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HomeMy WebLinkAboutLUA98-161 Vol 1 of 3 CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: January 9,2002 TO: LUA98-161 FROM: Elizabeth Ockwell SUBJECT: Additional Building Permit Submittal Material Included in this memo is a description of additional building permit submittal material, which will be added to the Kensington Crest Condominiums Land Use File. 1. Land Use Agreement: Consent Agreement for Kensington Crest Condominiums,Renton Washington—Bonneville Power Association case no. 19890399. This agreement is from BPA and the Department of Energy is a consent agreement between Bonneville Power Association and Mr.Roger Nix from Shadow Hawk,LLC,dated November 7,2001. 2. Building Permit Review Submittal Letter dated December 14, 2001 from Robert Wells, Architect. The letter is responding to planning and architectural comments from Craig Burnell,Building Plan Reviewer from the City of Renton. 3. Building Permit Review Updated Submittal letter from Robert Wells, Architect, addressed to the City of Renton on December 28,2001. The letter is stating the submittal of revised drawings and architectural information as requested. 4. Landowner's Guide to Use of BPA Rights-of-Way provided by Bonneville Power Administration. Guide includes: what can and can't be done on the right of way, who can use access roads, uses of BPA-owned land, who is responsible for what and how to apply. 5. Living and Working Around High-Voltage Power Lines provided by Bonneville Power Administration. The document includes the precautions that need to be taken while around power lines. 6. Landscape Drawings Nos.L 1.1 and L1.5. 7. Building 42 Slope Analysis Exhibit. cc: Building Permit File B000100 H:DIVISION.S\DEVELOP.SER\DEV&PLAN.ING\eockwell\Kensington Crest Memo.doc\p h&j ID) ROBERT WELLS • ARCHITECT • A.I.A. �J I 6928 155' PLACE S. E., SNOHOMISH, WASHINGTON 98296 TEL: 425-488-5461 I! December 14, 2001 CITY OF RENTON RECEIVED Mr. Craig Burnell, Building Plan Reviewer City of Renton Building Division DEC 1 4,2001' 1b55 South Grady Way BUILDING DIVISION Renton, Washington 98055 SUBJECT: Building Permit Review Second Submittal Kensington Crest (B000100) Resubmittal - Revision 1 Dear Mr. Burnell: We are hereunder responding to your planning and architectural comments from the 'City of Renton, and have made changes to the Drawings and related information accordingly. ;''Attached, we are submitting the corrected drawings for your review and approval for our building permits and subsequent construction of the project. We are hereby addressing your ;second plan review comments dated 11/01/01. Our response is outlined in blue bold and italicized for your convenience in reading. 1. BUILDING DEPARTMENT COMMENTS 3. Please summarize building information requested in table form with other project data. Info. added in Table Form on Dwg A0.2. 6. Show dimensions of stall, aisle, shown sign, per accessible requirements. Dimensions shown on Dwg A 1.0 Site Plan at Community Building and detailed on new Dwg. A 9.10. Accessible Parking sign & symbol shown at Details 3 & 8, Dwg A 9.8. 7. Provide 34" high counter space in kitchen for type A dwelling units. 1106.12. Added note on Type A accessible unit, (Unit type E), Dwgs A 2.2 and A 2.3 & at cabinet elevations on Dwg A 8.1. 11. No notes regarding one hour rated access hatches were found. One hour rating noted on floor plan types A, C, G, H, & L. Ref: Dwgs A 2.0, A 2.1, A 2.3, and A 2.4. 12. Handrail extensions are shown reversed. Handrail shown on Dwgs A 6.6, and A 6.7, changed per 1003.3.3.6 UBC 97. 12" extension top and bottom @ handrail adjacent to wall. • Lam) CITY OF RENTON U U RECEIVED Pa ? DEC1 � I ;2001 (BUILDING DIVISION 15. Building 6B is clearly shown as a three-story building. No adjacent grade is found less than 8' from finished floor of level 2, Ref. A 5.8. A third story requires access to two exits. Drawing changed— Finish grade shown within 6'of 2nd Floor for over 50 % of building perimeter. NEW REVIEW COMMENTS, REVISION 1. 0. Upper floor plan unit A, hallway should be minimum 3' wide. Dwg A 2.0 Type A Upper Floor drawing changed to 3'+ wide hallway to Bedroom. Drawing changed and new dimensions shown 1. A 6.4, A 6.5 Exterior wall is not indicated as one hour. Drawing changed and noted as one hour rated wall assembly. 2. A 3.13: Where DRINKING FOUNTAINS are provided one should be accessible and one at standard height. Dwg A 3.13 changed—Accessible Drinking Fountain added at Community Building. 3. A 3.13: A 48" clear floor space should be provided perpendicular to doorways into bathrooms and into W/C stalls. Showers should be accessible. Drawing revised to show 48"clear floor space at entry and in front of toilet stalls. Ref: Dwgs A 3.13 and A 5.13 changed. 4. S4, detail W3, Provide anchor bolt spacing recommendation considering lateral earth pressure. Reference Structural Engineer comment sheet attached, (8 %"x 11"sheets). 5. A 9.3: details 12 and 13 show plywood attached over gyp with drywall screws. Normally plywood is installed first per shearwall nailing. Have engineer of record address fastening for this condition. Reference Structural Engineer comment sheet attached, (8 '/2"x 11"). 2. PLANNING COMMENTS: The comments have been addressed by the Civil Engineer it Landscape Architect in earlier reviews. The Site Plan has been approved for Site Development. 3. ENERGY COMMENTS: Revised energy calculations are being submitted for review and approval on City forms, for typical townhouse, typical flat condo building, and community bldg. I LD, ROBERT WELLS • ARCHITECT • A.I.A. 6928 155"' PLACE S. E., SNOHOMISH, WASHINGTON 98296 TEL: 425-488-5461 December 28, 2001 City of Renton Building Division 1055 South Grady Way.. Renton, Washington 98055 SUBJECT: Building Permit Review Updated Submittal Kensington Crest ( Permit Applic # B000100) RE: Architectural & Structural Drawings & Backup Revision 1 Attn: Plans Reviewers: We are hereby submitting revised drawings and architectural information relating to the Building Department requests for the subject project. Submittal is as follows: 5 copies of the Architectural Site Plan (Drawing Sheet No. A 1.0), which is • revised to show the location of the Native Growth Protection Areas. They are shown shaded and noted on the plan. If you have questions or comments relating to the above information, please let me know. We look forward to City approvals and acquiring the required Building Permits for this project. Sindey, ry Prig! \ WWIrobert H. Wells Architect A.I.A. .:,ITY OF RENTON RECEIVED i DEC 2 8 2001 ouiLDING DIVISION i • _ a 'Return Address n ( 11 ; Y' A� M P AFTER RECORDING RETURN TO Bonneville Power Administration TRF-Covington 28401 Covington Way SE Kent, WA 98042 253-631-9154 Please print or type information Document Title(s) (or transactions contained therein): 1.LAND USE AGREEMENT 2 • Reference Number(s) of Documents assigned or released: (on page of all document(s)) 19890399 Grantor(s) (Last name first, then first name and initials) 1.Bonneville Power Administration 2. 3. 4. 5.❑ Additional names on page.of document Grantee(s) (Last name first, then first name and initials) 1. Mr. Roger Nix Shadow Hawk,LLC • cto Pagenantry Communities 25400 74th Avenue South Building A Kent, WA 98032 Legal description (abbreviated: i.e., lot,block,plat or section, township, range) SE1/4NW1/4 SECTION 21, TOWNSHIP 23 NORTH, RANGE 5 EAST, WIl I.AMETlE MERIDIAN ❑ Additional legal is on page . of.document - Assessor's Property Tax Parcel/Account Number • 212305-9068 ❑ Additional legal is on page. of document The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. c i ( , cg Department of Energy , Bonneville Power Administration 2'8401 Covington Way SE • Kent, WA 98042 November 7, 2001 ' In reply refer to: TRF-Covington TRACT No. R-MV-479 CASE No. 19890399 • . LINE: Raver-Maple Valley No. 1&2 (oper as Echo Lake-Maple Valley No.2) Maple Valley Loop South Line (oper as Covington-Maple Valley No. 2) Maple Valley Loop North Line (oper as Sammamish-Maple Valley No. 1) Rocky Reach Maple Valley No. 1 (oper as Sammamish-Maple Valley No 1) CERTIFIED - RETURN RECEIPT REQUESTED Mr. Roger Nix Shadow Hawk, LLC c/o Pagenantry Communities 25400 74th Avenue South Building A . Kent, WA 98032 • Re: Consent Agreement for Kensington Crest Condominiums, Renton Washington- ;Bonneville Power Administration case no. 19890399 I . p This agreement supersedes the following specific uses granted in land Use No. 88108 Dated: 3-24-88, and any approvals granted under LUA #19890399 for the Kensington Crest Condominium Project. LAND USE AGREEMENT RECORDED Bonneville Power Administration (BPA) hereby agrees to your use of BPA's easement area for construction/installation, use, and maintenance of a road, (Harrington Place SE, Emergency Access Road, and Road 'A'), walkway paralleling road, and 4ft. & 6ft. high wooden fences, water, sewer, vehicle parking and RV parking, luminares, sports court, landscape, grading, signs, and underground service line from PSE (see attached Land Use Agreement Case No. 20010412). The location of your use is partially within Parcel No. 212305-9068, Lot 6, SE1/4NW1/4 of Section 21, Township 23 North, Range 5 East, Willamette Meridian, King County, State of Washington; as shown on the attached segment of BPA Drawing No. 153119, Marked as Exhibit "A", and Exhibits "B"through "E". PLEASE NOTE: BPA is not the owner of this property, if you are not the owner, you must obtain the owner(s) permission to use this property. There may also be other uses of the property which might be located within the same area as your project. This agreement is subject to those other rights. BPA'S AGREEMENT IS CONTINGENT ON THE FOLLOWING CONDITIONS: 1. Applicant must submit "as-builts" within 60 days after project completion if there are any changes to plans submitted with application. The changes will be reviewed and if approved an amendment will be issued. 2. Prior to construction, the project will be required to install plastic signs delineating the edge of the BPA easement on the north edge of the easement (approximately every 100 feet), and. also include BPA easement signs along Royal Hills Drive. 2 Case No. 19890399 Tract No. R-MV-479 After construction is completed, the grantee of project will install on fences standard 12-inch metal that identify BPA ROW, No Buildings Permitted. 3. BPA's easement rights prevent the construction of buildings on its rights-of-way (ROW). No portion of the buildings (including the stem walls,-overhangs, etc.) are permitted on the ROW 4. Maintain a minimum distance of 30 feet between construction equipment and transmission line conductors (wires). 5. Storage of flammable materials or refueling of vehicles/equipment, RV's, or boats etc. is strictly prohibited on the ROW. This condition will be disclosed in the "Conditions, Covenants, and Restrictions" for the Condominium Association. 6. Nuisance shocks may occur within the right-of-way. Grounding metal objects, vehicles, etc. helps to reduce the level of shock. 7. Underground utilities on the ROW shall be designed to withstand HS- 20 loading standards to accommodate BPA line trucks that may weight up to 27 tons. 8.. Access to transmission line structures by BPA's maintenance crews shall not be interfered with or obstructed. 9. A 20 foot wide paved emergency access road is located off Royal Hills Drive, from which BPA will gain its access to the towers for maintenance (curb cuts or access bullards may needed to allow BPA access, if so they will be provided by the project). A steel pipe type gate is to be installed at the intersection of Road "A" and the Emergency Access Road. BPA will use the gate(s) for maintenance of the towers through the Emergency Access Road that is already on the proposed site plan whenever possible. BPA will need to have their own lock on the gate(s). In addition BPA will be allowed access . through the gated entry when needed. BPA will make available a locking device. 3 Case No. 19890399 Tract No. R-MV-479 • • • 10.Utilities located within the emergency access road include a 12-inch ductile water main within a 15-foot wide public water line easement, a pressure reducing valve vault located at the intersection of Road "A" and the emergency access road, and a 12-inch PVC storm line with catch basins. All ductile iron pipe and PVC pipe must be able to withstand the HS-20 load standards if in an area that might be accessed by our maintenance vehicles, as previously stated. 11.Road "A" is also within the BPA easement and contains a 28-foot wide paved section with rolled curb, and a 50-foot wide cul-de-sac bulb located at its terminus. Utilities located within Road "A" include an 8- inch ductile iron water main within a 15-foot wide public water line easement, fire. hydrants and water meters,, 12-inch PVC storm lines with catch basins, and an 8-inch sanitary sewer system, including sewer manholes and 8-inch PVC pipes. 