/or the land use decision must be filed in writing on or before 5:00 PM September 17, 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. 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 site is designated Center Suburban (CS) on the City's Zoning Map and the City's Comprehensive Plan Land Use Map. 2. The property is also located within Area B of the Centers Residential Demonstration District. Parks 1. All landscaping is to be maintained by the property owners. Fire Prevention 1. One fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single-family/duplex structures. If the building square footage exceeds 3,600 square feet in area, the minimum required fire flow increases to 1,500 gpm and 2 hydrants are required within 300 feet of the structures. 2. Separate plans and permits are required for the installation of fire alarm systems. 3. Street addresses shall be posted on each building. Plan Review—Street Improvements 1. Full street improvements, including curb, gutter, sidewalk and street paving, is required along the full frontage of the property's street abutting property lines (if not already in place). 2. The dedication of additional right-of-way is necessary in order to achieve the minimum 15-foot corner radius for the abutting intersection. 3. Street lighting (if not already existing) along the frontage of the project will be designed and installed in accordance to City of Renton standards. 4. All new electrical, phone and cable services must be underground. Plan Review—Water 1. This site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 69 psi. 2. There is a 10"watermain in NE 3`d Ct, adjacent to the site. This watermain is modeled to provide 3900 GPM (derated). 3. The City of Renton Fire Marshal requires a 2750 GPM for this project. It appears that to meet this fire-flow demand will require a 10"watermain loop system to serve the new development. This will be required to be installed in the proposed private lane, and shall connect to the existing 10"water main in NE 3`d Ct; at the west end and the east end of each driveway(as shown on the submittal), including a stub-out to the north property line. 4. A minimum of three fire hydrants will be required to serve the new development. The City of Renton code requires a primary hydrant is required within 150 feet of and structure. A secondary hydrant is required to be installed within 300 feet of the structure (distance is measured along the travel route). The proposed water plan, as submitted, does not comply with the requirements as described above. sitebsp City of Renton P/B/PW Department Administrative Site F Binding Site Plan Staff Report 3Ru& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT AND DECISION OF AUGUST 27,2002 Page 11 of 11 5. This project will be required to pay the Water System Development fee of$665/unit. These fees are included as a part of the construction permit fee. Plan Review—Sanitary Sewer 1. There is an existing 8"sanitary sewer main in NE 3rd Ct; at the west end. 2. There is also an existing 8" main in Union Ave NE; at the north property line. 3. The project will be required to install a new 8"sanitary sewer main extension in NE 3rd Ct (Note: An alternative alignment may be allowed as long as it connects NE 3`d Ct with Union Ave NE. The main will run from Union Ave NE to the existing sewer in NE 3rd Ct. The sewer plan as submitted does not comply with the requirement as described above. 4. Development will be served via gravity. Dual sidesewers will not be allowed. 5. This site is located in the East Renton Special Assessment District. These fees are$224.52 plus interest per Single Family connection. These fees are collected when the construction permit is issued. 6. A Multi-family System Development Charge of$455 per each new unit is required. The Development Charges are collected as part of the construction permit. Plan Review—Storm Drainage 1. There are storm drainage facilities in Union Av NE and NE 3rd Ct. 2. The Surface Water System Development Charges of $0.183 per square foot of new impervious surface area added (but not less than $525). The Development Charges are collected with the construction permit. Plan Review—Aquifer 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4- 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)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. Plan Review— Erosion Control 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. During the months of October 1st though April 30tn special erosion control measures during the rainy season will be required. A copy is attached. Plan Review—General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according in accordance with City of Renton drafting standards by a licensed Civil Engineer. 2. All projects shall be tied to a minimum of two horizontal and vertical controls in the current City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. 4. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 5. Separate permits for water meters will be required. 6. plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 7. If any rockeries/retaining walls greater than 4 feet in height are to be constructed as part of this site, a separate building permit will be required. The following note shall be included on the civil: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." 8. Detention vaults require a separate structural permit. sitebsp N • r�RR...e N� 610 A\ } r •m.r}-6 ALT.wn i �n o riir%ia//... iia3 iii- d O hy/�9 T I _ SLL, I ^`c�p 1%i i .�i �* .1 . 1&p / 1', _I i i% ' � � , .'- ��- ; —tO 4 I , / lew I]Rn n.«XL Ste.I % C 'r;!,' g X: 3 s a. f 3►, ,@ I Z xII °<..yI..,R MOM 7 ', ..Aia� ' ' E. '®R © I '� sew n�"<.','::«..° ..,.' Kd,,_--le-9I I1ViL *149 , L: �,,, �,, R I rt.•M_.e»....., ; • .<,_ n 4:.A' ,.'# §. ILI �. _ U ram- 5 I N %%� i. 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( 1) City of Renton STAFF REPORT Department of Planning/Building/Public Works Modifications from the Suburban Centers Residential Demonstration District Development Standards— Report & Decision BACKGROUND REPORT DATE August 27, 2002 Project Name 3rd & Union Townhomes Applicant Wayne Jones Lakeridge Development PO Box 146 Renton, WA 98057 File Number LUA-02-072, ECF, SA-A, BSP Project Manager Lesley Nishihira Project Description The applicant is seeking Environmental (SEPA) Review, Administrative Site Plan and Binding Site Plan Approval for the development of 20 attached duplex units on a 1.28- acre site. The subject property is located within Area B of the Centers Residential Demonstration District with an underlying zoning designation of Center Suburban (CS). The site, which is relatively flat in topography, is bounded by Union Avenue NE on the east and NE 3`d Court on the south. The project would construct ten 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan/subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. The proposal also requires modifications from the Suburban Centers Residential Demonstration District in order to allow primary entrances on the same facade as the attached garage, allow primary entrances to face interior courtyards, and to reduce the required architectural modulations. Project Location 333 Union Avenue NE Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF: 29,555 sf Site Area: 55,795 sf (1.28-acre) Total Building Area SF: 29,555 sf REQUESTED MODIFICATIONS In order to consider modifications requested in conjunction with projects located within the Suburban Centers Residential Demonstration District, a project must first demonstrate superior design as well as compliance with modification criteria established specifically for the demonstration district. The applicant has requested modifications to the following development standards of the Suburban Centers Residential Demonstration District: 1. Building Design Standards— Variation or modulation of vertical and horizontal facades is required at a minimum of 2 feet at an interval of a minimum of 40 feet on a building façade. The proposal does not provide the required modulation along the northern facades of buildings D, E and G, nor along the east and west facades of buildings NB and J/K, respectively. 2. Building Location Standards— Front facades of structures shall address the public street, private street or court by providing: a landscaped pedestrian connection and an entry feature facing the front yard. As proposed, 3 of the 4 units within buildings A and B abut Union Avenue NE and do not comply with this requirement as their entrances face their interior side yards rather than the public roadway. City of Renton P/B/PW Department Urba nter Design Overlay Regulations 3" & UNION TOWNHOMES LUA-02-072,ECF, SA-A,BSP REPORT OF AUGUST 27,2002 Page 2 of 4 3. Parking Location — Parking must be located within an enclosed structure, which must be located on a different façade from the main entry of the building. The project includes 6 units (buildings D, E and G), which would include garage entrances on the same façade as the main entry to the building. DECISION CRITERIA To provide greater flexibility in meeting the purpose of the Centers Residential Demonstration District, projects not meeting the special development standards of subsection D of 4-3-120 may be approved through a modification process when superior design is demonstrated. The proposal's compliance with the modification criteria pursuant to section 4-9-250.D.3 is discussed below. A. Project uses a modified street grid system where most buildings front on a street. Where no public streets exist, a private street grid system within the project is provided. The proposal includes a private street roadway that would run through the central portion of the property with 2 entrance points directly off of NE 3`d Court approximately 240 feet apart and would include 2 hammerhead turnarounds at the north end of the entrance points. As proposed, the private street resembles a grid system. As many units as feasible front the public streets abutting the site (Union Avenue on the east and NE 3ra Court on the south) and all interior units have been designed to front the private street. B. Project orients residential developments to the street and has primary building entries facing the street. Entries are identified with a prominent feature or detail. The project generally complies with this requirement by providing distinctive entry features for all units, as well as walkway and entry features facing front yards— NE 3ra Court for buildings B, C, F, H and J, the private street (3rd Lane) for buildings D, E and G, and interior court yards for buildings J and K. However, 3 of the 4 units within buildings A and B, which abut Union Avenue NE present the entrance and pedestrian connection to the units on court yard facing facades. While the 3 specified units do not specifically satisfy this requirement, the design of the buildings effectively comply with the intent of this provision. In order to offset the potential impacts from the rear façade of the units facing the public roadway, staff recommends the project provide a visual buffer (i.e., combination of fencing and landscaping) that creates a softened transition from the roadway to the buildings and that does not result in a dominant visual impact along the site's Union Avenue NE frontage. C. Parking garages are designed in a way which does not dominate the facade of the residential building. When garages must be located with vehicular access in the front due to physical constraints of the property, they are stepped back from the facade of the building. For buildings C, F and H, garage entries have been provided at the rear of the unit via the private roadway with the main entry to the building presented on the NE 3rd Court façade. Due to their orientation, buildings A, B, J and K provide garage entrances off of the private street and position the main entrance to the units on elevations facing interior courtyards on the sides of the structures. The exception to the project's complete satisfaction of this requirement would be buildings D, E and G. Due to the shape of the underlying parcel and the resulting limitations on the configuration of the structures, these buildings include garage entries on the same façade as the main entry to the unit. For these buildings, the applicant has designed the single car garage to be stepped back approximately 18 feet from the main façade of that structure. In addition, a carport design has been utilized to accommodate the required second parking space for the unit. For these units, the garage entries have been designed such that they do not dominate the street and result in minimal visual impacts. D. Parking lots are oriented to minimize their visual impact on the site and are designed so that the size and landscaping support the residential character of the developments in contrast to adjacent commercial areas. There are no parking lots in the residential portion of this development and guest parking would be located in 2 separate location that would not result in visual impacts on the site. E. Project provides direct pedestrian access from the street fronting the building and from the back where parking is located. Where garages are provided at the rear of residential units, access is through the unit to the garage. Clear and direct pedestrian connections, specifically sidewalks, are included throughout the interior of the site and provide connection to the sidewalks along the abutting public roadways. City of Renton P/B/PW Department Urb, ?titer Design Overlay Regulations 317 & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT OF AUGUST 27,2002 Page 3 of 4 F. Walkways through parking areas are well defined and provide access from public sidewalks into the site. Walkway width is a minimum of five feet(5'). Pavers, changes in color, texture or composition of paving are used. There are no walkways proposed or necessary through parking areas. The pedestrian walkways provided along the private street throughout the site would be distinguished by use of concrete materials to be raised above the pavement level of the roadway. G. Pedestrian connections are provided to the surrounding neighborhood. The proposed pedestrian walkways throughout the interior of the site are appropriately connected to the existing sidewalk system that links the surrounding neighborhood. H. Distinctive building design is provided. No single architectural style is required, however, reliance on standardized "corporate"or"franchise"style is discouraged. The proposed residential buildings appear to have a high degree of architectural character and continuity. I. Exterior materials are attractive even when viewed up close. These materials have texture, pattern, or lend themselves to a high level of quality and detailing. Exterior materials for the residential component of this project include the use of composition shingles, cedar fascia with cedar accent trim, and horizontal beveled siding presenting the use of a variety of materials and textures. J. A consistent visual identity is applied to all sides of buildings which can be seen by the general public. The residential buildings appear to be consistent in their visual identity. K. A superior level of quality is provided for materials, detailing and window placement. The residential buildings appear to have attractive detailing and window placement. L. At least one of the following features is incorporated in structures containing three (3) or more attached dwellings: (i) For each dwelling unit, provide at least one architectural projection not less than two feet (2') from the wall plane and not less than four feet(4') wide, or Not applicable to the proposal as all units are proposed within duplex, or 2-unit, structures. Incorporate building modulation to reduce the overall bulk and mass of buildings, or Not applicable to the proposal as all units are proposed within duplex, or 2-unit, structures. (iii) Vertical and horizontal modulation of roof lines and facades of a minimum of two feet (2') at an interval of a minimum of forty feet(40') on a building face or an equivalent standard which adds interest and quality to the project. Not applicable to the proposal as all units are proposed within duplex, or 2-unit, structures. ANALYSIS 1. Building Design Standards — Although the proposal generally complies with the modification criteria as discussed above, the provision of the required modulation for the specified facades of buildings A, B, D, E, G, J and K appears to be feasible. Therefore, staff recommends the requested modification for reductions of the required architectural modulations be denied. The project's compliance with this requirement is further recommended to be required as a condition of project approval. 2. Building Location Standards— The majority of the units front on the street where such an opportunity existing and all off-street parking. While the primary entrances of the units within building B and the north end unit of building A do not face the abutting Union Avenue right-of-way, the structures are designed such that the main entrance faces interior courtyards, or the side yards, of the units. Provided the potential visual impacts to Union Avenue are appropriately mitigated, as proposed the specified building entrance locations appear to be suitable for the development. Staff recommends the approval of this modification subject to the applicant's provision of a suitably designed visual buffer along the site's Union Avenue frontage. Specifically, the appropriate use of City of Renton P/B/PW Department Urba rater Design Overlay Regulations 3" & UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT OF AUGUST 27,2002 Page 4 of 4 landscaping in combination with low brick and iron rail fencing such that it does not create a dominant visual barrier would effectively transition the roadway to the proposed development. 3. Parking Location —All off street parking, other than guest parking, is proposed to be contained within individual attached garages. However, due to the configuration of the underlying parcel site and the resulting limitations to the configuration of a feasible development, 6 of the 20 proposed units (buildings D, E and G) are designed with the garage entries on the same façade as the main entrance to the structure. For these units, additional emphasis has been given to the front facing facades by recessing the garage portion of the structure in order to reduce the visual dominance of the garage doors. The project has demonstrated its compliance with the established modification criteria and appears to satisfy the intent of the code through the proposed design of the structures. DECISION The 3`d & Union Townhomes, File No. LUA-02-072, ECF, SA-A, BSP has been determined to comply with the modification criteria for the Centers Residential Demonstration District Regulations and, therefore, the requested modifications have been granted subject to the following conditions: 1. The applicant shall redesign buildings A/B, D/E/G and J/K to provide the required variation or modulation along the respective western, eastern and northern facades of the structures. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits for any of the specified structures. 2. Along the site's Union Avenue NE street frontage, the applicant shall provide a visual buffer (i.e., combination of brick, iron railings, and landscaping) in order to create a softened transition from the roadway to the buildings and that does not result in a dominant visual impact. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the final inspection of buildings A and B. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: SIGNATURE: t1/, Z �4ur� g1 02 Neil Watts, Development Services Director date 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 17, 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. 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'.�, CO Ill CO ema 11*. em■1— A ° 20 II:1i ' 141141,„ -_:-:- Iii ► 11: : !b2 :-- — _-_ _I ��I-\ " mJi641 :'9 aid/ i —_-_ T_ norm+•._.n.•..mr, - T./ War TYLR-m K mu u TYPE-1 YN ID 1IT TYPE- - OSECTION THRU UNIT TYPE I (7)SECTION THRU UNIT TYPE III SECTION THRU UNIT TYPE III SCALE:I/O"= 1'-0- SCALE:Or.I'-0" SCALE:L/e••I'-0• I/[J�� _G��( �f o`�J 1: ( ) STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE August 27, 2002 Project Name: 3`d & Union Townhomes Applicant: Wayne Jones of Lakeridge Development File Number: LUA-02-072, ECF, SA-A, BSP Project Manager: Lesley Nishihira Project Description: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval, and Binding Site Plan (subdivision) Approval for the development of 20 attached duplex units. The project would construct ten 2-story townhouse structures - each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. Project Location: 333 Union Avenue NE Exist. Bldg. Area gsf: N/A Proposed New Bldg. Area: 29,555 sf Site Area: 55,793 sf Total Building Area gsf: 29,555 sf RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance-Mitigated(DNS-M). I NEIGHBORHOOD DETAIL MAP Ott-- Tii I U ION AVE Nt1E: ; 42114 ".' • q A WAY I J r nITN'�9 'Ay ... .. ;..�. ,oME-'� THe..eeam.g, 1 RE ii... ..1 ilk 171''. ..:.c.... i...111 it �]wii i w ID, .til �i Ppl/ RpS PLAT 4"� � - I '.: 11d • 1 O l N i I 1 Illt.... «J ».,. „V iq I 6MA e. RTWIN'S ACRE T _ s�uuc,"-®_a ci ;..,. .'';', Park I !le 0 =<_ " I ". �`' __���'''111��ey��I _ -sue-- I I 14ij u.4 ,� 616 _� ' l i fI it i. I .9...r....„. , - J. I �p'f/' = c�........0 u�.. i�It'1,. -- E I' I *.-h4li'`P.W-__ iA a--NCcO,t-4 i Project Location Map ERCRPT '. City of Renton P/B/PW Department Environr 31 Review Committee Staff Report eu& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT OF AUGUST 27,2002 Page 2 of 5 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. 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 generally flat with the exception of a gently sloping knoll at the center of the site, which contains the steepest slope on the site approximated at 10%. The site is heavily vegetated with grasses, brush, blackberries, small to medium deciduous trees, and a few evergreen trees. Materials resulting from anticipated site preparation activities will be balanced on site. The project would require the removal of approximately 18 existing trees (maple, cedar, dogwood, fir, pine, and holly) on the site. However, 10 existing maples trees located adjacent to the NE 3rd Court sidewalk will be retained. The installation of native plants, shrubs and trees is included with the proposal. With the land use application, the applicant submitted a Geotechnical Engineering Report prepared by Cornerstone Geotechnical Inc. dated June 13, 2002. The report states that the site is underlain by medium dense to very dense glacial deposits capable of supporting the planned structures and pavements. The report concludes that the site is compatible with the proposed development. Recommendations regarding construction windows, foundations, and site preparation are also included with the report— all of which staff recommends the applicant be required to comply with in order to mitigation potential earth impacts from the development of the project. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the King County Surface Water Design Manual (KCSWDM) and a Construction Mitigation Plan prior to issuance of Construction Permits. The applicant's SEPA checklist indicates the use of best management practices is intended throughout the duration of the project. Mitigation Measures: The applicant shall comply with all recommendations contained within the Geotechnical Engineering Report prepared by Cornerstone Geotechnical Inc. dated June 13, 2002, regarding (but not limited to) construction timeframes, foundations, structural fill, drainage, and site preparation and grading activities. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. Nexus: SEPA Environmental Regulations and adopting ordinance. 2. Water Impacts: Based on the City's Critical Areas Maps, the site lies within Aquifer Protection Area — Zone 2. After project completion, approximately 73% of the site will be as impervious coverage. The applicant has submitted a Technical Information Report prepared by Daley-Morrow-Poblete Inc., dated May 21, 2002 with the land use application. The report indicates that the site is not located within the 100-year flood plain and does not contain any sensitive areas (including wetlands or streams). The report also concludes that downstream drainage is currently piped to the City Shops site approximately 2,000 feet southwest of the property and that the proposed detention facility — a combination detention vault/wet vault for water quality and quantity control — to be installed with the development should be sufficient to mitigated for the increase runoff from the improved site. However, there are documented drainage problems in this area. Therefore, the drainage system for the project should be designed in accordance with the 1998 King County Surface Water Drainage Manual (KCSWDM). In addition, the system should be reviewed under the Level 2 Flow Control; including water quality facility sizing requirements. The ERCRPT dity of Renton P/B/PW Department Environs al Review Committee Staff Report 3Ru& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT OF AUGUST 27,2002 Page 3 of 5 drainage plan submitted was prepared in compliance with the 1990 KCSWDM and will need to revised in order to appropriately accommodate the planned development and ensure that potential impacts to surface water will be property mitigated. As the system is likely to remain below grade as initially designed, the revised storm drainage plan will not likely require significant revisions or alterations to the proposed site plan. The applicant will be required to submit a revised drainage plan and report prior to the issuance of construction permits for the project. Mitigation Measures: The applicant shall revise the drainage plan and report to comply with the 1998 King County Surface Water Drainage Manual under the Level 2 Flow Control, including water quality facility sizing requirements. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of construction permits for the project. Nexus: SEPA Environmental Regulations 3. Transportation Impacts: The proposal would result in an increase in traffic trips to the City's street system; therefore, the appropriate Traffic Mitigation Fee should be imposed. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional generated trip per new residential unit based on a rate of 5.86 trips per home. For the proposal, the Traffic Mitigation Fee is estimated at $8,790.00 (20 new lots x 5.86 trips x $75 per trip = $8,790.00). The fee is payable prior to the recording of the binding site plan. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the binding site plan. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 4. Fire Protection Impacts: Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements and fees. The proposal would add new residences to the City, which would potentially impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee of $488.00 per new single family or duplex unit should be required for the proposal. The fee is estimated at $9,760.00 (20 duplex units x$488.00=$9,760.00) and is required prior to the recording of the binding site plan. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family or duplex unit prior to the recording of the binding site plan. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 5. Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property and it is anticipated that the proposed development would generate future residents that would utilize City park and recreational facilities and programs. Therefore, a Parks Mitigation Fee based on $354.51 per each new multi family unit should be required for the proposal. The fee is estimated at $7,090.20 (20 new lots x $354.51 = $7,090.20) and is payable prior to the recording of the binding site plan. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi family unit prior to the recording of the binding site plan. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. D. MITIGATION MEASURES 1. The applicant shall comply with all recommendations contained within the Geotechnical Engineering Report prepared by Cornerstone Geotechnical Inc. dated June 13, 2002, regarding (but not limited to) construction timeframes, foundations, structural fill, drainage, and site preparation and grading activities. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. The applicant shall revise the drainage plan and report to comply with the 1998 King County Surface Water Drainage Manual under the Level 2 Flow Control, including water quality facility sizing requirements. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the issuance of construction permits for the project. ERCRPT City of Renton P/B/PW Department Environr 91 Review Committee Staff Report 3Ru& UNION TOWNHOMES LUA-02-072,ECF, SA-A, BSP REPORT OF AUGUST 27,2002 Page 4 of 5 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the binding site plan. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family or duplex unit prior to the recording of the binding site plan. 5. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi family unit prior to the recording of the binding site plan. 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 17, 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. 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 site is designated Center Suburban (CS) on the City's Zoning Map and the City's Comprehensive Plan Land Use Map. 2. The property is also located within Area B of the Centers Residential Demonstration District. Parks 1. All landscaping is to be maintained by the property owners. Fire Prevention 1. One fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single-family/duplex structures. If the building square footage exceeds 3,600 square feet in area, the minimum required fire flow increases to 1,500 gpm and 2 hydrants are required within 300 feet of the structures. 2. Separate plans and permits are required for the installation of fire alarm systems. 3. Street addresses shall be posted on each building. Plan Review-Street Improvements 1. Street lighting (if not already existing) along the frontage of the project will be designed and installed in accordance II to City of Renton standards. 2. All new electrical, phone and cable services must be underground. Plan Review-Water 1. The City of Renton Fire Marshal requires a 2750 GPM for this project. It appears that to meet this fire-flow demand will require a 10" watermain loop system to serve the new development. This will be required to be installed in the 11 proposed private lane, and shall connect to the existing 10 "water main in NE 3rd Ct; at the west end and the east end of each driveway(as shown on the submittal), including a stub-out to the north property line. 2. A minimum of three fire hydrants will be required to serve the new development. The City of Renton code requires a primary hydrant is required within 150 feet of and structure. A secondary hydrant is required to be installed within 300 feet of the structure (distance is measured along the travel route). The proposed water plan, as submitted, does not comply with the requirements as described above. 3. This project will be required to pay the Water System Development fee of $665/unit. These fees are included as a part of the construction permit fee. Plan Review-Sanitary Sewer ERCRPT City of Renton P/B/PW Department Environi al Review Committee Staff Report 3Fiu& UNION TOWNHOMES LUA-02-072, ECF, SA-A, BSP REPORT OF AUGUST 27,2002 Page 5 of 5 1. The project will be required to install a new 8" sanitary sewer main extension in NE 3f0 Ct (Note: An alternative alignment may be allowed as long as it connects NE 3`d Ct with Union Ave NE. The main will run from Union Ave NE to the existing sewer in NE 3`d Ct. The sewer plan as submitted does not comply with the requirement as described above. 2. Development will be served via gravity. Dual sidesewers will not be allowed. 3. This site is located in the East Renton Special Assessment District. These fees are$224.52 plus interest per Single Family connection. These fees are collected when the construction permit is issued. 4. A Multi-family System Development Charge of $455 per each new unit is required. The Development Charges are collected as part of the construction permit. Plan Review—Storm Drainage 1. The Surface Water System Development Charges of $0.183 per square foot of new impervious surface area added (but not less than $525). The Development Charges are collected with the construction permit. Plan Review—Aquifer 1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4- 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)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. Plan Review— Erosion Control 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. During the months of October 1st though April 30th, special erosion control measures during the rainy season will be required. A copy is attached. Plan Review—General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according in accordance with City of Renton drafting standards by a licensed Civil Engineer. 2. All projects shall be tied to a minimum of two horizontal and vertical controls in the current City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. 4. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 5. Separate permits for water meters will be required. 6. plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. 7. If any rockeries/retaining walls greater than 4 feet in height are to be constructed as part of this site, a separate ! building permit will be required. The following note shall be included on the civil: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." 