12.The sports court consisting of basketball hoops, with metal posts must have a connection to a ground rod to control static electricity. Pavement for the sports court and the recreational vehicle parking area is approved as shown on the exhibits. (Be advised of HS20 load standards for the paved areas) Concrete driveways to Building Nos. 11 , through 16, also 26, 27, and 30, also shown and approved per the submitted plans. A wood 6-foot fence is also included with the BPA easement area. The fence and any growing brush adjoining the fence area must be maintained by the project, and is not the responsibility of BPA. Existing playground equipment/basketball court within the easement cannot be rebuilt, expanded upon, or remodeled without the express written permission of BPA. 13.Existing playground equipment/basketball court (within the ease- ment) can not be rebuilt, expanded upon, or remolded without the express written permission of BPA. 14.Various underground service lines to the complex known as utilities (but not limited to power, gas, cable, and phone) to be placed within the ROW and approved at a later date. 15. Construct and maintain the buried cable to comply with applicable national, state, or local standards. 4 Case No. 19890399 Tract No. R-MV-479 • • • 16.Mark the location of the underground utilities with permanent signs, and maintain such markings, where they enter and leave BPA's right- ' of-way, and at any angle points within the right-of-way. 17.Grading and erosion control, and landscape, approved from the plans dated December 19, 2000, have been approved. Trees (landscaping) • shall not exceed 10 feet in height at maturity, obstruct access to structures, or be planted within 25 feet of any structure. Trees (landscaping) which violate this permit may be removed by BPA personnel at any time. 18.Bonneville Power Administration is not responsible for maintaining or mowing brush that will grow behind the proposed 6-foot wood fence. • 19.There are R6N counterpoise associated with the towers within 'the project. If any grading is to be done within 250 ft. ahead on line or back on line of this structure it should be done to add to the elevation of the existing ground. The counterpoise is in the form of 1/0 aluminum wire buried a foot below the surface of the ground and any movement of the existing earth-may uncover the counterpoise. If the counterpoise is encountered and damaged during grading or trenching, it should be repaired with appropriate clamps and 1/0 aluminum wire to maintain electrical continuity. Local BPA representatives should be contacted when counterpoise is damaged. See attached Exhibit E. 20.Restore BPA's right-of-way to its original condition, or better following construction. No grade changes to the facility (other than what has • been approved) disposal of overburden shall be allowed. If the design of the project requires additional cutting or filling, the elevations of the proposed finished grade and original ground grade shall be submitted to this office for final approval. 21.Street lighting and illumination: proposed light standards on Harrington PI. S.E., and on Road "A", (as noted on submitted plan • dated 12-1-00) should not be greater than 35 feet above grade, or any closer than 30 feet to the conductor. 5 Case No. 19890399 Tract No. R-MV-479 22.BPA shall not be liable for damage to your property, facilities, or injury to persons which might occur during use, maintenance, reconstruction, or future construction of BPA facilities as a result of your facilities being within the right-of-way. 23.Damage to BPA property, resulting from your use, shall be repaired or replaced by BPA at its option. The actual costs of such repair or replacement shall be charged to and paid by you. 24.Construction/installation, use, and maintenance of the project (facilities) shall 'be at no cost to BPA. 25.Modification of your present use requires BPA's written approval prior to implementation. 26.Underground utilities are on vacant ROW; BPA may elect to provide • additional overhead power lines, or communication lines on our easement sometime in the future. Approved plans will be maintained with official file. You should be aware that: (a) Immediate access may be required during power outages or other emergency situations resulting 'in the destruction or removal of fences or structures on the right-of-way; and (b) BPA will NOT be liable for ANY damage to your property which might occur as a result of maintenance activities. Other uses and utilities on the right-of-way must be applied for separately. You shall not make any changes or additions to your use of the right-of- ' way without BPA's review and written approval. IN ADDITION, THE FOLLOWING IS BROUGHT TO YOUR ATTENTION AND MUST ALSO BE COMPLIED WITH: ;Hazard or Interference: The subject use of this easement area has been 'determined not to be a hazard to, nor an interference with, BPA's present use ,of this ;easement for electric transmission line purposes. Accordingly, there is no present ,-objection to such use: 6 Case No. 19890399 Tract No. R-MV-479 . I However, if such use should, at any time, become a hazard to the presently installed electrical facilities of BPA, or any facilities added or constructed in the future, or if such use should interfere with the inspection, maintenance, or repair of the same, or with the access along such easement, you will be required to remove such hazard or interference at no expense to BPA. Liability: You will have to assume risk of loss, damage, or injury which may result from your use of the easement area, except for such loss, damage, or injury for which BPA may be responsible under the provisions of the Federal Tort Claims Act, 62 Stat. 982, as amended. It is understood that any damage to BPA's property caused by or resulting from your use of the easement area may be repaired by BPA, and the actual cost of such repair shall be charged against and be paid by you. • This Land Use Agreement becomes effective upon the commencement of use as set forth in the Agreement. If you have any questions or concerns, please notify us. This Agreement is a permit, revocable at will by the U.S., and does not convey any easement, estate, or interest in the land. THE AGREEMENT WILL BECOME BECOME PART OF OUR PERMANENT FILE AND MAPPING SYSTEM. You may direct any communication to this office, Bonneville Power Administration, Real Estate Field Services (TRF-Covington) 28401 Covington Way SE, Kent, WA 98042, or by telephoning Jill M. Gaston253-631-9154. 7 Case No. 19890399 Tract No. R-MV-479 • IN WITNESS WHEREOF, the Grantor, by its duly authorized representative has executed this deed pursuant to the delegation of authority - promulgated in by the Acts of August 20, 1937 (50 Stat..732, 16 U.S.C. § 832a), as amended, and October 23, 1962 (76 Stat. 1129, 40 U.S.C. § • 319) and regulations, and delegations of authority issued pursuant thereto the provisions of which have been met, having been determined that the conveyance is in the public interest and will not be adverse to the interests of the United States. Dated at Kent, Washington this day of , 20 UNITED STATES OF AMERICA Department of Energy Bonneville Power Administration ACCEPTED: SHADOW By: Title:j/em By • Jill M. ston —Realty Specialist cc: See attached list On this day personally appeared before me Jill M. Gaston, to me known to be the Realty Specialist for Bonneville Power Administration, who subscribed to and executed the within instrument and acknowledged that she signed the same as her free and voluntary act and deed for the uses and purposes therein mentioned. • GIVEN under my hand and official seal this / day ofo%% lIIirr,,,� Art� , 20 �Q.J $SIONO O`PQi QQo - ; S. VITARr Notary Public for Washington = —•— - •• 1°usoa sr a (SEAL) My Commission expires: i i /0 /a 2 ,',>you, ooti;�oi: `�i,lit`'' ..1.... c, . 414.W ASH` 1 ACCEPTED: SHADOW HAWK LLC By: Title: By • On this day personally appeared before me to me known to be the for Shadow Hawk LLC who subscribed to and executed the within instrument and acknowledged that he/she signed the same as his/her free and.voluntary act and deed for the uses and purposes therein mentioned. GIVEN under my hand and official seal this day of , 20 Notary Public for Washington (SEAL) My Commission expires: • Carbon Copy Address List Rob Armstrong Barghausen Consulting Engineers, Inc. 18215 72nd Avenue South Kent, WA 98032 Puget Sound Energy Puget Sound Power and Light Company 22828 68th Avenue South, #102 Of Massachusetts Company Kent, WA 98032 22828 68th Avenue South, #102 Kent, WA 98032 U.S. West Communications City of Renton, Sanitary Sewer and Water P.O. Box 12480 1055 South Grady Way Seattle, WA 98111 Renton, WA 98055 Cedar River Water &Sewer Kensington Crest 18300 SE Lake Youngs P.O. Box 3266 Renton, WA 98058 Federal Way, WA 98033 City of Renton Seattle City Light non-exclusive Recreational Easement 700 5th Avenue, Suite 3300 1055 South Grady Way Attn: Steve Hagen Renton, WA 98055 Real Estate Services, Room 2808 Seattle, WA 98104-5031 City of Renton Sprint Spectrum L.P. Attn: Jennifer Henning 11000 NE 33rd Place, Suite 200 1055 South Grady Way Bellevue, WA 98004 Renton, WA 98055 'TCI Cable Royal Hills Association 15242 Pacific Highway South 2810 Eastlake Avenue East • Tukwila, WA 98188 Seattle, WA 98102 Owner Owner Dick Butko Roger Nix P.O. Box 3266 Pageantry Communities Federal Way, WA 98063 2936 Kennewick Place N.E. Renton, WA 98056 8 Case No. 19890399 Tract No. R-MV-479 • Olympic Pipeline Corp Olympic Pipeline Corporation Kathy Reed, Right-of-Way Specialist Gary Gomez Olympic Pipeline Company P.O. Box 1800 P.O. Box 1800 2319 Lind Ave. S.W. 2319 Lind Ave. S.W. Renton, WA 98057 Renton, WA 98057 Larry Fisher Thomas Tobin Washington State Dept. of Fish &Wildlife Geo Engineers, Inc. 3190 160th Ave. S.E. 8410 154the Ave. N.E. Bellevue, WA 98008 Redmond, WA 98052 Norm Larson Martin (Marty) Zollner Centre Pointe Surveying, Inc., P.S. Design Two Four/Two Six P.O. Box 4416 4205 148th Ave. N.E. Suite #102 33639 9th Ave. South Bellevue, WA 98007 Federal Way, WA 98063 Sam park Steve Alton P2 Design Group Rainier Disposal • 1402 Third Ave. , Suite #730 • 6350 south 143rd St. 1403 Seattle, WA 98101 Tukwila, WA 98168 9 Case No. 19890399 Tract No. R-MV-479 bcc: Official File—TR/TPP 4 (Case No. 19890399) JMGaston:kkb:9154:11/07/01(w:tsrf/1989case/19890399_01.doc) • 10 Case No. 19890399 Tract No. R-MV-479 I •• • • A . . M (-_--- R.--- ivies •------ II LS'GRJ A*• ZAP .�`to� �� ram C N. ^ cot.4 ♦♦• Z i C♦` . 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'�icilir.maitlig jr-F—w 0,- / ', 7, ,� •* ,gyp . . lir, / --------- 4-- 0, / Irivilir • . • UNfT[O d ' OP TN(INT[RgR ' BONNEVILLE POWER ADMINISTRATION N[AOOUARTERL.PORTl.ANO.On . 7 • RAVER -MAPLE VALLEY NOI 82 EXIBIT A • _ • soo lcv TRANSMISSION LINE Project Area' LONG MILE 19 PROM RAVER • (5891.7') Case No. 19890399 Tract ID: R-MV-479 Dr 1M 1..,O•„T u14.....•• a i '• ,'•T,�~''''•• •'"W Portion of BPA Drwng. 153119 Jam..:: '°=' ` "5 Id-13"f�'` T1 Raver-Maple Valley No. 1 &2(Oper. as mile 16 _ `>:' ::;_'""�:,w 153119 DTM=U f 167-13 Echo Lake-Maple Valley No.1 &2jLAKE-MARE OPER AS MILE 16 ECHO LAKE-MAE\ALLEY NO In 3 • • . ,y0 ty --,,,,,,,,./ 41 gt / RO a/CuR 147.1'Fr s, lto�� .14% �,,: a NORTH • �'00,44 ? 0 SRNC ER Op H UN .�l�`9711f �OkO SOOT nON OrSrU �: +. v,�: 6�:• PO ER ESO ROpU Oµ.O �.%' � " ��i ,er XIMATE LOCATION e ��`` " ' y! e, 0s APPROXIMATE of ! • �• OF WALKWAY �+ KiF.17q lai n\\�t* \� ' .�® ^7� (;r77J "k�.LT[j�'rZ,l.. 1 Y�J` :` r� ti`tr S)'d •, • rfu w''' w00Lt 4.r��Ol�. RD /02 y.1.., " \.. •�, • \� V' Ca+� �J�'.'�'' � �� - 'Ni • 14. , INSI r a 5' R/,,,,/N �Ntf N1.J1.. ..��,�y ��J'+.,N����, rye` `w..��_ -- -� PE k U W4 �: �^,. �'a 4f.,'; - ,,i tS' �' 0r mat 4.4I. E• 40, ..\. 'fB........... Ear •� : --- - - - --� - ;` - � . :� -�' •,: � FENCE �r ;� C © fro '� �. '- •.may� \�5 '� .`.�� "-•:.:yam-1, ,^_ ,'o Y , �` - '°'. �?�� /••'A�\ '`,��V • �� 4`' ;r � `: 4'''+ lif '° is iels vta;.meivimumw-$0,-.4111,2:4_____ _-- - . . icy ..P;� � + �• D �,,,,,,,, fr.,,,,., • 6. IH/CH SOVO W fO rC�Gi WSr� :. �4:y'-. ;- -�•T - ' ' 000.. c47 O4,Jr w'rN's2 Sr -." -- � DEVELOPMENT SIGN �, I aEROE.......... RY a:......SrC„_9P-„�OH1 - ,,, i �� / .� n'' coZc:P:o'.''`...... / / APPROXIMATE LOCATION OF ROAD REVISION I • ? '/.,'.., / �\ (s HARRINGTON PL.SE a�4q,249 '_j4 STOP SIGN rta 7ff/ W/STREET NAME SIGN EXHIBIT B Road(Harrington Place SE),walkway paralleling road,4 ft. &6ft.wooden fences,development sign, and stop sign w/street name sign • Case No.19890399 Tract No.R-MV-479 Portion of revised roadway and storm drainage plan(South Portion) Kensington Crest Condominiums , dated 8/28/01 sheet 6 of 20 r 6 - ` VEHICLE RV 0 , �_�i �Ems: .G- PARKING \'zi =. :1:4;:11.- 1:. , :I J 116I481 ,F I ` PARKING k, ` • s 1 � • ��lf. ,':�,,:�.i 1` `�LOCI>.��f'arm lk�l su ' �giRgi r�'a U 1, n1 li i_. / , b �" t c..G:i r. t mac. •^, - CAI . ��_.. �.-�•�, . ra. ri, 1 ?C•I ' ">•�►*►-\kF' `s,�,,F ii ►P r'1ri.:t:�!r�i ', S.110 a' r - it :•%�ar,Ni� Z Er. ,Y/� �,-�-1.; r r > cr1 ., ,cam^• , d........ ..1. , x4;� .ia�i�/..10-, !e"��eVi :.„., '�iiY' ia a4�`�1i..rs..'. r=6.16.--_,tT.-'-il!•_ha�ri'r+ft a.k"_..,.�-,i�'l�.r;,,, •••• ��E•'• .› ?,...V.Mot, I. „.., roo 1� /��o,..t-reSa.L,„'�� - c?`� �L 1: iR ��. ROAD A PWb�! � �00 III, -,. �,!`�L r-- ��� m" is '�� 't, NORTH ••1k 1,,,4(�w E ,,,(0:30 � �.� ���� a sr°1"�� � � F��rdd� x�¢a .; ,e1»' \\\�\q��\`� ��,� 'il���jr�` SPORTS COURT +i '!'� Ilwiov LUMINA RE ,rile. ♦ .�' '' �.�Jc ,�j4. .k ‘---------- \\ - , 4 ----] LUMINARE i �,���� � �0i . \ k..)P-a_ii AtczY . v. \ qi „ \ Q LUMINARE �'`� C t G £3 : \ '. - �� \�h,1c� LUMINARE ;y�: 1 -\ c. `, ` EMERGENCY ACCESS ROAD �� � ti fit\h,4% �`"'ilitui)lits., Z,i3'�i�� has . • ►��40 J/,i j .I �� ,��� , S81' 1'26-E 1633.21'�'- , EXHIBIT C Emergency access road,road"A",vehicle parking,RV parking,sports court,and luminares(4) , Case No. 19890399 Tract No.R-MV-479 Portion of revised roadway and storm drainage plan(South Portion)Kensington Crest Condominiums dated 8/28/01 sheet 1 of 20 4 • • T.---,!----•:1 L 11614BI 1,0-1," ..„ 1 ,'N\ \illiTi!.m,- 3 4/:, . i.4--1-71 --1• •A tl 1 -",„ .•., .: 16.. r ., 4 I. aRtk ,=-.-Ine..111 ' .1•. -11Z-AL-•-. ..EV§21 .1Li,.., ------ lir2 E% \ \ .1111.4":111' • "WI.-;i ,-,.:-.‘ '7'44.. -.-Ctill1:11“1- .1. .' 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'-,7(51A.•'•t;t v,,r,.,, , .\•,.. •,1, \,/ ,• --; ,-.,, s, .• -.- • -••••,- 3*,' A \c,\ / \\\\\. V.'in: .:.:;•.q:11k V\,_, i A . \ ',-, t\''N Nti,‘‘...k. t . t.st„, :)_•—•-/ i \ .. • ' ..., •It ',t-.'\%%11 ..----, , t . ' ,,.\NVI'''.1.‘,til' - ,(' --,. , •••• \ , 4.,,,,, „c, • _..., , .. \ . ' ..".------- ,lit141 . ••ri.•_Alrii,.'',II-,i ..._... _ _se-14..matae...r'.. I Al,,0•25 ,..1-=-12,. 6•4 . -1, „-- --.. \17---, 1. -..:,--. _ __.../ 0.--3 It-f„.....• ?,.. - . 1, ' i 1.1. .,... - ' ••••:.4----,,- - •.:‘ r --;;.•___—__ • , /- /7' r-rj',4= i-- :. '41z:c F.X1-1113IT 1) ' -____..... Storm sewer and water line -.:-.1: .1,.:...--:-..,-.-..... '--------.7.1— • , ., ,, vir ......1 . Case No. 19890399 Tract No.R-MV-479 Portion of revised roadway and storm drainage plan(South Portion) Kensington Crest Condominiums dated • - 8/28/01 sheet 1 of 20 _ • • • • . ' .... . • • • • GROUND LINE-X. o \. H. a • ' 1/2"CROSOY CUP A a I 3 • \ LEG EYTEN91(,N ¢ TOWER LEG CLAMP SEE O4 + W O . p 1 INSTALL AT FIRST STEP ' BOLT MOLE INSIDE TOWER LEG 5/0•'X 2'-6"GROUND ROD 0o +. • '- ' I/O 7-STRAND S.D.ALL ALU M, *WIRE BURIED 12•DEEP IN - UNCULTIVATED AREA WHERE w SOIL DEPTH WITHIAVAILABLE,RCKW EXHIBIT E F •+ GROUND LINE COVERED ROCK WHRE u .` NO SOIL IS AVAILABLE,IN • •;�\II} it ' CULTIVATED AREA WIRE BURIED 1\,� __ TO DEPTH AS SPECIFIED. Counterpoise l •a— W J/B"LflOSBYCLP�si,1 r 3 grounding for __ .ni. TO BE USED ON *WIRE BURIED 12"DEEP IN UNCULTIVATED } AGROUND ROD DETAIL RSNA,RSNB,R6N s•%1 AREA WHERE SOIL DEPTH IS AVAILABLE, steel towers o SEE O I COVERED WITH ROCK WHERE NO SOIL IS 1 ,7 1 c • - AVAILABLE IN CULTI ATECIFIEDA WIRE NOTE: Installation details FOR SQUARE TYPE TOWER FASTEN Case No. N 0INSTALLATION DETAIL COUNTERPOISE TO LEG EXTENSION 00 NEAREST TO COUNTERPOISE LEG RUN. 19890399 AU_COUNTERPOISE MUST BE CONTAINED . m • WITHIN THE LIMITS OF THE RIGHT OF WAY, Tract No.R-MV- THE DI(iECTION OF ANY RADIAL COUNTER- 477 • ' /� RIB DOUBLEDPOISE BACK TO AVOID OBSTRUCTIONS ILytTOWER LEG CLAMP PROVIDED IT DOES NOT HAVE A TURNING Portion of BPA J 2• rt.:Ae.'.- RADIUS OF LE55 THAN 10.OR COME WITHIN Drwng.44327- O20'OF ITSELF OR ANY OTHER COUNTER- , POISE AT ANY POINT, COUNTERPOISE IS NOT TO COME IN DIRECT • GROUND LINE�� '`_ CONTACT WITH TOWER LEGS AT ANY TINE z DO /+4/ , �� 3/B••CROSDY CLIP AFTER LEAVING TOWER CONNECTION. • 50'a SO' . * �4 i A. TO BE USED ON OS USE BONDING CLAMP IN PLACE OF qO 3 4 i 0 t� RSNA,RSNB,fl6N AND®WHEN PRESENT STOCK OF I// `\°%V CRABBY CLIPS IS DEPLETED. ¢ o c ___ TYPE 260 FOOTINGZ 'jCONTINVOUS \ SEE REF,DWG.00-346-AJJO,SER.15204 O O o LEG RUNS `��p (MATERIAL REQ.) • g IS O W 10'RoA. qs W _ • INSTALLATION ON TYPE 28Q TOWER 7 BONDING CLAMP NOTENJJ 16674P • 6 INSTALLATION R VOL 6S DETAIL 6.22 �"aV I Aso IO�flo4 NO REVISION BY OATE OY.PPRED O, .n .� a NEVILLE POWER AO�,ITNIL7 MTION in ;,.� . �` COUNTERPOISE GROUNDING • s a i��, •'�� - FOR STEEL TOWER•S CO 1- s0' ����'r INSTALLATION T 1 00 ® O• DE AILS m I/2"CROSBY CLIP 3/8"CROSBY CLIP a KH9.• sit FP*b+co-Dye .,••it ' • "y� "� I e•z-4s.lSSI cl IR6Na� -�� - p 44327 QO-346-PS2b 1"),2"'"'4` Z. ,4-"? • 443.27-DTTC-F STD . • • • 3'1 • • F. • Department of Energy r• f it 4 . Bonneville Power Administration z t 28401 Covington Way SE • Kent,WA 98042 September 17,2001 In reply refer to: TRF-Covington TRACT No.:R MV-479 • CASE No.:20010412 LINE:Raver-Maple Valley No 1 &2(Oper. as Echo Lake-Maple Valley No. 1 &2), Maple Valley Loop-South Line(Oper. as C-MV-No.2),Maple Valley Loop-North Line (Oper. as Sammamish-Maple Valley No. 1), and Rocky Reach-Maple-Valley No.1 CERTIFIED-RETURN RECEIPT REQUESTED Mr.Jim Gisselberg Puget Sound Energy 22828 68th Avenue South,#102 Kent,Washington 98032 LAND USE AGREEMENT Bonneville Power Administration (BPA) hereby agrees to your use of BPA's easement area for construction/installation, use, and maintenance of a 7200 volt underground service line,2 vaults and 2 transformers. The location of your use is partially within Lot 6, NWNW, & S2NW, Section 21, Township 23 North, Range 5 East, Willamette Meridian, King County, State of Washington, as shown on the attached segment of Puget Sound Energy's Kensington Crest Drawing dated 4/9/2001 marked as Exhibit A and BPA Drawing 153119 marked as Exhibit B.' PLEASE NOTE: BPA is not the owner of this property, if you are not the owner, you must obtain the owner(s) permission to use this property. There may also be other uses of the propertywhich might be located within the same area as your project. This • agreement is subject to those other rights. This agreement is entered into with the express understanding that it is not assignable or transferable to other parties without the prior written consent of BPA. • BPA'S AGREEMENT IS CONTINGENT ON THE FOLLOWING CONDITIONS: 1. Applicant must submit 'As-Builts' within 60 days if they are different than drawings submitted for application. 2. Maintain a minimum distance of 30 feet between construction • equipment and transmission line conductors (wires). 3. Storage of flammable materials or refueling of vehicles/equipment is prohibited. 4. Maintain a minimum distance of at least 50 feet between your facilities and the point where the transmission line (steel lattice structure) enters the earth. 5. Nuisance shocks may occur within the right-of-way. Grounding metal objects helps to reduce the level of shock. 6. Underground utilities on the ROW shall be designed to withstand HS- 20 loading standards to accommodate the BPA line trucks that may weigh up to 27 tons. 7. Access to transmission line structures by BPA's maintenance crews shall not be interfered with or obstructed. • 8. Construct and maintain the cable to comply with applicable national, state, or local standards. Mark the location of the underground utilities with permanent signs, and maintain such markings,"where they enter and leave BPA's ROW, and at any angle points within the right-of- way. 9.. Restore BPA's right-of-way to its original condition, or better following construction. No grade changes to facilitate disposal of overburden shall be allowed. If the design of the project requires cutting or filling, the elevations of the proposed finished grade and original ground grade shall be submitted to this office for final approval. 10.BPA shall not be liable for damage to your property, facilities, or injury to persons which might occur during maintenance, reconstruction, or future construction of BPA facilities as a result of your facilities being within the right-of-way. 11.Damage to BPA property, resulting from your use, shall be repaired or replaced by BPA at its option. The actual costs of such repair or replacement shall be charged to and paid by you. • • • 12. Construction/installation, use, and maintenance of the project shall be at no cost to BPA. 13.Underground utilities may be on vacant ROW and BPA may elect to provide additional overhead power lines or communication Iines on our easement sometime in the future. This may require modification to your Land Use Agreement. 14. Modification of your present use requires BPA's written approval prior to implementation. 15. You should be aware that: (a) Immediate access may be required during power outages or other emergency situations resulting in the destruction or removal of fences or structures on the right-of-way; and (b) BPA will NOT be liable for ANY damage to your property which might occur as a result of maintenance activities. Other uses and utilities on the right-of-way must be applied for separately. You shall not make any changes or additions to your use of the right-of- way without BPA's review and written approval. • IN ADDITION, THE FOLLOWING IS BROUGHT TO YOUR A1-1ENTION AND MUST ALSO BE COMPLIED WITH: Hazard or Interference: The subject use of this easement area has been determined not to be a hazard to,nor an interference with,BPA's present use of this easement for electric transmission line purposes. Accordingly, there is no present objection to such use. However, if such use should, at any time, become a hazard to the presently installed electrical facilities of BPA, or any facilities added or constructed in the future, or if such use should interfere with the inspection, maintenance, or repair of the same, or with the access along such easement, you will be required to remove such hazard or interference at no expense to BPA. Liability: You will have to assume risk of loss,damage, or injury which may result from your use of the easement area, except for such loss, damage, or injury for which BPA may be responsible under the provisions of the Federal Tort Claims Act, 62 Stat. 982, as amended. It is understood that any damage to BPA's property caused by or resulting from your use of the easement area may be repaired by BPA, and the actual cost of such repair shall be charged against and be paid by you. This Land Use Agreement becomes effective upon the commencement of use as set forth in the Agreement. • • • • If you have any questions or concerns, please notify us. This Agreement is a permit, revocable at will by the U.S:, and does not convey any easement, estate, or interest in the land. IF WE DO NOT HEAR FROM YOU WITHIN 30 DAYS FROM THE RECEIPT OF THE AGREEMENT, THE TERMS OF THE AGREEMENT WILL BE - ASSUMED TO BE ACCEPTABLE. THE AGREEMENT WILL THEN BECOME A PART OF OUR PERMANENT FILE AND MAPPING SYSTEM. You may direct any communication to this office, Bonneville Power Administration, Real Estate Field Services (TRF-Covington) 28401 Covington Way SE, Kent, WA 98042,or by telephoning 253-631-9154. THIS AGREEMENT IS HEREBY AUTHORIZED • • /X/i7 Jill . Gaston Realty Specialist cc: Shadow Hawk,LLC Mr.Roger Nix c/o Pagenantry Communities 25400 74th Avenue South Kent,WA 98032 I tc.SI, r_u�(r Kensington Crest Condominiums A Ph LE;Mail&Ionia, • ;I ' • • J 2900 Royal Hilla Dr .• • . • / 1/At.. 10..--I--f01i14r-111101 14 4 411111111111:1 - ' .. /.1_lA . '� ;fit 1Pi It..w.„,k • ,.• .. / /1 AY .A*/- ir 41111(411k$ 1 . VO11.1117 blob. \IIIIVIIIIL ilk 0- 1.1. .'illeAtif ItY/ - 11eA f4i$ Y --- \ ili • •• VO --- / .4°‘ ----- -/ 4r. 17.—:, — • • (V2)APPROXIMATE • APPROXIMATE LOCATION OF 7200 i'r -• -,' • \ LOCATION OF J-VAULT lk VOLT UNDERGROUND P/L (�''�UTILITIES .• y YI BPA Tnrxmisabn 7owon // '` l • ■ V7)APPROXIMATE LOCATION OF I' (V11)APPROXIMATE LOCATION OF // TRANSFORMER • TRANSFORMER �A - (41. 411 t W� . It . •:.• i . . (VI)APPROXIMATE ► • • LOCATION OF r VAULT EXHIBIT A • �/� 7200 Volt underground P/L,2 J-Vaults and 2 Z /,,- IHtr+D1`� v ` transformers. Case No.20010412 • i/ // �, �` \ Tract No.R-MV-479 • / ,� \ \ Portion of PSE Drwng.dated 4/9/2001 • • SEC' ?I a 20 T23N R5E WM KING COUNTY, WASHINGTON • • I _:-� oNmryY-Dy4 .9r v ::-. .'. .1\. ' 4• yh �� , „-.„ / . -� + , 4 fit,G 4. am• •f► . M�;IN 4. 4. • �_lX ' - ' 7r' . .� ••e•P. ��T�p�jft •I�. •` .\ Gel. _...did `�\r+ `(Vi)APPROXIMATE i q�9. � /' ����a' �A, •_\ `-, �n elTs `� LOCATION OF J-VAULT ;•9S* `eo 4 '••' �.5;` ,1 \ • • /� . vr— • P.. ‘- ,..- - _____..) �7IC: `'1i!\a'$ N mr....\-‘0.--_ --------- ., L1L. /SY )','+•]i;T170.¢r�• •cs `,4 v�� I?..4•+' APPROXIMATELOCATION�OF7200 S4 e yti+•� H /� /� (V2)APPROXI>ria ET o�j /.�o': j r + :� VOLT UNDERGROUND P/L LOCATION OF J-VAULT /� * .'• r• •r r Js•— .. -•-••AI -�y. ��. ._ � /' ��� J7.•/ / ��-��-�((((((...... M'S • �'' �•\ ^ I ' \ate, ......../ „s...Ay `ice;=�•i�► `�•/ %%��/�, / �" , \i. M r 111 CO AJ . � nnruA " 1. .,s.