8. Detention vaults require a separate structural permit. ERCRPT • //////////a/JMIMJf MIllO gI. IET4lf� VAULT 111 a ' • W �'---� ` //'o� / '1 rT^-1_�-' SY, ( j ,., 1__r_ ( •-- T+L—_�_r1fl IxTeIGK ile•-o' • % ' xy LOT#101 LOT#9 J1 I LOT#8 I LOT#7 :.. LOT#6 1 LOT#5 _t{" LOT#11 4` A' i ,xpy MO ��1I OW SF .'•J 10.SF � w!S!. ."//�� w!5 e. IO 2141!F j �t Ij ,``2` '--1- me 9F --I am•oo T ...... S.-0.iS eETeaoc iil �''�` ^I'x '-O•1E16AOC!� j�.•.-0! 1" LOT Mt F la GCIOrt('I�V .04LOT#12 ,, � ; 11^ — C 1. `�L I J I �L I ,�>— , I .�_�— J _1 [LOT#3 1 G`pOQ e R i �� 1 y I r ( L.eeTemc'�-r--`-• --._. J �I i r-r zmx I j • L ; eeme6• 'T-f' so'- m-s „ - /I Y�/}r 1 r_, _ �'��. u I L_JLm +L — 1 1 © c '------s:r --- I - --- - 4 /� I vs zoos LOT#13 s.erii'". 0. 1 1::_-.., ��ve M I ���� \\i �i ' LOT#2 1 �z z d -T w-6 xse4aG .�r-O••x 1J 1 �alY Y p I b ^i , ••e•OK 1 -L-— — ! O W z l LOT#14 is'+ LOT#15 i LOT#16 x LOT#17' [LOT#18 3 LOT#19; LOT#20 1 ►�,•-0, �.m• I [E- 0 a. H 3 »n r 1 `�_gi{ OBI SF Fna eF 9i•s m eF I n••: MO s I 1 LOT#1 I [� I V' O i�-'I I r[`s'"o'I g i MCI SF z �c0 2 a0 V ri___4..) �o!o 3ETeux; 1 �- -eat _ II - ,,,� I F-� 'zx W Ixrnsc SETBACK�r� _r ! a vT s.vace f� �- s.-s 9 ! r o r I - ( I § ..• sr s• 4 -r xa•I- a (n rn 's 0 x w € z -- N. _ E. — 3 R D-----C--T ----- I I W • 0 14 . ` 0 �' a NI i oiOQ°"E9 E- a zcl CI P #9 NORTH 3 :Ei L- e j LOT LOT BLDG LOT - - 5 2 ' NUMBER AREA(SF) AREA(SF) COVERAGE(%) 1 2947 1086 37% 45 2 2474 1086 44% p 3 2477 1086 44% - U 4 2912 1086 37% �•, 5 2149 939 44% on 6 1895 939 50% rn 7 1895 939 50% 0 C7 6 1895 939 50% m 9 1895 939 50% 10 2178 939 43% 11 2979 1086 36% --, 12 2564 1086 42% of 13 2278 1086 48% a W 14 2571 1086 42% 0 15 2287 1057 46% )-s] 16 1956 1103 56% F 'I' 17 1966 1103 56% '""' ~ n 18 2117 1057 50% 19 1966 1103 56% 20 2570 1057 41% FILECODE —' Pew �'1.,26, iJ1i.ll, 4R CITY OF Tun.10.mm As RENTON COMPOSITE UTILITY PLAN um T=. I "eoaos P 3rd & UNION TOWNHOMES 01.300ENG M. 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S Ii D C T. __� I a ^ I O §R X 3� O N e PLANT SCHEDULE o ^ • moea On[ rxir._.Aa•�� 9Orta uPN1S I S .D,/z•sous . O LANE MAPLE. PYR S C.TIEDSPME'/ z w CALIPER aoa �' ``�S • CD • vnrRc DEAR O 3 a A A THCT!RATE/ e GALLON GENERAL NOTES: M I. tx Aa.LLEA'NMO OaSISON'/ 3 GALLON •M RAa.o mAIMVAMM MO. ac ETrROREEM AZALEA era O ° uP OEa1ATA NORTHERN BEAUTY/ S DALLOR . .maaAetO.�ro ANESE MOLT li 0 x CALL• ON 1° 1NCOTRDE AXILLAR.S/ OR l I COAST IEUWIHOE a1MCM orMOM.MM°Ci,u.0 trt _p�imiAa nwo O •I. ° MRCM'1NU5 S.'MOiN.lC WIT/ S GALLOR MOM TO ee Ac'OTva.TOMO,AN ACCILISGAIRD OM MM. ATbR rara�n°�Or.TT 'x EIAAIIA GRASS .a.mam E Ou.=MravA AND AN M.,on • q'u .1100 LANDSCAPE PLAN Zz ORLOM Oft 91PACTALY B a GALLON .. ML PL.rt MARA WA LTw AN I MOMoe AR CLIAMMe.AM PM W ROO,LAM,MITICN.RAM p'�'�m'm'i� ! .Ai 1QOAos .oa./ MEDIA ,e-n-sPwIM MY. rww.m o... �• �.;nrm...,. m. D W. dPI ° PR]RS L FOREST FLAW/ 1e-z1•sv MAa.I.cr.Rwnaw. ..ae I ! W PEms •..n.o. 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EAIER ALD DREEN MBORNTAf M GALLON MN'.MA( r.a m n.o A m r�...um.a ns•...w a lama .e .0 I,�_.., I — LAW a Lae A.e oo CM MAW R� TREE PLANTING DETAIL aw SHRUB PLANTING DM CONTRACTOR TO DETERMINE DUMMY �^ME'b�iYa NEEDED r.N oT a.vAE W.NVw e.E ME 11/12/e2 sOT. 0 L - 1 ". , I 11 m k..Iul.l..n.y1. en lry�N0`Vo i44s MI I]NA Plea NE Ste I © O O Eli*, (IDI._I111 t Inz11IIKI �� W Ye--_ M/ 1, -i - _ ., _ — 1 -Imx••IS — I ■' ff'=I � D ,I I4I IIIailIII 11 1 1 1=I i tII i iiffl _7EItiiq SIi `o1 � . +_� N ITi I m1S i O a�I= II1IIao �� I ;P. # a� a 1I . � I= ._—WW I I 0-_—, -2-A V. f L ..y 1-7DA ( Dl Y _ _]T DI ADlva men MST me IS NI rmn F a BUILDING TYPE 1 REAR ELEVATION BUILDING TYPE 1 STREET ELEVATION 0 w zo SCALE: I/a•=r-0• AT NE 3RD PLACE �, oA �„ HUI SCALE:I/e•= I'-0 V o x W�xrn 6,W i kI Q X 0 �i/ 61 °I o Y • 1 z10�Zm ! ■1 �\ a) 0IQ p'E..I MIL m 41I m Wm YII rl II _ c,a a }1mm1— v Dl Ir �I Igh I I��_ Ul } a G� � � a_ r � ' � _ Y� u ,. -_i • - �I � 1 ' ., . — • � la eN = -i.. 1 ■■I= 4 I s m 8 m�A um —_5Nom 1 I COC ma _ ;;N,e == e - T - — _. 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Ili R M H --T , [_________ 7F-r.--_-_0-• ---::. • ' i ILCP) ,c _ � w . ; .. o�G rl o �_-1.-��-a • H RMH ..-.� E,..,R48I , i t_ ----. ._,_ ___,_ 1 1. 0 ._. _.... __ ,, .___ ,,,, ______._.. i.T.L: ..7., ,/ , ., ---aril cr __,; ,\ MH . 1_11_1 !_ 1-- __L. \\.,_ e RC(P) / i if cc - �✓8�� ����/ ksefiag • `' 0� '4. • RC(P) G5 - 21 T23N R5E E 1/2 ? ° ?? F5 � ZONING ---- Renton day Llmltp 1:4800 _il P/B/PW TECHNICAL SERVICES F 0 03/15/02 16 T23N R5E E 1/2 5316 ZONING MAP BOOK �� I. - -- '�ssnmr�sofa �r T� } 92 1 j1 9_ 45 1540i%mil 1 0- 459 . ... , i . ilt- ' 1lb AT r-'''' a 1 s)&al - a 4 III+ to lift ti `' 'ID Kipp 134E jsSi2 i. 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I ■I 'a .I -1 VAT. tr V _ \\1�1���t�— �. 2 T22N RSE #'Y• SESIDE= NIXED USE CFNTFB • May include Overlay District. See Appendix I—) Resource Conservation 1-1Center Neighborhood maps. For additional regulations in Overlay Districts, please see RMC 4-9. I—I Residential 1 du/ac n Center Suburban* IR-5 I Residential 6 du/ao n Center Downtown* (P) Publicly owned I COR I Center Office Residential ---Renton City Limits FT Residential 6 du/se n Residential Manufactured Homes COMMERCAIL --,-,-Adjacent City Limits an Residential to du/ac IT Commercial Arterial* ammo,Book Pages Boundary • Residential 14 du/ao I� Commercial Office KROLL CM Residential Multi-Family In n Convenience Commercial t1ll • Residential Multi-Family Neighborhood Center MILBSTRIAL PAGE# PAGE Residential Multi-Family Suburban Center Il Industrial - Heavy eeerrtaarWAKas I—I Residential Multi-Pamily Urban Center• I lit I Industrial - Medium INDEX n Industrial - Light 1 %**/ CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: August 20,2002 TO: Lesley Nishihira FROM: Rebecca Lind STAFF CONTACT: Don Erickson SUBJECT: 3`d&Union Townhomes, 333 Union Avenue NE;LUA-02-072, ECF, SA-A,BSP The applicants are proposing to develop the 1.28-acre site with 20 attached dwellings units in the form of 10 duplex structures. There would be three different building types and four different unit types in the proposed development. The units are two-story townhouses with either a single or double car,garage. In order to do this development the applicant's estimate that approximately 18 or larger trees will have to be removed from the site. The site is designated Center Suburban on the Comprehensive Plan Land Use Map and is zoned Center Suburban (CS). It is also located in Area "B" of the Centers Residential Demonstration District. This overlay district allows densities of 10-36 units per acre, the latter for architectural innovation. The current application has a density of 25.6 units per net acre. Off-street parking is contained in either doublewide garages or double-deep tandem parking garages. On-site guest parking is provided for four(4)cars. Recommendation: Conditionally support this application,including a modification to the modulation requirements for the north elevations of Buildings D,E, and G, with the understanding that the applicant will comply with all ten(10)decision criteria in Section 4-9-250D3, with an emphasis on 3b,3e,and 3j. The applicant should also be encouraged to employ decorative landscaping and other devices such as low(24"-30"high)decorative wall and/or berming to create a more attractive streetscape along Union Avenue NE. Details of this treatment should be included as a condition of approval. Analysis: Consistency with the Comprehensive Plan: The subject proposal is generally consistent with the following residential related policies: Policy LU-11. Future residential growth should be accommodated through: b. development of vacant parcels in Renton's established neighborhoods; Policy LU-98. Allow stand alone residential development of various types and urban densities in portions of Centers not conducive to commercial development. 0 3rd&Union Townhomes 2 08/20/02 Policy LU-118.8. Prohibit new garden style multi-family development with surface parking. Townhouse development which includes parking within structures is the preferred form of multi- family development. Clearly,the subject site is not conducive to commercial development given its location some 470' south of NE 4th Street on NE 3rd Court. The site is currently vacant and the proposed form of development is townhouses with their own parking rather than garden style apartments. Consistency with Demonstration District B The applicant's proposal appears to be in only partial compliance with the provisions for District B of the demonstration district. The proposal complies with the 250 square feet of landscaping and private yard space requirement for each unit and all units now appear to have entry features which provide ground floor connections to the outside. Also,none of the units have garages opening directly onto an arterial street or exceed four units per building. The façades of Building A,B,K, and J,however,do not meet the specified modulation requirements of 2 feet of off-set for every 40 feet of building width therefore requiring a modification. These 42-foot wide buildings indicate offsets of only one foot on their interior (courtside)façades. Similarly,Buildings D,E,and G, which all are more than 56 feet wide,have no modulation on their north elevations,which is required,therefore requiring a modification. —Buildings A and B also fail to comply with the requirement that the front facades of structures shall address the public street by providing a landscaped pedestrian connection and an entry feature facing the front yard,therefore also requiring a modification. Three of the four units in these two buildings have turned their backs to Union Avenue NE,providing fenced in rear yards here rather than front yards and front building façades and entries overlooking the street.These three units have individual entries from their side yards. The corner unit,however,can claim its side yard as a front yard. The PB/PW Administrator is authorized to grant modifications to the Code when, amongst other things,it can be shown that the modification is justified and required for the use and situation intended and will not create adverse impacts to other properties. In addition,in the Centers Residential Demonstration Overlay District the applicants are required to show that they comply with a series of criteria. These include orienting residential developments to the street with primary building entries facing the street,ensuring that distinctive building design is provided, ensuring that exterior materials are attractive with texture,pattern, or lend themselves to a high level of quality and detailing,and,ensuring consistent visual identity is applied to all sides of buildings which can be seen by the general public. Unfortunately,this project fails to comply with all of these special modification criteria listed in Section 4-9-250D3. Clearly primary building entries have not been oriented to the street along Union Avenue NE and consistent visual identity(including modulation)has not been provided along the north façades of Buildings D,E,and G which will be seen by the general public traveling south on Union Avenue NE or shopping next door at the Prairie Market. Conclusion: Overall staff believes this project generally complies with the intent of the Centers Residential Demonstration District and CS land use policies. Buildings have a high degree of architectural character and continuity and use a variety of materials and textures. The majority of the units front on the street where such an opportunity exists and all off-street parking, other than guest parking,is contained in individual garages. Unfortunately,the project does not comply with all of the specified criteria in Section 4-9-250D3,including 3b, 3e,and 3j and therefore cannot be supported at this time. cc: Don Erickson H:\EDNSP\Interdepartmental\Development Review\Green File\Comments\3rd&Union Townhomes.doc\d DEVELOPMENT PLANNINC CITY OF RENTON City of Renton Department of Planning/Building/Public Works S�P 7 2002 ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SFIE t REVIEWING DEPARTMENT: I-ThRECEIVED i i `.c COMMENTS DUE: AUGUST 19, 2002 APPLICATION NO: LUA-02 2, SA-A, ECF, `�j' DATE CIRCULATED: , APPLICANT: Lakeridge Development PROJECT M ER: Lesley Nishihira PROJECT TITLE: 3rd& Union Townhomes WORK ORD • LOCATION: 333 Union Avenue NE (NWC of Union and NE 3rd) SITE AREA: 55,795 SF I BUILDING AREA(gross): 29,555 SF SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review,Administrative Site Plan Approval, and Binding Site Plan (subdivision)Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures-each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. 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 /i4,/ C F' 0/2/2-aa Glc/ Lae ctac AS C' 7/2zi/2�.)o B. POLICY-RELATED COMMENTS DEVELOPMENT PLANNINC CM'OF RENTON C. CODE-RELATED COMMENTS SEP 1 7 2002 RECEIVED We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or arena wh a additional information is needed to properly assess this proposal. C� / Signature of Director or Authorized Representative Date Routing Rev.10/93 PROJECT LUA 02-072, SA-A, ECF, BSP 3RD and Union Townhomes City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 18.4 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. It is recommended that the residential areas be secured with controlled entrances to dissuade trespassing of non-residents. Page l of 2 . PROJECT LUA 02-072, SA-A, ECF, BSP 3RD and Union Townhomes City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) 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 one of the apartment residences. Page 2 of 2 .�,es-r ��-., Tre s p a s ft&ttiliscenixosnit I: 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 4 3 0 - 7 5 2 1 CITY OF RENTON MEMORANDUM DATE: August 19, 2002 TO: Lesley Nishihira // FROM: Mike Dotson X-7304 ` �vl-- SUBJECT: 3rd and Union Townhomes LUA 02-072 333 Union Ave NE (NE 3rd Ct — STR; 16-23-5) The subject Environmental and Development application has been reviewed for conditions related to the Water, Sewer, Storm Water, and Transportation. The following are the conditions required for development of this project: REQUIRED CONDITIONS: 1. It is the recommendation of the staff that, because there are documented drainage problems in this area, the new drainage system shall be designed in accordance with the 1998 King County Surface Water Drainage Manual. The system shall be reviewed under the Level 2 Flow Control; including water quality facility sizing requirements. 2. The drainage plan submitted was not in compliance with the requirement above. We are therefore requesting that it be revised. 3. The Traffic Mitigation Fee of$8790.00 shall be paid prior building occupancy. The information that follows concerns various code and site related issues: WATER: Code Related information: 1. The City of Renton Fire Marshal requires a 2750 GPM for this project. It appears that to meet this fire-flow demand will require a 10" watermain loop system to serve the new development. This will be required to be installed in the proposed private lane, and shall connect to the existing 10 " water main in NE 3rd Ct; at the west end and the east end of each driveway (as shown on the submittal), including a stub-out to the north property line. 2. A minimum of three fire hydrants will be required to serve the new development. The City of Renton code requires a primary hydrant is required within 150 feet of and structure. A secondary hydrant is required to be installed within 300 feet of the structure (distance is measured along the travel route). 3. The proposed water plan, as submitted, does not comply with the requirements as described above. 4. This project will be required to pay the Water System Development fee of $665/unit. These fees are included as a part of the construction permit fee. Site Information: • This site is located in the 565 Water Pressure Zone. The static pressure at the street level is approximately 69 psi. • There is a 10" watermain in NE 3rd Ct, adjacent to the site. This watermain is modeled to provide 3900 GPM (derated). SANITARY SEWER: Code Related information: 1. The project will be required to install a new 8" sanitary sewer main extension in NE 3rd Ct (Note: An alternative alignment may be allowed as long as it connects NE 3rd Ct with Union Ave NE. The main will run from Union Ave NE to the existing sewer in NE 3rd Ct. 2. The sewer plan as submitted does not comply with the requirement as described above. 3. Development will be served via gravity. Dual sidesewers will not be allowed. 4. This site is located in the East Renton Special Assessment District. These fees are $224.52 plus interest per Single Family connection. These fees are collected when the construction permit is issued. 5. A Multi-family System Development Charge of $455 per each new unit is required. The Development Charges are collected as part of the construction permit. Site Information: • There is an existing 8" sanitary sewer main in NE 3rd Ct; at the west end. • There is also an existing 8" main in Union Ave NE; at the north property line. STORM DRAINAGE: Code Related Information: 1. The Surface Water System Development Charges of $0.183 per square foot of new impervious surface area added (but not less than $525). The Development Charges are collected with the construction permit. Site Information: • There are storm drainage facilities in Union Av NE and NE 3`d Ct. STREET IMPROVEMENTS: Code Related Information: 1. Street lighting (if not already existing) along the frontage of the project will be designed and installed in accordance to City of Renton standards. 2. All new electrical, phone and cable services must be underground. General Information: AQUIFER: • The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-03007) 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)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. EROSION CONTROL: • Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. During the months of October 1st though April 30th, special erosion control measures during the rainy season will be required. A copy is attached. ADDITIONAL COMMENTS: • All required utility, drainage and street improvements will require separate plan submittals prepared according in accordance with City of Renton drafting standards by a licensed Civil Engineer. • All projects shall be tied to a minimum of two horizontal and vertical controls in the current City of Renton Horizontal and Vertical Control Network. • Permit application must include an itemized cost estimate for these improvements. 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • Separate permits for water meters will be required. • plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. • If any rockeries/retaining walls greater than 4 feet in height are to be constructed as part of this site, a separate building permit will be required. The following note shall be included on the civil: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." • Detention vaults require a separate structural permit. Greenfolder 5t)?) • , x. • a #�1fi� . . ; 'x" ,,:vxv aKs - . - afit! 11 Nitt.r - - x �gY � y 'y7v Jr � w,St qa�? q � 4+ l 0,. � C ,N O �. vp y : 44,, rxi �,�{.� ` - --.:.5:�!\...:_\}-:�.v._::.::.i..:!.�.-�::�\_::_:.�`v�i._.�:::}"-ice::-'-�-..c :�.--_..v._y:....___..:.._�t..�-`v:_.;:.. _ _xr�t-`'>y-.w.•F-.0�U�h A. {ar ti-. - >_ =iv- �'`�G!-=:`:=.`^.u-::�_�_. _'_!._.,�.`:. ;'` .:-:oy--=�!� 2` .� tei a : ;p = .>.. •p::L:-•."'En<Y:::_:k_.r.__� f _ x�7 At ?� RT =IO�NhyIVI TIGA tI.Q :*:W..tA.:.,..x...A.::.ft,:�.:v.!:::..: :?axa� '-�'�:�vw`-.g '--r-^:z:q."�..'.n:?!-..4:,-aa.!ey..z�u�:. �.d.,af::>r!?i'-rx:?�`::...�t{a:-,br`.:�?x.>n.-•k4`.>.�S'�.`t-x"-.�.-`_-S'�:::=;c-:a-..:::::.t-:_...:>::x.::.....:tr;r....::...-^:.-..-::: Project Name 33(C\ ck 01\)1o ) .1 QJ L Project Address 333. l•A010-13 - 1uL Contact Person \k✓�, (5)t✓ lek).6.:).0.1rv\o/tc.t Address Phone Number Permit Number L•UV\` U)-' 0-1D• Project Description 1-0 N (l?c•5 t .1. 01.?�l014L% 00 OAtill y a (Jti`t. Land Use Type: Method of Calculation: 4•Al Lc k.:V(...c,vA_ tJ Residential CITE Trip Generation Manual 6430) R`�( e.,N_T-i Iu C-t‘-)io/T( ❑ Retail 0 Traffic Study ❑ Non-retail ❑ Other 5,8 I, TRAe& I ;,1..__, Calculation: • Transportation Mitigation Fee: ) /IV ' ' Calculated by: .A)l 1Ui`/ Date: 6 IY 17J-0-1)--,47-' Account Number: Date of Payment City of Renton Department of Planning/Building/Public W u,r o ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: h f"E 17" U,,,,/t I`l,,i) COMMENTS DUE: AUGUST 19, 2002 APPLICATION NO: LUA-02-072, SA-A, ECFiS�i DATE CIRCULATED: AUGUST 2,2002 APPLICANT: Lakeridge Development PROJECT MANAGER: Lesley Nis iihira---- __ PROJECT TITLE: 3rd& Union Townhomes WORK ORDER NO: 77002 LOCATION: 333 Union Avenue NE(NWC of Union and NE 3f0) AUG - 2 2002 SITE AREA: 55,795 SF BUILDING AREA(gross): 29,555'Sf SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review,Administrative Site Plan Approval,and Binding Site Plan (subdivision)Approval for the development of 20 attached duplex units. The project would construct 10 2-si row___ townhouse structures-each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. 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 Housin. --- Air _ Aesthetics --- Water Li.ht/Glare --- Plants Recreation --- Land/Shoreline Use Utilities --- Animals _ Trans.ortation --- Environmental Health Public Services Natural Historic/CulturaleserLion --_Natural Resources Preservation Airport4Environment 10,000 Feet 14 000 Feet l v ni. p r fed t:/5 0-i / V B. POLICY-RELATED COMMENTS .) /V Iii( C. CODE-RELATED COMME TS , f 1 ‘3.e_. d Adv./ 0.4.- ommekti We have eviewed this applic tion with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh re additional inf tion is needed to properly assess this proposal. apao 0A.2---' Signatu e of Director or Authoriz Representative Date Routing Rev.10/93 TY O ® , CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: August 7, 2002 TO: Lesley Nishihira, Senior Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: 3rd & Union Townhomes, 333 Union Ave. NE MITIGATION ITEMS; 1. A fire mitigation fee of$488.00 is required for all new single-family and duplex structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Separate plans and permits are required for the installation of fire alarm systems. 3. Street addresses shall be posted on each building. Please feel free to contact me if you have any questions. r City of Reim,. Department of Planning/Building/Public bvvixs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW o SHEET ' , a•, xti J6/ REVIEWING DEPARTMENT: I0, v k S_ COMMENTS DUE: AUGUST 19, 2002 c, c I APPLICATION NO: LUA-02-072, SA-A, ECF RSP DATE CIRCULATED: AUGUST 2,2002 { fA f C.TI APPLICANT: Lakeridge Development PROJECT MANAGER: Lesley Nishihira ,�, PROJECT TITLE: 3rd&Union Townhomes WORK ORDER NO: 77002 n 0 _ 17 LOCATION: 333 Union Avenue NE(NWC of Union and NE 3rd) Umj 0 SITE AREA: 55,795 SF BUILDING AREA(gross): 29,555 SF SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review,Administrative Site Plan Approval,and Binding Site Plan (subdivision)Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures-each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. 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 LightGlare 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/ e,eW-C__,' _40---f _ rt 4--/- c-eitt9/ B. POLICY-RELATED COMMENTS ,a,e1 ax-vd -e-ewe,--j 7.1-e) ...4.,, /--,2 -2/.,e-e--i--e,g/ ii,er-ti-ze_ae)--Au)o. C. CODE-RELATED COMMENTS 6 `0 We have reviewed this application with articular attention to those areas in which we have expertise and have identified areas of probable impact or areas where a itional information i ded to properly as ess this proposal. -GOO vi, c-t,(, ,110 Signatur of irector or Authorized Representative Date Routing Rev.10/93 -v1 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 Ret Department of Planning/Building/Public WorKs ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (Nis 6fl7it:%i l cen,i OS COMMENTS DUE: AUGUST 19, 2002 APPLICATION NO: LUA-02-072, SA-A, ECF I2,S) DATE CIRCULATED: AUGUST 2,2002 I J9AN- APPLICANT: Lakeridge Development PROJECT MANAGER: Lesley Nishihira . 0o`q ry it/0 PROJECT TITLE: 3rd& Union Townhomes WORK ORDER NO: 77002 e �/(�'8 ` �� LOCATION: 333 Union Avenue NE (NWC of Union and NE 3rd) U 16 SITE AREA: 55,795 SF I BUILDING AREA(gross): 29,555 SF C'.0, 1 yt/ SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review,Administrative Site Plan ApprcQ4t, and Binding Site Plan (subdivision)Approval for the development of 20 attached duplex units. The project would construct 10 2-story townhouse structures-each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan or subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. 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 Healtn Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS TLc C_ G'7L'(. rl-L._L �7���. 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 add'tional inforfination is needed to properly asses this proposal. '- ) ivG� L-) /2- 6J_ Signatur Director Authorized Representative Date Routing Rev.10/93 Jun-12 02 04:28P Lake iac+ ❑walopmcnt 425 228 7 P.02 • awls nFV.LOAMNitir SERVICES OlVtSION • UST OF SURROUNDING PROPERTY OWNERS with+!+300 feet of d+4*object ate 6ROJtCT i= j� APPLiCAT ION NO._ LU FP - C�—Q512.. LC F c)-. 1 j3SJ The following is a list of property owners within 300 feet of the subject site. The Development Servicee Division will notify these individuals of the proposed deveiepmert NAME ADDRESS ASSERROR'S PARCEL NUMBER DF�c4. `OF�,,^ (Attach addmor1l sheet&if neaessefy) i._. oScan/King(WA) Owner :City Of Renton Parcel# : 162305 9070 06 Site : *No Site Address*Renton Sale Date . Mail : 1055 S Grady Way Renton Wa 98055 Sale Price . Use : 300 Vacant,Residential Asd.V : $5,000 Lgl : STR 162305 TAXLOT 70 E 30 FT OF SE Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .91 YB: Ph: Owner : City Of Renton Parcel# : 162305 9125 01 Site : *No Site Address* Renton Sale Date : 03/27/1986 Mail : 1055 S Grady Way Renton Wa 98055 Sale Price . Use : 300 Vacant,Residential Asd.V : $198,000 Lgl : STR 162305 TAXLOT 125 LOT 2 OF Q :NE S : 16 T: 23N R :05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: 1.78 YB: Ph: Owner :City Of Renton Parcel# : 162305 9020 07 Site : *No Site Address* Renton Sale Date : 02/20/1986 Mail : 1055 S Grady Way Renton Wa 98055 Sale Price . Use : 300 Vacant,Residential Asd.V : $198,000 Lgl : STR 162305 TAXLOT 20 LOT 1 OF CITY Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac:2.59 YB: Ph: Owner :City Of Renton Parcel# : 162305 9123 03 Site : *No Site Address* Renton Sale Date : 09/18/1991 Mail : 1055 S Grady Way Renton Wa 98055 Sale Price . Use : 300 Vacant,Residential Asd.V : $267,000 Lgl : STR 162305 TAXLOT 123 BEG SW COR Q :NE S : 16 T: 23N R :05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: 13.50 YB: Ph: Owner :City Of Renton Parcel# : 162305 9100 00 Site : *No Site Address* Renton Sale Date . Mail : 1055 S Grady Way Renton Wa 98055 Sale Price . Use :300 Vacant,Residential Asd.V : $100 Lgl : STR 162305 TAXLOT 100 S 25 FT OF N Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .06 YB: Ph: Owner :City Of Renton Parcel# : 162305 9053 07 Site : *No Site Address*Renton Sale Date . Mail : 1055 S Grady Way Renton Wa 98055 Sale Price . Use : 300 Vacant,Residential Asd.V : $122,000 Lgl : STR 162305 TAXLOT 53 S 1/4 OF SE Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac:2.41 YB: Ph: Owner :City Of Renton Parcel# : 162305 9127 09 Site : *No Site Address*Renton Sale Date : 10/07/1988 Mail : 1055 S Grady Way Renton Wa 98055 Sale Price . Use :316 Vacant,Industrial Asd.V : $233,000 Lgl : STR 162305 TAXLOT 127 COMM AT SW Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: 5.35 YB: Ph: Owner :Gallow Lynda Parcel# : 162305 9099 03 Site : *No Site Address*Renton Sale Date . Mail : 8826 39Th Ave S Seattle Wa 98118 Sale Price . Use : 300 Vacant,Residential Asd.V : $69,000 Lgl : STR 162305 TAXLOT 99 W 90 FT OF E Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .34 YB: Ph: 206-772-7374 Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. �—.....roScan/King(WA) Owner : Homeowners Association Of Glambrass Ii Parcel# :278150 0060 07 Site : *No Site Address*Renton Sale Date : 01/20/1993 Mail : 3807 Park Ave N Renton Wa 98056 Sale Price . Use : 300 Vacant,Residential Asd.V : $5,000 Lgl : LOT TRACT A GLAMBRASS II COMMON Q :NE S : 16 T:23N R :05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .15 YB: Ph: Owner :Homeowners Association Of Glambrass Ii Parcel# :278150 0080 03 Site : *No Site Address* Renton Sale Date : 01/20/1993 Mail :3807 Park Ave N Renton Wa 98056 Sale Price . Use :300 Vacant,Residential Asd.V : $1,000 Lgl : LOT TRACT C GLAMBRASS II COMMON Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .13 YB: Ph: Owner :Homeowners Association Of Glambrass Ii Parcel# :278150 0070 05 Site : *No Site Address* Renton Sale Date : 01/20/1993 Mail : 3807 Park Ave N Renton Wa 98056 Sale Price . Use : 300 Vacant,Residential Asd.V : $1,000 Lgl :LOT TRACT B GLAMBRASS II COMMON Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .05 YB: Ph: Owner :Homeowners Association Of Glambrass Ii Parcel# :278150 0100 09 Site : *No Site Address* Renton Sale Date : 01/20/1993 Mail : 3807 Park Ave N Renton Wa 98056 Sale Price . Use : 300 Vacant,Residential Asd.V : $1,000 Lgl : LOT TRACT E GLAMBRASS II PRIVATE Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .02 YB: Ph: Owner : Homeowners Association Of Glambrass Ii Parcel# :278150 0110 07 Site : *No Site Address*Renton Sale Date : 01/20/1993 Mail : 3807 Park Ave N Renton Wa 98056 Sale Price . Use : 300 Vacant,Residential Asd.V : $1,000 Lgl : LOT TRACT F GLAMBRASS II PRIVATE Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .01 YB: Ph: Owner :Homeowners Association Of Glambrass Ii Parcel# :278150 0090 01 Site : *No Site Address*Renton Sale Date : 01/20/1993 Mail : 3807 Park Ave N Renton Wa 98056 Sale Price . Use :300 Vacant,Residential Asd.V : $33,000 Lgl :LOT TRACT D GLAMBRASS II PRIVATE Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .34 YB: Ph: Owner :Homeowners Association Of Glambrass Ii Parcel# :278150 0120 05 Site : *No Site Address*Renton Sale Date : 01/20/1993 Mail :3807 Park Ave N Renton Wa 98056 Sale Price . Use :300 Vacant,Residential Asd.V : $1,000 Lgl : LOT TRACT G GLAMBRASS II PRIVATE Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .01 YB: Ph: Owner : Howard Steven S Parcel# : 162305 9095 07 Site : 13108 SE 133Rd St Renton 98055 Sale Date : 05/30/1997 Mail :4006 NE 1St P1 Renton Wa 98056 Sale Price : $123,500 Full Use :002 Res,Single Family Residence Asd.V : $157,000 Lgl : STR 162305 TAXLOT 95 W 107 FT OF E Q :NE S : 16 T: 23N R :05E Bedrm :3 Bth F3H: 1 / / Stories: 1 BldgSF: 970 Ac: .28 YB:1968 Ph: Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. 1.__...oScan/King (WA) Owner : Lemma Patrick E/Christine A Parcel# : 162305 9094 08 Site :4012 NE 1St Pl Renton 98056 Sale Date : 06/16/2000 Mail :4012 NE 1St Pl Renton Wa 98056 Sale Price : $168,500 Full Use :002 Res,Single Family Residence Asd.V : $151,000 Lgl : STR 162305 TAXLOT 94 W 107 FT OF E Q :NE S : 16 T:23N R : 05E Bedrm : 3 Bth F3H: 1 / / Stories: 1 BldgSF: 970 Ac: .28 YB:1968 Ph: Owner :Maletta Donald M Parcel# : 162305 9083 01 Site : *No Site Address*Renton Sale Date : 12/03/1984 Mail : 345 Union Ave NE Renton Wa 98059 Sale Price : $34,141 Use : 101 Com,Retail Store Asd.V : $438,500 Lgl : STR 162305 TAXLOT 83 S 80 FT OF W Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: 1 BldgSF: 7,320 Ac: .37 YB:1985 Ph: Owner : Maplewood Llc;Penney Llc Parcel# : 162305 9124 02 Site : 3811 NE 3Rd Ct Renton 98056 Sale Date : 04/30/1999 Mail : 3811 NE 3Rd Ct Renton Wa 98056 Sale Price : $6,302,750 Full Use : 011 Res,Apartment Asd.V : $1,010,000 Lgl : STR 162305 TAXLOT 124 W 220 FT OF Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: 3 BldgSF:23,970 Ac: .68 YB:1980 Ph: Owner :Maplewood LIc;Penney Llc Parcel# : 162305 9021 06 Site :3811 NE 3Rd Ct Renton 98056 Sale Date : 04/30/1999 Mail :3811 NE 3Rd Ct Renton Wa 98056 Sale Price : $6,302,750 Full Use :011 Res,Apartment Asd.V : $3,386,100 Lgl : STR 162305 TAXLOT 21 W 1/2 OF N Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: 3 BldgSF: 106,020 Ac: 5.03 YB:1980 Ph: Owner :Millard Family Investments Parcel# : 162305 9004 07 Site : *No Site Address*Renton Sale Date : 03/15/1996 Mail :20924 SE 213Th St Maple Valley Wa 98038 Sale Price . Use :300 Vacant,Residential Asd.V : $1,000 Lgl : STR 162305 TAXLOT 4 N 30 FT OF E Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .28 YB: Ph: Owner :Millard Family Investments Parcel# : 162305 9104 06 Site : *No Site Address* Renton Sale Date : 03/15/1996 Mail :20924 SE 213Th St Maple Valley Wa 98038 Sale Price . Use : 008 Res,Mobile Home Asd.V : $75,000 Lgl : STR 162305 TAXLOT 104 WLY 240 FT Q :NE S : 16 T:23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .54 YB: Ph: Owner :Not Available From County Parcel# : 162305 9136 08 Site : *No Site Address*Renton Sale Date . Mail : 10124 NE 124Th P1 Kirkland Wa 98034 Sale Price . Use :330 Misc,Easement Asd.V : $500 Lgl : STR 162305 TAXLOT 136 W 90 FT OF E Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .02 YB: Ph: Owner :Parmelee David/Erika Parcel# : 162305 9077 09 Site : 13101 SE 132Nd Pl Renton 98055 Sale Date : 08/31/2001 Mail : 175 Union Ave NE Renton Wa 98059 Sale Price . Use :002 Res,Single Family Residence Asd.V : $252,000 Lgl : STR 162305 TAXLOT 77 S 100 FT OF N Q :NE S : 16 T: 23N R : 05E Bedrm : 3 Bth F3H: 1 / / Stories: 1 BldgSF: 3,000 Ac: .19 YB:1936 Ph: 425-255-1908 Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. I roScan/King (WA) Owner : Phillips Charles M Parcel# : 162305 9055 05 Site :4000 NE 1St P1 Renton 98056 Sale Date : 07/15/1998 Mail :4000 NE 1St P1 Renton Wa 98056 Sale Price : $132,950 Full Use :002 Res,Single Family Residence Asd.V : $147,000 Lgl : STR 162305 TAXLOT 55 W 84.80 FT OF Q :NE S : 16 T:23N R : 05E Bedrm : 3 Bth F3H: 1 / / Stories: 1 BldgSF: 970 Ac: .22 YB:1968 Ph:425-277-4762 Owner : Stark Ben G Parcel# : 162305 9001 00 Site :Ne 4Th 128Th St Ave Renton Sale Date : 03/15/1984 Mail :PO Box 98638 Seattle Wa 98198 Sale Price . Use :301 Vacant,Multi-Family Asd.V : $1,000 Lgl : STR 162305 TAXLOT 1 N 1/2 OF N 1/2 Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .17 YB: Ph:206-878-8466 Owner :Thompson Gene F Parcel# : 162305 9075 01 Site : 13219 132Nd Ave SE Renton 98055 Sale Date : 08/24/1989 Mail : 101 Union Ave NE Renton Wa 98059 Sale Price : $65,000 Use :002 Res,Single Family Residence Asd.V : $121,000 Lgl : STR 162305 TAXLOT 75 W 90.00 FT OF Q :NE S : 16 T:23N R : 05E Bedrm :3 Bth F3H: 1 / / Stories: 1 BldgSF: 820 Ac: .44 YB:1949 Ph: Owner : Wood Merle J Parcel# : 162305 9105 05 Site : *No Site Address*Renton Sale Date . Mail : 17204 50Th St E Sumner Wa 98390 Sale Price . Use : 300 Vacant,Residential Asd.V : $75,000 Lgl : STR 162305 TAXLOT 105 W 100 FT OF Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: .49 YB: Ph: Owner : Woodall Wendell Gene Parcel# : 162305 9032 03 Site : 333 Union Ave NE Renton 98059 Sale Date : 12/18/1996 Mail :248 Union Ave NE Renton Wa 98059 Sale Price . Use : 002 Res,Single Family Residence Asd.V : $100,000 Lgl : STR 162305 TAXLOT 32 S 1/4 OF NE Q :NE S : 16 T: 23N R : 05E Bedrm : Bth F3H: / / Stories: BldgSF: Ac: 1.29 YB: Ph: 425-255-9584 Information compiled from various sources.Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. Jun-- 12-02 04 t 28P L:iL.a'^;.t.za C1c.valcpn1ant 425 228 7232 P .03 (Contir i ) • NAME ADDRESS A SE!1aOR'S PAlecEi_ NUMBER / , A,Ipplicant Certif c tivn �_f I. S4e p v G-. tvz...Z 1Te I ,hereby zertIfy tnal 2ha above 118t(s)of aOjacent property rme Owners and heir aadresses were obtained from. .(,J t`t t I ,�Title Company Records - ��...,��,,,,,„S^ trr ' King County Assessors Records- ~ gSION At:9,`0 r, • ' r� 'tee Signed jrate �i_"./O18). �•'A ^% i t pP •, , 'A NOTARY i Njt ''', .2. a r" _ ATTESTED. SubsCtibed anrt swam before me,a Nctary tJubrio,in arm f td'---, 0,�iMssry tar►, melding at Lou✓k, ' _on the i 3-day of `S° ce ,2fl II `�iA. t ` 36gneo ___ t t t\‘\,,, -. Matey Public CE!iTIFiCAT10N Ota•RA,,� KPJNICHER' l / /� ) )OTA PUBLIC 1 1,l/t ,. ,c 7 ti.-11erCby xrtrfr that 0c1t,,45 U t ailed to s rief/d • owneror - L-DG °'',OMMISSI t' .. ,"-k S Skiii0 / 'ntlate ....,...._.�_ Nolan!, '' 9 Ytbed end swO'.tic cc•e me.$N ry PUISIC,in end cpr Ire Settle cr 1(vean Ind I on.�•raitiktp;: F, _ Or!Re 2ff M eey If .mac d .2C_O Z- Siredly V -. 17"G _Ace,,->ti U#— , c 4E1"32C MARILYN KAMCHEFF MY APPOINTMENT EXPIRES:6-2R-03 1 1 �1^y \ Proposed Mitigation Measures: � 4' 1. The applicant will be required to pay the appropriate Transportation Mitigation Fee. �� ��,r0 2. The applicant will be required to pay the appropriate Fire Mitigation Fee. 3. The applicant will be required to pay the appropriate Parks Mitigation Fee. NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- 4. The applicant required to comply with the recommendations contained within the Geotechnical Report submitted with the he apppll SIGNIFICANCE-MITIGATED (DNS-M) Comments on the above application must be submitted In writing to Ms.Lesley Nishihira,Senior Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on August 19,2002. If you have questions DATE: August 2,2002 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 LAND USE NUMBER: LUA-02-072,SA-A,ECF,BSP decision on this project. APPLICATION NAME: THIRD&UNION TOWNHOMES CONTACT PERSON: LESLEY NISHIHIRA (425)430-7270 PROJECT DESCRIPTION: The applicant is requesting Environmental(SEPA)Review,Administrative Site PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Plan Approval,and Binding Site Plan(subdivision)Approval for the development of 20 attached duplex units.The project would construct ten 2-story townhouse structures-each containing two units.Each Individual unit would be situated within I' rso I tb an individual parcel to be created by the binding site plan/subdivision.The units would range between 1,388 square feet —�"o° �� • '��- V and 1,508 square feet in size and would contain either single or double car attached garages.The development includes m - P-i ', _ .'-- �,C•YN.E:ORa'}m¢"TH 'TST; •the installation of landscape,utility and street improvements for the project. Site preparation activities would require the ai w "" n Ssm m removal of approximately 18 trees with all grading materials to be balanced on site. v ; -ry r't: i ' (luau PROJECT LOCATION: 333 Union Avenue NE iy ,A o.4ssdv. ,O' i Niii `,+i g •oOe waNN i - ADM, _ N) L OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M):As the Lead Agency,the City of „A-„`' °"ny, 0 Y Renton has determined that significant environmental impacts are unlikelyto result from the s- proposed give project.a Therefore, uses s Sc,»r >-• (zl a« t as per ii k ter the RCW 43.m men the City Renton is using t the Optional DNS es give notice n that a x... ps1Ac..>�S'¢;i� o' Isl r' DNS-M is likely to be issued.Comment periods for the project and the proposed DNS-M are integrated into a single m ' �— I.: comment period.There will be no comment period following the issuance of the Threshold Determination of Non- 7; SP.ores-at#"� '2 Significance Mitigated(DNS-M).A 14-day appeal period will follow the Issuance of the DNS-M. L A T y S. a c?Anr ° ,a�. F'},.:eerie�-."�'+ 0. PERMIT APPLICATION DATE: July 25,2002 I a I Q°:a.• rEv O NOTICE OF COMPLETE APPLICATION: August 2,2002 s0u0Nco ,.y Y "S0L GEL.WM.SMITH 129 As. '© I'a fl MART I Permits/Revlew Requested: Environmental(SEPA)Review,Administrative Site Plan and Binding Site /��,e x"» . use ` I Plan Review S;,��1L. -I�'want Q` - Other Permits which may be required: Building Permits,Construction Permits E as.s. .i'Vg ,"'» 1.ix . 1p``!�e Requested Studies: Traffic Study,Drainage Analysis,Geotechnical Report Heather Downs !ig„ O Location where application may «_ ')' us be reviewed: Planning/Building/Public Works Division,Development Services Department, Park w en O a 1055 South Grady Way,Renton,WA 98055 ,,.rTI' li7_Ll - 1 y O.jl. PUBLIC HEARING: WA m.,: "r'" L u. yy ,---1'.30 d.06 Ac. `:,• ScCONSISTENCY OVERVIEW: ' ' -,FI 4 4 s " Land Use: The subject site is located within the Center Suburban(CS)Zoning and �.-,e #L'JI g Comprehensive Plan land use designations,which permit residential .. ®5 l21 development at densities between 10 and 20 dwelling units per acre(dulac).The e`r"' rAsr-_. iO-''rU' . 'e —r* ® property is also located within District B of the Suburban and Neighborhood ATLAS On SEATTLE Centers Demonstration District.As a residential proposal,the project must cc ns NITED r rxlxawao e. comply with standards established by the demonstration district,as well as all IaepLL NY ccrrAN..NC,warns typical development standards of the CS zone.The proposal for 20 units on the CD a ����� subject site would result Ina net density of approximately 19 dWac and Is in •E•• MIOMMINININNE general compliance with the pertinent land use designations. NORTH 040• Mee' �• sec' Environmental Documents that Evaluate the Proposed Project: N/A If you would Ilke to be made a parry of record to receive further Information on this proposed project,complete Development Regulations Used For Project Mitigation: The project will be subject to the Citys SEPA Ordinance,Zoning Code,Public this form and return to:City of Renton,Development Planning,1055 So.Grady Way,Renton,WA 98055. Works Standards,Uniform Building Code,Uniform Fire Code and other File No/Name: LUA-02-072,SA-A,ECF,BSP/Third&Union Townhomes applicable codes and regulations as appropriate. NAME: ADDRESS: NOTICE OF ureucaTION TELEPHONE NO.: NOTICE OF APPLICATION • MAR 'w N KAMCHEFF NOTARY PUBLIC CERTIFICATION STATE OF WASHINGTON COMMISSION EXPIRES JUNE 29, 2003 I, . C I<WL. I 1 , hereby certify that 3 copies of the above document were posted by me in conspicuous places on or nearby the described property on N/T(14 5 ; 2- Z, . Signed:`7n lL ( "G� ,zi ATTEST: Subscribed and sworn before me,a Notary Public in and for the S to of Washington residing iGic.?..41. 00-r‘ ,on the ZZ-n day of �'�u— 2-00v MARILYN KAMCHEFF MY APPOINTMENT EXPIRES:6-29-03 t$ Di CITvoE%T, NINE CIT OF RENTON eel/ Planning/Building/PublicWorks Department AUG 13 2002 Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor RECEIVED NECF,yED RSD 403 raN August 2, 2002 AUG 06 ,02 4 AUG 0 7 2002 UFERI THE E C E I `V, SVPERINITENDE(�11 C Superintendent's Office CAPITAL PROJECTS Renton School District#403 300 SW 7th Street Renton, WA 98055-2307 S iibiect: Third & Union Townhoi yes LUA-02-072,SA-A,ECF,BSP The City of Renton Development Services Division has received an application for a development of 20 attached duplex units. Please refer to the enclosed Notice of Application 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, entoh, Washington 98055. Elementary School: ' ` f (zwood 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) 430-7270. Sincerely, Lesley Nishi Senior Planner Encl. 1055 South Grad Way-Renton,Washington 98055 RENTON AHEAD OF THE CURVE school/ /kac This paper contains 50%recycled material,30%post consumer J VL-.JI-Ct)t 1(•1U .. ur MCNIQN ' '4.A1 "(SOU Y.FJS�Jr,U.5 • AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way,Renton,WA 98055 Phone:425-430-7200 Fax:425-430-7231 STATE OF WASHINGTON ) COUNTY OF KING ) JI iM W A 1vC , being first duly sworn on oath,deposes and says:1. On the 2 day of A v$1 ,ift.c23 , I installed I r public _information §rqn(s) and plastic flyer box on the property located at Ivy ' V_ 'vr t1it., for the following project 0�erL- 1 ow,., floats Project name Owner Name 2. 1 have attached a copy of the neighborhood detail map marked with an "X' to indicate the location of the Installed sign. 3. This/these public info ation sig Its :s/were constructed and installed in locations in conforrrtkwith the ��•uiremen pter 7 Title 4 of Renton Municipal Code. C tyznARy ign 1 re SUBSCRII 19 F .J. ' ore me this 7 day of 1t .z.A11/- ,4B oa . \‘frtia n /7) NOTARY PUBLIC in and for the State of Washington,/, residing at My commission expires on /b 9`ji of . QAWERNPVADEvsEPAAfORMaformpudsip.doc06r25ro2 TOTAL P.03 )\1 Li 7 s)ti 1 W--17 3R° �. 0 Wir TY �. 021 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE - MITIGATED (DNS-M) DATE: August 2,2002 LAND USE NUMBER: LUA-02-072,SA-A,ECF,BSP APPLICATION NAME: THIRD&UNION TOWNHOMES PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, Administrative Site Plan Approval,and Binding Site Plan (subdivision)Approval for the development of 20 attached duplex units. The project would construct ten 2-story townhouse structures-each containing two units. Each individual unit would be situated within an individual parcel to be created by the binding site plan/subdivision. The units would range between 1,388 square feet and 1,508 square feet in size and would contain either single or double car attached garages. The development includes the installation of landscape, utility and street improvements for the project. Site preparation activities would require the removal of approximately 18 trees with all grading materials to be balanced on site. PROJECT LOCATION: 333 Union Avenue NE 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 ROW 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 25,2002 NOTICE OF COMPLETE APPLICATION: August 2,2002 Permits/Review Requested: Environmental(SEPA)Review,Administrative Site Plan and Binding Site Plan Review Other Permits which may be required: Building Permits,Construction Permits Requested Studies: Traffic Study,Drainage Analysis,Geotechnical Report 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: The subject site is located within the Center Suburban(CS)Zoning and Comprehensive Plan land use designations,which permit residential development at densities between 10 and 20 dwelling units per acre(du/ac). The property is also located within District B of the Suburban and Neighborhood Centers Demonstration District. As a residential proposal,the project must comply with standards established by the demonstration district,as well as all typical development standards of the CS zone. The proposal for 20 units on the subject site would result in a net density of approximately 19 du/ac and is in general compliance with the pertinent land use designations. Environmental Documents that Evaluate the Proposed Project: N/A Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Code,Public Works Standards,Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. NOTICE OF APPLICATION Vir • Proposed Mitigation Measures: 1. The applicant will be required to pay the appropriate Transportation Mitigation Fee. 2. The applicant will be required to pay the appropriate Fire Mitigation Fee. 3. The applicant will be required to pay the appropriate Parks Mitigation Fee. 4. The applicant will be required to comply with the recommendations contained within the Geotechnical Report submitted with the application. Comments on the above application must be submitted in writing to Ms. Lesley Nishihira, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on August 19, 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. CONTACT PERSON: LESLEY NISHIHIRA (425)430-7270 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • 1 .0.77_I_ _ ,--ZJ'o,9S__ I . /s0 .. I ztlo Fill l 141 I ...Iar, -t?-+tlel;:rc- .. •.. _..•: '�..-. .-emu_. ` s+is N:E- -- .--4TH.—:_aST Sn 74 - a!o 71. 1.2S �'-f.. �® b koAl u.3.z1'l I 323.42 (123.11 J m a J 4na4 g 4 N zs T Ac. 1...... O I J1+ Qui•- -AUTO �AN-N �Plf. "!0.38 ^ •+.�.'.• .— (1) lIVAc. 0.2A . Il "" —Q 1 TlJI s.r, tli N (2) 13341 1 • 20/ li — Z•rz.asc.m 0.37 Ac. 3�e > �I', 11.113 ta/ azt ‘ {-n e ^- to SP.084-83 ;"'O2 5.El% MMPANY 1.` ?r.cf_a793.59 —YL A T c. I �..1 ' ' __z > I O mim 4 4 rc.23 O' zzo - __ 3 �7 ^ SOOT NCO' LT - 3© - 3{/ / ^N MARTI ASSOC. CARL.WM.SMITH 1.29 Ac. ,� u./zf rt.3z Tv' n..vwre w.wo I (233.1131 2 V 324.0z u23.L I E 632.34 If g x 1.26.91 7Lf Heather Downs _ -z .a m �:a— — -- — .e� m a 77 .O ' 2t4 o Park NCia i•d 4. A.' I 3W_zr si7.52 90 30 /z3 --- S Z.06 AC. Am z co Z v : iJ ly? m .q�3' 4 i� g 3 O -r.{ i. — — ^1 al _� as4Ac." aL1r z/ r 27.G r.t.30 'VIC. --IGS-rr.r(r .•7": Ito a 6� TI eJ J ATLAS OF SEATTLE ��, COPYRIGHTED t PUBLISHED BY KROLL MAP COMPANY,INC.,SEATTLE ,,,,r12) . ••••=iiiii.......... NORTH 040' 200' 400' 800' 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. I File No./Name: LUA-02-072,SA-A,ECF,BSP/Third &Union Townhomes NAME: ADDRESS: TELEPHONE NO.: NOTICE OF APPLICATION ;;-:. CITY F RENTON %ip..� ti, Planning/Building/PublicWorks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 2, 2002 Mr. Patrick McBride GMS Architectural Group, AIA, P.S. 1804— 136th Place NE. #1 Bellevue, WA 98005 SUBJECT: Third & Union Townhomes Project No. LUA-02-072, SA-A, ECF, BSP Dear Mr. McBride: 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 27, 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) 430-7270, if you have any questions. Sincerely, /2—AD Lesley Ni Ira Senior Planner cc: Mr. W. Woodall//Owner Mr. W. Jones/Lakeridge Development acceptance RENTON 1055 South Grady Way-Renton,Washington 98055 ®This paper contains 50%recycled material,30%post consumer AHEAD OF THE CURVE __TY OF RENTON 1055 S. Grady Way Renton, WA 98055 Printed: 08-02-2002 Land Use Actions RECEIPT Permit#: LUA02-072 Payment Made: 08/02/2002 01:14 PM Receipt Number: R0204412 Total Payment: 500.00 Payee: LAKERIDGE DEVELOPMENT INC. Current Payment Made to the Following Items: Trans Account Code Description Amount 5008 000.345.81.00.0004 Binding Site/Short Plat 500.00 Payments made for this receipt Trans Method Description Amount Payment Check 19940 500.00 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 Remaining Balance Due: $0.00 • t y CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: August 2, 2002 TO: Donald Erickson, Strategic Planning, EDNSP FROM: Lesley Nishihira, Development/Planning, PBPW SUBJECT: 3`d & Union Townhomes File No. LUA-02-072, ECF, SA-A, BSP (aka Pre-Application File No. PRE-01-099) The attached plans are for the 3rd & Union residential development proposal, which is located within District B of the Suburban and Neighborhood Centers Residential Demonstration District. With this formal land use application, the above referenced project has been substantially revised from the proposal initially reviewed for the pre-application meeting conducted for the project. Therefore, the modification requests previously reviewed by your Department (dated December 7, 2001) are no longer applicable to the project. Under the revised proposal, the applicant is seeking approval of a 20-lot subdivision intended for the development of 20 attached duplex units (totaling 10 two-unit structures). The applicant has requested one modification from the District B development standards in order to accommodate the revised proposal. Specifically, the requested modification is from the parking location requirements under section 4- 3-130.D — Parking. Due to the shape of the property and access constraints, the applicant has designed buildings D, E and G with garage entrances on the same façade as the main entry to the building; thereby requiring approval of a modification. Based on RMC sections 4-3-130.E and 4-9-250.D.2-3, the EDNSP Department must review the project's compliance with the applicable demonstration district criterion and give recommendations for the approval or denial of the requested modification. At your earliest convenience, please prepare a memo addressing the requested modification and the project's satisfaction of the applicable criterion. Your recommendations will be incorporated into staff's demonstration district report for the P/B/PW Administrator's approval. If you have any questions or need further information to complete your review, please let me know immediately. Thank you. cc: Jennifer Henning Rebecca Lind LAKERIDGE DEVELOPMENT PO BOX 146 RENTON,WA 98057-0146 PHONE 425-228-9750 FAX 425-228-7232 July 22,2002 D'C 0pMF O1 'p JUL RF"ro"MNG City of Renton Ito,.252 1055 South Grady Way Renton,WA 98055 ,ic`� Attn:Lesley Nishihira Senior Planner Re:3rd &Union Townhomes Binding Site Plan Dear Ms.Nishihira; We would like to add a binding site plan to our 3rd&Union Project.This would allow us to sell the units fee simple as 0-lot line homes. Attached are plan sheets showing dimensions,set backs,and lot size and coverage ratio. Also attached is an 8 1/2"x 11" PMT reduction. ‘Vi6- y \ts n s,fir. President,Lakeridge Development,Inc. CITY OF RENTON DEVELOPMENT SERVICES DIVISION LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) I PROJECT INFORMATION NAME: Wendall Woodall PROJECT OR DEVELOPMENT NAME: Third & Union Townhomes ADDRESS: 329 N.( 2nd Place PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 333 Union Avenue N.E. CITY: Renton ZIP. 98055 Renton, WA TELEPHONE NUMBER: (425) 271-6652 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 1623059032 EXISTING LAND USE(S): `� NAME: Wayne Jones v� �� PROPOSED LAND USE(S): \ COMPANY(if applicable): 'i u)'A rioce T- . L akeridge Devel opment`�`'' 'M NT PLA:4'.I��,, EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: QS P .O. Box 146 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Renton zifir-;14VE (if applicable): TELEPHONE NUMBER EXISTING ZONING: CS (425) 228-9750 PROPOSED ZONING (if applicable): N/A CONTACT PERSON SITE AREA (in square feet): 55,795.3 S.F. NAME: SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED Patrick W. McBride FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): COMPANY(if applicable): N/A GMS Architectural Group, AIA, P.S. PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ADDRESS: ACRE (if applicable): N/A 1804 136th Place N.E. #1 NUMBER OF PROPOSED LOTS(if applicable): CITY: Bellevue ZIP: 98005 N/A NUMBER OF NEW DWELLING UNITS(if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: 20 Dwelling Units (425) 644-1446 office@gmsarch.com �0''"� 61 masterap.doc Revised January 2002 PR ECT INFORMATION (contini NUMBER OF EXISTING DWELLING UNITS(if applicable): PROJECT VALUE: 0 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF • BUILDINGS(if applicable): ENVIRONMENTALLY CRITICAL AREA,PLEASE INCLUDE • 29,555 S.F. SQUARE FOOTAGE(if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL - BUILDINGS TO REMAIN(if applicable): 0 D AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFER PROTECTION AREA TWO . BUILDINGS(if applicable): 0 0 FLOOD HAZARD AREA sq.ft. • SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL• ❑ GEOLOGIC HAZARD sq.ft. BUILDINGS TO REMAIN(if applicable): 0 ❑ HABITAT CONSERVATION sq.R_ 0 SHORELINE STREAMS AND LAKES sq.ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS(if 0 WETLANDS sq.ft_ applicable): 0 - NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT(if applicable): N/A LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) • SITUATE IN THE QUARTER OF SECTION TOWNSHIP , RANGE , IN THE CITY OF RENTON, KING COUNTY,WASHINGTON. 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) $ —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) $ _LOT LINE ADJUSTMENT(LLA) $ -r �,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: $ _WAIVER(W) $ TOTAL FEE $ OTHER: $ _ • AFFIDAVIT OF OWNERSHIP • I. (Print-Name) \tJ f J )-EL.L \1•481,9 El A1-1— . declare that I am (please check one) the current owner of the property • involved in this application or the authorized representative to act ft)r a corporation(please attach proof of authorization)and that the foregoing statements and answers herein contained and the information herewith are ir);all respects true and correct to the best of my knowledge and belief. ' I rtify th t I now or have satisfactory evidence that l signed this instrument and acknowledged / �/�/,,, 1 a & //J a �`®�i�t b his/her/ sir free d v0lunt act for a es and purposes �L[ men ned in th i st nL (Signature of Owner/Representative) ---0 L. /y‘ ;J'• •'•s\0 Nktiatary•duillic in and for the State of Washington (Signature of Owner/Representative) •'U IOTA 14 tatg!tint),V r lr I f r r �'j Fluty appointrrrPnt expires: e' Is.-C'Z • s masterap.doc Revised.t.nuary 2002 ,ff r, e 1 ._-or LEGAL DESCRIPTION Legal Description: APPROXIMATELY 1.27 ACRES(PER KING COUNTY ASSESSOR). LEGALLY DESCRIBED AS THE SOUTH QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER IN SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST,WM.,COUNTY OF KING,STATE OF WASHINGTON. EXCEPT THE WEST 220 FEET AND EXCEPT THE SOUTH 30 FEET AND EXCEPT THE EAST 30 FEET. CITY OF RENTON RIGHT OF WAY DEEDED REC#7810061019. ALSO KNOWN AS KING COUNTY TAX PARCEL NUMBER 1623059032 3rd & UNION TWNS LEGAL DESCRIPTION RENTON WASHINGTON LAKERIDGE DEVELOPMENT P.O. BOX 146 �\ RENTON WASHINGTON �```v 425-228-9750 98057-0146 SUBMITTAL DATE: 06/14/02 .\\c 1804 136th Place NE Ste.1, Bellevue, WA 98005 (425)644-1446&Fax 644-1921 6cOVC E-mail: office@gmsarch.com Architecture Design • Planning ♦ Members of A.I.A. • © CMS 200E DEVELOPMENT SERVICES DIVISIC WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Screening Detail , Street Prof1IIeS 2' Title Report or Plat Certificate 4 Topography Map (5' contours)3 Traffic Study 2 Tree CuttingNegetation Clearing Plan 4 Urban Center Design Overlay District Report 4 Utilities Plan, Generalized 2 Wetlands Delineation Map 4 Wetlands Planting Plan 4 Wetlands Study 4 Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2AND3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section PROJECT NAME: ie-+. ( etJt a N TotoNHo i--fE 2. Public Works Plan Review Section [v ((4(oZ 3. Building Section DATE: 4. Development Planning Section h:\division.s\develop.ser\dev.plan.ing\waiver.xls REVISED 5/17/00 EVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations, Survey 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 AND 4 Elevations, Grading 2 Existing Covenants (Recorded Copy)4 CITY 'TY C'` Existing Easements (Recorded Copy)4 Flood Plain Map, if applicable 4 Floor Plans 3 AND 4 Geotechnical Report 2 AND 3 Grading Plan, Conceptual 2 Grading Plan, Detailed 2 King County Assessor's Map Indicating Site 4 Landscaping Plan, Conceptual 4 Legal Description 4 List of Surrounding Property Owners 4 Mailing Labels for Property Owners 4 Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards (one per monument) 1 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs)4 Postage 4 Preapplication Meeting Summary 4 Public Works Approval Letter Rehabilitation Plan 4 This requirement may be waived by: 1. Property Services Section PROJECT NAME: X-'-C) $ 1.-- 1J1 ON lOu01-4Ho .—f 2. Public Works Plan Review Section 3. Building Section DATE: (o(I 41 a2- 4. Development Planning Section h:\division.s\develop.ser\dev.plan.ing\waiver.xls REVISED 5/17/00 PROJECT NARRATIVE THE PROJECT 3RD 4 UNION TOWNHOMES WITH ACCESS FROM N.E. 3RD COURT IS LOCATED IN A DEMONSTRATION DISTRICT AT THE NORTHWEST CORNER OF N.E. 3RD COURT AND UNION AVENUE N.E. AND IS PRESENTLY VACANT. THE SITE IS APPROXIMATELY 55,-95 SQ. FT. OR 1.25 ACRES. THE SITE IS GENERALLY FLAT WITH A SMALL KNOLL AT THE CENTER OF THE SITE. THE PROPERTY IS ZONED CS WITH BONUS, THE DENSITY ALLOWED IS 15/23 DWELLINGS PER ACRE. THE PROJECT PROPOSED IS FOR 20 ATTACHED DWELLINGS, CONSISTING OF 10 INDIVIDUAL DUPLEXES. THERE ARE THREE DIFFERENT BUILDING TYPES AND FOUR DIFFERENT INDIVIDUAL UNIT TYPES CONSISTING OF 3 BEDROOM/2.5 BATHS AND 2 BEDROOM + LOFT/2.5 BATHS AND RANGE IN SIZE BETWEEN 1,358 SQ. FT. TO 1,508 SQ. FT. THE UNITS ARE TWO STORY TOWNHOMES WITH A COMMON ONE-HOUR PARTY WALL. EACH TOWNHOUSE WILL HAVE EITHER A SINGLE CAR GARAGE WITH A CARPORT OR A DOUBLE CAR GARAGE, ALL ATTACHED. THE PROJECT WILL BE TYPE VN CONSTRUCTION, SLAB-ON-GRADE, WOOD FRAMED. APPROXIMATELY 28'-32' FT. IN HEIGHT (ALLOWED IS 35' FT) WITH HORIZONTAL BEVELED SIDING, GABLED TRUSSES AND ROOF USING ASPHALT SHINGLES. SIDE WALKS WILL BE PROVIDED AT THE INTERIOR OF THE SITE ROAD. THE SITE COVERAGE PER ALL BUILDING FOOT PRINTS IS 37+%. ADDITIONAL LANDSCAPE OR PRIVATE YARD WILL BE PROVIDED. ABUTTING EACH UNIT IS 250 SQ. FT. FOR A TOTAL OF 5,000 SQ. FT. REQUIRED, 5,2'15 SQ. FT. PROVIDED. NO OFF SITE IMPROVEMENTS PROPOSED AT THIS TIME. APPROXIMATELY 18+ TREES WILL BE REMOVED FROM THE SITE (MAPLE, CEDAR, DOGWOOD, FIR, PINE AND HOLLY). THE SOUTHERN PROPERTY LINE HAS 10 EXISTING MAPLE TREES LOCATED NEXT TO THE SIDEWALK, THESES TREES WILL REMAIN. THE SOILS TYPE IS P4!SJPER THE SOIL ENGINEER'S REPORT \. r$" DATED (oj13l02- DRAINAGE CONDITIONS WILL BE FIRST A aQ\e TEMPORARY EROSION CONTROL PLAN AND COMPLETE STORrrt, SEWER DESIGN PER THE CITY OF RENTON'S STANDARDS. SW `' � ‘4 CIVIL ENGINEER'S PLANS AND REPORT. PARKING REQUIRED IS 39 STALLS. ACTUAL WILL BE 56 STALLS. ``�`' 34 GARAGE STALLS, 4 GUEST ON-SITE STALLS, 12 COMPACT (DRIVEWAY) STALLS AND 6 STANDARD (CARPORTS) STALLS. 3rd & UNION TWNS PROJECT NARRATIVE RENTON WASHINGTON LAKERIDGE DEVELOPMENT P.O. BOX 146 RENTON WASHINGTON C!1611. SUBMITTAL DATE: m6ilaio2 425-228-9750 98057-0146 cr 1804 136th Place NE Ste.1, Bellevue, WA 98005 (425)644-1446&Fax 644-1921 Gco\P E-mail: office@gmsarch.com Architecture Design a Planning • Members of A.I.A. e © Gin 2002 City of Renton r Development Services Division ENVIRONMENTAL CHECKLIST '10/v. 1. PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all govemmentaiitAvies to consider the environmental impacts of a proposal before making decisions. An Environmental Im act 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. INSTRUCTION FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant,requiring preparation of an EIS. Answer the questions briefly,with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write"do not know"or"does not apply". Complete answers to the questions now may above unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these question 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 works "project", "applicant", and"property or site" should be read as "proposal", "proposer", and"affected geographic area",respectively. Answers to questions are in BOLD. -1- Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: 3rd & Union Townhomes 2. Name of applicant: Lakeridge Development 3. Address and phone number of applicant and contact person: Wayne Jones P.O. Box 146 Renton,WA 98057 (425) 228-9750 4. Date checklist prepared: June 11,2002 5. Agency requesting checklist: Planning & Building Department with the City of Renton 6. Proposed timing or schedule(including phasing, if applicable): Start after permits issued—9 to 12 months to construct project. 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: SEPA Environmental Checklist. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposals? If yes, explain. No. 10. List any governmental approvals or permits that will be needed for your proposal, if known. At this time, there are no known pending governmental approvals or other proposals directly affecting the current proposal. 11. Give brief, complete description of your proposal, including the proposed uses and the size to the project and site. 20 unit townhomes (within 10 individual buildings as duplexes) located at the NW corner of NE 3rd Court& Union Avenue N.E. The site is 1.28 acres and is generally flat. The construction is wood framed, two-story duplexes,horizontal beveled siding, gabled truss roof, stone veneer base columns & shingles for accent. Each unit has its own two car or one car garage with one car carport and 12 additional parking in front of townhouses with 4 additional guest parking. -2- Environmental Checklist 12. Location of proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area,provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency,you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project is located at the Northwest corner of N.E. 3rd Court & Union Avenue N.E. in Renton,Washington B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountains, other Small knoll at center of site and a small area of depression at the S.E. corner. b. What is the steepest slope on the site (approximate percent slope)? 10%+ one small area of the site. 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. Thin sand deposits over glacier fill. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The site is a balanced site, any grading on-site will be relocated within the site. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. None that can not be controlled by standard practices of storm drainage system to be installed during construction along with temporary measures for erosion and sedimentation control. g. About what percent of the site will be covered with impervious surfaces after project construction(for example, asphalt or buildings) ? 73%. -3- Environmental Checklist h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary construction entrance,temporary catch basin protection and temporary silt fence will be provided (see Sheet 8 of Daley-Morrow-Poblete,Inc. —Civil Engineer). 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, auto- mobile, odors, industrial,wood smoke)during construction and when the project is completed? If any, generally describe and give approximate quantities, if known. Construction vehicles will generate dust&vehicle emissions. Quantities unknown. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None known at this time. c. Proposed measures to reduce or control emissions or other impacts to air, if any: If dusty, a water truck will be employed to mitigate excessive dust during construction activities. 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, salt water, lakes,ponds, wetlands)? If yes, ' describe type and provide names. If appropriate, state what stream or river it flows into. No body of water in the immediate vicinity. 2) Will the project require any work over, in, or adjacent to (within 200 feet)the described waters? If yes,please describe and attach available plans. No work near any waters. 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 and/or disposal site. None required. 4) Will the proposal require surface water withdrawals or diversions? Give general description,purpose, and approximate quantities, if known. N/A, no surface water withdrawals are anticipated. -4- Environmental Checklist 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. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description,purpose, and approximate quantities of withdrawals or discharges, 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) is/are expected to serve. None. c. Water Runoff(including storm water): 1) Describe the source of runoff(including storm water) and method of collection and disposal, if any(include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The primary source of runoff will be from the building roofs and parking areas. All runoff will be collected in catch basins and conveyed by pipe to our on-site detention and water quality treatment as required by the City of Renton. 2) Could waste materials enter ground or surface waters? If so, generally describe. Typical waste components of storm water from parking areas are petroleum, oil, and lubricants. Storm water from the project's roadway surfaces will be collected and treated using a wet vault for water quality treatment. 3) Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. Renton's current criteria for handling storm drainage will be followed in the design and construction of the drainage system. This system will utilize a wet vault to control water quality and will have low-release rate of water to the downstream drainage system. -5- Environmental Checklist 4. PLANTS a. Check or circle the types of ve:etation found on the site: X deciduous tree: ., Es, aspen, other X evergreen tree: 8, ed. , MI, other X shrubs X grass pasture crop or grain wet soil plants: cattail,buttercup,bulrush, skunk cabbage, other water plants: water lily, eelgrass,milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Existing vegetation located on the building site, parking areas & roads will be removed as part of site development construction. c. List threatened or endangered plant species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: In areas of development, landscaping will feature a mix of native ornamental species. 