+ (V11)APPROXIMATE LOCATION OF �' 4 • d.;•I�i (V7)APPROXIMATE LOCATION OF �h..,i • • II TRANSFORMER ;;o�Qr�' //► TRANSFORMER l` likS,; _.... ....-'..--.. ...-----..-'.. 1-4\ t'), ., . pC y L 9 s e b 3 7�'14 1 Wt i e 11 4 \�� t. ru.IN°t MNo coo.o, ,i^ ' W ./7 ' �' yA11I46TO4 CCOAO1NAT(7 T71(N -'• y '\\\Pia S. NGATN tONL .04 c'1 q, o:nn/OS,i.... • • EXHIBIT B .IoNNIv)ut Iowa AouiNIMATIOH 7200 Volt underground P/L,2 J-Vaults and 2 transformers. RAVER-MAPLE VALLEY NO 182 r�T ...RV TNANCuiI ON LAC Case 1\�'20010412 LONG 411.(19 PROM 11AY(R ; 11191.7.) Tract No.R-MV-479 -;,r, • ,� (..,:•As •r er•._ Portion of BPA Drwng. 153119 .���w^ "''•w''�./"•1d5't=s' rr r„�•`v • 1•:'s:c:��%%1 153119 DTM-011(7.13 Raver-Maple Valley No.1 &2(Op. 1 as mile 16 Echo-Lake-Maple OP ER as MILE 16EWJL�.:(£-MAPLE WLLEY1OI62� • Valley No. 1 &2 1 %0 _ CITE. JF RENTON ..IL 4 Planning/Building/Public Works Department mom Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator June 20, 2000 State Department of Ecology Northwest Regional Office 3190 160th Ave. SE Bellevue,WA 98008-5452 SUBJECT: Shoreline Management Substantial Development Permit for Kensington Crest Condos File No. LUA-98-161;SM Gentlemen: Enclosed is the Shoreline Substantial Development Permit for the above referenced project. The permit was issued by the City of Renton on June 20, 2000. We are filing this action with the Department of Ecology and the Attorney General per WAC 173-14-090. Please review this permit and attachments and call me at (425) 430-7270 if you have any questions or need additional information. Sincerely, di2e. 2) Lesley Nishihira Project Manager Enclosures: Copy of Original Application Affidavit of Public Notice/Publication Site Plan SEPA Determination cc: Office of Attorney General City of Renton,Transportation Systems City of Renton, Utility Systems Applicant _char 1055 South Grady Way-Renton,Washington 98055 at This oaoer contains 50%recycled material.20%cost consumer CITY OF RENTON SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE MANAGEMENT SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT APPLICATION NO.: LUA98-161, SA-H, CU-H, SM, ECF DATE RECEIVED: July 15, 1999 DATE OF PUBLIC NOTICE: August 11, 1999 DATE APPROVED: June 20, 2000 DATE DENIED: NA TYPE OF ACTION(S): [X] Substantial Development Permit [ ] Conditional Use Permit [ ] Variance Permit Pursuant to Chapter 90.58 RCW, the City of Renton has granted a permit: This action was taken on the following application: APPLICANT: Bealko, Inc. PROJECT: Kensington Crest Condos DEVELOPMENT DESCRIPTION: The proposal is to develop a 64-acre site with a condominium complex, including a total of 201 units (103 townhouses and 98 flat units) that would be developed on approximately 19 acres of the site. A Shoreline Substantial Development Permit is required for the project only to allow for installation of a stormwater line located within 200 feet of the Cedar River.The stormwater line would extend off the northeast slope of the property and discharge into the Cedar River. The stormwater line would be a Drisco pipe installed above ground and anchored to a slope estimated between 44% and 53%. The stormwater line would be located in a cleared utility easement to minimize disturbance to slope vegetation. A birdcage is proposed at the end of the stormwater line to reduce the discharge velocity prior to entering the Cedar River. A rock apron or riprap at the point of discharge would prevent erosion. LEGAL DESCRIPTION: Attached separately to report. SEC-TWNP-R: Section 21, Township 23 North, Range 5 East. WITHIN SHORELINES OF: Cedar River APPLICABLE MASTER PROGRAM: City of Renton SHRLPERM , City of Renton P/B/PW Department Snoreiine Substantial Development Permit Page 2 of 2 The following section/page of the Master Program is applicable to the development: Section Description Page 5.04 Conservancy Environment page 23 7.18 Utilities page 42 This permit is granted pursuant to the Shoreline Management Action of 1971 and pursuant to the following: 1. The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state, and other permit requirements. 2. A construction permit shall not be issued until after a twenty-one (21) day appeal period that commences with the filing of the Shoreline Substantial Development Permit with the State Department of Ecology(DOE). 3. The applicant shall locate the entire birdcage structure (energy dissipater) above the 100-year flood elevation, as well as add additional riprap below the structure. The satisfaction of this requirement will be subject to the review and approval of the Development Services Division prior to the issuance of construction permits. 4. The applicant shall notify the Olympic Pipeline Company and provide plans to them well in advance of construction activity. Olympic Pipeline inspectors shall be requested to be present during all construction activity. 14. ‘/Z076 1Pla n' g/Bu' inesublikAdministrator Date SHRLPERM : . CHICAGO TITLE INSURANCE COIv • Order No. 489658 CONDOMINIUM CERTIFICATE SCHEDULE A • (Continued) • • LEGAL DrSCRIPIION THAT PORTION OF SECTION 21, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN,• IN KING' COUNTY, WASH_I_NGTON, DESCRIBED AS FOLLOWS: • BEGINNING AT A POINT ON THE OFNORTH LINE WEST OF THE SAID SECTION A DISTANCE OF Z000 r^^==T WEST LINE OF GOVERNNLNT LOT 4 IN'SAID SECTION;THENCE SOUTEE STERI,Y 1121.85 FEET TO A POINT 940 FEET SAID SECTION AND 3.80 FEET c r T SOC=: T LAID NO. LINE OF WE..T O_ SAID WEST LINE OF GOVr.?*II�;j LOT 4; THENCE SOU HEASTERLY 4666.77 FEET TO TEE POINT OF INTERSECTION I • -0F GOVERNME.*IT LOT 4 WIT:: OF SAID WEST LIh= A LINE 187.5 FEET SOUTHERLY OF THE NORTHERLY MARGIN OF THE BONNEVILLE POWER ADMINISTRAT_TON MAPLE VALLEY LOOP NORTH LINE, AS r'.ASupD • PERPENDICULAR FROM SAID MARGIN; THENCE SOUTH 80°23'40" EAST (SOUTH 80°10'3C" EAST) , PARR FEET; :O. SA=D MARGIN, 634.20' THENCE SOUTH 32°17'10" EAST (SOUTH 32°04' Opt' EAST) , �T) , PARALLEL TO SAID AID MARGIN,AR_G I N, 248 OF .67FEET TO T� WESTERLY MARGIN OF THE CITY OF SEA_TLE-MERCER ISLAND PIPE LTNE RIGHT WAY AS CONDEMNED IN KING COUNTY- SUPERIOR_OR COURT CAUSE NUMBER 48=-9 .TFEvCE SOUTHERLY, ALONG SAID MARGIN, TO THE POIv: OF INTERSECTION WITH TEE MARGIN OF POWER ADMINISTRATION ROCKY REACH-MAPLE V ryNO. 1 TRANSMISSION LINE , THENCE NORTH 32°Z7'ZO" WEST (NORTH 32°04' 00" -c THENCE NOR'=':i 80°23' 't WEST WEST) , ALONG SAID MARGIN, 502.75 ..•.-•� 4 0 (NORTH 8 0°1 '3 tlWEST) , _FEE TO T:-_^� NOs-'•.Tr:EA.STE:-vMARGINC 0 WzS i) , ALONG SAID MARGIN, -�.E... +_ OF SOUTHEAST ROYAL :II D- TO48-Z8 _ CITY OF KENT UNDER RECORDING NUMBS -- _S _-Iva ASCON -,D TO Try . THENCE WESTERLY, NUMBER 7502C70394 FROM A POINT LY `LONG SAID MARGIN, TO A POINT,WHICH BEARS Oi TEE NOR::: LINE OF SAID SECTION A63 SOUTH 09°3 0' 0 0" EAST NORTHWEST CORNER -'C-ION WHICH IS 638.89 FEET EAST OF THE OF SAID SECTION, AS MEASURED THENCE NORTH 09°30' 00" WEST 1475.83 SAIDIt7 ALONG SAIDNORTH LINE; SECTION 2� FEET TO POINT ON THENORTH,LT17E- OF SAID THENCEEASTERLY,�' -ALONG SAID NORTH LINE, 1014.54 54FEET TO TRUE POINT OF BEGINNING; THE • TOGETHER WITS THE FOLLOWING DESCRIBED PARCEL: BEGINNING AT A POINT ON THE WEST LINE OF SAID SECTION A DISTANCE OF 1265140 FEET SOUTH OF THE NORTHWEST CORNER THEREOF; THENCE SOUTH 34°54'30" EAST 940 FEET TO THE SOUTHERLY MARGIN OF SAID SOUTHEAST ROYAL HILLS DRIVE AND THE TRUE • POINT OF DEGINNING; THENCE CONTINUING SOUT:-i34°54'30" EAST 55 FEET • EN BONNEVILLE POWER ...a.,.,_r, TO THE MARGIN OF ADMINISTRATION ION ROCKY REACH-MAPLE VALLEY y THENCE NORTH 54°24'00't NO. 1 TRANSMISSION LINE;EAST, ALONG SAID MARGIN, 830 FEET :O THE SOUTHERLY MARGIN OF SAID SOUTHEAST ROYAL HILLS DRIVE; THENCE WESTERLY AND SOUTHERLY, ALONG SAID MARGIN, TO THE TRIM POINT OF BEGINNING. • I .• • • - I CHICAGO TITLE ItiSURANCE COMPANY r / /' -U�' -Z,,,,*..- -. iI , ...•,,• -,-s,.c\„-.'-0•0.„'...---* • ��/ 1 \\,,,,,,,,, \..\..\.••\ '‘'\c,; \\\-. 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January 11, 2000 • Mr. Richard Butko Bealko, Inc.' • P.O. Box 3266 Federal Way, WA 98633 SUBJECT: Kensington Crest Condominium Complex eFl U=1:trW Dear Mr. Butko: We have reviewed the revised colored drawing for Kensington Crest Condominiums that you • submitted to us on December'16, 1999 and the modified drawing showing sent via facsimile on ' December 20, 1999 by your attorney, David Halinen. The drawings show proposed revisions to the Kensington Crest shadow plat for Buildings 33 and 34 in order to comply with Hearing . Examiner's Condition No. 6: "The applicant shall design the shadow plat so that alley areas'are not part of the required area." We concur that, as so modified,that the concept for.the shadow plat for Building's 33 and 34, complies with Condition No 6 of the Hearing Examiner's December 9, 1999 Decision. Accordingly,the updated shadow plat'for the,Buildings 33 and 34 will be approved as shown pending receipt of the following items: : 1. A fully dimensioned site,plan:With the proposed changes indicated. The site plan must include:`the area of the proposed shadow platted lots" (both with and - without the pipestemf.portion of the lot);the proposed lot widths and depths; and, applicable setbacks. ' 2. A PMT reduction of the revised site.plan. The approval of the revisions is subject to compliance with development standards of the R-14 Zone. Please note also, that we still await revisions to the shadow plat layout for the site's southern sector. These revisions should be included on the requested site plan and PMT reduction, and are subject to the approval of the project manager, Peter Rosen. Should you have any questions regarding this correspondence or the Kensington Crest project, please feel free to contact Peter Rosen, project manager at (425)430-7219. Sincerely, a ' • it\t_etivvv, ifer To Henning Principal.Planner • cc: Jana Hanson, Director, Development Services Division Peter Rosen, Senior Planner , David Halinen, Halinen Law Offices(via faX 253/272-9876) • Rob Armstrong, Barghausen Consulting Engineers, Inc. (via fax 425/251-8782) OSS South Gra :RcrifoWashington•98055 s5 er This paper contain 0!iecy--clad material,20%post consum Dec-20-99 01 : 19P Law Offices 253 272 9876 P.02 •i..•F 4 4: • ... tilt' . j... lY 1 ARK 15 CARS ON STREE 1 ROAD F 'a '1 I _ ,:: ' *WI 61111 '.rYt. 33 4C 158 ?4 :34. ,4C= 35 8C e til ,„.,:o. ..,.,. .. .! \., - ._ •.. ..• .. --, . , r L•��:• ,.s, _r.. i. / \ . • Vs / A. ,�^i't;�; / l ,� ' / . - : • ••' •;ii .•. . •. :„....,.. .: . , n .... • , ,.., ...„••:.......• . NI. , ": ; $1 6A . .p. .K.,!:7,7;. ,f.-::.--:, . / - . 0 olifig 9 • . . . AlOP sit) irriviwaja• • 0 . 1� % 1011 co‘) P Obeeilliplet Jr illii•_Aga %.,r. 110 . ? r 1./ I, V. 10 Cl••• I 1_ Ttift;'• I'' . # ...I:5%;.....::1:;:%• ,. 11/21/2 /2./2.0(q? • tip. ‘..,,, '•••• ;4 •••-•.;e•-, ,. 1..,,,..,........„„..r . ...-- - Ilik:C.,,... ,..22,.:0 r • • ♦ �` RE TON � � . . . ,. _, Hearing.Examiner Jesse'Tanner,Mayor Fred J:Kaufman • Mr. David Halinen'` 10500 NE 8th,#1900 Bellevue, WA' 98004 Re: KENSINGTON CREST CONDOMINIUMS FILE No: LUA98-161.SA-H,CU-H, SM Dear Mr. Halinen: . 