5. ANIMALS a. Circle any birds or animals that have been observed on or near the site or are known to be on or near the site: birds: hawk,heron, eagle, songbirds, other: mammals: deer,bear, elk,beaver, other: 'mice& moles fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered animals species known to be on or near this site. None known. c. Is the site part of a migration route? If so, explain. No migration route known. d. Proposed measures to preserve or enhance wildlife, if any: None required. -6- Environmental Checklist 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy(electric, natural gas, oil,wood stove, solar)will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity will be the main source of energy used by the townhouses for heat source. Gas will be provided for all the units' fireplaces. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: On-site structures will comply with the applicable energy codes for the State of' Washington. 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. There are no environmental health hazards associated with the project. 1) Describe special emergency services that might be required. Police, fire and general emergency services will be utilized at some point during the lifetime of the townhouses. 2) Proposed measures to reduce or control environmental health hazards, if any: None are proposed. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, construction, equipment, other)? Possible traffic noise from Union Avenue N.E.,but will be minimum. 2) What types and levels of noise would be created by or associated with the project on a short-term or long-term basis(for example: traffic, construction, equipment, other)? Indicate what hours noise would come from the site. Grading and construction activities will generate typical noise levels during regular business hours. -7- Environmental Checklist 3) Proposed measures to reduce or control noise impacts, if any: Noise impacts will be somewhat controlled by confining the operation to daylight hours. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Site is vacant. To the West is residential, South is NE 3rd Court and Heather Downs Park,East is Union Avenue N.E.with residential and to the North is an existing commercial building. b. Has the site been used for agriculture? If so, describe. It does not appear to have historical use of agriculture. c. Describe any structures on the site. There are no structures on the site. d. Will any structures be demolished? If so,what? No structures to be demolished. e. What is the current zoning classification of the site? Center Suburban (CS) Demo. Dist. "B". f. What is the current comprehensive plan designation of the site? Comprehensive plan designation is Center Suburban. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an"environmentally sensitive" area? If so, specify. No. i. Approximately how many people would reside or work in the completed project? 20 townhouses—approximately 40—45 people. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. -8- Environmental Checklist 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposed buildings are similar in height to the existing buildings in the area. Zoning allows over 20 units (proposed 20 townhouses). All development will meet or exceed all land use regulations reviewed by the City of Renton. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high,middle, or low-income housing. 20 townhouses (middle income housing). b. Approximately how many units,if any,would be eliminated? Indicate whether high, middle, or low-income housing. None eliminated. c. Proposed measures to reduce or control housing impacts, if any: None required. 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? Allowed height 35' ft., tallest structure is 32'-0". b. What views in the immediate vicinity would be altered or obstructed? None in the immediate vicinity. c. Proposed measures to reduce or control aesthetic impacts, if any: None required. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Three 12' ft. tall street light with 150 watt lights will be aimed down and will be located near the center of the site. Also,3' ft. tall area lights (100 watts) to light walk ways and stairs. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. -9- • • Environmental Checklist c. What existing off-site sources of light or glare may affect your proposal? None known at this time. d. Proposed measures to reduce or control light and glare impacts, if any: None needed. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Heather Downs Park site South of proposed site. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: A minimum of 250 sq. ft. of landscape area per unit will be provided. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for,national state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: None. 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: Occupants would be served from N.E. 4th from East& West and from North on Union Avenue N.E. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, route 114 to Seattle & Highlands stops at the corner of Union Avenue NE & NE 3rd Court. -10- • Environmental Checklist c. How many parking spaces would the complete project have? How many would the project eliminate? The project will have 56 new parking stalls. The project will not eliminate any stalls. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets,not including driveways? If so, generally describe(indicate whether public or private). New private road in to an out of the project from N.E. 3rd Court. e. Will the project use(or occur in the immediate vicinity of)water, or air, transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volume would occur. g. Proposed measures to reduce or control transportation impacts if any: To encourage the use of Seattle Metro busses. 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: Yes, fire& police protection will be needed. b. Proposed measures to reduce or control direct impacts on public services, if any. None. 16. UTILITIES a. Circle utilities currently available at the site: electricity', natural gas,'water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project,the utility providing the service, and the general utility construction activities on the site or in the immediate vicinity which might be needed. Electricity: Puget Sound Energy Water: City of Renton Sanitary Sewer: City of Renton Storm System: City of Renton -11- Environmrntbl Checklist C. SIGNATURE I, the undersigned, state that to the best or 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 ere be any willful misrepresentation or willful lack of full disclosure •on my part. r• Proponent: \ �yti• Name Printed: Wayne J6nes` Date: June 13, 2002 • • • • -12- 1 OFF`•C�^ CONSTRUCTION MITIGATION DESCRIPTION START PROJECT AFTER PERMITS ISSUED, 9-12 MONTHS TO BUILD. CONSTRUCTION VEHICLES WILL GENERATE DUST AND VEHICLE EMISSIONS. IF DUSTY, A WATER TRUCK WILL BE EMPLOYED TO MITIGATE EXCESSIVE DUST DURING CONSTRUCTION ACTIVITIES. EROSION WILL BE CONTROLLED BY A TEMPORARY EROSION CONTROL PLAN PROVIEDED BY THE CIVIL ENGINEER. NOISE IMPACTS WILL BE CONTROLLED BY CONFINING CONSTRUCTION OPERATION TO DAYTIME HOURS OF 1:00 AM TO C:00 PM MONDAY THRU FRIDAY AND 8:00 AM TO 4:00 PM ON SATURDAY. IF NEEDED, HAULING/TRANSPORTATION ROUTES WILL BE USING N.E. 3RD STREET TO NE 4TH (EAST/WEST) THEN NORTH ONLY ON UNION. 3rd & UNION TWNS CONSTRUCTION RENTON WASHINGTON MITIGATION DESCRIPTION LAKERIDGE DEVELOPMENT i P.O. BOX 146 RENTON WASHINGTON SUBMITTAL DATE: m /l4im2 .425-228-9750 98057-0146 C`p ta\ 1804 136th Place NE Ste.1, Bellevue, WA 98005 (425)644-1446&Fax 644-1921 COIQ E-mail: office@gmsarch.com Architecture Design a Planning a Members of A.I.A. e • © GUS 2002 GARBAGE/RECYCLE PICK-UP NARRA TI VE EACH SINGLE FAMILY TOWNHOME WILL PROVIDE CURB-SIDE PICK UP FOR BOTH GARBAGE AND RECYCLING • V 4. 3rd & UNION TWNS GARBAGE/ RECYCLE RENTON WASHINGTON LAKERIDGE DEVELOPMENT PICK—UP NARRATIVE P.RENTONO. BOX 146 WASHINGTON \ 425-228-9750 98057-0146 SUBMITTAL DATE: 06/14/02 C:C\��C 1804 136th Place NE Ste.1, Bellevue, WA 98005 (425)644-1446&Fax 644-1921 E-mail: office@gmsarch.com Architecture Design • Planning • Members of A.I.A. e CO GUS 2002 DEVE=OFe c,rTyO�ii&:;-"of,1 DEVELOPMENT SERVICES CITY OF RENTON p ,,, . .A SEP 13 2001 MEMORANDUIt4 B RECEIVED DATE: 0`" r O TO: Construction Services, Fire Prevention, Plan Review, EDNSP, Project Planner FROM: Neil Watts, Development Services Division Director 3` U SUBJECT: New Preliminary Application: vt,L2_ I vito Wite S LOCATION: ') PREAPP NO. Y R o \ (D9 9 A mp9ting with-the applicant has been scheduled�for 1/ 67) , Thursday, C�' A-1 , in one of the 6 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 e, at least two (2) days before the meeting. Thank you. DEV ELOPn1E CITY OF R/rr(-81 iNG SEp 3 2001 RECDIVED l/i 74/ H:\Division.s\Develop.ser\Dev&Plan.ing\Template\Preapp2 Revised 9/00 ��Y o CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM Nco DATE: September 18, 2001 TO: Lesley Nishihara, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for 3rd and Union Townhouses 1. The preliminary fire flow required is 2,750 GPM. Three fire hydrants are required. The primary hydrant is required within 150-feet of the structures and the secondary hydrants are required within 300-feet of the structures. 2. Fire mitigation fees are applicable at the rate of $388 per multi-family unit: 24 multi-family units x $388.00 = $9,312.00. This fee is paid at time of building permit issuance. 3. An approved fire alarm system shall be installed throughout all buildings. 4. Fire department access appears adequate. CT:ct uniont CITY OF RENTON MEMORANDUM DATE: October 1, 2001 TO: Lesley Nishihira FROM: Arneta Henninger X7298 4fk SUBJECT: 3RD & UNION TOWNHOMES PREAPPLICATION 333 UNION AV NE (NE 3RD CT) 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. I have reviewed the preliminary application for this project which is located at the northwest corner of Union Av NE and NE 3rd Ct all in Section 16, Twp. 23N Rng: 5E and have the following comments. WATER: • The project site is located in the 565 Pressure Zone. The static water pressure at the street level is about 69 psi. • There is an existing 10" watermain in NE 3rd Ct adjacent to the site, capable of delivering 3900 GPM. • Per the City of Renton Fire Marshal the preliminary fire flow required for the development is 2,750 GPM. In order to provide the fire-flow demand, a new 10" watermain will be required to be installed by this project. This new 10" watermain loop shall be located within the proposed private drive lane and shall connect to the existing 10" main in NE 3rd Ct at the west end and the east end at each driveway as shown on the submittal, including a stub-out to the north property line. • A minimum of three fire hydrants will be required. The City code states that the primary hydrant is required to be within 150 feet of the structures and the secondary hydrants are required to be installed within 300 feet of the structures. This distance is measured along the travel route. 3rd & Union Townhomes Pre, catior October 4, 2001 Page 2 • This project will be required to pay the Water System Development Charges (SDC). at the rate of $665 per unit. The Development Charges are collected as part of the construction (of the watermain) permit. SANITARY SEWER: • There is an existing 8" sanitary sewer main in NE 3rd Ct at the west end. • There is an existing 8" sanitary sewer main in Union Av NE. • This project will be required to install a 8" sanitary sewer main extension in NE 3rd Ct from the existing main, across the full frontage of the parcel being developed to Union Ave NE. • This parcel of land is subject to the East Renton Interceptor Special Assessment District (SAD). This assessment is $224.52 plus interest per unit and is collected prior to the issuance of the construction permit. • The project will be required to pay the Sanitary Sewer System Development charges at the rate of $455 per unit. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: • Street lighting designed and installed to City standards will also be required if not existing by this project. All electrical, telephone and cable services to the new buildings shall be undergrounded. DRAINAGE: • There are storm drainage facilities in NE 3rd Ct. • There are storm drainage facilities in Union Av NE. • A conceptual drainage plan and report is required to be submitted with the formal application for the project. It is the recommendation of staff that this site shall be developed to meet a minimum Level 2 Flow Control of the 1998 King County Surface Water Drainage Manual as a SEPA condition. There are documented storm drainage problems in this area. • The existing storm drainage system to the west is a private system. • If the engineer proposes to design a system to drain to the east then the storm water division will require that the project do infiltration. 3rd & Union Townhomes Preapplicatih October 4, 2001 Page 3 • The project will be required to pay the Surface Water System Development Charges of $0.443 (but not less than $525) per square foot of new impervious area. This fee is also collected prior to the issuance of the construction permit. GENERAL: • The site is located in the Aquifer Protection Zone 2 and may be subject to additional requirements per City code. A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-03007) 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)--Biofilters, stormwater conveyance, and water quality ponds my require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement 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 of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. 3RDUNTHPA CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: October 3,2001 TO: Leslie Nishihara FROM: Don Erickson SUBJECT: Preliminary Application for 3rd&Union Townhomes The 1.28 acre site is designated Center Suburban in Comprehensive Plan. It is located in Demonstration District `B" which allows densities of 10-36 du/ac. The proposed density is approximately 18.75 du/ac. Parking is contained in garages at the first level and limited driveway depth and 20' private streets should reduce on-street parking. Whereas the proposed 24-unit townhome development consisting of six buildings is generally consistent with the intent of the CS designation,it does not fully comply with the provisions for Demonstration District`B". 1. Consistency with the Comprehensive Plan Residential Policies: The proposal is generally consistent with the following residential related policies: Policy LU-11. Future residential growth should be accommodated through: b. development of vacant parcels in Renton's established neighborhoods; Policy LU-98. Allow stand alone residential development of various types and urban densities in portions of Centers not conducive to commercial development. Center Suburban Policies: The proposal is also generally consistent with the following policy. Policy LU-118.8. Prohibit new garden style multi family development with surface parking. Townhouse development which includes parking within structures is the preferred form of multi- family development. 2. Consistency with Demonstration District B The proposal may not be fully consistent with all of the provisions of Residential Demonstration District B. It, for example, does not appear to meet the requirement for 250 square feet of landscaping or private yard abutting each unit from the level of detail provided in submittal drawings. The applicant should show how this private open space requirement is being met for each unit. The other area that we noted had to do with how some of the buildings and units orient themselves to the abutting public streets. Under `Building Location Standards" the relationship of the dwelling, parking and the street are intended to create the appearance of a single-family neighborhood. Units in Buildings "A", `B" and "E" are not oriented to the public streets as would typically be found in a single-family neighborhood. In fact,these three buildings turn their backs to NE 3rd Place and Union Avenue NE, both existing improved streets. Whereas there may be some justification for this on Union,because it's heavier traffic,the south side of NE 3rd Street is intended to be developed with a public park in the foreseeable future and should have strong street-oriented residential frontage. 3rd&Union Townhouse PreaF ltion 2 Because four of the six buildings exceed the 100' Maximum Building Length specified for District B, the applicant will be required, through the modification procedure, to demonstrate "superior design". In addition, the proposal is required to comply with a list of special criteria when located in such a demonstration district. Specifically, the following provisions are felt to apply to this preapplication. a. Project uses a modified street grid system where most buildings front on a street. Where no public streets exist, a private street grid system with the project is provided. In this situation pubic streets exist on two sides of the project. These units should front on the street with their primary pedestrian access coming through the front yard. This is particularly important on NE 3rd Place, a neighborhood collector. Rotating the fronts of these units to the street will help reinforce it and increase public safety along it and presumably in the public park to be developed across the street. b. Project orients residential developments to the street and has primary building entries facing the street. Entries are identified with a prominent feature or detail. Buildings "A", "B", and "E"are not oriented to the abutting public streets. Rather than orienting their fronts to the 20' private these buildings should take advantage of the existing public streets with their pedestrian sidewalks,curbs, and on street guest parking. This is particularly true on NE 3rd Place, which is proposed to have a public park immediately across the street. Therefore, consideration should be given to requiring Buildings `B" and "E" to front on NE 3rd Place with their main access connecting to the existing public sidewalks. cc: Rebecca Lind H:\ECON_DEV\New H Drive FoldersUnterdepartmental\Development Review\Preapps\3rd&Union Townhomes Preapplication Comments.doc\d CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: October 4, 2001 TO: Pre-Application File No. 01-099 FROM: Lesley Nishihira, Senior Planner, x7270 SUBJECT: 3rd & Union Townhomes 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 333 Union Avenue NE and is approximately 55,795 square feet (1.28-acres) in size. The residential development would construct 23 attached townhome units to be located within six 2-story structures — five 4-unit buildings and one 3-unit building. The units would contain 3 bedrooms and 2.5 baths and would range in size from 1,280 to 1,584 square feet. Each unit would include either a 1 or 2 car attached garage. Four guest parking spaces would also be provided (two on both the east and west sides of the property). Zoning/Density Requirements: The subject property is located within the Center Suburban (CS) zoning designation, as well as the Suburban Centers Residential Demonstration District—Area B. The allowed density range CS zone is a minimum of 10 dwelling units per acre (du/ac) to a maximum of 25 du/ac. The Centers Demonstration District permits a density bonus of up to 36 du/ac when architectural innovation is demonstrated in the design of the project. 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 23 units on the 1.28-acre site would arrive at a net density of 17.97 du/ac—which falls within the specified density range of the zone. Please refer to the attached density worksheet. Development Standards: The development of the site would require compliance with Area B of the Suburban Centers Residential Demonstration District and the applicable development standards of the CS zone as discussed below. Site Layout—The proposal must demonstrate the satisfaction of the CS zone standards for yards, land areas, and setbacks, as well as provide access and infrastructure as required by the subdivision regulations. Minimum Land Area per Dwelling Unit — A minimum of 1,200 square feet must be provided for each unit, of which a minimum of 250 square feet must be developed as landscaped yard abutting each unit. The proposed subdivision would place each townhouse unit within its own lots. It appears as though the minimum yard area is not provided as required. The formal land use application will need to include a plan which demonstrates the satisfaction of the land area and yard requirements (e.g., use of shadow lines to denote area for each unit). 3rd&Union Townhomes Pre-Application Meeting File No.01-099 October 4,2001 Page 2 of 3 Lot Dimensions —There are no minimum requirements for lot width or depth within the CS zone or the Residential Centers District. Lot Coverage—The maximum area permitted for building lot coverage is 65% of the lot area. The total roof area coverage for the project was not included in the materials submitted for review, so staff was unable to verify compliance with this standard. Setbacks —The CS zone requires a minimum front yard setback of 10 feet and a maximum front yard setback of 15 feet, or a minimum of 15 feet when located adjacent to property designated with residential zoning. A rear yard setback is not required unless the property abuts a residentially zoned property, in which case a minimum setback of 15 feet is required. A side yard setback of 3 feet, with no projections permitted, is required for development in District B. The proposal appears to comply with the required setbacks. Building Limitations — The building design standards of District B of the Centers Residential Overlay require variation or modulation of vertical and horizontal facades at a minimum width of 2 feet at intervals of 40 feet for each building face. The proposed residential structures would appear to comply with, or possibly exceed, this requirement. In addition, private residential entry features, which are designed to provide individual ground floor connection to the outside, are required. All entries appear to have some form of recessed entry. Building length is limited to a maximum of 100 feet with no more than 4 residential units per building. As proposed, none of the structures would include more than 4 units. However, 4 of the 6 buildings appear to be greater than 100 feet in length. In order to propose the buildings as currently designed, a modification from the demonstration district will be required. This process is discussed further below, Buildings are also required to be located such that the relationship of the dwelling, parking and street shall create the appearance of a single family neighborhood. The front facades of the structures shall address the public street and provide landscaped pedestrian connections to the right-of-way. Buildings A, B and E are not oriented to NE 3rd Street and Union Avenue NE as required. Those situated on NE 3rd Street are of particular concern as the property directly across from the site on the south side NE 3rd is intended to be developed with a public park and should be designed with strong street-oriented residential frontage features. Garage entrances are not permitted to face a principle or minor arterial. The proposed garage units are configured such that they would face the proposed private street. Height — A maximum building height of 35 feet is permitted. The project would include 2-story structures that would be required to remain within the 35-foot limitation. Landscaping—As discussed above, the proposal is required to comply with the provision of a minimum of 250 square feet developed as landscaped yard abutting each unit. Landscaping would also be required along both street frontages, between structures, and within common open space areas_ All landscape areas must include an irrigation system, Pedestrian Access—The CS zone requires a pedestrian connection from the street to the entrances of the buildings. The project would provide 5-foot sidewalks along the frontages of the unit entrances and would also include striped connections across the internal roadway. Parking — The City's Parking Regulations require a minimum of 1.75 parking spaces per multi-family unit, or 40 spaces for the 23-unit development. The project would include a total of 44 spaces— 1 or 2 spaces within the garages of each unit and 4 guest spaces. The applicant will be required to obtain a parking modification in order to allow for the 4 parking spaces in excess of the maximum permitted by code. In addition, the Residential Demonstration District requires parking to be provided within an enclosed structure that faces a different façade than the main entry of the building. As proposed, each unit would garage parking for 1 or 2 vehicles. However, each of these garage entrances appears to be located on the front yard, or the same yard as the building's entrance. A modification from this provision will be required. PreO I-099\ 3rd& Union Townhomes Pre- NN„cation Meeting File No.01-099 October 4,2001 Page 3 of 3 Modification Procedures: In order to consider modifications requested in conjunction with projects located within the suburban centers residential demonstration district, a project must first demonstrate superior design as well as compliance with modification criteria established specifically for the demonstration district (see attached). 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. Sensitive Areas: The site is not designated on any of the City's Sensitive Areas Maps, with the exception of the underlying Aquifer Protection Area —Zone 2. However, conditions in the vicinity of the property and as observed by a site visit conducted by staff, the property may contain wetlands. The applicant will be required to provide verification that wetlands subject to the City's regulations are not present on the property. 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 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. In addition to the required land use permits, separate building/demolition, construction and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but can not be issued prior to the completion of any required appeal periods. Fees: In addition to the applicable land use, building, construction and sign permit fees, the following mitigation fees may be required prior to the issuance of building permits: • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project; • A Parks Mitigation Fee based on $354.51 per multi-family unit; and, • A Fire Mitigation Fee based on $388.00 per multi-family unit. A handout listing all of the City's Development related fees is attached for your review. cc: Jennifer Henning Pre01-099\ CITY OF RENTON Density Worksheet 1. Gross area of property: 1. _55,795 _square feet 2. Certain areas are excluded from the calculation. These include public and private roadways/easements (serving more than three dwelling units) and sensitive areas*. Total excluded area: 2. 0 square feet 3. Subtract line 2 from line 1 for net area (or total of lot areas): 3. _55,795 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 1.28 acres 5. Number of dwelling units (d.u.) planned: 5. 23 units 6. Divide line 5 by line 4 for net density: 6. 17.97 d.u./acre 23 lots would result in a net density of 17.97 dwelling units per acre. *Sensitive areas are defined as "areas not suitable for development which are included within the City's greenbelt, geologically hazardous, wetlands, or flood plain regulations." (City Code Section 4-31-2: Definitions) DENSW KS.DOT 4-3-12GD C. USES PERMITTED IN CENTERS D. SPECIAL DEVELOPMENT RESIDENTIAL DEMONSTRATION STANDARDS FOR RESIDENTIAL USES DISTRICT: AND RESIDENTIAL/COMMERCIAL USES The following residential uses are permitted in ad- LOCATED WITHIN THE CENTERS dition to all other nonresidential uses, existing RESIDENTIAL DEMONSTRATION flats/townhomes, and accessory uses permitted DISTRICT: in the underlying zoning. Unless special development standards are spec- ified below in this subsection, the development USES ALLOWED ° ` USES ALLOWED IN standards listed in the underlying CS and CN IN DISTRICT A DISTRICT B zoning are applicable.The modification proce- dure specified in subsection E of this Section may Flats or town- Detached dwelling houses,when in a be used for residential and residential/commer- mixed use struc- Semi-attached dwelling, up cial mixed use projects proposing to exceed the ture that combines to 4 consecutively attached development standards in this subsection. residential with a Townhouses, up to 4 first floor commer- consecutively attached cial use and when Adult family homes located above the first floor. Boarding and lodging houses Adult family Group homes II, for 6 or less homes Group homes II,for 7 or more Retirement residences DEVELOPMENT DEVELOPMENT STANDARDS IN STANDARDS IN DISTRICT A DISTRICT B ; GENERAL Site Layout NA The applicant must demonstrate to the reviewing official that the proposed development will: a)meet standards for yards,land areas,and setbacks; b)provide access and infrastructure to serve the development equivalent to those requirements established in the subdivision regulations. Minimum Land Area per None 1,200 sq.frincluding building footprint. Dwelling Unit Within this square footage 250 sq.ft.must be developed in landscaping or private yard abutting each unit. :LOT DIMENSIONS Minimum Lot Size None None LOT COVERAGE Maximum Lot Coverage 65%, or up to 75%with 65% For Buildings structured parking. • 3 -67 (Revised 7/99) 4-3-120D DEVELOPMENT DEVELOPMENT STANDARDS IN STANDARDS IN DISTRICT A DISTRICT B • SETBACKS Setbacks, General Use standards in the base A 3 ft. minimum side setback is required and zone. no projections are allowed (e.g., eaves, bay windows) within the setback. Special Setbacks— Not subject to maximum Not subject to maximum setback. Not Detached Accessory setback. permitted within 20 ft. of a public street. Garages Not permitted within 20 ft. of a Garages must provide a minimum 24 ft. of public street. back out space including the alley. . u_DING LIMITATIONS Building Design 1) Variation or modulation of 1)Variation or modulation of vertical and Standards vertical and horizontal facades horizontal facades is required at a minimum is required at a minimum of 2 ft. of 2 ft.at an interval of a minimum of 40 ft. on at an interval of a minimum of a building face. 40 ft. on a building face. 2) Private residential entry features which 2) Modulation of roof lines is are designed to provide individual ground required. floor connection to the outside are required. Maximum Building No requirement 100 ft., except for retirement residences. Length Building Location None The relationship of the dwelling, parking and Standards the street shall create the appearance of a single family neighborhood. Residential units and any associated commercial development within an overall development shall be connected through organization of roads, block, yards, central places, pedestrian linkages and amenity features. Front facades of structures shall address the public street, private street or court by providing: a landscaped pedestrian connection, and an entry feature facing the front yard. Garage Structure/Entry Not permitted to open directly Not permitted to open directly onto a and Exit onto a principal arterial street. principal or minor arterial street. Maximum Units per No requirement 4 units maximum Building HEIGHT Maximum Height 50 ft. 35 ft. (Revised 7/99) 3 - 68 4-3-130C 4,,�t f '" ,4. .£ "- DEVELOP ENT N • -? DEVELO„ME S NDARDS•Nf .:. . .r r x : mot s -a' .era=-,;rF, l r,�+ g#,. $ t, 'Y Nam �- }. 'SDARDS 1 .S RIG } k y ` '» ;'>a � B ._ _ PARKING Parking Location JAs required in RMC 4-4-080 As required in RMC 4-4-080 with the with the following additional following additional requirements. requirements. Must be within an enclosed structure The required number of parking (detached or attached garage).Garage must spaces for the residential units be located on a different facade from the shall be provided within an main entry of the building. The required .25 enclosed garage.The required guest spaces per attached residential units .25 guest spaces per may be surface parking. No more than 6 residential unit may be surface stalls may be consecutively clustered without parking. No more than 6 stalls an intervening landscaped area of a may be consecutively clustered minimum of 5 ft. in width by the length of the without an intervening stall. Surface parking not allowed within the landscaped area of a minimum first 30 ft. on any street frontage. Parking of 5 ft. in width by the length of must be located to the rear of the primary the stall. Surface parking not structure or in a detached garage with rear permitted within the first 30 ft.of access. any street frontage. E. MODIFICATION PROCEDURE: C. TESTS: To provide greater flexibility in meeting the pur- pose of the Centers Residential Demonstration 1. Whenever there is insufficient evidence District, projects not meeting the special develop- of compliance with any of the provisions of ment standards of subsection D of this Section RMC 4-3-050, Critical Areas Regulations, or may be approved through a modification process evidence that any action does not conform to when superior design is demonstrated.Applica- the requirements of RMC 4-3-050,the De- tion may be made for modification of these devel- partment Director may require tests as proof opment standards pursuant to RMC 4-9-250D of compliance to be made at no expense to and the decision criteria stipulated in RMC this jurisdiction. 