1 TheExaminer's Report and Decision on theabove referenced matter,which was issued on December 9, 1999,was not appealed within the 14-day'.period.established by ordinance. Therefore,this matter is- :. considered final by this office and the file on your application is being transmitted to the City Clerk as of this date. 4�,=; �::. • _ Please feel free to contact this office if,furtlier'assistance or information is required. Sincerely, Fred J. Kaufman Hearing Examiner : . .. . is :FJK/ ._..... I • cc: Peter Rosen: _ . -Sandi Seeger;Development Services,.::':: 1055,South.Grady Way Renton''Washington 98055:-:(425)430-6515" . f F RENTON Planning/Buiiaing/Public Works Department Je Tanner,Mayor Gregg Zimmerman P.E.,Administrator • Mr. David Halinen Halinen Law Offices, P.S. Bellevue Place/Seafirst Building 10500 NE 8t, Suite 1900 Bellevue,WA. 98004 SUBJECT: Kensington Crest Condominiums—LUA98-161, SA-H, CU-H, ECF, SM Request for Parking Code Modification Dear Mr. Halinen: I am in receipt of your request to modify Parking Regulations to exceed the maximum number of parking spaces required for the Kensington Crest Condominium project. SUMMARY OF REQUEST Kensington Crest Condominiums is a proposal for 201 multi-family residential units. The applicant requests a modification from parking regulations to allow for 592 parking spaces where the code requires 352.The Parking Code requires 1% parking spaces per dwelling unit for multi-family development and one parking space per 4 dwelling units is required for guest parking. This would equate to a parking requirement of 352 spaces for the 201 proposed units. The applicant proposes a total of 592 parking spaces provided in surface lots, on driveway aprons, in carports and garages. The townhouse parking includes 156 spaces in enclosed garages, 150 driveway spaces and 44 off-street parking spaces, for a total of 350 spaces for the 103 units. The multi-family flats include 70 enclosed garage parking spaces, 28 covered carports, 60 driveway spaces and 84 off-street parking spaces, for a total of 242 spaces for 98 units. The proposal also includes a 23-space recreation vehicle parking area. Parking for recreational vehicles is optional, but the code does list a standard of 1 space for every 15 units. This would equal 13 parking spaces for the 201 units. BACKGROUND Parking regulations, Section 4-4-080F.10.a., states: In determining parking requirements, when a single number of parking spaces is required by this Code, then that number of spaces is interpreted as.the general number of parking spaces required, representing both the minimum and the maximum number of spaces to be provided for that land use. I The proposed site plan includes 592 parking spaces for 201 multi-family residential units and the parking ' regulations require 352. Therefore, the applicant must receive approval of a modification from the number of parking spaces required by the code. The Administrator of the Planning/Building/Public Works Department is authorized to grant modifications from the minimum or maximum parking requirements for a j specific development(Section 4-4-080F.10.d.). The applicant's letter requesting a modification addressed criteria in the code to justify exceeding the maximum number of parking spaces. ANALYSIS I The proposed site plan includes 592 parking spaces where the code requires 352, an excess of 240 parking spaces beyond the code requirement. However, 126 of the 240 parking spaces are garage parking spaces. One of the principal intents of the code is to limit the amount of surplus'parking to reduce impervious surfaces. The garage parking, within the residential building footprint, would not increase • impervious surfacing on the site. In addition, 210 of the total parking spaces are driveways to be used for Itandem parking. The driveways would be installed whether used for parking or not and do not represent additional impervious area. 1055 South Grady Way-Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer • Page 2. DECISION The request to modify requirements of the City of Renton Parking and Loading Regulations to allow for the construction Hof 592 parking spaces, which exceeds the code requirement of 352 parking spaces for the 201 dwelling units which comprise the Kensington Crest Condominium project (LUA98-161, SA-H, CU-H, ECF, SM), is approved subject to the following conditions: 1. No parking shall be permitted on driveway apron parking stalls that are not of a sufficient size to meet City requirements for either a standard or compact parking stall. Substandard driveway aprons shall be signed or marked "No Parking." 2. The applicant shall record a restrictive covenant or other device acceptable to the City that assigns tandem parking spaces to the exclusive use of specific dwelling units. The applicant shall also install signs at the garages indicating that the driveway apron is reserved for use by the unit occupant. Sincerely, '2)-14 73 3irn Gregg Zimmerman, Administrator Planning/Building/Public Works Department cc: Peter Rosen, Project Manager • AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) ss. County of King ) MARILYN MOSES , being first duly sworn, upon oath, deposes and states: That on the 9th day of December ,1999, affiant deposited in the mail of the United States a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: 1 l 1 7/4 (j� p SUBSCRIBED AND SWORN to before me this J41 day of , 1999. —YN/C46- Notary Public/in an for the State of Washington, residing at / - ,therein. Application, Petition, or Case No.: Kensington Crest Condos LUA98-161,SA-H,CU-H,V,SM The Decision or Recommendation contains a complete list of the Parties of Record. . • • • • • • • • • • • • • x., • HEARING EXAMINER'S REPORT J - December 9, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPLICANT: Dick Butko Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V i LOCATION: 3500 SE Royal Hills Drive SUMMARY OF REQUEST: To develop 64 acre site with 201 condominium units S MMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 2, 1999. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the November 9, 1999 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,November 9, 1999, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Vicinity map application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Revised site plan Exhibit No.4: Overall landscape plan Exhibit No. 5: Detailed landscape plan Exhibit No. 6: Elevation drawings, Townhouse Type 4A Exhibit No.7: Elevation drawings,Multi-family Exhibit No. 8: Elevation drawings,Multi-family Flat Flats Buildings 8Aand 8B 6B Exhibit No. 9: Memorandum from David Halinen Exhibit No. 10: Phasing plan Exhibit No. 11: 40% slope diagram Exhibit No. 12: Steep slope analysis Exhibit No. 13: Administrative determination Exhibit No. 14: Letter from David Halinen, 11/9/99 The hearing opened with a presentation of the staff report by PETER ROSEN,Project Manager,Development Services,City of Renton, 1055 S Grady Way,Renton,Washington 98055. The applicant requests approval to develop a 64 acre parcel into 20.1 condominiums,with 103 townhouses and 98 flat units. The developed portion Dck Butko Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 2 of the site is approximately 16 acres. Seattle City Light and Bonneville Power Administration easements bisect the entire site in east-west and north-south directions. Under the power line easements the applicant is prohibited from building permanent structures. The proposal includes a village green with a sports court,picnic recreation area,and a recreational vehicle parking area in this restricted easement area. Overall the proposal includes a total of 45 residential buildings with 30 townhouse structures and 15 multi- family flats. Of the 30 townhouse structures which are on the south portion of the site, 18 would have 4 attached units, 7 would have 3 attached units, and 5 would be 2-unit structures. Of the 15 flats, 8 would have 8 units, 3 with 6 units, and 4 with 4 units. The townhouse units are ground-related units and have individual entries. There is a narrow green open space area in the backs of the units. On the north part of the site the multi-family flats are oriented around the main street through the site. The alternating facades of the units will add variety and visual interest. Access to the flats is in the back of the buildings. The north tier of flats has access to driveways by way of an alley. The alleys are considered to be equivalent to private easements,rather than public streets. There are also multi-family flats in the northwest corner of the site. There is a total of 592 parking spaces proposed in surface lots, driveway aprons,carports and garages. The proposal exceeds the required parking standard and the applicant has requested approval of a modification, but no determination has been made at this time. The site would be accessed via a private street boulevard coming from Royal Hills • Drive,with an emergency access located east of the main access. Public Works has approved a street modification to allow for reduced street widths of the internal streets. The site is encumbered by steep slopes and power easements,with 5.38 acres of steep slope area that exceeds 40 percent which is largely located along the east,west and north boundaries off the edges of the developed portion. The proposal avoids disturbance of the steep slopes except for installation of the storm water line that extends off the northeast portion. That installation requires a conditional use permit and a variance. The site is fairly isolated from surrounding development. The applicant proposes to phase construction into four phases,with phase 1 as the western portion of the site including the main street,phase 2 the center portion,phase 3 the north tier of the flats and along the eastern boundary, and phase 4 the remaining portions. The applicant has requested time limits over the normal site plan approval of two year periods. They are proposing that phase 1 commence within two years,phase 2 four years, phase 3 six years,phase 4 eight years. The applicant acknowledges that some construction conflicts would be inevitable due to the configuration of the site and the proximity of the occupied units. The Environmental Review Committee(ERC)issued a Determination of Non-Significance-Mitigated(DNS- M),with mitigation measures imposed. Twelve mitigation measures involved geotechnical recommendations regarding site preparation and disturbance, and erosion controls. The applicant was advised to investigate alternative methods to reduce the velocity and dissipate energy from the stormwater outfall prior to discharge into the Cedar River. The remaining mitigation measures involved payment of traffic,fire and parks mitigation fees. The Comprehensive Plan(CP)designation for the site is Residential Planned Neighborhood(RPN). It is intended to create new planned neighborhoods that include a variety of housing types and incorporate features from both single and multi-family developments, as well as support cost-efficient housing,transit service and efficient use of urban services and infrastructure. The proposal complies with CP policies such as including townhouses and small scale multi-family flat structures, along with a focal point such as a public square or park. The site is zoned R-14 and is intended to encourage development of new residential neighborhoods designed to combine characteristics of both detached single family and small scale multi-family developments. The R-14 allows minimum density of 8 dwelling units per acre and maximum of 14. The applicant, after a complicated Dick Butko Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 3 process of calculating net density,arrived at a net density of either 3.99 or 4.73 dwelling units per acre. They requested approval by the reviewing official to reduce the minimum density requirement. The R-14 zone includes a bonus provision allowing a greater number of dwelling units per structure if the applicant can incorporate specific design features. The applicant proposes coordinated street lighting,mail box detailing of a contemporary style at 15 locations,and addressing of streets and units which are easy to recognize. If a development is to remain unplatted, a shadow plat must be provided which indicates the proposed development would meet equivalent standards in terms of lot area,widths, setbacks,access and infrastructure. The applicant has provided such a shadow plat which satisfies the equivalent standards as required. Front yard setbacks,rear yard setbacks and side yard setback requirements are met,with the exception of the north unit of building 1,two eastern units of building 12 and the west unit of building 9 do not meet the setback requirements. Project development features to be incorporated into R-14 were detailed by Mr. Rosen. Regarding the slope,the applicant submitted both a slope diagram and steep slope analysis which indicated areas of the site between 0 and 25% slopes,areas of 25 to 40% slope,and areas over 40%. Those 40%or greater are largely off the edges of the site. The analysis also studied those individual slope areas of 40% or greater that are on the developed portion of the site. This analysis was done under the greenbelt regulations, and this allows for averaging of the slope areas. The Zoning Administrator issued a determination that adopts the steep slope definition in the greenbelt regulations for the purpose of determining regulated slopes for the tree cutting and land clearing regulations. By averaging,these slopes were all under 40%and were then not required to go through the variance process. The proposal would require extensive clearing and grading in order to prepare the site for development. The applicant has estimated 61,250 cubic yards of material will be cut and 60,000 cubic yards will be filled. Staff is recommending that applicant record a Native Growth Protection Easement to restrict development and cutting of vegetation from the 40% slope areas on the site. The applicant will need approval from both Bonneville Power Administration and Seattle City Light for improvements under the power line easements. A traffic study was done which evaluated offsite impacts of this proposal. The proposal would result in approximately 1,178 average daily trips for the 201 units. The ERC determined that project impacts would not create the need for nearby intersection improvements. Staff is recommending approval of the proposal, subject to the following conditions: (1)applicant comply with the ERC mitigation measures; (2) applicant revise the yard setback areas for buildings 12 and 9. The two east units of building 12 do not meet the rear yard setback requirements and the west unit of building 9 does not meet the rear yard setback requirement from building 12; (3)applicant verify the parking stall dimensions; (4) applicant provide an additional slope analysis of the steep area underlying building 42. If the slope analysis reveals that the slope area underlying building 42 exceeds 40% according to the definition provided in the greenbelt regulations,then the site plan shall be revised to eliminate building 42 or a portion thereof;(5) applicant record a Native Growth Protection Easement from the top of the 40%slopes to property boundaries. The applicant has applied for a conditional use permit and a variance on the steep slopes off the northeast Portion of the site for installation of a storm water line. Storm water detention on the site is proposed with wet vaults on the north portion of the site and a detention pond on the south portion. The two detention systems would be connected to the storm water line that exits the northeast side of the property. The stormwater line would be a Drisco pipe installed above ground and anchored to the slope in a cleared utility easement. A birdcage is proposed at the end of the stormwater line to reduce the discharge velocity prior to entering the Cedar River. Dick Butko Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 4 The decision criteria for granting of a conditional use permit and variance were discussed by Mr. Rosen. Staff recommended granting of the conditional use permit and variance with no recommended conditions. David Halinen, 10500 NE 8th,#1900,Bellevue, Washington 98004, attorney for applicant herein, explained that the overall site is 63.96 acres with the majority of the development in the northwest corner. There is an extensive Bonneville Power Administration easement which crosses the southerly sector, and another power line easement which bisects the developed area. He further described the phasing proposed by the applicant, and also discussed the code in relation to roadways and alleys in the shadow plat. William Popp, 14400 Bel-Red Road,#206,Bellevue, Washington 98007, applicant's traffic engineer,responded that the entrance to the site at Royal Hills Drive had adequate sight distance to either direction. Robert Wells, 18120 NE 102nd Court,Redmond, Washington 98052, applicant's architect, stated that he had been involved in the site development for 18 years. He described the building colors,the building styles,the interior living units,and the general characteristics of the proposal. Martin Zollner, 4205 148th Avenue NE,Bellevue,Washington 98007, applicant's landscape architect, described the landscape concept for the proposal. There will be street trees along the entire street-scape to reflect that area and the adjacent buildings. He further detailed the design of the landscape to the northern multi-family units. Dana Mower, 502 16th NE,#312,Auburn, Washington 98002, applicant representative herein, described the design of the stormwater system for the project. He explained the project and contacts with the Department of Fisheries and their input to the proposal. He further addressed the preference of a gravity system over other systems. Arneta Henninger,Development Services,City of Renton, 1055 S Grady Way,Renton,Washington 98055, responded to the question regarding ownership of the sanitary sewer system. Because this site is in an isolated area of the City,the sewer system will serve only this site. DOE guidelines for such situations are that it be a privately owned system. The Examiner called for further testimony regarding this project. There was no one else wishing to speak,and rio further comments from staff. The hearing closed at 2:00 p.m. FINDINGS, CONCLUSIONS&DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Dick Butko,filed a request for approval of a Site Plan, Conditional Use Permit and Variance to allow the development of a 201-unit multiple family complex. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non-Significance-Mitigated(DNS-M)for the subject proposal. Dick Butko - Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 5 4. The subject proposal was reviewed by all departments with an interest in the matter. 5I. The subject site is located at 3500 Royal Hills Drive. The site is in the southeast portion of the City. The site is located east of Renton Hill and south of the Maple Valley Highway(SR-169). The site is located on a plateau above the Maple Valley Highway and the Cedar River. 6. The subject site was annexed to the City with the adoption of Ordinance 1961 enacted in June 1962. A Planned Unit Development(PUD)(FPUD-024-85)was approved by the City Council in March 1987 but was never developed. 7. The subject site is zoned R-14(Multiple Family; 14 units per acre). 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of a residential planned neighborhood, but does not mandate such development without consideration of other policies of the Plan. 9. The subject site is an approximately 64 acre site. Approximately 19 acres of the subject site will be subjected to development. The remaining portions of the site are dedicated predominantly to power line corridors in the south and southeast portions of the site. Of the 19 acres, additional power line corridors and steep slopes will further constrain development locations. Density calculations were based on what the applicant and staff agreed were the developable portions of the property. This excludes those portions constrained by the power lines south and east of the proposed development. The developable portion of the site is also crossed by two power line corridors but development will be positioned around them. No buildings are permitted under the power lines but parking and recreation and open space may be located under the power lines. In addition to the constraints imposed by the power lines,the site is also surrounded on three sides by steep slopes exceeding 40 percent. Approximately 5.38 acres along the east,west and north property lines are constrained by these steeper slopes. 11. The area south of the subject site is developed with multiple family and single family uses. The other areas surrounding the subject site are undeveloped. 12. The BPA power line that runs generally from the southwest to the northeast will divide the site with the multiple family units on the north and the townhomes on the south. The open space will be located in the corridor. 13. The applicant proposes developing a condominium complex with 201 units. There would be 103 townhouses and 98 flat units. The applicant will develop a total of 45 residential buildings. There would be 30 townhouse buildings and 15 multiple family buildings. There will be a variety of townhome buildings differing in the number of units they contain. There will be 18 buildings containing 4 units, 7 buildings containing 3 units,and 5 buildings containing 2 units. 114. Similarly,the multiple family component will consist of buildings containing different unit counts. There will be 8 buildings with 8 units,3 buildings with 6 units, and 4 buildings with 4 units. 15. Design features of the townhouses will include individual entries and garages turned to the "front" street. They will also include rear decks and open space. This open space is located in a corridor that Dick Butko Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 6 divides the adjacent tiers of buildings. Staff noted that the front garages are the predominant aspect of these units. 16. The applicant has designed the multiple family units in two main east-west tiers north and south of Road F and served by alleys paralleling Road F near the north end of the subject site. Units north of the road will face the road but have access from another alley north of the buildings. The tier of buildings south of Road F will be oriented with their rear to the road and their front facades on the parallel southern alley. These buildings have parking in garages. Branching off the west edge of Road F will be a smaller tier of multiple family buildings at a right angle to Road F and with carport parking. There will be a three-story building in this cluster. Similarly,one building on the east end of Road F will also be oriented at a right angle. The access to all of these buildings will vary from a common interior hall or stairs to outside stairs. 17. The applicant will provide a mix of parking in surface lots, on driveway aprons, in carports and garages. Code requires 1.5 parking spaces per dwelling unit for multi-family development plus one parking space per 4 dwelling units is required for guest parking. This proposal would require 352 spaces for the 201 proposed units. A total of 592 parking spaces would be provided throughout the site. The townhouse parking includes 156 spaces in enclosed garages, 150 driveway spaces and 44 off-street parking spaces, for a total of 350 spaces for the 103 units. The multi-family units include 70 enclosed garage parking spaces,28 covered carports, 60 driveway spaces and 84 off-street parking spaces, for a total of 242 spaces for 98 units. 18. The applicant proposes exceeding the required parking standard and the applicant has requested approval of a modification from the parking code limitations. The proposal includes a 23-space recreational vehicle parking area. Parking for recreational vehicles is optional in the parking regulations. Complexes of more than 50 units are allowed 1 space per 15 units. This complex would be permitted 13 recreational parking stalls. The applicant has requested to exceed the number of allowed parking spaces for recreational vehicles. This parking area will be screened by landscaping as required by code. 20. A private street would provide access to the site from Royal Hills Drive. A secondary, emergency access also connecting to Royal Hills Drive would be located east of the main access. The applicant proposes a divided entry road that has a paved surface of twenty feet(20')on both sides of a landscaped island. 21. The proposal includes an approximately 1 acre open space area located in the center of the site under the power lines. There would also be a community building located near the south entrance to the subject site. The approximately one-acre "village green" includes a sports court,picnic area and open recreation area. 22. Fifty-one percent(51%) of the proposed units are townhouses which complies with the R-14 Zoning provisions. 23. The applicant proposes developing the subject site in four(4)phases of approximately 50 units each. The proposed phasing on this large site is complex. In order to provide appropriate building pads and roadway grades,grading and filling will redistribute materials between the different phase areas. The applicant will have to develop appropriate roads,utilities and drainage improvements to support Phase I Dick Butko Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 7 that will cross other portions or phases of the site. The applicant has proposed developing Phases III and IV on two separate,non-contiguous areas of the site.The applicant proposes to phase construction into four phases,with Phase I as the western portion of the site including the main street,Phase II the center portion,Phase III the north tier of the flats and along the eastern boundary. Phase IV would be located in the northeast corner and south margin of the site. 24. The phases would generally be developed after approval as follows: Phase I,two years,Phase II,four years,Phase III, six years,Phase IV, eight years. The large size and phased development will create some construction conflicts for residents over time. 25. The proposed density varies depending on how the power line easements are handled. The density would range from 3.99 to 4.73 units per acre which is below the minimum density of 8 du/ac allowed in the R-14 zone. The code allows the Reviewing Official to reduce minimum density requirements when an applicant shows that the minimum density cannot be achieved due to lot configuration, lack of access 1 or physical constraints. The applicant has cited the combination of power lines and steep slopes for not achieving the minimum density. 26. The applicant is proposing to utilize the bonus provisions to allow for more dwelling units per structure and larger structures. Using the bonus provision,primary use townhouse structures could include 4 units per structure(with a maximum building length of 100 feet)rather than 3 attached units per structure entitled without a bonus. Eighteen of the thirty townhomes would include 4 units. Secondary use stacked flat buildings could include up to 8 units per structure(with a maximum building length of 1 115 feet) instead of 6 units without the bonus provision. The secondary uses are also allowed a maximum height of 35 feet and 3 stories. Eight of these 15 secondary use stacked flat buildings would include 8 units. 