4-9-250D2. For a modification to be granted, ap- plicants must comply with the design criteria in 2. Test methods shall be as specified by RMC 4-9-250D2 and D3. (Ord. 4777,4-19-1999) RMC 4-3-050,Critical Areas Regulations, or by other recognized and accepted test stan- dards. If there are no recognized or accepted 43-130 VIOLATIONS OF THIS test methods for the proposed alternate,the CHAPTER AND PENALTIES: Department Director shall determine test pro- cedures. (Ord:4856, 8-21-2000) A. ENFORCEMENT OFFICER: The Development Services Administrator or his or her designated representative shall be respon- sible for investigation of violation and citation of the violating parties. B. PENALTIES FOR VIOLATION: Unless otherwise specified, penalties for any vio- lations of any of the provisions of this Chapter shall be in accord with chapter 1-3 RMC. (Ord. 4856, 8-21-2000) 3 -69 (Revised 12/00) 4-9-250D D. MODIFICATION PROCEDURES: a. Project uses a modified street grid system where most buildings front on a 1. Application Time and Decision Au- street. Where no public streets exist, a thority:Modification from standards,either in private street grid system within the whole or in part, shall be subject to review project is provided. and decision by the Planning/Building/Public Works Department upon submittal in writing b. Project orients residential develop- of jurisdiction for such modification. (Amd. ments to the street and has primary build- Ord. 4777,4-19-1999) ing entries facing the street. Entries are identified with a prominent feature or de- 2. Decision Criteria: Whenever there are tail. practical difficulties involved in carrying out the provisions of this Title, the Department c. Parking garages are designed in a Administrator may grant modifications for in- way which does not dominate the facade dividual cases provided he/she shall first find of the residential building.When garages that a specific reason makes the strict letter of must be located with vehicular access in this Code impractical, and that the modifica- the front due to physical constraints of tion is in conformity with the intent and pur- the property, they are stepped back from pose of this Code,and that such modification: the facade of the building. a. Will meet the objectives and safety, d. Parking lots are oriented to minimize function, appearance, environmental their visual impact on the site and are de- protection and maintainability intended signed so that the size and landscaping by the Code requirements, based upon support the residential character of the sound engineering judgment; and developments in contrast to adjacent commercial areas. b. Will not be injurious to other prop- erty(s) in the vicinity; and e. Project provides direct pedestrian ac- cess from the street fronting the building c. Conform to the intent and purpose of and from the back where parking is lo- the Code; and cated. d. Can be shown to be justified and re- f. Walkways through parking areas are quired for the use and situation intended; well defined and provide access from and public sidewalks into the site. Walkway width is a minimum of five feet (5'). Pav- e. Will not create adverse impacts to ers,changes in color,texture or composi- other property(ies) in the vicinity. (Ord. tion of paving are used. 4517, 5-8-1995) g. Pedestrian connections are provided 3. Additional Decision Criteria Only for to the surrounding neighborhood. Centers Residential Demonstration Dis- trict: For a modification to special develop- h. Distinctive building design is pro- ment standards in the Centers Residential vided. No single architectural style is re- Demonstration District RMC 4-3-120B3,the quired, however, reliance on standard- Department shall rely on the recommenda- ized "corporate"or"franchise"style is tions contained within the report on design discouraged. criteria for modifications prepared by the Eco- nomic Development, Neighborhoods and i. Exterior materials are attractive even Strategic Planning Administrator or designee when viewed up close. These materials as the basis for approval or denial of the re- have texture,pattern,or lend themselves quest. In addition to the criteria in subsection to a high level of quality and detailing. D2 of this Section, the request for modifica- tion in the Centers Residential Demonstration j. A consistent visual identity is applied District shall meet all of the following criteria: to all sides of buildings which can be seen by the general public. 9 -79 (R.'x_-A 19/OO) 4-9-250E k. A superior level of quality is provided b. The building will create a step in per- for materials,detailing and window place- ceived height, bulk and scale in compari- ment. son to buildings surrounding the subject building. (Amd. Ord. 4802, 10-25-1999) I. At least one of the following features is incorporated in structures containing E. ALTERNATE PROCEDURES: three (3) or more attached dwellings: 1. Authority:The provisions of this Title are (i) For each dwelling unit, provide not intended to prevent the use of any mate- at least one architectural projection vial or method of construction or aquifer pro- not less than two feet (2') from the tection not specifically prescribed by this wall plane and not less than four feet Title, provided any alternate has been ap- (4')wide, or proved and its use authorized by the Plan- ning/Building/Public Works Administrator. (ii) Incorporate building modulation to reduce the overall bulk and mass 2. Decision Criteria: The Administrator of buildings, or may approve any such alternate, provided he/she finds that the proposed design and/or (iii) Vertical and horizontal modula- methodology is satisfactory and complies tion of roof lines and facades of a with the provisions of this Title and that the minimum of two feet (2') at an inter- material, method or work offered is, for the val of a minimum of forty feet(40')on purpose intended, at least the equivalent of a building face or an equivalent stan- that prescribed in this Title in suitability, dard which adds interest and quality strength, effectiveness, durability, safety, to the project. (Ord. 4777, maintainability and environmental protection. 4-19-1999) (Amd. Ord.4851, 8-7-2000) 4. Additional Decision Criteria Only for 3. Substantiation: The Department Ad- Center Office Residential 3(COR 3)Zone: ministrator shall require that sufficient evi- For a modification to special upper story set- dence or proof be submitted to substantiate back standards in the COR 3 Zone, RMC 4- any claims that may be made regarding its 2-120B,the Department shall rely on the rec- use. (Amd. Ord. 4851, 8-7-2000) ommendations contained within the Report on Design Criteria for Modifications prepared 4. Record of Decision: The details of any by the Economic Development, Neighbor- action granting approval of an alternate shall hoods and Strategic Planning Administrator be written and entered in the files of the Code or designee as the basis for approval or denial enforcement agency. (Ord.4367,9-14-1992) of the request. In addition to the criteria in sub- section D2 of this Section,the request for modification in the COR 3 Zone requirements 4-9-260 VIOLATIONS OF THIS for upper story setbacks shall meet all of the CHAPTER AND PENALTIES: following criteria: Penalties for any violations of any of the provi- a. In comparison to the standard upper sions of this Chapter shall be in accord with chap- story setbacks,the proposed building de- ter 1-3 RMC. (Ord. 4722, 5-11-1998; Amd. Ord. sign will achieve the same or better re- suits 8 21 2000) suits in terms of solar access to the public shoreline trails/open space and publicly accessible plazas;the building will allow------------- access to sunlight along the public trail/ open space system and plazas abutting the shoreline during daytime and sea- sonal periods projected for peak utiliza- tion by pedestrians. (Revised 10/00) 9 - 80 • DEVE.a i �s�_,r • i O;t i°�•l ira. it ari TREE CUTTING/ LAND CLEARING (TREE INVENTORY) PLAN & NARRA TI VE THE EXISTING SITE PRESENTLY HAS 18+ TREES (MAPLES, CEDAR, DOGWOOD, FIR, PINE 4 HOLLY) THESE TREES WILL BE REMOVED. THE SOUTHERN PROPERTY LINE HAS 10 EXISTING MAPLES LOCATED NEXT TO THE SIDEWALK, LESS THE ONE EASTERLY TREE WHICH CONFLICTS WITH THE PROPOSED SIDEWALK, WILL REMAIN. ALSO, THE NEW SITE WILL BE LANDSCAPED WITH LOCAL NORTHWEST PLANS, SHRUBS AND TREES. 3rd & UNION TWNS TREE CUTTING/ LAND RENTON WASHINGTON CLEARING PLAN & 6,114/0 LAKERIDGE DEVELOPMENTP.O. BOX 146 NARRATIVE �a� RENTON WASHINGTON CC,\J 425-228-9750 98057—01 46 SUBMITTAL DATE: 06/14/02 Cr\� 1804 136th Place NE Ste.1, Bellevue, WA 98005 (425)644-1446&Fax 644-1921 (OVQ E-mail: office@gmsarch.com Architecture Design a Planning a Members of A.I.A. e © GMs 2002 3rd & Union Townhomes Traffic Study DEVErrr•'1,` Girl' OF RF. 1 LC"ta;:ij. 0 Location: NE 4th&Union Ave NE Ob/row: Renew Checker: DUN Weather: Sunny Proem 3r0 6 UNQn Condo Dam: 1223un-02 Start Time: 4:00 PM Pk Mr tr 4:00 PM 5:00 PM 1 1S Min.Adj factor F(ad)›- 1.0714(15 minis of minutes counted) ENO FROM: NOftTM F410M: EAST , TIME RIGHT THRU LST TDT:LL. _ TRUCKS RIGHT THRU_ LEff TOTAL TRUCK'S i 4:15 PM 22 53 106 11 19 189 36 244 A 10 4:30 PM 24 _ 17 36 "— 77 0 _19 126 „ 39 184 4 4:45 PM 37 _ 16 35 k 8a 6 7 166 31 199 9 5:00 PM 35 21 50 106 3 12 162 43 217 5 5:15 PM 25 18 49 92 4 18 137 25 160 5 5:30 PM 31 15 45 91 3 7 160 29 1% _ 4 5:45 PM 36 20 42 98 4 25 153 25 203 9 6:00 PM 22 16 39 77 2 16 162 39 219 7 PK MR 127 76 174 377 j0 52 643 149 844 28 Ada HR 136 I 81 I 186 403 ( 21 1 56 669 160 905 30 ENO FROM: SOUTH FROM: WEST TU4E RIGHT THRU 1.Err TOTAL TRiK76 RIGHT THRU 11FT TOTAL TR1/0CS 4:15 PM 12 19 34 75 3 _ 33 233 Sl 317 3 4:30 PM 17 7 20 44 1 26 246 51 323 7 4:45 PM 25 14 13 52 1 32 266 50__, 345 6 5:00 PM 24 18 21 63 2 40 250 60 ue _ 8 5:15 PM 73 14 23 60 3 `_._ 29 125 42 296 4 5:30 PM 24 16 25 65 1 34 234 45 313 9 _ - 5:45 PM 22 25 25 72 _ 1 29 229 44 302 10 6:00 PM r...._ 21 14 18 63 3 30 194 35 2S9 6 PK MR M 58 88 234 7 131 995 _ 220 1346 24 Adj HR 94 I 62 j 94 I 250 1 6 I 140 J 1066 1 236 I 1442 I 261 ENO 15 Min TIME TOTALS _ 16:15 795 Time 16:30 6n star[ - End hr%el _pc hr? , 16;45 736 16:00 17:00 3001 Yg 17:00 797 16:15 17:15 2179 no 17:15 673 16:30 17:30 2115 no 17:30 713 16:45 17:45 2906 no 17:45 _ 723 17:00 18:00 2771 no 18:00 662 _ ON Valk INTERSECTION: NE 481 &Union Ave NE PEAK HOUR: 4:00 PM 5:00 PM DATE: 12-)un-02 SOURCE: DnTraffi PEAK HOUR DIRECTIONAL LEG VOLUMES 403 354 919 905 - 1442 1346 381 250 PEAK HOUR APPROACH VOLUME MOVEMENTS 403 /36 1 186 j RIGHT THRU LE TT 236 LEFT NOR171 RIGHT 56 r 144'2 10t2 THRU waaT EAST THRU 189 905 140 RIGHT scum LIFT 160 LEFT THRU RIGHT ADJUSTMENT FACTORS DERIVED PROM COUNT Peak Hour FFetcru: Prom MCrth: 0.89 S8 From South: 0.78 NB From East 0.87 WO From West; 0.54 ES Tam 0.99 Percent Trucks&Bust From North: 5.2% SS Fsom South: 3.2% NB From East: 9.3% W8 Prom Wet 1.5% E8 ON Trerflo Imelon: NE 411)&U krn Ave NE at/Th: Unto., Checker: OLN Waiter: teary Project 3rd&Union CLr do Cate: 13-3un-01 Start Time: 6:30 AM Ph Kr: 1 7:00 AM 8:00 AM 1 IS Kn.Adj Gsctor,Kedj)o 1.0714(15 n*/#of minutes counted) END PRWM: NORTH PROM: EAST T1ME RIGHT THRU LEFT TOTAL TRUCKS RIGHT 1111W LEFT TOTAL TRUCKS 6;45 AM 14 2 8 24 1 12 144 4 160 s' 5 7:00 AM 26 0 16 42 4 7 734 10 _ 51 5 7:15 AM r- 31 S 17 48 2 8 229 17 254 10L. ~_ 7:30 AM 24 3 23 60 0 20 243 21 � 17 7:45 AM 32 6 13 51 0 21 230 S 256 9 8:00 AM 32 10 24 66 5 23 235 11 269 13 8:15 AM 25 3 16 44 4 16 158 7 181 12 8:30 AM 25 6 20 _ 31 3.. ... _. ,0 196 6 , 215 9 PE MR 119 24 72 215 7 72 937 S4 1063 43 A4 * [ 128 I 26 I 77 I 231 r 8 j n I 1001 I 5a 1 1139 1 46 END PROM: SOUM FROM: WEST TIME RIGHT POW LEFT TOTAL TRUCKS RIGHT THR11 LEFT Tt7t'AL TRUCKS 6:45 AM 14 4 28 46 _ 0 2 U 2 58 5 7:00 AM 4 40 10 29 79 3 4 127 18 149 16 7:15AM 34 12 34 0 , 0 7 78 19 114 8 7:30 AM 14 15 20 57 _ 2 7 116 7 130 4 7 7:45 AM 21 22 40 63 4 12 81 T 17 110 _ 8 8:00 AM 15 16 33 64 2 5 115 21 141 ----1......12 0:15 A14 15 13 17 4'$ 2 s 104 16 125 �9 8:30 AM 26 12 35 ` 73_ 4 6 92 22 120 7 PR MR 64 65 135 284 8 31 390 74 495 35 Ajj HR 90 70 145 305 9 33 418 79 I 530 38 ENO 13 Mn TIM& TOTALS 6:45 306 Time 7:00 558 Mart - End hr vo1 pc tw7 7:15 S31 6:30 7:30 1953 no 7:30 558 6:45 7:45 2183 no 7:45 536 7:00 8:00 2204 r!3 8:00 579 7:15 8:15 2096 no 8:15 423 7:30 8:30 2030 no A:w 492 ON Try INTERSECTION: NE 4th&Union Ave NE PEAK HOUR: 7:00 AM 8:00 AM DATE: 13-Jurr02 SOURCE: DnTr ffic PEAK HOUR DIRECTIONAL LEG VOLUMES 231 726 1277 1139 530 585 117 305 PEAK HOUR APPROACH VOLUME MOVEMENTS 231 128 26 1 77 I RIGHT THRU LEFT 79 LEFT NORTH RIGHT WWI t i Sys THRU WEsT EAST THRU 33 RIGHT SOWN LEFT ME LEFT THRU _ RIGHT 145 r 70 90 305 AD3USTMENT FACTORS DERIVED FROM COUNT PeaK Nam Factors: Flom North: 0.82 58 From South: O.8R N8 Prom 49t 0.94 WB From West 0.88 ES Total 0.95 Percent Trucics d Buse From North: 3.5%b 58 From South; 3.0% N8 From asr: 4.0% W13 From NhSt' 7.2% E8 ON Traffic J. S. Jones end 4 8eooiaics , Lae. June 13, 2002 Mr. Wayne Jones Lakeridge Development P.O. Box 146 Renton, Washington 98056 RE: Wetland Investigation of NW Corner of & Union,Renton, WA Dear Mr. Jones: Purpose The purpose of performing a preliminary wetland investigation is to determine if there are any wetlands on or near the property. Methodology The wetland determination was performed using the Routine On-Site Small Area Determination Methodology as described in Part IV, Section D of the Corps of Engineers Wetlands Delineation Manual(Corps of Engineers, 1987)and the Washington State Wetlands Identification and Delineation Manual(DOE, 1997). This determination is based on the presence of the three criteria for jurisdictional wetlands: hydric soils,wetland hydrology, and hydrophytic vegetation. All three criteria must be present in order to classify an area as a wetland. The wetland determination also included a review of the USDA Soil Conservation Service's,Soil Survey of King County(Snyder, 1973)and the City of Bellevue Wetland Inventory(Environmental Division, 1991). Hydrophytic vegetation has developed specific adaptations in order to survive in saturated or inundated environments. The probability of species being found in wetland environments has been determined by the U.S.Fish and Wildlife Service in the National List of Plant Specks that Occur in Wetlands(Region 9) (US FWS, 1996)(see Table 1). An"indicator status"was applied to each species according to its probability of occurring in wetlands. Hydrie soils arc defined as those soils that are "saturated,flooded,or ponded long enough during the growing season to develop anaerobic conditions in the upper part"(NTCHS, 1987). They are either organic soils(peats and mucks),or mineral soils that are saturated long enough to produce soil properties associated with a reducing environment 3408 52nd Place, N.E. IACOMA, WASIIINGTON 98422 253-942-7131 / PAX 253-942 -9132 Jones and Associates,Inc. 11 Table 1: Plant Indicator Status Indicator Category $vmbol Occurrence in Wetlands Obligate Wetland OBL >99% Facultative Wetland FACW 67-99% Facultative FAC 34-67% Facultative Upland FACU 1-33% Upland UPL > 1% Note: FACW.FAC and FACU have+and-values to represent species near the wetter end of the spectrum(+)and the drier end of the spectrum(-). The 1987 manual requires inundation, flooding,or saturation to the surface for at least 5%of the growing season to satisfy the hydrology requirements for jurisdictional wetlands_ In Western Washington, wetland hydrology is typically present from Deeci;2,:;: is normally from mid-Februaryto mid-Nov io ember,depending upon location and local climate. The growing season can either be defined by the number of frost-free days (temperatures above 28°F),or the period during which the soil temperature, at a depth of 19.7 inches, is above biological zero(41°F). Location The site is located northwest of the intersection of 3'and Union, in Renton, Washington_ Site Description The property is an undeveloped rectangular plant parcel, approximately 500 feet east west by 120 �'i,:'`5at:r:'!+ C.^.::fit: ?`1_:-, - - community is dominated by Douglas fir, big-leaf maple, Scot's broom, and Himalayan blackberry. Soils Criteria USDA Soil conservation Service(SCS)mapped the soils as Alderwood gravelly sandy loam, 6 to 15 percent slopes (AgC)(SCS, 1973). Alderwood is classified as a`moderately well- drained"soil and is not a hydric soil series. We concur with SCS mapping. The soils at sample location I and 2 are Alderwood. From 0 to 6 inches, the profile is a dark dark brown(10YR 2/2)gravelly sandy loam. From 6-20 inches,the profile is brown(10YR 4/3). The soils are a four chroma without mottles, therefore soils are not hydric. Vegetation At SL-1, the plant community is dominated by creeping buttercup, Himalayan blackberry, western hazel. The plant community is more than 50%dominated by FAC or wetter plant species,therefore it is a hydrophytic plant community. ity At SL-2, the plant community is dominated by big-leaf maple,Himalayan blackberry, bluegrass, and Scot's broom. The plant community is less than 50 io FAC or wcrrcr:plant species, therefore it is not a hydrophytic plant community. 2 tones and Associates,Inc. jl Hydrology Criteria The entire site is not saturated at the soil surface and does not have any indicators that seasonal saturation may be present. Therefore,the hydrology criteria is negative. Results There are no wetlands present on or near the subject property. The property is negative for all three criteria,except for a small depression near the southeast proper'; depression is marginally positive for vegetation. However,soils in the depression are clearly a non-hydric Alderwood. All three criteria must be present in order for an area to be determined wetlands. Authority The wetland determination is in accordance with Section 404 of the Clean Water Act,the objective of which i.to"maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (COE, 1987). Wetlands are defined as"areas that are E,orgated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do suppoTt adap.ud tar ; iz_s =_za_--soil conditions. zs. Wetlands generally include swamps,marshes, bogs,and similar areas"(EPA, 40 CFR 230.3 and CE, 33 CFR 328.3)_ Limitations Wetland determinations and delineations are not final until: _pro d`_ , _•,l4to.,, -•-- w.71q-rds are subject to seasonal and annual variation. J. S. Jones and Associates, Inc. does not guarantee acceptance or approval by that any intended use will be achieved. Very Truly, Av Jeffery S.Jones Certified Professional Wetland Scientist • • • SHEET NO. 11 KING COUNTY AREA, WAS_. (i(r.•NTON (�1UADRr:\' 71t C • 1$SAPt/AH 1QM1. I 10 2 6F0000 FEET 122��7��" t + t.• �`"i14,; ••.' i* ..1 j t •\ ""•'t .♦C' 1 1 . !!kv 17 k. ;.7t'- i.+l., t r_ t) ♦,,...� Nt. "., I:•.. _ ''.1 .•S•'�••�•� ..i ✓ y ;�( i • a, - • itt i t • ♦d 1 ✓r r . r.. I ..ISn♦•,-•' "+IGi' i t t • rR •�j!�I}:.' f `°i;:,`�- •.t'i'1{ �: I. 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':, - may:. .; .y ` 1 � 441/0' • rr , M ....loll' '., {,► e„ �,.. H 3Y .{^• .j ��. 4;."Y • *.'4 -.. ai�. H1e�" •'-,';.• Y'1Y soi/� ? : 1 • . ti4 ,'. ` 1k,,,-k - \�•Z `•" 1Ai, k A it Gs. ►►TT 51 �• f /♦,•.. ,,i '.• •,•.�!ry Y" r. • c!'S'zczi�w;} r ♦ l� e. t♦. `-�R�yyk, . p''' .- • iir ,4 y •"•t r7, * '..i '0', a, w�y s, S 1 l t ��! - �''n�..aa-,7P J .+4F > ,; -.-:'dn' fi .s +s.. , •Kµ�.'- 7,'= - yam ;",t t .._ , ,, ,I.ta,......., ,,,... ,,- ,_. _ 7-- . ' , ''z5.— -"-fs. :•, ' ,?I i , ,540-.11,`•:,-,,,,-,•;:-..------... ..._;.._.-.4 *L j ♦ �i;i‘ ,•` ', 't •‘: y r ; �' I ! 'Icy,0 • y. $ .L: r + tu t o ,, `Y. }:,. 1 1 it,,3 •I . ,1.1 /.y�: _ . •it. .e, r" 'Yi�- --', -kB''I�r`t` .12' ,•r •. Z7•��" . ip,- '.' ilF �r..^a Of 7i�:= ti ,� l -.�` • 1Yr'i } ?/ • , i.+ t, ./ ..6>" � i. l L I It f r' at iii: r I.a7•: Rl�T �... 1 �aJ+ :r, , s ,�c`'r;, . 3. - . ,. ii ,, ,-.01,0 ,- , .swr- - v - - / ,-- ,t : • ., , ,i,,, ,,.. ..,.. .,s, _._ il. E", i... , tee,,,"‘ n "`„,,.. °" , 1... ' -.&.-4, ''•%-,Zi . .....! -0.- ,,,r-;,•11.-2.lir ,, -s •- - ' • T�7• ai;.• '* `+fit 1 y J� S +Sq.( r . '• ".ir � 'i.1i� R r .y;' f r�•� Jn. t 1. Ipy{• i 1: ll. 11.Tl r. .. +n� F� tz 1-4 f� A. ' �` Ct".1�.. �• p('(� �y?"y' �`'t"• .;. J. S. J. end Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: 3 r,s{/t,4-4t i t" Date: r t I v /-.s—�� Applicant/Owner: C..c Icy t e'(2,.0 1�CV , County: h. _ Investigator: . , 4.‘ tr.-4.') State: t)/�" Do Normal Circumstances exist on the site? No Community ID: _ Is the site significantly disturbed(Atypical Situation) Yes () Transect ID: _ Is the area a potential problem area? Yes Plot ID: Explain: '.z cs-t erf5sdI-t It.c0.,.4 Sampl Ii '� ,.f....L,e.,,. Well I VEGETATION Dominant Judicator Percent Basal Dominant Indicator Percent Stem Tree Species Status Cover Argo Woody Vines Status Cover Count 1. - 9./M I hk 14-44 /4 2. 10. —3. — 11. 4. 12. Dominant Indicator Percent Stern Dominant Indicator Percent Shrub Species Status Cover Count Herb Species Statues" Cover 5 .t.� : 1tii' L c �S" I3Ceee s6<<r'!� F441.4e 7 0 6. 14.61 sas3 t4c 2t 7. Is. 8.___ 16. Percent of Dominant Species that are OBL,FACW or FAC: (Excluding FAC-) 7.5"'ay u Basis for Decision: p or i•�►tee �� . .v 1 HYDROLOGY Wetland Bydrplogy Indicators: mil< _Recorded Data(Describe in Remarks): Primary Indicators: _Stream,Lake or Tide Gauge _Inundated _Aerial Photographs _Saturated in Upper 12 Inches _Other —Water marks L.No Recorded Data Available: — Drift Lines _ Sediment Deposits Field Observations: 1,J 1../,,,,se.._ _ Drainage Patterns in Wetlands Secondary Indicators(2 or more required): Depth of Surface Water (in.) _ Oxidized Root Channels(upper 12") _ Water-Stained Leaves Depth to Free Water in Pit (in.) _ Local Soil Survey Data _ FAC-Neutral Test Depth to Saturated Soil: (in.) — Other (Explain in Remarks) Basis for Decision: , J. S. , s and Associates, Inc Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: 3 i[.A..... .r-..‘ Date: (•,a / Applicant/Owner: !-,exkir-Pta.ecp. I c.w. County: .Z. Investigator: 4 • ,f J,._o% �'' ` State: cc, Do Normal Circumstances exist on the site? ( No Community ID: Is the site significantly disturbed(Atypical Situation) Yes ` Is the area a potential problem area? Yes o Transect ID: Plot ID: Explain: Sampl ._ _ _ Wetl.!(I 1 VEGETATION Dominant Indicator Percentasal Dominant Indicator Percent Stem Tree Specie Status Cover Area Woody Vines Status yer Count 4..c A f_Cyi''ole /4 -g e _ 9/S�r'i i 6J Beet /0 3. 10. 11, 4. 12. Dominant Indicator Percent Stem Dominant Indicator Percent Shrub Species Status Cover Count Herb Species Status Cover 5. Gal,k4trd-ow 44' /6 _ 13S Ate c , t$f X?4-4'.. /G 6. 14. 15. 8. ___ 16. Percent of'Dominant Species that are OBL,FACW or FAC: _ (Excluding FAC-) 2 Basis for Decision: I i ... r., HYDROLOGY Wetland Hvdrolo y Indicators: t Recorded Data(Describe in Remarks): /lass. Primary Indicators: ,_ Stream,Lake or Tide Gauge `Inundated „_ Aerial Photographs _Saturated in Upper 12 Inches _Other _Water marks '' to Recorded Data Available: _ Drift Lines Field Observations: /t J f/,� Sediment Deposits k.A ,. I"i'T, ¢*rt.74 _ Drainage Patterns in Wetlands Secondary Indicators(2 or more required): Depth of'Surface Water (in.) _ Oxidized Root Channels(upper 12") Water-Stained Leaves Depth to Free Water in Pit (in.) _ Local Soil Survey Data Depth to Saturated Soil: _ FAC-Neutral Test {in) _ Other (Explain in Remarks) Basis for Decision: J. S. „—tes and Associates, Inc. SOILS Map Unit Name (Series and Phase ' !!.,! Drainage Class ) , , t,..t-eftt7 )C de � ' `l • Do Field Observations r Taxonomy(Subgroup): 4. ..0 r-ve - :e t.•a? e/:r r :.sf. Confirm Mapped Type'( No ofile Description: Depth Matrix Colors Mottle Colors Mottle i (Inches) IIorizoJr self Moist Texture, Structure CMunselI Moist) Abun da�tee/contrast Conerettins etc. Hydric Soil Indicators: IlistosoI .. _ Concretions - Histic Epipedon — High Organic Content in Surface layer _ Sulfidic Odor in Sandy Soils — Aq is Moisture Regime _ Organic Streaking in Sandy Soils _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors Other(Explain in Remarks) _ 2 Chroma with Mottling —' Basis for Decision: WETLAND DETERMINATION Hydrophytie Vegetation Present? — — -- _ ! No Is the Sampling Point in a Wetland? Yes jo.Wetland Hydrology Present? Yes '. Hydric Soils Present? Yes �R,, Remarks: * This data form Is a combination of the original and amended 1987 Routine Wetland Determination data forms. 5 G- 2- J. S. J and Associates, Inc. SOILS _ Map Unit Name Drainage Class: ' 'v.. (Series and Phase):(.i'rer=' ? ii e'et 14' 'Y/ ,' / Do Field Observations I. i Taxonomy(Subgroup): 'f r'Je:D(4's>r .- rp f$ Confirm Mapped Type? 0 No Pofile Description: Depth Matrix Colors Mottle Colors Mottle Texture, Structure (inches) Horizon (Mansell Moist) (Mansell Moist) Abundanlee/contrast Concretions etc. A 24'r- ~_^£� a ef i/3 _ r ,:5 _ ;)llydric Soil Indicators: ,Q¢y to _ Concretions _ Histosol _ High Organic Content in Surface layer llistic Epipedon in Sandy Soils — Sulfidic Odor — Organic Streaking in Sandy Soils 1 _ Aquic Moisture Regime _ Listed on Local Hydric Soils List _ Reducing Conditions _ Listed on National Hydric Soils List Gleyed or Low-Chroma Colors _ Other(Explain in Remarks) 2 Chrorna with Mottling l3asis for Decision: /).e3c; ,$,\[ . WETLAND DETERMINATION 6lydrophytic Vegetation Present? Yes No Is the Sampling Point in a Wetland? Yes Wetland Hydrology Present? Yes I "� 1 Flydric Soils Present? Yes C. Remarks: r j 1 i M 1 • i * This data form is a combination of the original and amended 1987 Routine Wetland Determination date forms. PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104-1511 Senior Title Officer, Mike Sharkey (mikesharkey@pnwt.com) Title Officer, Curtis Goodman (curtisgoodman@pnwt.com) Title Technician, Kim Pellegrini (kimpellegrini@pnwt.com) Unit No. 12 FAX No. (206) 343-1330 CITY(544 Telephone Number (206) 343-1327 Li!Vizi) Lakeridge Development P.O. Box 146 Title Order No. : 479629 Renton, WA 98057 Attention: Debra Ferguson A. L. T. A. COMMITMENT SCHEDULE A Effective Date: June 11, 2002, at 8 :00 a.m. 1. Policy(ies) to be issued: ALTA Owner' s Policy Amount TO BE AGREED UPON Standard (X) Extended ( ) Premium Tax (8.8%) Proposed Insured: LAKERIDGE DEVELOPMENT, INC. NOTE: IF EXTENDED COVERAGE FOR OWNERS OR LENDERS WILL BE REQUIRED FOR A PENDING TRANSACTION, PLEASE NOTIFY US AT LEAST ONE WEEK PRIOR TO CLOSING SO THAT WE MAY INSPECT THE PREMISES. 2 . The Estate or interest in the land described herein and which is covered by this commitment is fee simple. 3 . The estate or interest referred to herein is at Date of Commitment vested in: WENDELL G. WOODALL, as his separate estate 4. The land referred to in this commitment is situated in the State of Washington, and described as follows: As on Schedule A, page 2, attached. Order No. 479629 A.L.T.A. COMMITMENT SCHEDULE A Page 2 The land referred to in this commitment is situated in the State of Washington, and described as follows: South quarter of the northeast quarter of the northeast quarter of the northeast quarter, in Section 16, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the west 220 feet; AND EXCEPT the south 30 feet. AND EXCEPT the east 30 feet. END OF SCHEDULE A NOTE FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65.04. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document. Ptn. NE/NE 16-23-5 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. A.L.T.A COMMITMENT Schedule B Order No. 479629 I. The following are the requirements to be complied with: A. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. B. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. II. Schedule B of the Policy or Policies to be issued (as set forth in Schedule A) will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in the public 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 covered by this Commitment. B. GENERAL EXCEPTIONS: 1. Rights or claims of parties in possession not shown by the public records. 2 . Public or private easements, or claims of easements, not shown by the public record. 3 . Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4 . Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5 . Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. C. SPECIAL EXCEPTIONS: As on Schedule B, attached. Order No. 479629 A.L.T.A. COMMITMENT SCHEDULE B Page 2 SPECIAL EXCEPTIONS: NOTE FOR INFORMATION PURPOSES ONLY: EFFECTIVE JANUARY 1, 1997, AND PURSUANT TO AMENDMENT OF WASHINGTON STATE STATUTES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS, THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST BE MET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCUMENT BY THE RECORDER. FORMAT: MARGINS TO BE 3" ON TOP OF FIRST PAGE, 1" ON SIDES AND BOTTOM - 1" ON TOP, SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. RETURN ADDRESS IS ONLY ITEM ALLOWED WITHIN SAID 3" MARGIN. NOTHING WITHIN 1" MARGINS. FONT SIZE OF 8 POINTS OR LARGER AND PAPER SIZE OF NO MORE THAN 8 1/2" BY 14" . NO ATTACHMENTS ON PAGES SUCH AS STAPLED OR TAPED NOTARY SEALS; PRESSURE SEALS MUST BE SMUDGED. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: RETURN ADDRESS, WHICH MAY APPEAR WITHIN THE UPPER LEFT HAND 3" MARGIN. TITLE OR TITLES OF DOCUMENT. IF ASSIGNMENT OR RECONVEYANCE, REFERENCE TO RECORDING NUMBER OF SUBJECT DEED OF TRUST. NAMES OF GRANTOR(S) AND GRANTEE(S) WITH REFERENCE TO ADDITIONAL NAMES ON FOLLOWING PAGES, IF ANY. ABBREVIATED LEGAL DESCRIPTION (LOT, BLOCK, PLAT NAME, OR SECTION, TOWNSHIP, RANGE AND QUARTER QUARTER SECTION FOR UNPLATTED) . ASSESSOR'S TAX PARCEL NUMBER(S) . (continued) Order No. 479629 A.L.T.A. COMMITMENT SCHEDULE B Page 3 SPECIAL EXCEPTIONS (continued) : 1. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2002 TAX ACCOUNT NUMBER: 132605-9032 LEVY CODE: 2100 CURRENT ASSESSED VALUE: Land: $100,000.00 Improvements: $0. 00 AMOUNT BILLED GENERAL TAXES: $1, 144 .21 SPECIAL DISTRICT: $1.59 $5.00 TOTAL BILLED: $1,150.80 PAID: $575.40 TOTAL DUE: $575.40 2 . DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Wendell G. Woodall, as his separate estate TRUSTEE: Stewart Title Company of Washington, Inc. BENEFICIARY: Towne Bank, a Washington banking corporation AMOUNT: $225, 000.00 RECORDED: February 3, 1997 RECORDING NUMBER: 9702030539 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. 3 . Payment of Real Estate Excise Tax, if required. The property described herein is situated within the boundaries of local taxing authority of City of Renton. Present Rate of Real Estate Excise Tax as of the date herein is 1.78%. (continued) Order No. 479629 A.L.T.A. COMMITMENT SCHEDULE B Page 4 4. Until the amount of the policy to be issued is provided to us, and entered on the commitment as the amount of the policy to be issued, it is agreed by every person relying on this commitment that we will not be required to approve any policy amount over $100, 000, and our total liability under this commitment shall not exceed that amount. NOTE 1: Upon notification of cancellation, there will be a minimum cancellation fee of $50.00 plus tax of $4.40. END OF SCHEDULE B Title to this property was examined by: Leo Gossett Any inquires should be directed to one of the title officers set forth in Schedule A. LMG/9612180524;9406101745 Portion of the NE 1/4 of the NE 1/4 16-23-5 T-• �N E 4TH ST. 1324.06 - (Sc oars ) ,� 4: 4•= 3 r • 5...r/saewwr V." ,6 I ter,. ,'� �Z4 .i�s 90 ,. i1 s..�At iw s.o 109 1 .. . t n 2 vt 3 = .! 4 P Is ' .�� ,24.rs •-. "'.00 90 3 +a 4 9�k ..,4 p/c Z 6Z 4 ' .9/ • ® R \V61,\� irs .Io pO zliki5 cs.\)). 0 ' so A� [_,. ,b ... 1 ror II „ee9•cr.•(•.r zoo.zen, c •arf W 3' rzr Are.r� > ` �1 4 it AUTO F +�" O �i Z li° ii N ��� 29p� r' ( I.0j [ Tr or Yeum.+76e unurfr Ramses a. . sia..tc B4ersoo6.3-w .� 4 f'I Q~ 6 I; ,�. 2.4 11) a Lod,.7- Zor ..a.. oIs I RI \\5' 1 4 �jp SA 4 `� p,p ; VS It Av j.�8 P` ° ran _ 07s 1_ z .,.. 327+2 I so I 90 /rS A_...Xii ,_ . PACIFIC NORTHWEST TITLE Order No. 479629 N Company of Washington, Inc. IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. 1 �.sTY OF RENTON • 1055 S. Grady Way Renton, WA 98055 Printed: 08-02-2002 Land Use Actions RECEIPT Permit#: LUA02-072 Payment Made: 08/02/2002 01:14 PM Receipt Number: R0204412 Total Payment: 500.00 Payee: LAKERIDGE DEVELOPMENT INC. Current Payment Made to the Following Items: Trans Account Code Description Amount 5008 000.345.81.00. 0004 Binding Site/Short Plat 500.00 Payments made for this receipt Trans Method Description Amount Payment Check 19940 500.00 C1r Account Balances a93 -10 Trans Account Code Description Balance Due 9°1� 3021 303 .000.00.345.85 Park Mitigation Fee .00 G 0j2 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 Q Q 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 pEVELOPMENT PLANNING 5022 000.345.81.00. 0019 Variance Fees .00 CI. OF RENTON 5023 0 .00 5024 000.345.81.00.0024 Conditional Approval Fee .00r 5036 000.345.81.00. 0005 Comprehensive Plan Amend .00 AUG 0 2 a 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 RECEIVED 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 Remaining Balance Due: $0.00 TY OF RENTON 1055 S. Grady Way Renton, WA 98055 Printed: 06-14-2002 Land Use Actions RECEIPT Permit#: LUA02-072 Payment Made: 06/14/2002 01:32 PM Receipt Number: R0203436 Total Payment: 1,505.10 Payee: LAKERIDGE DEVELOPMENT Current Payment Made to the Following Items: Trans Account Code Description Amount 5010 000.345.81.00.0007 Environmental Review 1, 000.00 5020 000.345.81.00.0017 Site Plan Approval 500.00 5955 000.05.519.90.42.1 Postage 5.10 Payments made for this receipt Trans Method Description Amount Payment Check 04116 1,500.00 Payment Cash 5.10 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 .00 400, 5008 000.345.81.00.0004 Binding Site/Short Plat .00 C< C 5009 000.345.81.00.0006 Conditional Use Fees .00 ��k ) .• 5010 000.345.81.00.0007 Environmental Review .00 �'cA� 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 L•" �'��`� 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 ♦4t.,,�p 5014 000.345.81.00.0011 Grading & Filling Fees .00 L�a� 5015 000.345.81.00.0012 Lot Line Adjustment .00 <7 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 ALTERNATE: kEYSTONE WALL tinier --a (SEE CIVIL DRUGS.) N()Fil Et. 01 ii:i 1 P1I L• .- / 1 .4r 114 ARSOR U 4,4 \ I > .�._. _ _ rT, ' 'PI,6,--_, „j,,1 \ PI •• PLANTING DESIGN 7 _ \ e \ 41I '-O" CONC. SIDEWAL a/ I All /�\ ri �II1 _ z V .V /�\ < ' 'I- S `� �..is ,,�4.aiggig _ _ ,r ��ire ►e� TRELLIS • 1 . • . `4941Yr ‘141SE 04-' Wiii q I II = 0 'P� / S'-Oil H I / C C- • . 1 ,• ,_ ° ,0 4�► v , s rm. /�=�!6101t� kw •�/iM iii /JEWALK • y --- IIice: d�l Ar rat II NEW PLANTING m9.1 gox M DESIGN �� ill /e_\/�\. - NEW FI- .����� HYD' • T \---i P, 1 /� On) 0 'PI NEW 4RSORGA E \ ,�" , , o /�!P ,� TY > o PATIO ,,, D 11/EIUAI' L/ I ��h� "-� ��' Fri;i gall- bagedira ; 4iiRiti eiti * tearifiim DAVIPT076 '::• ...a0S-. 0 4 , ,4it\ :. / . *._._...___ ____________ 5 -0" C0f4Wir P.g • .Y........."*".... —/ FROJECT SIGN l BOTANICAL/COMMON NAME - NEW LANDSCAPING ACER AURUBRUM/ PI PIERIS J. FOREST FLAME'/ `�/ _ "AUTUMN BLAZE O PIERIS `© AZALEA 'HINO CRIMSON'/ RFi RHODO. 'NOVA ZEMBLA EVERGREEN AZALEA O '/ NOVA ZEMBLA RHODO. Q PRUNUS L. 'OTTO LUYKEN'/OTTO LUYKEN LAUREL . SARCOCOCCA HOOKERIANA/ DWARF SWEETBOX 3rd & UNION TWNS NEW LANDSCAPE DESIGN RENTON WASHINGTON ON UNION AVENUE NE 1 LAIKERIDGE DEVELOPMENT 09/12/02 P.O. BOX 146 SCALE: NTS RENTON WASHINGTON SHEET N0: L-1 'A\ 425--228-9750 98057-0146 t\ C\,\\' -.0-\ 1804 136th Place NE Ste. 1, Bellevue, WA 98005 • (425) 644-1446 & Fax 644-1921 NN\) E-mail: GMSARCH@IBM.NET ❖ Architecture Design•: Planning ❖ Members of A.I.A. ❖ GEOTECHNICAL ENGINEERING REPORT 3RD AND UNION TOWNHOMES RENTON, WASHINGTON FOR LAKERIDGE DEVELOPMENT MICROFILMED Cornerstone 17625-130th Ave. NE, C102, Woodinville, WA 98072 Phone: 425-844-1977 Geotechnical Inical, Inc Fax: 4258441987 June 13,2002 Mr.Wayne Jones Lakeridge Development P.O.Box 146 Renton,Washington 98057-0146 Geotechnical Engineering Report 3rd and Union Townhomes Renton,Washington CG File No. 1308 Dear Mr.Jones: INTRODUCTION This report presents the results of our geotechnical engineering investigation at your proposed townhome condominium development in Renton, Washington. The site is located at the northwest corner of NE 3rd Place and Union Avenue NE, as shown on the Vicinity Map in Figure 1. For our use in preparing this report,your architect has provided us with an electronic site plan and topographic survey, dated June 3, 2002. We also have been provided with electronic utility plans prepared by Daley-Morrow-Poblete,Inc. The rectangular-shaped project site is about 1-1/4 acres in size. Access to the site will be achieved by a roadway extending north onto the project from NE 3rd Place. Townhouses are planned to be constructed on the site. We understand that site grading will include minimal cuts and fills. A storm water detention facility is planned to be located near the northwestern corner of the site. We understand that the bottom of this facility is planned to lie approximately 10 feet below the planned street grade. Geotechnical Engineering Report 3`l and Union Townhomes June 13,2002 CG File No. 1308 Page 2 SCOPE The purpose of this study is to explore and characterize the subsurface conditions and present recommendations for site development. Specifically, our scope of services as outlined in our services agreement,dated June 10,2002,includes the following: 1. Review of soils and geologic maps of the area. 2. Explore the subsurface conditions with a backhoe. The backhoe and operator to be supplied by you. 3. Provide structural fill and grading recommendations. 4. Provide recommendations for foundation support. 5. Prepare a geotechnical report summarizing our conclusions and recommendations. SITE CONDITIONS Surface Conditions The project site is about 1 1/4 acres in size and has about 400 feet of frontage along NE 3`d Place. Union Avenue NE lies to the east of the site. A thrift store borders the site to the north, and an existing residential lot lies to the west. The site is generally flat-lying with a gently sloping knoll at the center of the site. The lowest point of the site is located at the southeast corner. The site is heavily vegetated with grasses, brush, blackberries, small- to medium-sized deciduous trees, and a few evergreen trees. Geology Most of the Puget Sound Region was affected by past intrusion of continental glaciation. The last period of glaciation, the Vashon Stade of the Fraser Glaciation, ended approximately 10,000 to 11,000 years ago. Many of the geomorphic features seen today are a result of scouring and overriding by glacial ice. During the Vashon Stade, the Puget Sound region was overridden by over 3,000 feet of ice. Soil layers overridden by the ice sheet were compacted to a much greater extent than those that were not. Part of a typical glacial sequence includes recessional outwash sand underlain by glacial till. The geologic units mapped for this area are shown on the Geologic Map of the Renton Quadrangle, King County, Washington, by D. R. Mullineaux (U.S.G.S., 1965). That map shows the site to be underlain by till with thin outwash deposits noted to the south of the site. Our site explorations encountered outwash over glacial till. Glacial till is an unsorted mixture of sand, silt, and gravel that is deposited at the bottom of the glacier, which is commonly referred to as Cornerstone Geotechnical, Inc. Geotechnical Engineering Report 3rd and Union Townhomes June 13,2002 CG File No. 1308 Page 3 "hardpan". The glacial till has been consolidated under the weight of the continental glaciers. The till exhibits both high strength and low permeability. The outwash is mostly a sand with varying amounts of silt and gravel that was deposited by glacial meltwaters. Explorations Subsurface conditions were explored at the site on June 10, 2002,by excavating six test pits with a John Deere 310SE backhoe. The test pits were excavated to depths ranging from 8.0 feet to 11.5 feet below the ground surface. The explorations were located in the field by a geologist from this firm who also examined the soils and geologic conditions encountered, and maintained logs of the test pits. The approximate locations of the test pits are shown on the Site Plan in Figure 2. The soils were visually classified in general accordance with the Unified Soil Classification System, a copy of which is presented as Figure 3. The logs of the test pits are presented in Figures 4 and 5. Subsurface Conditions Our explorations encountered a surficial layer of topsoil between 0.2 and 1.0 feet in thickness. The topsoil consisted of loose, dark brown to black silty fine to medium sand with gravel and roots. Underlying the topsoil, a weathered soil horizon about 1 to 2.5 feet in thickness was encountered. The weathered horizon, which we have classified as outwash, consisted of medium dense, fine to medium sand with varying amounts of silt, roots and gravel. Underlying the outwash,dense to very dense,unweathered glacial till was encountered. The till consisted of silty fine to medium sand with gravel and was generally encountered to the full depths explored in our test pits. This till is very sandy with portions being more like a sand with silt and gravel. This makes the till much less cemented than other tills found in the Puget Sound region. The soils encountered in test pit six, located at the low spot of the site, showed more signs of water than the other test pits. The weathered zone appeared to be more oxidized at that location, and the test pit displayed more groundwater seepage than the other test pits. This test pit also showed a wet sand layer between 6 and 10 feet. These conditions indicate that water may tend to collect at the southeast corner of the site during the wet season. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report 3rd and Union Townhomes June 13,2002 CG File No. 1308 Page 4 Test pit four encountered a concrete structure between 1 and 6.5 feet. This structure may be a relict septic tank. A pipe encountered at 1.5 feet extends to the south of the test pit and may continue to NE 3`d Place. Hydrologic Conditions Ground water seepage was encountered in test pits one, two and six. The underlying till is considered poorly draining. During the wetter times of the year, we would expect increased perched water conditions to develop on top of the till. Perched water occurs when surface water infiltrates through less dense, more permeable soils and accumulates on top of the underlying, less permeable soils. The more permeable soils consist of the topsoil and outwash. Perched water does not represent a regional ground water"table" within the upper soil horizons. It should be noted that the local volumes of perched ground water could vary depending upon the time of year and the upslope recharge conditions. The wet conditions found at depth in Test Pit 6 could indicate a ground water condition, but because of the low permeability of the soils, significant volumes of water(seepage)were not observed. Seismic Hazard The site is located within Zone 3 of the Seismic Zone Map shown as Figure 16-2 of the 1997 Uniform Building Code (UBC). This corresponds to a Seismic Zone Factor, Z, of 0.30. This, in turn,corresponds to an effective peak horizontal acceleration of 0.3 g. Site conditions best fit the UBC description for Soil Profile Type SD("Stiff Soil Profile"). Additional seismic considerations include liquefaction potential and attenuation of ground motions by soft soil deposits. The liquefaction potential is highest for loose sand with a high ground water table. The underlying dense till and drift soils are considered to have a very low potential for liquefaction and attenuation of ground motion. CONCLUSIONS AND RECOMMENDATIONS General It is our opinion that the site is compatible with the planned development. The underlying medium dense to very dense glacial deposits are capable of supporting the planned structures and pavements. We recommend that the foundations for the structures extend through any topsoil, loose, or disturbed soils, and bear on the underlying medium dense to very dense, native glacial Cornerstone Geotechnical, Inc. Geotechnical Engineering Report 3`d and Union Townhomes June 13,2002 CG File No. 1308 Page 5 soils, or on structural fill extending to these soils. Based on our site explorations, we anticipate these soils will generally be encountered at typical footing depths. The soils likely to be exposed during construction are somewhat moisture sensitive and will disturb when wet or during wet conditions. We recommend that construction take place during periods of drier weather and preferably the drier summer months. If construction takes place during the wet season, additional expenses and delays should be expected due to the wet conditions. Additional expenses could include the export of on-site soil, the import of clean granular soil for fill, and the need to place a blanket of rock spalls in the access roads and paved areas prior to placing structural fill. Site Preparations and Grading The first step of site preparation should be to strip the vegetation,topsoil, or loose soils to expose medium dense to very dense native soils in pavement and building areas. This material should be removed from the site, or stockpiled for later use as landscaping fill. The resulting subgrade should be compacted to a firm,non-yielding condition. Areas observed to pump or weave should be repaired prior to placing structural fill. Structural Fill General: All fill placed beneath buildings, pavements or other settlement sensitive features, should be placed as structural fill. Structural fill, by definition, is placed in accordance with prescribed methods and standards, and is monitored by an experienced geotechnical professional or soils technician. Field monitoring procedures would include the performance of a representative number of in-place density tests to document the attainment of the desired degree of relative compaction. Materials: Imported structural fill should consist of a good quality, free-draining granular soil, free of organics and other deleterious material, and be well graded to a maximum size of about 3 inches. Imported, all-weather structural fill should contain no more than 5 percent fines (soil finer than a Standard U.S.No. 200 sieve),based on that fraction passing the U.S. 3/4-inch sieve. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report 3rd and Union Townhomes June 13,2002 CG File No. 1308 Page 6 The use of on-site soil as structural fill will be dependent on moisture content control. Some drying of the native soils may be necessary in order to achieve compaction. During warm sunny days this could be accomplished by spreading the material in thin lifts and compacting. Some aeration and/or addition of moisture may also be necessary. We expect that compaction of the native soils to structural fill specifications would be difficult, if not impossible, during wet weather. Fill Placement: Following subgrade preparation, placement of the structural fill may proceed. Fill should be placed in 8- to 10-inch-thick uniform lifts, and each lift should be spread evenly and be thoroughly compacted prior to placement of subsequent lifts. All structural fill underlying building areas, and within a depth of 2 feet below pavement and sidewalk subgrade, should be compacted to at least 95 percent of its maximum dry density. Maximum dry density, in this report,refers to that density as determined by the ASTM D 1557 compaction test procedure. Fill more than 2 feet beneath sidewalks and pavement subgrades should be compacted to at least 90 percent of the maximum dry density. The moisture content of the soil to be compacted should be within about 2 percent of optimum so that a readily compactable condition exists. It may be necessary to overexcavate and remove wet surficial soils in cases where drying to a compactable condition is not feasible. All compaction should be accomplished by equipment of a type and size sufficient to attain the desired degree of compaction. Temporary and Permanent Slopes Temporary cut slope stability is a function of many factors, such as the type and consistency of soils, depth of the cut, surcharge loads adjacent to the excavation, length of time a cut remains open, and the presence of surface or ground water. It is exceedingly difficult under these variable conditions to estimate a stable temporary cut slope geometry. Therefore, it should be the responsibility of the contractor to maintain safe slope configurations, since the contractor is continuously at the job site, able to observe the nature and condition of the cut slopes, and able to monitor the subsurface materials and ground water conditions encountered. We anticipate temporary cuts for installation of utilities. For planning purposes, we recommend that temporary cuts in the near surface weathered soils be no greater than 1 Horizontal to 1 Vertical (1H:1V). Because of the sandy nature of the till, it does not have significant Cornerstone Geotechnical, Inc. Geotechnical Engineering Report 3`d and Union Townhomes June 13,2002 CG File No. 1308 Page 7 cementation. We therefore recommend the 1:1 (H:V) cuts in the till also. If ground water seepage is encountered,we would expect that flatter inclinations would be necessary. We recommend that cut slopes be protected from erosion. Measures taken may include covering cut slopes with plastic sheeting and diverting surface runoff away from the top of cut slopes. We do not recommend vertical slopes for cuts deeper than 4 feet, if worker access is necessary. We recommend that cut slope heights and inclinations conform to local and WISHA/OSHA standards. Foundations Conventional shallow spread foundations should be founded on undisturbed, medium dense to very dense, glacial soils, or be supported on structural fill extending to those soils. If the soil at the planned bottom of footing elevation is not medium dense to very dense, it should be overexcavated to expose suitable bearing soil, and the excavation should be filled with structural fill, or the footing may be overpoured with extra concrete. Footings should extend at least 18 inches below the lowest adjacent finished ground surface for frost protection and bearing capacity considerations. Minimum foundation widths of 12 and 18 inches should be used for continuous and isolated spread footings, respectively. Standing water should not be allowed to accumulate in footing trenches. All loose or disturbed soil should be removed from the foundation excavation prior to placing concrete. For foundations constructed as outlined above, we recommend an allowable design bearing pressure of 2,500 pounds per square foot(psf) be used for the footing design. Uniform Building Code (UBC) guidelines should be followed when considering short-term transitory wind or seismic loads. Potential foundation settlement using the recommended allowable bearing pressure is estimated to be less than 1-inch total and '/2-inch differential between footings or across a distance of about 30 feet. Higher soil bearing values may be appropriate for footings founded on the unweathered till, or with wider footings. These higher values can be determined after a review of a specific design. Lateral loads can be resisted by friction between the foundation and subgrade soil,and by passive soil resistance acting on the below-grade portion of the foundation. For the latter, the foundation Cornerstone Geotechnical, Inc. Geotechnical Engineering Report 3rd and Union Townhomes June 13,2002 CG File No. 1308 Page 8 must be poured"neat"against undisturbed soil or backfilled with clean, free-draining, compacted structural fill. Passive resistance may be calculated as a triangular equivalent fluid pressure distribution. We recommend that an equivalent fluid density of 250 pounds per cubic foot (pcf) be used to calculate the allowable lateral passive resistance for the case of a level ground surface adjacent to the footing. An allowable coefficient of friction between footings and soil of 0.45 may be used, and should be applied to the vertical dead load only. These values include a factor of safety of 2.0 and 1.5 for passive and frictional resistance, respectively, applied to our estimate of ultimate soil strength values. Slabs-On-Grade Slab-on-grade areas should be prepared as recommended in the Site Preparation and Grading subsection. Slabs should be supported on medium dense to very dense native soils, or on structural fill extending to these soils. Where moisture control is a concern, we recommend that slabs be underlain by 6 inches of free-draining sand or gravel for use as a capillary break. A suitable vapor barrier, such as heavy plastic sheeting, should be placed over the capillary break. If desired,a sand blanket could be placed over the vapor barrier to aid in curing of the concrete. Drainage We recommend that runoff from impervious surfaces, such as roofs, driveway and access roadways, be collected and routed to an appropriate storm water discharge system. Final site grades should allow for drainage away from any buildings. We suggest that the finished ground surface be sloped at a gradient of 3 percent minimum for a distance of at least 10 feet away from the buildings. Surface water should be collected by permanent catch basins and drain lines, and be discharged into a storm drain system. We recommend that footing drains be used around all of the structures where moisture control is important. The underlying till will pond water that accumulates in the crawl space. It is good practice to use footing drains installed at least 1 foot below planned finished floor slab or crawl space elevation to provide drainage for the crawl space. At a minimum, the crawl space should be sloped to drain to an outlet tied to the drainage system. All water collected from the crawl space or from footing drains should be at least 1 foot above the high water elevation of the detention pond. This means the building pad elevations may need to be raised. If drains are Cornerstone Geotechnical, Inc. Geotechnical Engineering Report 3rd and Union Townhomes June 13,2002 CG File No. 1308 Page 9 omitted around slab-on-grade floors where moisture control is important, the slab should be a minimum of one foot above surrounding grades. Where used, footing drains should consist of 4-inch-diameter, perforated PVC pipe that is surrounded by free-draining material, such as pea gravel. Footing drains should discharge into tightlines leading to an appropriate collection and discharge point. Crawl spaces should be sloped to drain, and a positive connection should be made into the foundation drainage system. For slabs-on-grade, a drainage path should be provided from the capillary break material to the footing drain system. Roof drains should not be connected to wall or footing drains. Utilities Our explorations indicate that specific deep dewatering will not be needed to install utilities. Anticipated ground water is expected to be handled with pumps in the trenches. We did encounter ground water and we expect some ground water seepage may develop during and following the wetter times of the year. The actual methods used to handle ground water will have to be determined on a case-by-case basis. The soils likely to be exposed in utility trenches after site stripping are considered highly moisture sensitive. We recommend that they be considered for trench backfill during the drier portions of the year. Provided these soils are within 2 percent of their optimum moisture content, they should be suitable to meet compaction specifications. Some drying of the deeper soils may be necessary to achieve compaction. USE OF THIS REPORT We have prepared this report for Lakeridge Development and their agents, for use in planning and design of this project. The data and report should be provided to prospective contractors for their bidding and estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of subsurface conditions. The scope of our work does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractors' methods, techniques, sequences or procedures, except as specifically described in our report, for consideration in design. There are possible variations in subsurface conditions. We recommend that project planning include Cornerstone Geotechnical, Inc. Geotechnical Engineering Report 3`d and Union Townhomes June 13,2002 CG File No. 1308 Page 10 contingencies in budget and schedule, should areas be found with conditions that vary from those described in this report. We should be retained to provide monitoring and consultation services during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, and to provide recommendations for design changes, should the conditions revealed during the work differ from those anticipated. As part of our services, we would also evaluate whether or not earthwork and foundation installation activities comply with contract plans and specifications. Within the limitations of scope, schedule and budget for our work, we have strived to take care that our work has been completed in accordance with generally accepted practices followed in this area at the time this report was prepared. No other conditions, expressed or implied, should be understood. oOo Cornerstone Geotechnical, Inc. Geotechnical Engineering Report 3rd and Union Townhomes June 13, 2002 CG File No. 1308 Page 11 We appreciate the opportunity to be of service to you. If there are any questions concerning this report or if we can provide additional services,please call. Sincerely, Cornerstone Geotechnical, Inc. Jeff b Senior Staff Geologist p. CO,;t' fi 34 Z/ .: tip/ -6'10NAL EXPIRES L f/7/0,? Charles P. Couvrette, PE Principal Engineer JPL:CPC:nt Three Copies Submitted Five Figures Cornerstone Geotechnical, Inc. Map Vicinity N A — B C D E F G H — J zarH '� '°' 19Ti i 1t'7rh i x z -� w ' r 6 C), 2 `Cy I ki ,` • _ _+ .r O S s TH �d h Cam) Oil J..��.,Gj� , �� ! i J Lj ? zl 4 f�� '� ,�� ,11rM i cn o �,+ pia $„ O 7 C)- _'.. _ 71TrN. i ` I ua ' ' g'X1{ ? : w, ' : 11$TH 7 i� t19Tti ' i `900 1 a { ` , r''1 -f a i --1 Y31'T m 81" t,_ z Qv ,' 7TN -t9, .`: -- 1 TH 3 'j7 • �� .O ..�!_ ,' ro ', TTR a ,t `aS x , Y • a �zY3L1l fflA 5T}f � � 125 TH t .m a r �� i �i_ ..- O I i z co - � 1 « qi I ' __l '.N�tao , 14TH _'. I 128T1 \_. '2 i - � ." <> ria� 1.13 3 q 0 z ' --- -go .<''o- --.. .,/,,....: ... r'RENE ,- ,-,,---,,, -----.„....„..,,.-,, ... ..., '''''.- ,..», ,i. " o rn� 1773d s "s,, , ©1995 Thomas Bros. Maps Cornerstone Phone:(425)844-1977 Lakeridge Development - 3rd and Union Gr p }p�+{�r1 �+ inc. Fax:(425)844-1987 eotecl II Iical, I I c. File Number Figure 17625-130th Ave NE, C-102 •Woodinville,WA• 98072 1308 1 N EXISTING DULDi / / / / • • • • / • 1_7/ • 4 • ,/ • Z LU • LEGEND TP-1 Number andApproximate Location of Test Pit 0 40 80 Scale 1" =40' 44-1977 Lakeridge Development - 3rd and Union 44-1987 Reference: Site Plan based on electronic site plan provide( File Number Figure t072 1308 2 Unified Soil Classification System MAJORGROUP GROUP NAME DIVISIONS SYMBOL GRAVEL CLEAN GRAVEL GW WELL-GRADED GRAVEL,FINE TO COARSE GRAVEL COARSE - GRAINED MORE THAN 50%OF GP POORLY-GRADED GRAVEL COARSE FRACTION SOILS RETAINED ON NO.4 GRAVEL SIEVE WITH FINES GM SILTY GRAVEL GC CLAYEY GRAVEL MORE THAN 50% RETAINED ON SAND CLEAN SAND SW WELL-GRADED SAND,FINE TO COARSE SAND NO.200 SIEVE SP POORLY-GRADED SAND MORE THAN 50%OF COARSE FRACTION SAND PASSES NO.4 SIEVE WITH FINES SM SILTY SAND SC CLAYEY SAND SILT AND CLAY INORGANIC ML SILT FINE- GRAINED LIQUID LIMIT CL CLAY LESS THAN 50% SOILS ORGANIC OL ORGANIC SILT,ORGANIC CLAY MORE THAN 50% SILT AND CLAY PASSES NO.200 SIEVE INORGANIC MH SILT OF HIGH PLASTICITY,ELASTIC SILT LIQUID LIMIT CH CLAY OF HIGH PLASTICITY,FAT CLAY 50%OR MORE ORGANIC OH ORGANIC CLAY,ORGANIC SILT HIGHLY ORGANIC SOILS PT PEAT NOTES: SOIL MOISTURE MODIFIERS 1) Field classification is based on Dry-Absence of moisture, dusty, dry visual examination of soil in general to the touch accordance with ASTM D 2488-83. 2) Soil classification using laboratory Moist-Damp, but no visible water tests is based on ASTM D 2487-83. Wet-Visible free water or saturated, 3) Descriptions of soil density or usually soil is obtained from consistency are based on below water table interpretation of blowcount data, visual appearance of soils, and/or test data. Cornerstone Phone: (425)844-1977 Unified Soil Classification System Geotechnical, Inc. Fax: (425)844-1987 Figure 3 17625-130th Ave NE,C-102 •Woodinville,WA' 98072 LOG OF EXPLORATION DEPTH USC SOIL DESCRIPTION TEST PIT ONE 0.0-0.5 SM BROWN-BLACK SILTY FINE TO MEDIUM SAND WITH GRAVEL AND ORGANIC MATERIAL(LOOSE, DRY)(TOPSOIL) 0.5-3.0 SP/SM BROWN FINE TO MEDIUM SAND WITH SILT, GRAVEL AND ROOTS (MEDIUM DENSE, DRY)(OUTWASH) 3.0-4.0 SP/SM RUST-STAINED BROWN-GRAY FINE TO MEDIUM SAND WITH SILT AND GRAVEL (MEDIUM DENSE,MOIST)(OUTWASH) 4.0-11.5 SM GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL AND SCATTERED COBBLES AT 11.0 FEET(DENSE TO VERY DENSE,MOIST)(TILL) SAMPLES WERE COLLECTED AT 2.0,3.5,4.5 AND 8.0 FEET GROUND WATER SEEPAGE WAS ENCOUNTERED AT 8.0 FEET NO TEST PIT CAVING WAS OBSERVED TEST PIT WAS COMPLETED AT 11.5 FEET ON 6/10/02 TEST PIT TWO 0.0-1.0 SM BROWN-BLACK SILTY FINE TO MEDIUM SAND WITH GRAVEL AND ORGANIC MATERIAL(LOOSE, DRY)(TOPSOIL) 1.0-2.0 SM BROWN SILTY FINE TO MEDIUM SAND WITH GRAVEL, AN 18-INCH BOULDER, A RUSTY METAL SHEET,AND ROOTS(MEDIUM DENSE,DRY)(MODIFIED GROUND?) 2.0-3.5 SP/SM RUST-STAINED BROWN-GRAY FINE TO MEDIUM SAND WITH SILT AND GRAVEL (DENSE,MOIST)(OUTWASH) 3.5-11.0 SM GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL (DENSE TO VERY DENSE, MOIST)(TILL) SAMPLES WERE NOT COLLECTED GROUND WATER SEEPAGE WAS ENCOUNTERED AT 7.5 FEET NO TEST PIT CAVING WAS OBSERVED TEST PIT WAS COMPLETED AT 11.0 FEET ON 6/10/02 TEST PIT THREE 0.0-1.0 SM BROWN-BLACK SILTY FINE TO MEDIUM SAND WITH GRAVEL AND ORGANIC MATERIAL(LOOSE, DRY)(TOPSOIL) 1.0-2.0 SP/SM BROWN FINE TO MEDIUM SAND WITH SILT AND GRAVEL AND ROOTS (MEDIUM DENSE,DRY)(OUTWASH) 2.0-3.0 SM GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL AND ROOTS(DENSE, MOIST) 3.0-9.5 SM GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL (DENSE TO VERY DENSE, MOIST)(TILL) SAMPLES WERE NOT COLLECTED GROUND WATER SEEPAGE WAS NOT ENCOUNTERED NO TEST PIT CAVING WAS OBSERVED TEST PIT WAS COMPLETED AT 9.5 FEET ON 6/10/02 CORNERSTONE GEOTECHNICAL, INC. FILE NO 1308 FIGURE 4 LOG OF EXPLORATION DEPTH USC SOIL DESCRIPTION TEST PIT FOUR 0.0-0.5 SM BROWN-BLACK SILTY FINE TO MEDIUM SAND WITH GRAVEL AND ORGANIC MATERIAL(LOOSE, DRY)(TOPSOIL) 0.5-2.5 SM BROWN SILTY FINE TO MEDIUM SAND WITH GRAVEL (MEDIUM DENSE, DRY) A 6- INCH CONCRETE PIPE EXTENDING TO THE SOUTH OF THE TEST PIT LOCATION 2.5-9.0 SM GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL(DENSE,MOIST)(TILL) SAMPLES WERE NOT COLLECTED GROUND WATER SEEPAGE WAS NOT ENCOUNTERED NO TEST PIT CAVING WAS OBSERVED CONCRETE STUCTURE ENCOUNTERED BETWEEN 1.0 AND 6.5 FEET TEST PIT WAS COMPLETED AT 9.0 FEET ON 6/10/02 TEST PIT FIVE 0.0-0.2 SM BROWN-BLACK SILTY FINE SAND WITH GRAVEL AND ORGANIC MATERIAL(LOOSE, DRY)(TOPSOIL) 0.2-1.0 SM LIGHT BROWN SILTY FINE SAND WITH GRAVEL(LOOSE,DRY)(FILL) 1.0-2.0 SM BROWN-BLACK SILTY FINE TO MEDIUM SAND WITH GRAVEL AND ORGANIC MATERIAL(LOOSE,DRY)(TOPSOIL) 2.0-3.5 SM BROWN FINE TO MEDIUM SAND WITH SILT, GRAVEL AND ROOTS (MEDIUM DENSE, DRY)(OUTWASH) 3.5-8.0 SM GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL(DENSE,MOIST)(TILL) SAMPLE WAS COLLECTED AT 0.5 FEET GROUND WATER SEEPAGE WAS NOT ENCOUNTERED NO TEST PIT CAVING WAS OBSERVED TEST PIT WAS COMPLETED AT 8.0 FEET ON 6/10/02 TEST PIT SIX 0.0-0.5 SM BROWN-BLACK SILTY FINE SAND WITH GRAVEL AND ORGANIC MATERIAL(LOOSE, MOIST)(TOPSOIL) 0.5-2.5 SM RED-BROWN SILTY FINE SAND WITH GRAVEL AND ROOTS(LOOSE,MOIST) 2.5-6.0 SW GRAY-BROWN FINE TO MEDIUM SAND WITH SILT AND GRAVEL (MEDIUM DENSE, MOIST)(OUTWASH) 6.0-10.0 SP/SM GRAY MEDIUM SAND WITH SILT AND GRAVEL(MEDIUM DENSE,WET 10.0-11.0 SM GRAY SILTY FINE TO MEDIUM SAND WITH GRAVEL(DENSE,WET TO MOIST)(TILL) SAMPLES WERE COLLECTED AT 2.0 AND 8.0 FEET GROUND WATER SEEPAGE WAS ENCOUNTERED BETWEEN 6.0 AND 10.0 FEET SLIGHT TEST PIT CAVING WAS OBSERVED BETWEEN 6.0 AND 10.0 FEET TEST PIT WAS COMPLETED AT 11.0 FEET ON 6/10/02 CORNERSTONE GEOTECHNICAL, INC. FILE NO 1308 FIGURE 5 ■ LAM GI- o"7ZL`1 ) TECHNICAL INFORMATION REPORT FOR 3rd & UNION TOWNHOMES IICROFILMEL CLIENT: Lakeridge Development P.O. Box 146 Renton, WA 98057-0146 Phone: (425) 228-9750 PREPARED BY: iLr.,4% e..�o Daley-Morrow-Poblete, Inc. 726 Auburn Way N Auburn, WA 98003 Phone: (253) 333-2200 1 PROJECT No. 01-560 DATE: May 21, 2002 e. (,_\. .\N L 0.40041' . gAt 4* / I 4 , , il ir r' - 1 ,,,, 10 13258 c c`f /ST ESL \� S/O,VA L EXPIRES: JAN. 9, 2004 STAMP NOT VAUD UNLESS SIGNED AND DATED TABLE OF CONTENTS DESCRIPTION PAGE SECTION I—PROJECT OVERVIEW Project Overview 1. Vicinity Map 2 TIR Worksheet 3—5 Soils Map 6 SECTION II—PRELIMINARY CONDITIONS SUMMARY N/A SECTION III—OFF-SITE ANALYSIS Level I Downstream Analysis 1 — 18 SECTION IV—DETENTION FACILITY DESIGN Existing Site Hydrology(Part A) 1 Existing Condition Drainage Map 2 Data for Existing Condition 3 Existing Condition Peak Flows 4 Developed Site Hydrology(Part B) 5 Developed Condition Drainage Map 6 Data for Developed Condition 7 Developed Condition Peak Flows 8 -9 Hydrologic Analysis(Part C) 10 Detention System(Part D) 10 Detention Vault Design 11 — 12 Wetvault Design 13 - 14 SECTION V—CONVEYANCE SYSTEMS DESIGN Conveyance Design 1 SECTION VI—SPECIAL REPORTS AND STUDIES N/A SECTION VII—BASIN AND COMMUNITY PLAN AREAS 1 -2 J SECTION VIII— OTHER PERMITS N/A SECTION IX—EROSION&SEDIMENTATION CONTROL DESIGN Erosion and Sedimentation Control 1 SECTION X—BOND QUANTITIES WORKSHEET,STORMWATER FACILITY SUMMARY SHEET&SKETCH Bond Quantities Worksheet 1 —9 Storm Facility Summary Sheet 10 Detention VaultlWetvault Details 11 - 12 SECTION X—MAINTENANCE AND OPERATIONS MANUAL 1 - 5 i ■ SECTION I PROJECT OVERVIEW PROJECT OVERVIEW The subject property is within a portion of the Northeast quarter, of Section 16, Township 23 North, Range 5 East, Willamette Meridian, King County Washington. The site is located to the northwest corner of Union Avenue Northeast and Northeast 3'a Court inside the city limits of Renton, WA. The property consists of approximately 1.3 acres. There are no existing residences on the property that are to be removed. The site is presently undeveloped and is mostly covered with grass, shrubs and trees native to the northwest. Union Avenue NE and NE 3rd Court are both paved with concrete curbs, gutters and sidewalks abutting the site. The existing ground has slopes ranging from generally flat(west end of the site)to 11%(central steep portion of the site). Site soils are classified as Alderwood gravelly sandy loam(AgC). It is proposed to develop the property into a 20 unit apartment complex with associated parking and driveways. A combined detention vault/wetvault will be constructed to provide water quality and quantity control. 2) • I l I NE 6TH STREET w z NE 5TH w STREET Q z w w z w NE 8 4TH STREET z r������ NSITE ; GREENWOOD Q MEMORIAL NE 3RD ACT -.w:';4 z > PARK •/ >/ // Q /J� W ,HEATX/EROQwNS. O J w /J ' PARK SITE ' Z O / �' Q ///////.. D • O //. 'RI NE 2ND PL NE 2ND ST n L z--) N / / • VICINITY MAP N. T.S. J;Z • King County Department of Development and.Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND Part 2 PROJECT LOCATION AND PROJECT ENGINEER DESCRIPTION Project Owner Project Name _ d�E!