27. In addition to the very steep slopes along the perimeter of the subject site,there are also several small areas of steep slopes(exceeding 40%)on the site that would be disturbed by grading. The applicant has submitted a slope analysis that demonstrated to staff that the greenbelt regulations do not apply to these small, limited areas. Grading and clearing may occur without a variance. 28. The storm water system would collect water on the subject site and convey it through a closed pipe to the Cedar River down the steep slope adjacent to the river. A utility that disturbs 40% slopes and requires the removal of vegetation from those areas requires both a Conditional Use Permit and a Variance. Since the storm line will be within 200 feet of the Cedar River the proposal requires 1 Shoreline Substantial Development Permit(reviewed under separate authority). The storm water line will end in a birdcage structure to disperse water into the river while limiting its velocity. 129. The Code permits subdivision but does not require it. Iit does,however,require that the applicant demonstrate that the design would satisfy platting provisions for setbacks, lot width and depth and lot area. 30. The R-14 provisions require the primary use townhouse units to have a minimum lot area per unit of 2,500 square feet for attached units at the end or exterior of structures and 2,000 square feet for attached interior units. The proposal meets the lot area and lot width/depth requirements for the townhouse units. The other structures are to have a minimum lot size of 1,800 square feet per unit. Some of the lot areas for the stacked flats would utilize areas constrained by steep slopes. Some of the proposed lot areas Dick Butko Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 8 include land occupied by carport and parking areas and alleys. Staff noted that such areas can be part of ordinary single family lots. Normally, alleys would not be part of lot area. 31. Staff noted that Buildings 9 and 12 appear to not provide the appropriate rear yard setback of 15 feet. Building 1 and Building 18 may not meet the required 5 foot side yard setback. 32. Staff noted that not all parking stalls appear to meet the required 20 feet of length. 33. The applicant has estimated that 61,250 cubic yards of material would be cut and 60,000 cubic yards would be filled. Approximately 15,000 cubic yards of topsoil would be removed from the site. 34. The applicant has received tentative approval to use the power line corridor for parking and recreation. Development should be conditioned on receiving such approval. In addition,the BPA wrote in a letter regarding health affects in reviewing the open space and parking: "substantial controversy has developed over whether exposure to electric and magnetic field(EMF)from the operation of electric equipment(including high-voltage transmission lines) is a health hazard. A great deal of research on this issue is now under way to date,no direct cause-and-effect relationship between exposure to EMF and human health effects has been proven." 35. The proposal will generate approximately 5.86 average daily trips per residential condo/townhouse unit, or a total of 1,178 average daily trips for the 201-unit development. These trips would be spread over the day and staff indicated that the traffic impacts are not expected to substantially affect nearby intersections. There was some indication that some intersection modifications might help at Puget Drive and Edmonds Avenue but the proposed development should not be responsible for such improvements based on this development. 36. The sewer system that will serve the site will be a private system maintained by the applicant. jCONCLUSIONS: Site Plan 11. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are generally represented in part by the following enumeration: a. Conformance with the Comprehensive Plan; b. Conformance with the Building and Zoning Codes; i c. Mitigation of impacts on surrounding properties and uses; d. Mitigation of the impacts of the proposal on the subject site itself; e. Conservation of property values; f. Provision for safe and efficient vehicle and pedestrian circulation; Dick Butko Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 9 g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; The proposed use satisfies these and other particulars of the ordinance. 2. The proposed complex contains a mix of townhomes and flats or stacked multiple family housing types which complies with the Comprehensive Plan's designation of residential planned neighborhood. It has elements of both single family housing and multiple family housing built around a central green space. While it could have done a better job of mixing up the unit types,the applicant has focused instead on orienting most of the buildings to streets rather than clustering around large parking lots. The complex is laid out in a block-like fashion and uses a combination of streets and alleys to provide access to the front and rear of units. 3. The proposal generally complies with the Zoning Code. A few buildings may not provide the setbacks or separations required as noted above. The applicant appears to have room to slightly move or reorient buildings to provide the required separation. 4. The main area in which the project diverges from the requirements of the Zoning Code is in the area of density. The project does not provide the required eight(8)units per acre but the applicant has indicated the site's slopes and power line corridors severely limit the useable site area. There is no question that the power line crossings and 40 percent and steeper slopes limit the developable area. It appears that the applicant has justified the lessened density. Attempting to increase the density would probably compromise aesthetics of the complex and demand a building bulk that would violate the residential planned neighborhood mandates. There were a number of density calculations that worked both to reduce and increase density based on greenbelt regulations and both the utility of developing slopes between 25% and 40%and developing at least recreational or parking uses under the power lines. The proposed density appears appropriate in light of the constraints found on the subject site. 5. The site is fairly well set apart from surrounding properties. Other than the increase in traffic,the isolated nature of the site should substantially limit the proposal's impacts on any adjacent property. The traffic, staff noted, should also not diminish the functioning of any nearby intersections. The other potential offsite impact would be the outlet of the storm drainage,the birdcage, on the Cedar River and the surface line on the slope above the river. The Fisheries Department has approved the outlet and the corridor for the line is an already used utility corridor. The visual impacts should be acceptable. 6. There will definitely be a change on the site when it is developed. There will be substantial alteration of the terrain and loss of vegetation. In place of vegetation will be housing and roads and landscaping. The general layout appears to provide a reasonable plan. There is space between buildings. There is a common landscape theme. The buildings provide a reasonable, if not perfect, amount of visual distinction. There is variation in height and peaked rooflines. The multiple family units provide some articulations absent on the townhomes. Most parking will be interior to street systems and any streetside parking will be spaced with landscaping. 7. The proposal does appear to minimally meet the requirements for the bonus provisions. The larger buildings allow a slight increase in density which could be lost if more buildings and additional setbacks were necessary without the bonuses. The applicant has included the design features such as I � Dick Butko Bealko,Inc. If ensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 10 modulations and landscaping, and recreational features such as congregated open space and recreational building required. The coordinated landscaping,mailbox and lighting design also qualify for bonus consideration. 8. The additional parking proposed will diminish the open space but there is not much area around the site where on-street parking could accommodate either residents or guests. The Administrator still has not approved the additional parking for either personal or recreational vehicles. 9. The proposal appears to satisfy most of the requirements needed to meet the shadow plat regulations. While the use of slope areas and even driveways and aisleways of parking areas probably meets the letter of the regulations even if it shortchanges the properties of useful open space or lot area,the inclusion of alleys does not appear appropriate for meeting lot area or yard setbacks. Alleys and streets would not normally be used and their manner of providing access is much more like public streets than private easement roadways. The applicant will have to provide the appropriate setbacks and lot area without incorporating alley areas in their calculations. In addition,the applicant will have to fix those setbacks cited by staff as noted above. The steep slope means Building 42 should be reviewed by both staff and the applicant, and modifications to the plan made accordingly. 10. The proposed private boulevard,emergency access and interior road system appear to provide for a safe and efficient pattern for vehicles within the subject site. There is a sidewalk proposed on at least one side of the street to provide for pedestrian access. 11. With the exception of the buildings which do not meet code setbacks,there should be adequate light and air on the subject site. The two-story and few three-story buildings are of a low enough height to avoid a closed-in appearance or feeling. Staff has approved a roadway width reduction and all roads will have to meet the approved standards and provide the width determined by parking, curb cuts and intersection regulations. 112. There are no standards by which the possible impacts of the electrical power lines can be evaluated. This office believes that the provisos stated by the BPA in their letter should be included in sales literature for the complex. 13. There are appropriate utilities to serve the subject site. Conditional Use Permit 14. The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest,will not impair the health, safety or welfare of the general public and is in compliance with the criteria found in Section 4-31-36 (C)which provides in part that: a. The proposal generally conforms with the Comprehensive Plan; b. There is a general community need for the proposed use at the proposed location; c. There will be no undue impacts on adjacent property; i I d. The proposed use is compatible in scale with the adjacent residential uses, if any; Dick Butko Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 11 e. Parking, unless otherwise permitted,will not occur in the required yards; f. Traffic and pedestrian circulation will be safe and adequate for the proposed project; g. Noise, light and glare will not cause an adverse affect on neighboring property; h. Landscaping shall be sufficient to buffer the use from rights-of-way and neighboring property where appropriate; and Adequate public services are available to serve the proposal. The requested conditional use appears justified. 15. Utilities are permitted in residential zones and may have to traverse difficult terrain to provide for permissible development. It appears that there are no reasonable alternatives for delivering storm water to the appropriate receiving water body. Therefore,the proposed storm line is appropriate under the Comprehensive Plan. 16. Weighing the community need for such a utility line is problematic. There is a community need for appropriate housing and for that utility lines are necessary. In balance it appears reasonable and appropriate to allow this line down the steep slope. 17. Hopefully,the line will not be very visible after installation and landscaping re-establishes itself around the surface line. Being mounted along the surface should keep its profile and scale suitable for the surrounding residential and other uses. The surface location should minimize erosion problems that digging a trench might create. 118. The proposed line will not have any discernable impacts on parking,traffic, noise or glare. 19. The ERC did require exploration of energy dissipation methods to reduce any potential impacts on the Cedar River. Variance 20. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography,or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and Dick Butko Beall�o,Inc. Kens gton Crest Condos File I4o.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 12 d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property appears ripe for the variance requested. 