/E "/�LOF/ -/T .3 vd c,6 GCN/0.t) /OWN#Of46 Address Location O, ,fox /5/6 Township 23 R ENTCoJ,wA 980 5 7 - o/4/G 5 E Phone Range CQ25) 2Z8 - 975 NE //y Section /b Project Engineer MEN L, DAL& P. Company44LFy-1,/0,2Z-sOr.. - O8 e7T /Ax. AUBU��N ,S48GOo� Address/Phone 7Z6oA�C3U,en/ (zs3) 333 -2 Zoo ;Part 3 TYPE OF PERMIT Part 4 OTHER REVIEWS AND PERMITS Subdivison DFW HPA Shoreline Management Short Subdivision COE 404 Rockery Grading DOE Dam Safety Structural Vaults Commercial FEMA Floodplain Other Other COE Wetlands Part:S` SITE COMMUNITY AND,DRAINAGE BASIN Community Drainage Basin ED0412. i2/1/6-A Part 6 SITE CHAR ACTERISTICS RACTERISTICS: • . .....- River Floodplain Wetlands Stream Seeps/Springs Critical Stream Reach High Groundwater Table Depressions/Swales Groundwater Recharge Lake Other Steep Slopes Part 7. SOILS Soil Type Slopes Erosion Potential Erosive Velcoties Akie2wood 64jC) 6 to /S o �/0DE/2AT 3fps Additional Sheets Attached Part 8,."DEVELOPMENT LIMITATIONS REFERENCE LIMITATION/SITE CONSTRAINT Ch. 4—Downstream Analysis I Additional Sheets Attached Part 9,'ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION r/Sedimentation Facilities Stabilize Exposed Surface Stabilized Construction Entrance /Remove and Restore Temporary ESC Facilities (Perimeter Runoff Control t7 lean and Remove All Sift and Debris Clearing and Graing Restrictions ---.. Ensure Operation of Permanent Facilities I /Cover Practices Flag Limits of SAO and open space preservation areas Construction Sequence Other Other 1 Part 10 SURFACE WATER SYSTEM Grass Lined Tank Infiltration Method of Analysis Channel .SZ V// Vault Depression Pipe System Compensation/Mitigati Energy Dissapator Flow Dispersal on of Eliminated Site Open Channel e Stora Wetland Waiver g Dry Pond - Stream Regional Wet Pond Detention Brief Description of System Operation Cc2rn/3/4/ D o ETE-N!l on/ VAUGT� V&/vAvz7" Facility Related Site Limitations Reference Facility Limitation Par[ 11 '.STRUCTURAL ANALYSES Part 12 EASEMENTS/TRACTS Cast in Place Vault Drainage Easement Retaining Wall Access Easement Rockery>4' High Native Growth Protection Easement Structural on Steep Slope Tract Other - Other Part 13 SIGNATUREOF PROFESSIONAL ENGINEER , I or a civil engineer under my supervision my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. v�/zy/oZ Signed/Date En • SHEET NO. 11 KING COUNTY AREA, WASHING? (RENTON QUADRANGLE) • 10' 1 680 000 FEET 1122°07'0" /2 M/. O / 11: 111•II ---' 1- . 1l� 11. • AgD . _ n AmC .. .. 00 • • • • • -• • Ag� •9 413 AgC 13 ' • •8tap• 315 L . P AgB • _I ••'•'7. 1H . • a,p-,Trailgr - . II: �.. .EvB - �: • . '�.• 'a- •• 1 at;ark:• - ,i 1 d • ' .B IIBM Bki-I .. F." q a • • • .3 424 • .. . •I. . . "'Sa6 ''- t, r Greenwood Ce i " I - ./ i •{ • ,. ...r FEET "� e ` • :C - - II ,..__ • R An 1 • �. n 11 �� _ 111 , R - t ^• 1 w ,, •r• „ niiii1 „ . I . AkF '(I ��• �. - ," • . a.`__ rl % •�.../,�. • 'ter G... • '+/'S. • '/- .,. __• . ...• \ I AkF " d .10106 \ f: r • • EvB - •• n• _ 41q • vE� Py qo j ` • I: M / �., �/ 4� rs i 11 EvB m• r / ` AkF J14 / �-.-- �� � , =y. d C MAtirt..141,- A\� v�4,--Ni. a >v' M itr-: \ -...„... ,N .., . t ;:f. -------...._ . X, Pc- ' • > AgC \` ---7: •• AkF `1) \ .n r. (Iii. tI ��� It \\� I AgC a� AkFPark Py �• \ia\ .) N iitiiiii46, I a.d� Ifi9 ya . . / • \�ii -1.....-:- EvC `a \ n I .o, AgD /11111 AkF ` . -- ��r Qom' 4' ___--•=--•----•--- -- =-�- ---- °_el o---_•o BM — 27'30" I A-B 1 �_.___496- e__-- 1 in I \'�-i AgD 7� �_ AkF A AgD \\ ` • rAC 428la / 11111pp ASB\11 �� `` \ 1I AgB _nV IPEL/NE___—_ SCA LE : � - Ll.a Ur 4''` =III '\' Tit%.i, . �' 1,,'°oq o�1 JL�, 0 SECTION II PRELIMINARY CONDITIONS SUMMARY N/,A SECTION III OFF-SITE ANALYSIS LEVEL I DOWNSTREAM ANALYSIS FOR 3RD & UNION TOWNHOMES CLIENT: Lakeridge Development P.O. Box 146 Renton, WA 98057 Phone: (425) 228-9750 PREPARED BY: DMP, Inc. 726 Auburn Way North Auburn, WA 98002 Phone: (253) 333-2200 Fax:(253) 333-2206 PROJECT: 01-560 DATE: May 15, 2002 u oFwasy7F� cr) tar � 13258 � sS/ONA L E*\\ EXPIRES: JAN. 9, 2004 STAMP NOT VALID UNLESS SIGNED AND DATED 0 IP TABLE OF CONTENTS TASK 1: STUDY AREA DEFINITION AND MAPS TASK 2: RESOURCE REVIEW TASK 3: FIELD INSPECTION TASK 4: DRAINAGE SYSTEM DESCRIPTION AND PROBLEM SCREENING TASK 5: MITIGATION APPENDIX I Typed Field Observation Notes of Downstream components. APPENDIX II Copy of Maplewood Park Apartments AS-BUILT Plan Copy of City of Renton Utility Division Storm Map Page F5 / EXHIBIT A D.M.P., Inc. Field Survey of Site Showing Location of Existing Drainage Features Onsite and along N.E. 3�Court. EXHIBIT B Exhibit Incorporating City of Renton Aerial Topography Showing Site, Upstream Contributing Basin Area, and Downstream System. 0 TASK 1: STUDY AREA DEFINITION The subject property is within a portion of the Northeast quarter, of Section 16, Township 23 North, Range 5 East, Willamette Meridian,King County Washington. The site is located to the northwest corner of Union Avenue Northeast and Northeast 3rd Court inside the City Limits of Renton, WA. The property consists of approximately 1.29 acres. There are no existing residences on the property that are to be removed. The site is presently undeveloped and is mostly covered with grass, shrubs and trees native to the northwest. Union Avenue NE and NE 3rd Court are both paved with concrete curbs, gutters and sidewalks abutting the site. The field survey of the existing condition for the site is included in this report as Exhibit A. The existing ground has slopes ranging from generally flat (west end of the site)to 11% (central steep portion of the site). There is a 5 foot high hill in the center of the site and a 5 foot deep low area in the southeast corner of the site. At the present time, it is proposed to develop the property into a 20 unit apartment complex. This downstream analysis is for the entire property which will be fully developed by this project. A copy of the Thomas Brothers—page 656—with the subject site is included in this section. • A b - a, ,. .o ���G:f31•��■■�� 1:i�=11EIV'Iii7 ' �32-7� �11" C7 1 �' l nMO' i �:.0 imam:, : [rm s : 1 17... - ,,. -...s.11l r7.1 m .,,;,,rX +jnL� { &..[ '',`,1; 'K1 7���/ `�CEyp�� ?1 '+l'1� R f s. �"7^S .",x i?f? b' .} 1zlTH sT II [ . .'k �� ,�'/ / . •/ G1RiI.,, ._ ' ) ` /4,;nE1F'o✓.F+.Au„ [:;7f:6Y ,I���q A %-'a'2 ",(�R'! 1"�+. �,r, ` fi'r• t. 1zsTN sT N ,.#•, • I�I •/rL�,1s`iR �rdre�Y � " ', fS .r '.fir �`d .' ck. I t. ti',lt �w' r lt..9 ��"'1+ [D© • � 1 7"'°� ! 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I1 _nm rL t-1 :7 1 ,� ^ /w y Vo 2`,,w elf,'- •��A,�t 176TH ��<' $T PETROV j16�SSl L `FA/ 1 , q; L ',;p'i.,L -_� e[m w1` t > �y SSE - C di 97G �.�t,,��..}}t���''s3 . ..... .... • _..=•i eY'.4411=R�AIL S' .>E1/® 111111 - - 1 i, 11:11 �= IA Whew is ll�� e .,.. il>:.A;iiii'��-.E:,r......aImr 686 �7�+a[L-;tf>■� ■ 1. - SEE MAP N , •E . 1 6 v r. e 5 ` SCALE r roo '= ==4 i 3Z 4"06 61 . SE /2STs1 ST) ") ' b • `\ -- .. 7r. . "— '�' . Avzsuroll dst � wa sv soz A; iirn , ;fr• 3 i IN iny N 1t, .-. ri _ sir- 4 �`� " ii fi.`�Z�• v %��3h a �, h N N t 90 3 '-Air N .3/kil k t 7 ki <3 '' r6 _ .'ts w p3G�' p 4i 0 �� 2'• �, a o 1 g Q `i' `� CD "Jo 2v/ N 5D9-0&-00 '4' 424 lo7 J 3 la. ; z dk * V W • .4rf ', za ' -/-f/ /// // / /r.e7/ /7l,/ / //// " a b ni _ O �to_ - hn h ei r� 3ir1 In n 61 0 - 11 ., lit ///L11 /// / / 4/ /, /////,//// , eal ' _ . A 46,2.36 glooz.ZooH13-30' ,°, el , As Q — �5I 257 36 ti.. 1 t 1I . i ts). ' a60:3 0' c ASSESSOQs MAP A ro �� JCALE 1" I 0D' GoT "/ ' o — Ii • M 141 1-,i) 8N" A °I 0 1 TASK 2: RESOURCE REVIEW The following resources have been reviewed in the preparation of this Downstream Analysis: 1. King County Basin Reconnaissance Summary Reports The site is within the Lower Cedar River Basin_No special reports were available_ 2. Flood plain/floodway (FEMA)Maps The site is not within a 100-yr floodplain. 3. Sensitive Areas Folio The City of Renton Sensitive Area Maps were reviewed for:Flooding, Streams, Wetlands, Coal Mining, Seismic, Landslides, Slopes, Aquifer Protection and Erosion Hazard. There are no City of Renton mapped sensitive areas within or immediately adjacent to the site except that it is in an Aquifer Protection Zone. 4. Drainage Investigation Information No drainage information was available within 1/4 mile downstream of the project. 5. King County Soils Survey Maps A copy of a portion of Sheet II of the King County Soils Survey Map is included. The site is shown to be underlain with Alderwood Gravelly Sandy Loam(AgC) soils. 6. Wetlands Inventory Maps The wetlands page of the folio does not show a King County or City of Renton Inventoried wetland within the site. I I (' I' U • • $ SHEET NO. 11 KING COUNTY AREA, WASHINGT (RENTON QUADRANGLE) • 122°07'30" 12 MI. 10' 1 680 000 FEET 1 47030' ;.- •-i.: IAmC .. •• Li . 1:9 •413. 11 AgC 1 _ -CM! .915 . • • Trailer • u: - as_EvB .IIM - II `... ■ 11 a'-:ark:••- . x 1 a• .84 HBM I B 4 1- n r=----= p . - n 3 .. 424' - ' - 5716 . Greenwood u ^.•.. I . 180 000 j-� t/,4 a . - _ - - - FEET ▪ ' I. 31. e • I L � ;a I AgC I . . � 14 l AkF • al � .'. ' -•i a 6• 4 110 u;i - ,L____j... _ , • .......----- ,— ... " -tic . :...'4_ * ' • II - • Bm. _,-/..41-1- . . ., .1 „. . 3_ �. ,' •NA '" R vER yco,, _ '� j . . . \ » 'Eva - �`\.. co°'se `fir, AkF 1 J Ii. _____ , . tel,...„.,,,,-,;,/ - kF • .i -: Ma 40111,/, 6%,' . Akiir_ fAir, A : • . '.... z.:... , V4'SP, . : _ 'Mt . 14".. -' -'4cri �• ���� pt. �- AEI io Rh. IN • I a _ A 11 - 7 I AgC \\... • :AkF 1 r-1 \ AkF Park IT1--_ L " \I�' „......1 AgC I e- 169 atah' �c.%a -1 EvClimh AgU AkF \--1 l I • 2__ _ _496-._- I 0age ' ii II `-L —i _I 1 Aco �• �I / C I AkF t-J AgC AgD �� ` / '_ v L5 A � / BMp I / I AgC/ , 42B A \` `j Nit Ag6 - PIPELINE _ SCA LE „- Z� /v g B\I yy • 3 L ur 1 if\ ' 27 • 492 I 26 1111 . 11MI v ��-�, ': 1 '�Fqo,:„.0 ,,�r' i a r No C I Sk NNI 10 AgC �� U TASK 3: FIELD INSPECTION The site has been field surveyed. Topographic contours are shown on the site plan-Exhibit A. City of Renton Aerial Topographic information has been obtained to determine the route of the downstream conveyance system. The upstream drainage basin boundary for the area that contributes stormwater to the site has been identified using the City of Renton Aerial Topography data that has been incorporated into Exhibit B. The site and the downstream system for Vs mile was most recently visited on May 14, 2002. The weather during the site visit was overcast, with light rain. Storm water was observed to be flowing in the majority of the drainage features observed. 1. Investigation of Reported or Observed Problems During Resource Review The review of resources did not indicate that there are any ongoing problems with the downstream system. Due to the presence of significant stormwater it was possible to observe for any potential problems in the field. The downstream drainage system is all piped and no problems were observed. 2. Location of Existing/Potential Constrictions or Lack of Capacity in the Existing Drainage - System There were no indications that the existing downstream conveyance system for a distance of approximately 1/4 mile contained any existing constrictions or lack of capacity. 3. Identification of Existing/Potential Flooding There were no indications of existing flooding within the observed downstream system. 4. Identification of Existing/Potential Overtopping, Scouring, Bank Sloughing, or Sedimentation All of the downstream components observed were in very good condition. The downstream drainage is all piped to the City Shop Site approximately 2,000 feet southwest of the site. rr5. Identification of Significant Destruction of Aquatic Habitat or Organisms IIThe site is within an area that is in the process of urbanizing and has experienced a gradual reduction of habitat in the process. There are no major streams in the immediate vicinity as the soil to the west changes to Everett Gravelly Sandy Loam which is very pervious. I I' (' r 6. Collection of Qualitative Data on Land Use, Impervious Surfaces, Topogaphy, and Soil Types The site is at a high point so does not receive flows from adjacent properties. Union Avenue NE to the east and NE 31d Court to the South are paved roads with concrete curbs, gutters and sidewalks and piped drainage systems. The land to the north is developed and the land to the east is the Maplewood Park Apartments. The topography of the site, upstream basin, and downstream system is shown on Exhibit B that incorporates the City of Renton Aerial topography data—Exhibit B. 7. Collection of Information on Pipe Sizes, Channel Characteristics, and Drainage Structures. Exhibit A shows the field surveyed on-site topography and the existing storm structures along NE 3`d Court that discharge stormwater into the downstream drainage system. The Information provided in the Appendix I is based upon field observation and measurements from City of Renton maps. 8. Verification of Tributary Basins There is no upstream tributary basin for this project. See Exhibit A. 9. Contacting of Neighboring Property Owners • During the process of walking the site to field verify the direction of stormwater runoff no neighboring property owners were contacted. 10. Documentation of Existing Site Conditions The existing site conditions are documented in this report by the field topography, walking the site and reviewing maps at the City of Renton. Documentation of the downstream system immediately adjacent to the site along NE 3rd Court is based upon field survey. Some As- Built Plans were obtained of the Downstream Drainage in the Maplewood Park Apartments. Documentation of the downstream system and condition is based upon walking the downstream and taking notes, and reviewing as-built drawings. The typed field observation notes of the downstream system are contained within Appendix I. 11. Collection of Quantitative Field Data Quantitative field data has been collected for the site and a portion of NE 3' Court in the form of field survey. The off-site culverts were measured from plans provided by the City of Renton. The quantitative field data is shown on Exhibit A and on Exhibit B. TASK 4: DRAINAGE SYSTEM DESCRIPTION AND PROBLEM SCREENING 1. Drainage System Components Attached to this report is Exhibit A that shows the field surveyed storm drainage adjacent to the site along NE 3"'Court. Exhibit B shows the downstream system from the site west for 1 mile. 2. Existing/Potential Problems There were no indications of existing problems. The majority of the area that contributes to the downstream system is currently developed as an apartment site. The downstream drainage system is and underground, piped system. This condition generally results in relatively minor runoff problems. TASK 5: MITIGATION The design of this project will provide adequate mitigation in the form of providing on-site stormwater detention and water quality facilities. The detention standards applied to the project will be the standard design criteria contained within the 1990 King County SWM Manual or as determined by the City. I APPENDIX I The following item is contained within this appendix: Typed Field Observation Notes of Downstream Systems for a Distance of'J4 Mile. The information in this Appendix is to be used in reference with Exhibit B. 111 9 r Field Observation Notes of Downstream Systems for a Distance of Mile. SYSTEM I System I consists of the downstream drainage from the site along NE 3rd Court to the City Shop Site 2,000+/-feet to the southwest. The system was walked/observed on May 14, 2002. The weather was cloudy with light rain and it had rained within the past several days. See Exhibits A and B. REACH 1. Reach 1 is the 100 foot section of concrete curb and gutter on the north side of NE 3rd Court from Union Avenue NE to the first existing catch basin. The concrete gutter is sloped at 1% to 2.5% . This reach was observed from field observation and the DMP,Inc survey. REACH 2. Reach 2 is the piped conveyance from the inlet of the Existing Type 1 CB through a 33.81f length of 8"CMP sloped at 0.5%to the existing Type 1 CB on the south side of NE 3rd Court. This reach was observed from field observation and the DMP, Inc. survey. REACH 3. 1111 Reach 3 is the piped conveyance from the Type 1 CB west 349.41f of 12"0 CMP @ 0.59%to the next Type 1 CB west on NE 3rd Court near the east side of the Maplewood Apartments. It was observed from field observation and from the DMP,Inc. survey. REACH 4. This reach was observed by driving through the Maplewood Apartments and by reviewing the City of Renton Storm Drainage Plans. This reach extends from the Type 1 CB on NE 3rd Court 1,1000 feet through the Maplewood Apartments to the Greenwood Cemetery. The pipes are 12"0 to 24"0 CMP at slopes from 0.5%to 18%. The lower end of the reach '- contains a 24"0 CMP detention system apparently sized per the 1980 King County Drainage Requirements. 1 REACH 5. This 800' +/-reach was observed bydrivingthroughthe Greenwood Cemeteryand from reviewing City of Renton Maps. The reach starts at a storm drainage manhole just east of the 1 Maplewood Apartments follows the property line south 450' +/- to another manhole near the southeastern property corner of the cemetery through a 24"0 CP pipe. The pipe then turns west and follows the property line for approximately 350 feet to another manhole where the ' pipe turns south and enters the City of Renton Shop Site. 1 Z r GENERAL OBSERVATIONS: All of the downstream components observed during our field visit were in good condition. The downstream drainage is all piped to the City Shop Site approximately 2,000 feet southwest of the site. 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X X �0f _� ttt ., i r---- 11 , ',.. ,, ....- ,,. mow emu, i 1------- .•.•,ki rl L l_______________IN. , i -tr. ------- --- -5_:J..-..... 47----'I I 1 t dr::111C3 � � i / I I li i JMEI `l� t\ I'' I i f Cif: i .+ ; -- -• , ;' ; ' J5 ; ❑ ��: P-•.'(71I �i `';., T�7>90t N % �i� �, ; `, , ., I� tt �l ; ,..:.1:: � i +' \� � ^�♦� 1 / ♦ �I :C 1 ! ! d L�J � t J"'LI I___ �- - I - 1 APPENDIX II The items contained within this appendix are as follows: 1. Copy of Maplewood Park Apartments AS-BUILT Plan 2. Copy of City of Renton Utility Division Storm Map Page F5 /6 ■ SECTION IV DETENTION FACILITY DESIGN 1 ■ ■ EXISTING SITE HYDROLOGY (PART A) The subject property is within a portion of the Northeast quarter, of Section 16, Township 23 North, Range 5 East, Willamette Meridian, King County Washington. The site is located to the northwest corner of Union Avenue Northeast and Northeast 3`d Court inside the city limits of Renton, WA. The property consists of approximately 1.3 acres. There are no existing residences on the property that are to be removed. The site is presently undeveloped and is mostly covered with grass, shrubs and trees native to the northwest. Union Avenue NE and NE 3rd Court are both paved with concrete curbs, gutters and sidewalks abutting the site. The existing ground has slopes ranging from generally flat (west end of the site)to 11% (central steep portion of the site). Site soils are classified as Alderwood gravelly sandy loam(AgC). The site is at a high point, so it does not receive flows from adjacent properties. Union Avenue NE to the east and NE 3rd Court to the South are paved roads with concrete curbs, gutters and sidewalks and piped drainage systems. The land to the north is developed and the land to the west is the Maplewood Park Apartments. Site runoff flows south and drains into the conveyance system along NE 31-d Court, then flows west. 0 ■ h CLQ 2, f , z , W v.,Tcz ` V 9nxCULO \ CO-TYPE I �. /////!/////En///6//NCAi Ai/i li it i/i Ai Ai A/.\ . RN rr 4064 -\ IC r--r__ trit l r 10� 4 C� •e'u.PLe •, 12'N•,Y 14 RPM• 20'CEOM =®A6 a N "" C W 0'ElY r Nay • 16' An 16. 6 6O9 12'000YIOW tr.,- /.4 Rom. Z EI a-� A •OB M22'YAP E 5Ii i j i. �° F�0rJ 07q-hPE 14, .IE.10•l VA(NWI /ell 10•NAPLE616' ME +j ^ / n1E..o•.•a61 . . • 6'YA , S.MAPLE 6'Y I MAPLE 6' 24'CE q$ 0. El.1 .I E.WI1p4) 8 8 349.•LF 12'CUP•069E NY.W6.62 _e / E•401.7XE1 E.•01.MN) C.•01.6XFq G1-TYPE 1 661.400.10 IE.10J.9B(N) E.•11 Y) CB-71PE 1 NY•406.79 E.07.J6(E) EIS 2.7 LF 6'PYC•17.66E co_T1PE 1 SOW LO N4.•06.66 E.40244(N) E.•06.9a6 E.402,ia6) C.406A4(E) 111111 111 I DMP, INC. JOB , x.6, se/ 664//04/ 7oty,iti/voci..--.5- Engineering - Surveying - Land Planning SHEET NO OF 726 Auburn Way North AUBURN, WASHINGTON 98002 CALCULATED BY AS/3 DATE (253) 854-9344 FAX (253) 854-6663 CHECKED BY DATE SCALE CE.7-c471/770/11 ;TA C iz iiy Z)e"..,C/64/ • .1 : ; :' ..Spit. ripe = A ,6?6.-1 &uOao C liq P.) - C rx/sr/A/G C,o/vViirio Al C.it/ 14 4 4vE : A/ t , 4,e24ti 6107a.iiiv6 Leacw cRAss64/v40 Q,65 . . ,ePY ' : idzaa q ....67e.t.ts.://, 4 <• (21 .5 R/ Z . 0 dp.ap. 4---- iiie/6.673a..) c4/ T/Me: 0 CCM/CC/V/7,0A 770/1/ I 7a i• 0, V2 64c 1) f'' 6' 1/494:Re : /2,5' ' a 90 L .7; 2 75 • i ... t 7 , 0. 0' r '. 78 = 0.4/2 O, V)( 75'.) 7' ' :7 00.•0 z7 61/ft 2 61's 'co, , 927) °'" ,, 1 . , = 541. / 44,A/ .. z ,. II , , .. . : .... • ! . ,. • : - . ., « i• . i. i I • i t i 1 4 i .. .. r EX/S r-/rLG ('O/Jt)/ ior:/ SBUH/SCS METHOD FOR COMPUTING RUNOFF HYDROGRAPH STORM OPTIONS: 1 -S.C.S. TYPE-1A 2-7-DAY DESIGN STORM 3 -STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-1A RAINFALL DISTRIBUTION ENTER:FREQ(YEAR),DURATION(HOUR),PRECIP(INCHES) 2,24,2 ******************** S.C.S.TYPE-IA DISTRIBUTION******************** ********* 2-YEAR 24-HOUR STORM **** 2.00"TOTAL PRECIP. ********* ENTER:A(PERV),CN(PERV),A(IMPERV),CN(IMPERV),TC FOR BASIN NO. 1 1.3,85,0,0,54.I DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUI'ES) A CN A CN 1.3 1.3 85.0 .0 .0 54.1 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .11 8.00 3724 S.C.S. TYPE-lA RAINFALL DISTRIBUTION ENTER:FREQ(YEAR),DURATION(HOUR),PRECIP(INCHES) 10,24,2.9 ********************S.C.S.TYPE-1A DISTRIBUTION******************** ********* 10-YEAR 24-HOUR STORM **** 2,90"TOTAL PRECIP. ********* A ENTER:A(PERV),CN(PERV),A(IMPERV),CN(IMPERV),TC FOR BASIN NO. 1 1.3,85,0,0,54.1 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.3 1.3 85.0 .0 .0 54.1 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .25 8.00 7033 DEVELOPED SITE HYDROLOGY (PART B) At the present time, it is proposed to develop the property into a 20 unit apartment complex, with associated parking and driveways. Conveyance pipes will be installed to collect runoff from the site, which will drain into the proposed detention vault between buildings K and G. Runoff collected in the vault will be released slowly into the drainage facility along NE 3rd Court. i i 0 = c 0 ti ` N o s N �.�, 14 1) .c Z) c\ q` �J — V) c/l kJ')\ ("3 cnsnrlc RIIOMG N�OWE .� , 600 / •� \ / to T1K I �441 �] `•J E n401.➢f( 1 + LIV 1 f-. i lit, I liWirlilir riggi i --\\ 1 at Er4 it ,,,i it AN.I rilk 1 44 ..4 yiti _. _ , -, 'Csu `. r ±�� ® v w. dk,,,,... ,. _ L. ; .9 In Z -b609 ø : ! O—_ Imp lir _ , 1IfyYf. A.=7aes is4 o • d' L5 Y... * _w , 6 � Y Y L Y .1,..alw ... E I d s 4 w. N.E. 3rd: CT. ..oaai E 41 Y o• wY-ao7so — — — — 4s • , J 6 � o bs 1 S 11 Mr sr4.1].62.6] a[ 'S IS746,4 Ls y'CUP oms " r4.u« �s OB-Mt � •am• /7YG Y-4m.41 E-401.7x(E) CO-TYR 64-406.12 -401.7701) E-40142(Y) E-44001 j CO-r1PE I And.40874 E.407.36(E) ,€ 2.7 LP 6'6 •I].6]; 09_TwE 1 SOLD Lb EY.406.64 E-40261(N) E-406.E '6) [.40x.7 [.4ab.a4(E ■ _ D M P, INC. JOB 31e40 1/. /,D/;/ TO U...)A/17'0M Engineering - Surveying - Land Planning 726 Auburn Way North SHEET NO. OF AUBURN, WASHINGTON 98002 CALCULATED BY ASP DATE O5,/.3// 2 (253) 854-9344 FAX (253) 854-6663 CHECKED BY DATE SCALE I . ., -.PETEn/T/Oti A-A(7/G/T't1 .1: ES/6/1/ ......_.. ._. 1 roN ..._.._.. ....... Cv..............V,44..r e.... ' 4-4..A/4f.�! •S-__.....7 _0, 95....... c........... 9 8 s/P..E..6d..1.4 cAr ill. .,. . . i. • . Mile 0..: - o� `�Z Esc 67' P so �2 -s so ��� 6,0Xl< co 0.coco Z ..-.. • O. y?ro, /Sx /Vo off... , .. ..... ........:. >....... r ... 2 °.�.Sx...o.o/, °. V 2 o 0 4 X i7� V ......... / 9.5.......Mi , IMP ■ Site Improvement Bond Quantity Worksheet - Existing Future Public Private Bond Reduction* Right-of-way Road Improvements Improvements &Drainage Facilities Quant. Unit Price Unit Quant. 1 Price _ Quant. I Cost _ Quant, I Cost Complete Cost PARKING LOT SURFACING 2"AC,2"top course rock&4"borrow $ 13.77 SY 2"AC, 1.5" top course& 2.5"base course $ 14.99 SY 4"select borrow $ 3.96 SY 1.5"top course rock&2.5"base course $ 9.92 SY WRITE-IN-ITEMS EA. EA. LF EA. EA. EA. LF SF LF LF SUBTOTAL SUBTOTAL(SUM ALL PAGES): 30%CONTINGENCY&MOBILIZATION: GRANDTOTAL: COLUMN: B C D E Page 8 of 9 Unit prices updated: 12/97 *KCC 27A authorizes only one bond reduction. Version:5/19/01 Kina County Bond Quan Worksheet.xls Report Date: 5/28/02 Site Improvement Bond Quantity Worksheet Original bond computations prepared by: Name: Mel Daley, P.E. Date: PE Registration Number: 13258 Tel.#: 253-333-2200 Firm Name: DMP, INC. Address: 726 AUBURN WAY NORTH, AUBURN,WA 98002 PUBLIC ROAD IMPROVEMENTS PERFORMANCE &DRAINAGE FACILITIES Column BOND*AMOUNT MAINTENANCE/DEFECT Stabilization/Erosion Sediment Control(ESC)Plus 30% (A) $ - BOND*AMOUNT Existing Right-of-Way Improvements (B) $ - Future Public Road Improvements&Drainage Facilities (C) $ - (B+C)X 0.25= $ - Private Improvements (D) $ - (A+B+C+D) =TOTAL(T) $ - PERFORMANCE BOND AMOUNT Minimum bond amount is$1000. SITE RESTORATION BOND*"** (A) $ - (First$7,500 of bond shall be cash.) RIGHT-OF-WAY BOND (B) $ - TOTAL RIGHT-OF-WAY&SITE RESTORATION BOND** (A+B) $ - (First$7,500 of bond shall be cash.) PERFORMANCE BOND TOTAL AFTER BOND (T-E) REDUCTION*** NAME OF PERSON PREPARING BOND REDUCTION: Date: *NOTE: The word"bond"is used to represent any financial guarantee acceptable to King County. **NOTE: KCC 27A authorizes bonds to be combined when both are required. ***NOTE: Per KCC 27A,total bond amounts remaining after reduction shall not be less than 30%of the original amount. ****NOTE: The restoration requirement should include the total cost for all TESC as a minimum,not a maximum. In addition,corrective work,both on-and off-site need to be Included. Quantities should reflect worse case scenarios not just minimum requirements. For example,if a salmonid stream may be damaged,some estimated costs for restoration Page 9 of 9 need to be reflected in this amount. The 30%contingency and mobilization costs are computed in this quantity. O Unit prices updated: 12/97 Version: 5/19/01 King County Bond Quan Worksheet.xls Report Date: 5/28/02 1 KING COUNTY, WASHING.TON, SURFACE WATER DESIGN MANUAL RETENTION/DETENTION SUMMARY SHEET Development —'V a C '2iO'2 locJi/1/lo,.v/EJ Date S/3//0 2 Location No72TN45.7- cot211/Er Of eQUE2SE'CT/1J_N _ •f NI- 3 rc CD j of- ioAv Avg. NE ENGINEER DEVELOPER Name /t-I L-'L G. 12A L "C r A E Name LAK 4'u t.;C .a":%E6;. -,,t-c/.ii Firm ,/],yGey -/LTD7r'A xc/- /O/3L ETt, /A/C Firm .e' Address 726 AtiQ v/e n/ (A),4 1 N Address /? D. ,(3 o:r /y6 4V ✓ l I,4 980O.2 /QE/VTON/ Gt/A 98057 - 2'l76 Phone ( 2.5 3 Phone ( 2,7>) 2 2 8 - 9 7S o - Developed Site . ‘ acres Number of Lots / • - Number of Detention Facilities On Site / • Detention provided in regional facility I I Regional Facility location • No detention required Acceptable receiving waters • Downstream Drainage Basins - Immediate Major Basin Basin A G ow er g c2OAR iqI t/EA, l7E04,2 ,2/(/E_ .f -Sin/ Basin B Basin C Basin D TOTAL INDIVIDUAL BASIN Drainage Basin(s) A B C D Onsite Area /. Offsite Area Type of Storage Facility DE ti17/o / _ Live Storage Volume V/N UL T 3,vyy 43 Predeveloped Runoff Rate 2 year l9.//P 10year a2Sels Postdeveloped Runoff Rate 100 year - 2year 0,413c{- 10year 0.66C1; Developed O 100 year " 0,9y Cic Type of Restriction 0/2/r-, Size of Orifice/Restriction Orifice/Restriction No.1 / /`f 1/9( • No.2 2 1 No.3 No.4 No.5 0 ll REMOVABLE WATER-TIGHT COUPLIN OVERFLOW ELEV.= 405.96 L... _ ira Kw iin. 2 ELEV.= 405.06 PLATE WITH PIPE SUPPORT 2 1/8"m ORIFICE ELBOW DETAIL (SEE NOTE 3) 3"x .075" ALUMINUM OR .079" STEEL STANDARD GALVANIZED ' �' OUTLET PIPE STEEL LADDER/STEPS SEE NOTES 4&5 ADAPTOR I IL 402.96 N CLEANOUT GATE: SHEAR GATE I. VAULT 8" DIAMETER MIN. eifirel vilkI / N •RESTRICtOR PLATE WITH 2 3/4"0 ORIFICE SECTION A-A VAULT PLAN VIEW 1. For details showing grade ring, ladder, steps, handholds, and top slabs, see CITY OF RENTON Standard Plan "Miscellaneous Catch Basin Details". 2. Pipe supports and restrictor/separator shall be of the same material, and be anchored at 3' maximum spacing by 5/8" dia. stainless steel expansion bolts or embedded 2" in wall. 3. The restrictor/separator shall be fabricated from .060" aluminum, or .064 aluminized steel, or .064" galvanized steel pipe: in accordance with AASHTO IA 36, M 198, and M 274. Galvanized steel shall have Treatment 1. 4. Outlet shall be connected to culvert or storm pipe with a manufacturer specified adaptor 5. The vertical riser stem of the restrictor/separator shall be the same diameter as the horizontal outlet pipe, with an 8" minimum diameter. 8. Frame and ladder or steps are to be offset so that: A. Cleanout gate is visible from top. B. Climb-down space is clear of riser and gate. C. Frame is clear of curb (if any exists). ' 7. Multi-orifice elbows may be located as shown or all on one side of riser to assure ladder clearance. Size of elbows and placement to be determined by the Engineer. 8. Restrictor plates with orifice as specified in the contract plans. Omit plate if for oil pollution only. Specified opening to be cut round and smooth. 9. Cleanout/Shear gate: -Aluminum alloy per ASTM B-26-2G-32a or cast iron ASTM A48 Class 30B as required. -Lift Handle either solid or tubing with adjustable hook as required. -Neoprene rubber gasket required between riser mounting flange and gate flange. -Mating surfaces of lid and body to be machined for proper fit. -Flange mounting bolts shall be 3/8" diameter stainless steel. 10. Alternate cleanout/shear gates to the design shown are acceptable, provided they meet the material specifications above and have a six bolt, 10 3/8" bolt circle for bolting to the flange connection. 11. Cleanout gate shall not open beyond the clear opening as shown on "Max Opening of Gate" on CITY OF RENTON dwg. BROS by limiting hinge movement, stop tab, or some other device. CONTROL RISER DETAIL N.T.S. DPNP. INC. JOB c/?Cz�� �/ n� Engineering SuPlanning /26 Auburn Way North SHEET NO. OF AUBURN, VVASH|NGT0N980O2 CALCULATED BY �\^�� (353) 864'9344 ''`�' n^rs FAX (253) 854'6663 CHECKED BY n^rs SCALE . . . � . ' �- | ---�-- ' �r --� ' ~ --L_' ' i \ � - - -- ..........k At.- . ........................ ^ -- ---_..........l.......--- --- | ! / ''--�-^-- � -'-----r- ^- � ........... -�-- ...+'...... ........ � __._. __ _____ . | / ! � - -^-- . ^__� | | �7- � --- -�- '�-�_�.- ' ' | ' i | i ' . ! | �--- ` � ^-- | - �- ^-'+- _L L ' � | ! | - �'----'-' - ---- -- ---T- -- ............--`---- '----'l__ | __- �__ ' | | / . -_'- - -- ___�' ' � --1- ................. ' �........... .....-/ _ _ | | ���- --.... (��-^_- SBUH/SCS METHOD FOR COMPUTING RUNOFF HYDROGRAPH STORM OPTIONS: 1 -S.C.S. TYPE-1A 2-7-DAY DESIGN STORM 3 -STORM DATA FILE SPECIFY STORM OPTION: 1 S.C.S. TYPE-IA RAINFALL DISTRIBUTION ENTER:FREQ(YEAR),DURATION(HOUR),PRECIP(INCHES) 2,24,.67 ********************S.C.S. TYPE-1A DISTRIBUTION******************** ********* 2-YEAR 24-HOUR STORM **** .67"TOTAL PRECIP. ********* ENTER:A(PERV),CN(PERV),A(IMPERV), CN(IMPERV),TC FOR BASIN NO. 1 .35,86,.95,98,19.5 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 1.3 .3 86.0 .9 98.0 I9.5 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) WET VAUL.! .10 7.83 1708 L VOLUME REQUIRED ENTER[d:][path]filename[ext]FOR STORAGE OF COMPUTED HYDROGRAPH: a:64 U SECTION V CONVEYANCE SYSTEMS DESIGN Circular Channel Analysis & Design Solved with Manning's Equation Open Channel - Uniform flow Worksheet Name: 3rd & UNION Comment : CONVEYANCE PIPES Solve For Full Flow Capacity Given Input Data: Diameter 1 . 00 ft Slope 0 . 0050 ft/ft Manning' s n 0 . 012 Discharge 2 . 73 cfs Computed Results : Full Flow Capacity 2 . 73 cfs /OCs - yk �,4e FF.OcJ Full Flow Depth3 .47 tC a cN c f SEA ,;EC77vN,2J Velocityfps <. Flow Area 0. 79 sf 3 tr . • o,E Critical Depth 0 . 71 ft Critical Slope 0 . 0069 ft/ft Percent Full 100 . 00 , Full Capacity 2 . 73 cfs QMAX @. 94D 2 . 94 cfs Froude Number FULL ." PIP( HAEC e /2 c T f c Open Channel Flow Module, Version 3 .41 (c) 1991 Haestad Methods, Inc. * 37 Brookside Rd * Waterbury, Ct 06708 0 SECTION VI SPECIAL REPORTS & STUDIES n//A SECTION VII BASIN & COMMUNITY PLAN AREAS 0 g Q r1 W O CC r Q co 0 ts z z ° ci • amei i a` y I 1/ ,\..- ri:. 1 . y• f 0 a, 'l - •` -. ►' / r o ^. Y II /I cT.'.:.1 N' \ . z^ \\..3._ ......._„....e .., ,, ,its: c �, . ''� R 1 -,1 2 77,fil•i . ll �. o L'II 1`l(�t ji 1,,,:/ / vtit1 \.}l. ' ih-'_. / _'\\ ` i y%/ThZ,...„ 1) ---. 7 (: \--..._.3,_2Y -'•'-'241 v••,.. r. IT- 11Il i a /, . �) ,1 1 .c.: h_,/ `1►� iI Y 'I ir. �� ..�� Y':J .'/f !\ ,.. i th y.. ,',. /,'-' z.\,•• t' ... 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Ammig, ..mmo. - ._ ..--. . "-ye , s. ..:.. rho , _DRAINAG :14. rAiViii, 4terw-- -: - '4.:.--=- . Ilbor • I Lnr•0,iiiiiiimmies.ese -.-----..- ,. - King County 1985 .' I -.....--. • - •..w. Vilik . ' ; .1.7. TP-7-1 . I - N. •, i- a .i•. 1, *-__,....,. ._-.• 1 - .a, -ingifitgr 2 r7-7.7.-?-7'.j::. - _--- _ -:. . ‘.. it„ ihreaNgin. -'14‘. - .D ., si '‘'. -- iiii ----:.-• . ...„.:.. v I (- . I --1 - ..._.7%\ •A—' .... Ali 11• • "...:•.•-•-,....!_,..,,..\1'4-.,f-•.-..•••• .'. .- A. r i0ill7 .1.:N.„.......• .f. I •'.•-rn%.ii,-lr l: il III 111111111•1• .:•. ,-e.; :• :-''... um. G...' # p _ .- i a N .- ' -- -, i It*f.'• .r.. .. •.-,.. ... ..' .., • . ' Major Basin Bounda ry - o :' - =-1- • k% il 4 Sub-Basin Boundary ' e 1Nr "- 21 - .• Source: King County Sensitive Areas W .., .., " 1 ll . • ... .. . ... --- Map Folio Wetlands Supplement '"- .. • / ,. CO.Of faCO.O•vf•iffS.41:1 ....". • •. .. . .., ; IVER• vow 1....• * . . . . ., . ....,..... i . • _ - ---r-\., ____, ..-- . Win ...'.....,. --':- - .• : ...-•''''..." - ''''..-Z::_:____/''-'-\ ••• .. . .7:11/4 , • \----1. • t .-....- -..... - • 'Z. .. 0 . *., . ' •\ 0 1 2 3 4 S 6 7 8 miles "•,, . __ 1/90 1: 300,000 SECTION VIII OTHER PERMITS I N/A SECTION IX EROSION & SEDIMENTATION CONTROL DESIGN EROSION & SEDIMENTATION CONTROL Temporary erosion and sedimentation control measures will be provided during construction. The detention vaultlwetvault will be constructed, and will act as a sedimentation pond during construction. Silt fencing will be provided along the southern eastern and western property lines to minimize sediment laden runoff from entering the adjacent properties. A temporary construction entrance will be installed at the construction site entrance. Catch Basins will be provided with inlet protection to provide additional protection. I SECTION X I BOND QUANTITIES WORKSHEET, STORMWATER FACILITY SUMMARY SHEET & SKETCH • Site Improvement Bond Quantity Worksheet King County Department of Development&Environmental Services 900 Oakesdale Avenue Southwest Renton,Washington 98055-1219 Project Name: Date: Location: Project No.: Activity No.: Note: All prices include labor, equipment, materials, overhead and Clearing greater than or equal to 5,000 board feet of timber? profit. Prices are from RS Means data adjusted for the Seattle area or from local sources if not included in the RS Means database. yes no If yes, Forest Practice Permit Number: (RCW 76.09) Page 1 of 9 Unit prices updated: 12/97 O Version: 5/19/01 ,,:__ in....., n,,.,.,%AI L ell cc+vie Report Date: 5/28/02 U Site Improvement Bond Quantity Worksheet Unit #of Reference_ # Price Unit Quantity Applications Cost EROSION/SEDIMENT CONTROL . . Backfill & compaction-embankment $ 4.89 CY Check dams, 4" minus rock SWDM 5.4.6.3 $ 58.70 Each Crushed surfacing 1 1/4" minus WSDOT 9-03.9(3) $ 74.30 CY Ditching $ 7.03 CY Excavation-bulk $ 1.30 CY Fence, silt SWDM 5.4.3.1 $ 1.20 LF Fence, Temporary (NGPE) $ 1.20 LF Hydroseeding SWDM 5.4.2.4 $ 0.51 SY Jute Mesh SWDM 5.4.2.2 $ 1.26 SY Mulch, by hand, straw, 3"deep SWDM 5.4.2.1 $ 1.75 SY Mulch, by machine, straw, 2" deep SWDM 5.4.2.1 $ 0.46 SY Piping, temporary, CPP, 6" $ 9.30 LF Piping, temporary, CPP, 8" $ 14.00 LF Piping, temporary, CPP, 12" $ 18.00 LF Plastic covering, 6mm thick, sandbagged SWDM 5.4.2.3 $ 2.00 SY Rip Rap, machine placed; slopes WSDOT 9-13.1(2) $ 33.98 CY Rock Construction Entrance, 50'x15'x1' SWDM 5.4.4.1 $ 1,273.34 Each Rock Construction Entrance, 100'x15'x1' SWDM 5.4.4.1 $ 2,546.68 Each Sediment pond riser assembly SWDM 5.4.5.2 $ 1,695.11 Each Sediment trap, 5' high berm SWDM 5.4.5.1 $ 15.57 LF Sed.trap,5'high,riprapped spillway berm section SWDM 5.4.5.1 $ 59.60 LF Seeding, by hand _ SWDM 5.4.2.4 $ 0.44 SY Sodding, 1" deep, level ground SWDM 5.4.2.5 $ 5.24 SY Sodding, 1"deep, sloped ground SWDM 5.4.2.5 $ 6.48 SY TESC Supervisor _ $ 65.00 HR Water truck, dust control SWDM 5.4.7 $ 85.00 HR WRITE-IN-ITEMS'"'*" tsee pane 9) Catch Basin Inlet Protection $ 50.00 Each ESC SUBTOTAL: $ - COLUMN: A Page 2 of 9 Unit prices updated: 12/97 Version: 5/19/01 Kinn C.niinty Rnnd Olian Worksheet.xls Report Date: 5/28/02 Site Improvement Bond Quantity Worksheet Existing Future Public Private Bond Reduction* Right-of-Way Road Improvements Improvements &Drainage Facilities Quant. Unit Price Unit Quant. Cost Quant. Cost Quant. Cost Complete Cost GENERAL ITEMS Backfill&Compaction-embankment $ 4.89 CY Backfill&Compaction-trench $ 7.42_ CY Clear/Remove Brush,by hand $ 0.31 SY Clearing/Grubbing/Tree Removal $ 7,718.40 Acre Excavation-bulk $ 1.30 CY Excavation-Trench $ 3.53 CY Fencing,cedar,6'high $ 16.13 LF Fencing,chain link,vinyl coated, 6'high $ 11.69 LF Fencing,chain link,gate,vinyl coated, 20' $ 1,105.92 Each Fencing,split rail,3'high $ 10.54 LF Fill&compact-common barrow $ 19.63 CY Fill&compact-gravel base $ 22.16 CY Fill&compact-screened topsoil $ 32.91 CY Gabion, 12"deep,stone filled mesh $ 47.23 SY Gabion,18"deep,stone filled mesh $ 65.09 SY Gablon,36"deep,stone filled mesh $ 115.20 SY Grading,fine,by hand $ 1.76 SY Grading,fine,with grader $ 0.83 SY Monuments,3'long $ 117.50 Each Sensitive Areas Sign $ 2.50 Each Sodding, 1"deep,sloped ground $ 6.49 SY Surveying,line&grade $ 685.44 Day Surveying,lot location/lines $ 1,353.60 Acre Traffic control crew(2 flaggers) $ 74.07 HR Trail,4"chipped wood $ 6.60 SY Trail,4"crushed cinder $ 7.24 SY Trail,4"top course $ 7.12 SY Wall,retaining,concrete $ 38.40 SF Wall,rockery $ 8.25 SF Page 3 of 9 SUBTOTAL Unit prices updated: 12/97 *KCC 27A authorizes only one bond reduction. Version:5/19/01 King County Bond Quan Worksheet.xls Report Date: 5/28/02 • Site Improvement Bond Quantity Worksheet Existing Future Public Private Bond Reduction' Right-of-way Road In provements Improvements &Drainage Facilities Quant. Unit Price Unit Quant. I Cost Quant. I Cost Quant. I Cost Complete Cost ROAD IMPROVEMENT AC Grinding,4'wide machine<1000sy $ 20.00 SY AC Grinding,4'wide machine 1000-2000sy $ 5.00 SY AC Grinding,4'wide machine>2000sy $ 1.20 SY AC Removal/Disposal/Repair $ 35.77 SY Barricade,type I $ 26.11 LF Barricade,type Ill(Permanent) $ 39.17 LF Curb&Gutter,rolled $ 11.54 LF Curb&Gutter,vertical $ 8.43 LF Curb and Gutter,demolition and disposal $ 11.81 LF Curb,extruded asphalt $ 2.12 LF Curb,extruded concrete $ 2.23 LF Sawcut,asphalt,3"depth $ 1.61 LF Sawcut,concrete,per 1"depth $ 1.47 LF Sealant,asphalt $ 0.86 LF Shoulder,AC, (see AC road unit price) $ - SY Shoulder,gravel,4"thick $ 6.55 SY Sidewalk,4"thick $ 26.54 SY Sidewalk,4"thick,demolition and disposal $ 24.11 SY Sidewalk,5"thick $ 30.38 SY Sidewalk,5"thick,demolition and disposal $ 30.13 SY Sign,handicap $ 74.16 Each Striping,per stall $ 5.06 Each Striping,thermoplastic,(for crosswalk) $ 2.07 SF Striping,4"reflectorized line $ 0.22 LF Page 4 of 9 SUBTOTAL Unit prices updated: 12/97 *KCC 27A authorizes only one bond reduction. Version:5/19/01 Kina County Bond Quan Worksheet.xls Report Date:5/28/02 • Site Improvement Bond Quantity Worksheet Existing Future Public Private Bond Reduction' Right-of-way Road Improvements Improvements _ &Drain5re Facilities Quant. Unit Price Unit Quant. [ Cost Quant. I Cost Quant. I Cost Complete Cost ROAD SURFACING (4"Rock=2.5 base& 1.5"top course) For'93 KCRS(6.5"Rock=5"base&1.5"top course) For KCRS'93,(additional 2.5"base)add: $ 3.13 , SY _ AC Overlay,1.5"AC $ 6.43 SY AC Overlay,2"AC $ 7.61 SY AC Road,2",4"rock, First 2500 SY _ $ 14.99 SY AC Road,2",4"rock,Qty.over 2500SY $ 11.62 SY AC Road,3",4"rock,First 2500 SY $ 17.12 , SY AC Road,3",4"rock,Qty.over 2500 SY $ 13.75 SY AC Road,5",First 2500 SY $ 12.67 SY AC Road,5",Qty.Over 2500 SY $ 12.12 SY AC Road,6",First 2500 SY $ 14.57 SY AC Road,6",Qty.Over 2500 SY $ 14.02 SY , Asphalt Treated Base,4"thick $ 8.01 SY Gravel Road,4"rock, First 2500 SY $ 9.92 SY Gravel Road,4"rock,Qty.over 2500 SY $ 6.55 SY PCC Road,5",no base,over 2500 SY $ 18.70 SY PCC Road, 6",no base,over 2500 SY $ 19.02 SY Thickened Edge $ 5.99 LF Page 5 of 9 SUBTOTAL O Unit prices updated: 12/97 Version:5/19/01 "KCC 27A authorizes only one bond reduction. Report Date: 5/ 9/0 v,....r,,.,..h,a.,n.1 flumes 1A/nrkch.o vlc II Site Improvement Bond Quantity Worksheet Existing Future Public Private Bond Reduction' Right.of-way Road Improvements Improvements &Drainage Facilities Quant. Unit Price Unit Quant. I Cost Quant. j Cost Quant. I Cost Complete Cost DRAINAGE (CPP=Corrugated Plastic Pipe, N12 or Equivalent) Fur Col./elf prices, Aver.u.;e of 4'cover wog assumed.Assume peuforated PVC is same price as solid pipe Access Road,R/D $ 14.56 SY , Bollards-fixed $ 209.34 Each Bollards-removable $ 393.34 Each (CBs include frame and lid) CB Type I $ 1,093.60 Each CB Type IL $ 1,246.60 Each _ CB Type II,48"diameter $ 1,768.32 Each , for additional depth over 4' $ 379.58 FT CB Type II,54"diameter $ 1,906.56 Each for additional depth over 4' $ 423.07 FT CB Type II,60"diameter $ 2,044.80 Each for additional depth over 4' $ 466.56 FT CB Type II,72"diameter $ 2,793.60 Each for additional depth over 4' $ 601.92 FT Through-curb Inlet Framework(Add) _ $ 318.34 Each Cleanout,PVC,4" $ 113.52 Each Cleanout, PVC,6" $ 152.09 Each Cleanout,PVC,8" $ 194.95 Each Culvert,PVC,4" $ 7.51 LF Culvert,PVC,6" $ 10.96 LF Culvert,PVC, 8" $ 11.59 LF . Culvert,PVC,12" $ 18.93 LF Culvert,CMP,8" $ 15.00 , LF Culvert,CMP, 12" $ 23.00 LF Culvert,CMP, 15" $ 28.46 LF _ Culvert,CMP, 18" $ 32.82 LF Culvert,CMP,24" $ 46.37 LF Culvert,CMP,30" $ 62.13 LF Culvert,CMP,36" $ 97.49 LF Culvert,CMP,48" $ 122.46 LF Culvert,CMP,60" $ 204.74 LF Culvert,CMP,72" $ 263.11 LF Page 6 of 9 SUBTOTAL Unit prices updated: 12/97 *KCC 27A authorizes only one bond reduction. Version:5/19/01 Kinn County Bond Ouan Worksheet.xls Report Date: 5/28/02 Site Improvement Bond Quantity Worksheet Existing Future Public Private Bond Reduction' Right-of-way Road improvements improvements DRAINAGE CONTINUED &Drainage Facilities Quant. Unit Price Unit Quart. Cost Quant. Cost Quant. Cost Complete Cost Culvert,Concrete,8" $ 18.28 LF Culvert,Concrete, 12" $ 26.13 LF Culvert,Concrete, 15" $ 32.47 LF Culvert,Concrete, 18" $ 38.70 LF Culvert,Concrete,24" $ 53.10 LF Culvert,Concrete,30" $ 90.59 LF Culvert,Concrete,36" $ 119.68 LF Culvert,Concrete,42" $ 137.76 LF Culvert,Concrete,48" $ 152.99 LF Culvert,CPP,6" $ 9.30 LF Culvert,CPP,8" $ 14.00 LF Culvert,CPP, 12" $ 18.00 LF Culvert,CPP, 15" $ 20.00 LF Culvert,CPP, 18" $ 24.00 LF Culvert,CPP,24" $ 32.00 LF Culvert,CPP,30" $ 42.00 LF Culvert,CPP,36" $ 48.00 LF Ditching $ 7.03 CY Flow Dispersal Trench (1,436 base+) $ 22.60 LF French Drain (3'depth) $ 19.65 LF _ Geotextile,laid in trench,polypropylene $ 2.09 SY Infiltration pond testing $ 65.00 HR Mid-tank Access Riser,48"dia, 6'deep $ 1,396.00 Each Pond Overflow Spillway $ 12.18 SY Restrictor/Oil Separator, 12" $ 908.86 Each Restrictor/Oil Separator,15" $ 952.66 Each Restrictor/Oil Separator,18" $ 996.66 Each Riprap,placed $ 33.98 CY Tank End Reducer(36"diameter) $ 870.00 Each Trash Rack, 12" $ 184.32 Each Trash Rack, 15" $ 206.32 Each Trash Rack, 18" $ 233.82 Each Trash Rack,21" $ 266.82 Each Page 7 of 9 SUBTOTAL Unit prices updated: 12/97 'KCC 27A authorizes only one bond reduction. Version:5/19/01 Kina County Bond Quan Worksheet.xls Report Date: 5/28/02 Site Improvement Bond Quantity Worksheet Existing Future Public Private Bond Reduction' Right-of-way Road Improvements Improvements Drainage Facilities Quant. Unit Price Unit Quant. I Price _ Quant. J Cost Quant. ( Cost _Complete_ Cost PARKING LOT SURFACING 2"AC,2"top course rock&4"borrow $ 13.77 SY 2"AC, 1.5" top course& 2.5"base course $ 14.99 SY 4"select borrow $ 3.96 SY 1.5"top course rock&2.5"base course $ 9.92 SY WRITE-IN-ITEMS EA. EA. LF EA. EA. EA. LF SF LF LF SUBTOTAL SUBTOTAL(SUM ALL PAGES): 30%CONTINGENCY&MOBILIZATION: GRANDTOTAL: COLUMN: B C D E Page 8 of 9 Unit prices updated: 12/97 *KCC 27A authorizes only one bond reduction. Version:5/19/01 Report Date: 5/28/02 7 ■ Site Improvement Bond Quantity Worksheet Original bond computations prepared by: Name: Mel Daley, P.E. Date: PE Registration Number: 13258 Tel.#: 253-333-2200 Firm Name: DMP, INC. Address: 726 AUBURN WAY NORTH, AUBURN,WA 98002 PUBLIC ROAD IMPROVEMENTS PERFORMANCE &DRAINAGE FACILITIES Column BOND*AMOUNT MAINTENANCE/DEFECT Stabilization/Erosion Sediment Control(ESC)Plus 30% (A) $ - BOND*AMOUNT Existing Right-of-Way Improvements (B) $ - Future Public Road Improvements&Drainage Facilities (C) $ - (B+C)X 0.25= $ - Private Improvements (D) $ - (A+B+C+D) =TOTAL(T) $ - PERFORMANCE BOND AMOUNT Minimum bond amount is$1000. SITE RESTORATION BOND**** (A) $ - (First$7,500 of bond shall be cash.) RIGHT-OF-WAY BOND (B) $ - TOTAL RIGHT-OF-WAY&SITE RESTORATION BOND** (A+B) $ - (First$7,500 of bond shall be cash.) PERFORMANCE BOND TOTAL AFTER BOND (T-E) REDUCTION*** NAME OF PERSON PREPARING BOND REDUCTION: Date: "NOTE: The word"bond"is used to represent any financial guarantee acceptable to King County. **NOTE: KCC 27A authorizes bonds to be combined when both are required. ***NOTE: Per KCC 27A,total bond amounts remaining after reduction shall not be less than 30%of the original amount. ***"NOTE: The restoration requirement should Include the total cost for all TESC as a minimum,not a maximum. In addition,corrective work,both on-and off-site need to be Included. Quantities should reflect worse case scenarios not just minimum requirements. For example,if a salmonid stream may be damaged,some estimated costs for restoration Page 9 of 9 need to be reflected in this amount. The 30%contingency and mobilization costs are computed in this quantity. Unit prices updated: 12/97 Version: 5/19/01 Kina County Bond Quan Worksheet.xls Report Date: 5/28/02 KING COUNTY, WASHING_TON, SURFACE WATER DESIGN MANUAL RETENTION/DETENTION SUMMARY SHEET Development 3 , Q GC,-)ir"/2 7ocui1 iio- i Date S53/70 2 Location No/ZT/ i4ST co/Al eig' GE IA/TE!2 CCT2'4) 12f N� 3 rd CO efr 'ON Avc. NE ENGINEER DEVELOPER Name I?!Z- L. J- 4 '', AE: Name tAr'�6 'e.d;Se .a E:.LV*1 c,vr Firm ,Oxe.. y.-/--Io/,izav- PD/.3LFTE, /Ai<. Firm Address -7Z6 Aua v2A/ WA y A/ Address /? Q. 83 o X /V6 4 v ✓ li_t}A 9 g o o2 /2E/V TO/V/ Z.t/A 98057 - '/c'( " Phone (2\5 3 Phone (92S) 2 2 8 - 9 75 o • Developed Site . /‘ acres Number of Lots / • Number of Detention Facilities On Site / • Detention provided in regional facility Regional Facility location • No detention required Acceptable receiving waters • Downstream Drainage Basins Immediate Major Basin Basin A Goweg cEUAR jlV6 (,)EDAQ ,2///E- - - 51z/ . Basin B Basin C Basin D TOTAL INDIVIDUAL BASIN Drainage Basin(s) A B C D Onsite Area /'all Offsite Area Type of Storage Facility - DETEAriloN ra Live Storage Volume VAUL T ?-�,We/1r' Predeve loped Runoff Rate 2 year 0.//OJ 10 year o,zcef Postdeveloped Runoff Rate 100 year 2year 0,93c{s 10 year 0.6(CI; Developed Q 100 year p 9f/C f Type of Restriction 0/2/C C _ Size of Orifice/Restriction Orifice/Restriction No.1 / �/(71 ,V • No.2 2 •YP,'O _ No.3 No.4 No.5 0 111 REMOVABLE • WATER-TIGHT COUPLIN OVERFLOW ELEV.= 405.96 `— L. ELEV.= 405.06 PLATEWITH 1/ e ORIFICE 'ELBOW DETAIL PIPE SUPPORT (SEE NOTE 3) 3"x .075" ALUMINUM OR .079" STEEL . STANDARD GALVANIZED OUTLET PIPE STEEL LADDER/STEPS SEE NOTES 4&5 ADAPTOR ( ' a• LE.= 402.96 4ti CL /// UT GATE: SHEAR GATE 8" DIAMETER f / 0 8' DIAMETER MIN. VAULT VA `� RESTRICTOR PLATE Nf WITH 2 3/4"0 ORIFICE SECTION A—A VAULT PLAN VIEW 1. For details showing grade ring, ladder, steps, handholds, and top slabs, see CITY OF RENTON Standard Plan 'Miscellaneous Catch Basin Details". 2. Pipe supports and restrictor/separator shall be of the same material, and be anchored at 3' maximum spacing by 5/8" dia. stainless steel expansion bolts or embedded 2" in wall. 3. The restrictor/separator shall be fabricated from .060" aluminum, or .064 aluminized steel, or .064" galvanized steel pipe: in accordance with AASHTO M 36, M 196, and M 274. Galvanized steel shall have Treatment 1. 4. Outlet shall be connected to culvert or storm pipe with a manufacturer specified adaptor 5. The vertical riser stem of the restrictor/separator shall be the same diameter as the horizontal outlet pipe, with an 8" minimum diameter. 8. Frame and ladder or steps are to be offset so that: A. Cleanout gate is visible from top. B. Climb-down space is clear of riser and gate. C. Frame is clear of curb (if any exists). ' 7. Multi-orifice elbows may be located as shown or all on one side of riser to assure ladder clearance. Size of elbows and placement to be determined by the Engineer. B. Restrictor plates with orifice as specified in the contract plans. Omit plate if for oil pollution only. Specified opening to be cut round and smooth. 9. Cleanout/Shear gate: -Aluminum alloy per ASTM B-26-ZG-32a or cast iron ASTM A48 Class 30B as required. -Lift Handle either solid or tubing with adjustable hook as required. -Neoprene rubber gasket required between riser mounting flange and gate flange. -Mating surfaces of lid and body to be machined for proper fit. -Flange mounting bolts shall be 3/8' diameter stainless steel. 10. Alternate cleanout/shear gates to the design shown are acceptable, provided they meet the material specifications above and have a six bolt, 10 3/8" bolt circle for bolting to the flange connection. IL Cleanout gate shall not open beyond the clear opening as shown on 'Max Opening of Gate" on CITY OF RENTON dwg. BRO5 by limiting hinge movement, stop tab, or some other device. CONTROL RISER DETAIL N.T.S. // 1111 ACCESS RISER W/ LOCKING VANED GRATE n GR.EL.= 410.00± (MATCH PVMT.) ACCESS RISER W/ LOCKING VANED GRATE 14-3' 29-1 r GR.EL.= 410.20± (MATCH PVMT.) 1 :—� 14'-3��—� GALV. STEPS (TYP.) A �`'_ A I BOT.EL.4398.9 6 -r''L - J• 24" 0 OPENING I.E.= 402.96 w I a, BOT.EL.=398.96 , 12" 0 OPENING I.E.= 399.96 B I B .'' I I BOT.EL.=402.46 • ACCESS RISER W/ ') ROUND SOLID LOCKING LID BOT.EL.=398.9E7---GR.EL.= 409.70t (MATCH PVMT.) CONTROL RISER - . (SEE DETAIL) ACCESS RISER W/ LOCKING VANED GRATE 11‘.\ GR.EL.= 410.10± (MATCH PVMT.) I.E.= 402.9E I.E.= 402.96 GALV. STEPS (TYP.) J II, I—„..1 ILAN CONTROL RISER 12" 0 OPENING (SEE DETAIL) I.E.= 399.96 MAX.WS.EL.= 405.96— ` -EL.= 406.46 MAX.WS.EL.= 405.96— -EL.= 406.46 W.O.WS.EL.= 402.96— -BOT.EL.= 402.46 W.O.WS.EL.= 402.96—/ a j .. .. BOT.EL.= 402.46— (1\____ . 0.5' DEAD• STORAGE -BOT.EL.= 402.4E 1' SEDIMENT_ 12" 0 OPENING CONC. BAFFLE I.E. 399.96 WALL i' SEDIMENT STORAGENOTE: VAULTS SHOWN FOR DIMENSIONAL PURPOSES ONLY. STORAGE STRUCTURAL/GEOTECHNICAL DESIGN OF VAULTS BY OTHERS SECTION A—A AND B—B SECTION C—C DETENTION VAULT/WETVAULT DETAIL N,T.S, 0 ■ SECTION XI MAINTENANCE AND OPERATIONS MANUAL APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 4-CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Defect Condition When Maintenance is Needed Results Expected When Component Maintenance is Performed General Trash and Debris Distance between debris build-up and bottom of All trash and debris removed. (Includes Sediment) orifice plate is less than 1-1/2 feet. Structural Damage Structure is not securely attached to manhole wall Structure securely attached to and outlet pipe structure should support at least wall and outlet pipe. 1,000 lbs of up or down pressure. Structure is not in upright position(allow up to Structure in correct position. 10%from plumb). Connections to outlet pipe are not watertight and Connections to outlet pipe are show signs of rust. water tight;structure repaired or replaced and works as designed. Any holes—other than designed holes—in the Structure has no holes other structure. than designed holes. Cleanout Gate Damaged or Missing Cleanout gate is not watertight or is missing. Gate is watertight and works as designed. Gate cannot be moved up and down by one Gate moves up and down easily maintenance person. and is watertight. Chain leading to gate is missing or damaged. Chain is in place and works as designed. Gate is rusted over 50%of its surface area. Gate is repaired or replaced to meet design standards.. Orifice Plate Damaged or Missing Control device is not working properly due to Plate is in place and works as missing,out of place,or bent orifice plate. designed. Obstructions Any trash,debris,sediment,or vegetation Plate is free of all obstructions blocking the plate. and works as designed. Overflow Pipe Obstructions Any trash or debris blocking(or having the Pipe is free of all obstructions potential of blocking)the overflow pipe. and works as designed. • Manhole See"Closed Detention Systems'Standards No.3 See"Closed Detention Systems' Standards No.3 Catch Basin See"Catch Basins"Standards No.5 See'Catch Basins"Standards No.5 O 9/1/98 1998 Surface Water Design Manual A-4 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 5-CATCH BASINS Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is performed General Trash&Debris Trash or debris of more than 1/2 cubic foot which is No Trash or debris located (Includes Sediment) located immediately in front of the catch basin immediately in front of catch opening or is blocking capacity of the basin by basin opening. more than 10% Trash or debris(in the basin)that exceeds 1/3 the No trash or debris in the catch depth from the bottom of basin to invert the lowest basin. pipe into or out of the basin. Trash or debris in any inlet or outlet pipe blocking Inlet and outlet pipes free of more than 1/3 of its height trash or debris. Dead animals or vegetation that could generate No dead animals or vegetation odors that could cause complaints or dangerous present within the catch basin. gases(e.g.,methane). Deposits of garbage exceeding 1 cubic foot in No condition present which volume would attract or support the 7 breeding of insects or rodents. 1 Structure Damage to Corner of frame extends more than 3/4 inch past Frame is even with curb. Frame and/or Top Slab curb face into the street(If applicable). Top slab has holes larger than 2 square inches or Top slab is free of holes and cracks wider than 1/4 inch(intent is to make sure cracks. all material is running into basin). Frame not sitting flush on top slab,i.e.,separation Frame is sitting flush on top of more than 3/4 inch of the frame from the top slab. slab. Cracks in Basin Walls/ Cracks wider than 1/2 inch and longer than 3 feet, Basin replaced or repaired to Bottom any evidence of soil particles entering catch basin design standards. through cracks,or maintenance person judges that structure is unsound. Cracks wider than 1/2 inch and longer than 1 foot No cracks more than 1/4 inch at the joint of any inlet/outlet pipe or any evidence wide at the joint of inlet/outlet of soil particles entering catch basin through pipe. cracks. Sediment/ Basin has settled more than 1 inch or has rotated Basin replaced or repaired to Misalignment more than 2 inches out of alignment. design standards. O 1998 Surface Water Design Manual 9/1/98 A-5 111 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 5-CATCH BASINS(CONTINUED) Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is performed Fire Hazard Presence of chemicals such as natural gas,oil and No flammable chemicals gasoline. present. Vegetation Vegetation growing across and blocking more than No vegetation blocking opening 10%of the basin opening. to basin. Vegetation growing in inlet/outlet pipe joints that is No vegetation or root growth more than six inches tall and less than six inches present. apart Pollution Nonflammable chemicals of more than 1/2 cubic foot No pollution present other than per three feet of basin length. surface film. Catch Basin Cover Cover Not in Place. Cover is missing or only partially in place.Any open Catch basin cover is closed catch basin requires maintenance. Locking Mechanism Mechanism cannot be opened by on maintenance Mechanism opens with proper Not Working person with proper tools.Bolts into frame have less tools. than 1/2 inch of thread. Cover Difficult to One maintenance person cannot remove lid after Cover can be removed by one Remove applying 80 lbs.of lift intent is keep cover from maintenance person. sealing off access to maintenance. Ladder Ladder Rungs Ladder is unsafe due to missing rungs,misalignment, Ladder meets design standards Unsafe rust,cracks,or sharp edges. and allows maintenance person safe access. Metal Grates Grate with opening wider than 7/8 inch. Grate opening meets design (If Applicable) standards. Trash and Debris Trash and debris that is blocking more than 20%of Grate free of trash and debris. grate surface. Damaged or Grate missing or broken member(s)of the grate. Grate is in place and meets Missing. design standards. NO. 6 DEBRIS BARRIERS (E.G.,TRASH RACKS) Maintenance Defect Condition When Maintenance is Needed Results Expected When Components Maintenance is Performed. General Trash and Debris Trash or debris that is plugging more than 20%of Barrier clear to receive capacity lithe openings in the barrier. flow. Metal Damaged/Missing Bars are bent out of shape more than 3 inches. Bars in place with no bends more Bars. than 3/4 inch. Bars are missing or entire barrier missing. Bars in place according to design. Bars are loose and rust is causing 50%deterioration Repair or replace barrier to to any part of barrier. design standards. 0 9/1/98 1998 Surface Water Design Manual A-6 APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 10-CONVEYANCE SYSTEMS(PIPES &DITCHES) Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is Performed Pipes Sediment&Debris Accumulated sediment that exceeds 20%of the Pipe cleaned of all sediment diameter of the pipe. and debris. Vegetation Vegetation that reduces free movement of water All vegetation removed so water through pipes. flows freely through pipes. Damaged Protective coating is damaged;rust is causing Pipe repaired or replaced. more than 50%deterioration to any part of pipe. Any dent that decreases the cross section area of Pipe repaired or replaced. pipe by more than 20%. Open Ditches Trash&Debris Trash and debris exceeds 1 cubic foot per 1,000 Trash and debris cleared from square feet of ditch and slopes. ditches. Sediment Accumulated sediment that exceeds 20 T.of the Ditch cleaned/flushed of all design depth. sediment and debris so that it matches design. Vegetation Vegetation that reduces free movement of water Water flows freely through through ditches. ditches. Erosion Damage to See"Ponds"Standard No. 1 See"Ponds"Standard No. 1 Slopes Rock Lining Out of Maintenance person can see native soil beneath Replace rocks to design ` Place or Missing(If the rock lining. standards. Applicable). Catch Basins See"Catch Basins:Standard No.5 See"Catch Basins"Standard No.5 Debris Barriers See"Debris Barriers"Standard No.6 See"Debris Barriers"Standard (e.g.,Trash Rack) No.6 NO. 11 -GROUNDS(LANDSCAPING) Maintenance Defect Conditions When Maintenance is Needed Results Expected When Component Maintenance is Performed General Weeds Weeds growing in more than 20%of the landscaped Weeds present in less than 5% (Nonpoisonous) area(trees and shrubs only). of the landscaped area. Safety Hazard Any presence of poison ivy or other poisonous No poisonous vegetation vegetation. present in landscaped area. Trash or Litter Paper,cans,bottles,totaling more than 1 cubic foot Area clear of litter. • within a landscaped area(trees and shrubs only)of 1,000 square feet. Trees and Shrubs Damaged Limbs or parts of trees or shrubs that are split or Trees and shrubs with less than broken which affect more than 25%of the total 5%of total foliage with split or foliage of the tree or shrub. broken limbs. Trees or shrubs that have been blown down or Tree or shrub in place free of knocked over. injury. Trees or shrubs which are not adequately supported Tree or shrub in place and or are leaning over,causing exposure of the roots. adequately supported;remove any dead or diseased trees. 1998 Surface Water Design Manual 9/1/98 A-9 ■ APPENDIX A MAINTENANCE STANDARDS FOR PRIVATELY MAINTAINED DRAINAGE FACILITIES NO. 13-WATER QUALITY FACILITIES(CONTINUED) D.)Wetvaults Maintenance Defect Condition When Maintenance is Needed Results Expected When Component Maintenance is Performed Wetvault Trash/Debris Trash and debris accumulated in vault,pipe or Trash and debris removed from Accumulation inlet/outlet,(includes floatables and non- vault. floatables). Sediment Accumulation Sediment accumulation in vault bottom that Removal of sediment from vault. in Vault exceeds the depth of the sediment zone plus 6- inches. Damaged Pipes Inlet/outlet piping damaged or broken and in Pipe repaired and/or replaced. need of repair. Access Cover Cover cannot be opened or removed,especially Pipe repaired or replaced to Damaged/Not Working by one person. proper working specifications. Vault Structure Vault Cracks wider than 1/2-inch and any No cracks wider than 1/4-inch at Damaged evidence of soil particles entering the structure the joint of the inlet/outlet pipe. through the cracks,or maintenance/inspection Vault is determined to be personnel determines that the vault is not structurally sound. structurally sound. Baffles Baffles corroding,cracking,warping and/or Repair or replace baffles to showing signs of failure as determined try specifications. maintenance/inspection staff. Access Ladder Damage Ladder is corroded or deteriorated,not functioning Ladder replaced or repaired to properly,missing rungs,has cracks and/or specifications,and is safe to misaligned. use as determined by inspection personnel. y 4 L TI 1 O r I 1998 Surface Water Design Manual 9/1/98 A-13 SI • / / ,T= �' .L,.M,16 • gill°i'a / 4, ""'''‘411,(:::::,.0.0.''' e eo,e.be' 4,-',''', IINIMpo •T.TDv Y41 R I --�P---.11-0 _ ' _- (��,.:�. � • ■• °• fr•l avI DIWOJ■ T ^��'��J oe XL Ste 1 ' •••'' ,.. •�J� + ,•..,. ° s f'1 ° p.,--'.ram _ a \ . - ..•u soma a.a+.F1 ® \re_r.. -1 I 9� 3B'a allPla�nRlonHaB005 i % 1 �T- / I I . ?7. i.f, - DPE,O a1I+QWi j7pE 7� I �� 1•...w. I FI i Irz�. R mom dv' .4 a 4,.„,.�I r .ati� ,mob• 1 I i bn a+o• �0 :-- -.0 ���r • s Lea 1T 1°i L ...A� ... ypapc 1^7 4•..re `-'"R' •am^",, i I • II- • Ir—�'Q+LG iil► ■4 NN,.ANIMP:: -= \ ,vM e 4 05 IYr�� _�. . lily o-- le iiii Nr © 11:: 4�4, vrlr•!L. - —'4mum�=tl�®ice �� IJ�—al_ F,.-fie. I - I " .� i.'_'© 6� Q 5 ,.Tc,.T•TIs: :fir i- m�I -� �+ a H DRAN • �O���a — [~, CL u'17?. Ilirga. . I Z� ,~a— --- N= E.--- 3 R D C T. 9 °� WI DNS PE• �'.�a 1 .0 a)x WALL aU�•PESN R __I PI ......per---- 1 W In �y U�Om ap �- �a i �yz w �N \\` V a a J MIS TO MAIL11- RAP,o°Rw I rN LEGEND II SITE STATISTICS I SITE STATISTICS CONT. I R v..�00000 � 3ONM3' (ncr'®"iNTEio m MAX.wrlr�i�.nroiwnvaox) LGOOLAPIm. uata er.rt•au A ADDIESDAOCATION AK.Ne neDP'CP e oaiANDeuPE as PA VATS TA. `'ry,. arco�RraalrrwTr+l R •NR\RRA wEwtu• \ /' 0010 PIE APPLRCATgN PILE A p-Oea PRanDm.eT•DF. �� DITe aEA.Y,7e M.NM AC1EY DWLo.G C COMPACT PAWNS STALL.(aria, W ILD.*PIn40313.ID MITI-PYTWY•USDNIS �N0WaHE. PLUM MOT S STANDARD PMMFI6 STALL two) l020.PROVIDED.▪LDIIG(SROSN LIVN•YEA. OM NOW A WV POE HYDRANT 20 DuaaLN0 RDr• PwoPDem:(eiaiAoll.ELEVATIONS. ) Z R EXISTING NINE HT'DRANT Q yQ�pp 0 WAL HOWLED LIGHTING, MILD..a: `DSLID5 TAPED ••ew v: I BUILDING CODE INFO. I d r m•SIN AN row010 GARAGE FPdnO L�DN•O' N�DOS TYPE ID •2.001130 n0 NIN.Men MR melR 00 LDNn O' r ITV t) :1,TY SP. W O 9'AREA LKIlT Hi. IDALDNG F' ELDS TTI•E 1) .LIDS V. .�• ICO WATT (SIDS TYPE a) •RM M. MILDFA'.• (MSS rm.I) •ME SF. ��CWE 1 3(eDInON CGNDIR TYPE: TYPE V N 0.-O.NT.STREET LIGHT WILD. (OLDS TIT!a) •tM SE. SEISMIC 2QE: THEE 32 ALL MEW OLT NOT Ai SAO OP RAMP.412,0000 TO 71.0 ISO WATT DWLDSG 0 (SIDS TYPE PPE IU • .aNS SP.LW AO YRID EXPOSURE: b' fIZ SALMI PAIIT 11.15 QM POMP. T ROMP N Ira I I PEVATE TARO YEA P ��� TOTAL OOOt T! _ QS LANDSCAPING •TIPS•M. 11UJIf'10. R-3 ISO SE.MIN PER DL.PER elm, STALLS PE!pew.WIT GARAGE. U-I •NST w�A MID0422 .e alcAilRV IA. u. 4-342E0 OF RBRQI CITY CCOE) �•3 dlSTe/�• A&.EST STALLS•M STALL S 6I o•�•. u O CURB RAMP 0 SIDEWALK • S a"P°°LOG n PA .PITG Dm.t STALL. :°TALL° LEGAL DESCRIPTION I ? 1GLOP STe G WAG. YEs TWALL IGHtCNE Sp L S@ CIVIL FOR °7•�° APPROXIMATELY I]T ACRES(PER KING cOWTT ASDESDOIIU. ? o...,... pS VRTSATD(STACYOa ••ALS(CARPORTS) LEGALLY DESCRIBED AD nE SQRH CLYMER Cl.TIE NORTIEMT TOTAL PRSVO•P SS STALLS QUARTER F T THE NOREAST QUARTER OF TIE NCRTIEAST 21 WALLY!. CIARTER N SECTION 4,TOLNNIIP 33 NORM,MANSE S EAST,WM. � �� rRr �SOLD.Fe0TPIP2:t510 0Sn SP. r3T3*OP WI1E) cow,CO KIRS,STATE CO WANINGTON eNr rNLLD EXCEPT TIE u•ST 220 FEET AND *Ann•LAN �� `��� �eTleaie Sl. EXCEPT THE SOUTH 30 FEET AND -. • �'\\ TVISLATO e!F.(GAS EXCEPT THE EAST 30 FEE( _ eID61W.KD 3 CITY F RENTCN RIGHT F WAY TN.FnEn REcre...., ALSO KNPM AS KING COUNTY TAX PARCEL NIPOER 1623039032 `� - TOTAL.M}r Y. r F SITE) "� r—°— P S I T E P L A N #8 Q O CL/RB. GUTTER 0 DRIVEWAY NORTH SCALE I 20.-0" HANG EXISTNG BULdNC T \ I FiETARJING VAULT � iiii_/iii/ZZLY, eiii/iiii/ii77 .///iil-\\ 9 I • 0 ,TI BL_e, I;n e a i - .+ T �_ lP'-11• C 33'-5' \ 11'-5' li,_5. 33'_5' J1 38'-V 79'-8' �, R--- $ I r SETBACK j j_ I 'L L- 01 i f y i 5.-0",..._)/4--ti / I I J �, 1 ; �'�_ � -f - , i �Ii SETBACK 110'-0 I • m 7 LOT#5 � �. L'; ' I i LOT#11 — LOT#10,`�,LOT#9 i I LOT #8 J; LOT#7 [.OT#6Wg' I�y f� �� g' 2115 SF cj 1895 SF 1695 SF IF 1895 SF I 1555 5F I 2149$F Jy i IU01 n i (f` 2919 I!F 1 6'-0"� , . ! �'�^ I� I ImLOT#3 i1 Ti I m 5'-0"SETBACK 5"0" ./{}`f 5''0"SETBACK�,o ��-0'. t��� T - --}- >H ��� S'-0J A _.. IN Iu+ I 10 2912 5F W �I I 1 r 20-0" I I% . , 5,0, fi LOT#12 ; ,.` I a a I . 2ml, T ! V� J i 2564 SF a i 1.\ �L i ��, ° I r�.7 I 1 _ LOT#3 ��O w 0 \ ` ��--�_ '• 1 e - 24115E I 'I_- T - m 1 i m ! \* 33 5 ._-rr ITBAQC 33'5' - 1 ___ /%1 5'_D, 0 r- • L `! sETB4 K ! -\ \ 33'-5' rr �----- el-� i ----0 9 / I SjFTP4r'Kr © GMS 2000 ----' ��------------'--'-------------------' r 5ETBACK l i m 9 i.1 e iii NI �/• a ,,l \ SETBACK 17.* 0 i /. I 1 ›. co LOT#13 3.0,�i SEA { TB I �T�AL \,\ ^14 LOT#2-TsN I E-� _ 2218 SF , 5'-0" I z ,�j 69'-6' I SETBACK 5'_0.581C 5'-0"SBK � Ii 2414 SF ���111 O. —1--- O W z LOT#14 I5'-0.- I' LOT#15 LOT#16 tmI LOT#171 LOT#18 -, LOT#191v LOT#20 -� o il r� 2511 SF - i m 228.1 SF 1956 SF I 1966 SF 2111 SF 1966 5F 2510 SF m I I S m LOT#1 I w I ` 7 �Vj -' I I 1� • , i° ,--7-.., . 2941 SF I ^ O t� F-,O ~ Q. la SETBACK LINE 6 20'i-0" 6 SETBACK • • i -r- T--_y- ` y-. Jy� n / x W ^� w ri Q S�ETBACIC F� 9 ! 9 , 9 SETBACK 7010. SETBACK W 1 1 Q H Q x 8 --- I �O Q -4 c) 1 03 ,....4a, (js IT E PLAN #9 co a ,_ g 3 NORTH 3 U LOT LOT BLDG LOT 0 5'10' 50' 100' .6 NUMBER AREA(SF) AREA(SF) COVERAGE(%) ai 1 2947 1086 37% Tij 2 2474 1086 44% Crl 3 2477 1086 44% , U .-1U 4 2912 1086 37% Qj U 5 2149 939 44% - v] 0 6 1895 939 50% 7 1895 939 50% z 8 1895 939 50% el Ge 9 1895 939 50% p, U 10 _ 2178 939 43% _ .S N+ 11 2979 1086 36% Z Cr) CD 12 2564 1086 42% <1 ,--113 2278 1086 48% ' 0 E 14 2571 1086' 42% C\t W o 15 2287 1057 46% W 17 1956 1103 56% MICR0,....�LMEL 17 1966 1103 56% �./ 18 2117 1057 50% 19 1966 1103 56% 20 2570 1057 41% 0 © CITY OF RENTON �T �1- t--�= i Planning/Building/Public Works f ; 1055 South Grady Way - Renton Washington 98055 W a AUK 0 2`4 Z / 11 035 i • ADDRESS SERVICE REQUESTED g�� pBM�Tea n � 7123839 U.S. POSTAGE '', / I C� i 1 Zi ® �OPMENT SERVICES Not Available From County "r1 10124 NE 124Th PI ( CI OF RENTON o� Kirkland, WA 98034 \ ... 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