21. The site is not only located at the edge of a plateau located above steep slopes on three sides,but is large and isolated from surrounding properties and existing storm sewer facilities. The site has a unique location and topography. 22. It appears that gravity flow to the Cedar River has been approved by Fisheries so that the most dramatic potential impacts have been considered. The ERC has also required exploration of methods to reduce any impacts even more. Therefore,there should not be any material harm to the public welfare. The variance should not have any impacts on any private property due to its location and nature. 23. Variances to allow utility lines or road cuts have been approved where steep slopes have been involved. Approval would not create an undue precedent or special privilege. 24. The proposed route appears to be the shortest and most direct route to convey storm water off the site. It appears that the variance is the minimum necessary to allow the development of a reasonable storm water system which allows development of the subject site. 25. In conclusion,the subject site is a large but constrained and problematic site. In the main,the proposal appears to provide a reasonable balance between development, open space,using a hard site and aesthetic tradeoffs. The density is reasonable given the difficult terrain and power line corridors. Some modifications are necessary to meet code standards but they appear to be reasonably attainable. DECISION: The Site Plan, Conditional Use Permit and Variance are approved subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. The applicant shall revise the yard setback areas for Buildings 12 and 9. The two east units of Building 12 do not meet the 15-foot rear yard setback requirement. The west unit of Building 9 does not meet the 15-foot rear yard setback from the lot of Building 12. The site plan revision shall be subject to the approval of the Development Services Division prior to issuance of building permits. 3. Parking stall dimensions require a 20-foot length for standard parking stalls. The applicant shall verify the length dimension of the proposed parking stalls and if necessary adjust the stall length to meet code requirements. Revised plans shall be subject to the approval of the Development Services Division prior to issuance of building permits. 4. The applicant shall provide an additional slope analysis for the steep slope area underlying Building 42. The slope analysis shall include the larger slope area that extends off the developed site area to the northwest. The slope analysis shall be subject to the approval of the Development Services Division. If the slope analysis reveals that the slope area underlying Building 42 exceeds 40%,according to the defmition provided in the Greenbelt Regulations,then the site plan shall be revised to eliminate Dick:Butko - Bealko,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page 13 Building 42. The slope analysis and any required revision of the site plan shall be approved by the Development Services Division,prior to issuance of building permits. 5. The applicant shall record a native growth protection easement from the top of the 40% slope to property boundaries in order to restrict development and cutting of vegetation from the steep slope area. The native growth protection easement shall be subject to the approval of the Development Services Division and recorded prior to issuance of building permits. 6. The applicant shall design the shadow plat so that alley areas are not part of the required area. 7. The applicant shall include the BPA letter as part of the informational packet provided to residents/purchasers. 8. The applicant shall receive final approval from the appropriate authorities to use the power line areas as proposed. ORDERED THIS 9th day of December, 1999. --/e2m/714, - FRED J.KAU HEARING E ER TRANSMITTED THIS 9th day of December, 1999 to the parties of record: Peter Rosen David Halinen William Popp 1055 S Grady Way 10500 NE 8th,#1400 14400 Bel-Red Road,#206 Renton,WA 98055 Bellevue,WA 98004 Bellevue,WA 98007 Robert Wells Martin Zollner Dick Butko 18120 NE 102nd Court 4205 148th Ave NUE P.O. Box 2155 Redmond, WA 98052 Bellevue,WA 98007 Federal Way,WA 98633 Dana Mower Arneta Henninger Jack Funes 502 16th NE,#312 1055 S Grady Way 12207 NE 8th Auburn, WA 98002 Renton,WA 98055 Bellevue,WA 98005 William Cluckey Dwight Potter Jill Gaston 700 Fifth Avenue,#3300 2411 SE 8th Place 914 Avenue D Seattle, WA 98104-5031 Renton, WA 98055 Snohomish,WA 98290 DicklButko Beano,Inc. Kensington Crest Condos File No.: LUA-98-161,SA-H,CU-H,V December 9, 1999 Page i 14 TRANSMITTED THIS 2nd day of December, 1999 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Jana Hanson,Development Services Director Chuck Duffy,Fire Marshal Sue Carlson,Econ. Dev.Administrator Lawrence J.Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Betty Nokes,Economic Development Director Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,December 23, 1999. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure,errors of law or fact,error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant,and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 16,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of thii ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The (Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • • • • a r SECTION 21, TOWNSHIP 23 N., RANGE 5 E W.M. if m•M KENSINCTON CREST ;CALL BEFORE YOU DIG 1 �11�!f ��: , KEYMAP ;i.. COVER SHEET L1 800-424-5555 I rr pn„ran+' 1 ' �� '1 +fr' 1'• i� ,( BASIS OF BEARING . r "`..::; ,� -r3', i lo•.•A.I coma T•O•I RAM R1.a +tt� r lad '^� ` : ! GtGaAX0 nod Moo c•Amu Rr .a MD 0a SIMI I L 91E •�`•c•�, YI pI �� I� Y••••...:. •\ s\ f Rwraa • IRO 4 a'r` .•1 L SURVEYOR'S NOTES. 6 \a...1 44...... N. ...T.:: o fa YOfI.1T •DO R 7■R W AOO.rr= ,r 6IRNSINOTON CREST wino mom anon A or 1�.��o f®aI■ MOWN YAP m WOW.came CAROM Y.uOo fall r \ , NOT ro SCAM / `,+- .((w3I)�.O .;n"AAX msila s I 1 .wild > ■..® f.RW oD OI d d s. 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C• r ! ��� jrr ��' , lI Q + A `1'' ;.T,•:*c `tip s• �•�, I o i �. l.F /t t) C�j •ti O }•'.•iYv,:+'• �'•::^�+:\?'' v; IM. t,ull Eve G1M, •® O c FwL�B::�° r �7,`L`.•i= „vu Vd fiiiii %+::}:.::'�,giii•:k i :r: .• E.""v.g.u.o. : F4 l L 4 4 V ® GmnGcwrI•.Y ®t CV_ r.�t v1/4 ,-: III ♦� fF2'y,.{•:'•�r:i.::(0tom'"}• 'y „ ® ' .frMP• Y '''}. ce r.7 .:'Y1.'i• � �• 6oWcow ,y, . f11 s� „ .� ` I _ i1.r Q 5 ti3sz ® O z Et ¢ ; ® ` 11 •IJAt bN�l I>i4Yi �'•- ��_ /' , •�io �Y' l ill o• vi o ( ♦OW �vl• d�� _ \��� 1 Zr.- Irk ' `• e«ed Lad f.) 7i ♦ r If I is Y.iIt1, Q - It eb: •,c C ,) I< 4...:,,::?..,,..e4,...:•{:—....- .:,: e g e , 11 t '�?�J' evaded L.aJ •:::._ t: / ?Y� ,�o'O ",,'.�''- • ® rot or • ,tea ,`. .,fir i�+{ �T�1:4": +r' _ C .. �; (`• 4yc.:tl♦4t� t� a: ' ►? + as 1•I i / +. ��s ttailk •�� v. .m �° ♦ , ' s•� C ^I a 'Y .�1 � �'�i 1 t ••�Oa" ':� t0,, ?!1 ": •a."•us•n t•n vw.✓tps°i5" 12. ..�j �.7 >�Y�Y wtA. :A > ^'♦ @:'• I \ '''''.'k..!,.,..e.0.:6" ftv..tkiit 1. 1,010-4!_ ..tit i lit,,./, II) ,.. _...........„10;:t. 4,4iipvp.s en, '4%.,fa$44'47'7,' • l)111"... •+:°:�,, i4 1 1 �: y• (i 'tit\%a V4.vt�t.,, • . I ® arsa.,u.�,, �� �. y,d='iy. 4. `. �I k•-•� •°./4Ip4w• thtp*W. ki0 .00,$ ,t1 �r� y 1 4rokil k 4'il, '‘, •••:'••••:. :3::xkka::::: :;,‘,t, ®m ,/qy aC �• •,.\"r• .� +'� rcYLh. s�7'� 'P',„,,,,4,11Itik ;IA , ire ��: ► *` �• ® ts:{,r:zza�fr{ 3.;'.;:a opAz .•A , �'�V 4�=.•.�••-. qS�c',1 + �� n •�••*;•,"Y� [+!•���.°°I.N�#rZ' ��� J s- `•#'- %TO% `�'� �;_.. (.: Qf,%�'f �'•' �•1 • *Q :� ••'},� f :fi:.! ��� f 4•:a -�'ibf +, •a•,-,it•a , ..,._ 7, �� "°o\ `�,`/ i z, }%t>G,;'G,'.:rf.-' :%`,f. i. t.,L r s / y `'"rt-Ow sr•. Ilia ��R:It i` talp r ,:. ,. • la,,,,,..,,,,,„,- ,...._,.........,---Y�'� r'Tris� ` �, �••�_•'��.,�t �s,►Pr;� � G\ 'i v..141 ab� �'f:.•-?,„..:. tla lii, is ig, 4*.itior„ • G••tl.a Us. /� re . .m:e•.. •�1 ' hd•!Ls.,J ..,. `,`3, `1C1`1 �T •��+.,� wra Mt % �L P MM•A Lawn SCALE 1' = 40' ® C ao=zo - _ .---- ------ -- -- -� �.: -/- SHEET„ 74,14 • • . • 1 ; 1 i I : rg- I/ , _ 1 _ • , 1 .. 1_,. , . ,1 .., ; • I ...!, ! .....„.._T.__._... .. , g!,....,. pa,. 1 ; ..: • -! - I I nu.K.• Frn--.: I -0- iiiiiimmilliiiniumillimimin Elli Ns g--0-• - 11E11 ' - , .., ... I . - I i .. , iimi _ ion ., imioinomilminiiimmilmiiiii imi -....„.... T4_ ' ---...ic=g vr--No- • 1 LIME ramommul mil 'mi. rIffrilmill IMMO imam IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Nom ME _RI_ __ _ , — IIIi1' ilSikr.M i/e.,-0- iN_n_ . F1111111111_1111E111 11111111N111i11111111111 1 N mpLm 1 E07m mg,..:1w ifflrTllririT L 17 FRONT ELEVATIOBLD0TYPE83 _1,111 Ii1Iii ,:.. i I • UPPER FLOOR PLAN 8A I 11 i 1 I Se..41. G-13---1'-u- - ,,o•,ira.,, I ; :I i • • _ MC. '------------- -. -:---- -- _ -_,,-_=.-__, ' e• fill,' 0 - -7--'---7-1117 --.'---'f.L--f-!T: . :'.4 1,i'.. -T:-,,Z---= -_. ;. 0..e. -:- 1 1111111111 =1111111 11111 -,-,--_-,---: =------s- ---"." ..--.-.= '.r,..- - _,, . nzu112;-;,-.4 Nom _,........ ' I I 7 ' :-'-' Mil .I.T1 I 1 ii iiiiiii f?,-,. IIIIIII II ll ,..Z, -,. _ ,_,..—. ,a I -'="" ' er.:111, Ie. , ,, i i ,.:,.. 1 II min ,_____ moo I ,.„ ,,, ..„1 \., Rif: :ON ...•1 .:- Al iiitir-t. 9,0- , ,, -.., .-: u imitwnft, ,...— N. - . bil oienit ,^t.••( ,, , . i„ilic rowi= „. . ,motiilr I REARELEVATION BLDG TYPE 8A • = NSF__ ,.. .,, .; LIMO.I,.0„ , = . , ,,„., j . = i WORM.2 I--Ift-rg'r a' • — KIM.2 ,...,... ,-0 — f----= • E-. i al, LOWER FLOOR PLAN - 0.A_FA___8P x E•i' 00.1.E 1/6'..1*0" ,---.-__—.----..--7 - ---t--::-_--- --,-.8.--_-;,-,----_7.-ilft.-_,-_=1 t • ._ . .,--' , .•-fj-E.' 'ff--..:Z__.i..- -17,•!-L_E.-- - , , . U a • -..i :p-- 1 ri D i 2 •END ELEVATION - BLDG TY_PEA • 6--:- %—.--- -----r 0 14 - I I o g .__: 0 0- •o- • .50•1.L17.-..'=0- • 5 [ 0 . 9 . 1— • -; (..) —.:2 - ... . • . r-.-= - I 4.; I 1 1 . cn 0 6 • ., . . " . . .. . . , C -i :. ..411_ ,. .1____.__,L:t-11 , • 1 --- .:, .... .. .. C.) r gn (-•t,•' r • . • , . .• • • -- 1 z, 4 al. • . .. • Ifi- i - ii I LJ r:2 ii E2 i . Lit IS_M-14. ES-.•%---'±a 11--iii.-:__:. .•• _ _ ., _ . . .--__-:,--_-,_7_,-;_ =•,==. 7.i-_-._---„.!:-.,-,,,,-,--_,-.--__T-, iii*, . -- ---- ------- -- ___ _ _ _ FOUNDATION PLAN I OF _ __ _..___.._.-. - - -- --- . 1 .. . . . 1 . • •• . . • .. . . . . . .. • :. . . . ... . . . . .. .. . . • • -I Fa , . I 1"11-Ilia+--th .ii I MI 111 i - , Pliiiiiii Him 1111111111 111W2 -' IL'I' L MI lillinin 1111 _ qiiiil ismil ifflo r—i—m- wit--i il--- 111111111111111 litm 111111101 III - - . • WW1 . .._. B(0.0.2 Kam.2 .---' • . • ---.--l ''---'— =1— . . FRONT ELEVATION BLDG TYPE 4C . . ... ..__.__._ SC•(C I/...I•o• . . . , • . . . UPPER FLPOR KAN 4C • sc.,ir 1/5-.:i.-o- — 11(..(2),EALS a . i i .• : . -.•i._ . Ma . ..: , _ .• =:-.-7---'i:---=' : " i 11111- 'II ' 111111 '111111 . • REAR ELEVATION BLDG TYPE_4C 't • •_ __ It 7 ' --,---—-----,=,---—::::_-=-=,-------..---,-- =, F• -- fi LOWER FLQ092.LAN 4p . r.=.1. F 2 . _ - _-_----1-: SC ALL I/13-.1.-6- Id ,•••••6 . — — • -= - "- -J . -...• . ... (-..) 6 END ELEVATION - BLDG TYPE 4C_ ,......_----- n 1 = ._ .... _, _. . _ ' . . = 1 = 1 -- o o(..i- • o .1 g ,....)z.c 0. g .- .-I. •=.-- ('71 Cie; II i., . . . I.,II -,.• • . milnim -•,....11211.-- J _a—, re V:11. 01 g • in --7::__-m----__T_-_---7Laff TT:a---:--_____----------r-___-_=-5___ 7. D r , 1 11111" ----- 111111111 ____ Eil CO i n.,C61 I ---- -- Z ----t-77:- 35:/il,. - •: 161 0 8 § . II FOUNDATION PLAN . END ELEVATION - BLDG TYPE 4C 1. UP I r k, V•n • to ` q.r4 ?rig" ' . .. r#'.. YW.Yiw.1..-. .� -. fi 1, s+fk;.��:' ' • -- hATE: ..:i4,4 I �f•h .rr'• n>. to/xl/oo ' s sad tWwJt x �1 .ZiRt1:4;,441A V-:':"-•'.. :I \ .i.-7; ^ gat � I . nyv � r;f ' \. X 1 . j � E ! • C _Y 14w o i y.,. ti. o �ti•ai ..�Arl�pEj °' ! ;� 53rf • -.•� .S'it ti3a:n�'• u ..•-,qa'R x T ,. i1,sTp�4i. � 5 , .:.';'-i I•-•''' --''is.:.::..,12.2;:. }.7- 9.42.:i.!Mr:71. ',..--;,..:40;4;•,74.... ;:-.-.7:.-:JIi p.„: .,.t.,:-;.:.; - iatioiri.- • -0*-•'1 z , ;, -:j.,-,''''''?4.1.,;(-..1..iiI,O?:••:-,;;.ZI../...N..':I''-' • • 1111101 i -CC4., Igo'•••—• • • :.: '• TYPICAL FLAT LANDSCAPE PLAN TYPICAL,BIDG NW HANDICAP UNIT LANDSCAPE PLAN �/ and . ,::+1✓fi A • Ro6GARS •.v. 1 I /A 0fit,.,./.,..:k.pt.tst.r,o.% /r..,., .i4, ^ •(... • • • w* �♦� •\;tZ��oo• ...� moo. ..:, 44*.tit*tQ'IL I T:g‘ i!ft c°46(4,04.4,-"kikk. Avst.,44: ,.,4ta',.,.• , • • TYPICAL TOWNHOUSE LANDSCAPE PLAN COMMUMTY BLDO LANDSCAPE PLAN ILSHEET .. • • • 1 • 9 I, KENSINGTON CREST CALL BEFORE YOU DIG r� • GRADING do STORM DRAINAGE PLAN NOTES AND DETAILS x 1 800-424-5555 1� j SECTION 21, TOWNSHIP 23 N., RANGE 5 E. W.M. • OP 1 150 # IN IE=130.55 OUT IE=130.5 '-'C—rilI:h _______\ , I L--. 4. 1 T._._._..------Z'"s---...__.____ � �/ /^ 1'� r45'BEND i 'Si,J\ \ . 100 / /� I I 0 `) ,` BIRD CAGE! I 1 1 I \ n� , , I �� (SEE DETAIL)� ';pnINSTALL PIPE ANC\\\ 'I • 40%Pws 5i0PE AREws WITH NO MORE THAN 1 SEPARATION \�� TIE RIP RAP • ! t~ 1 INTO EXISTING BANK ROCK ! _ '' 33 • (SEE DETAIL) \. 75 -its--;} l� fi !' �S-' . \ CA N ////Ae�� ;i \ CO / \ \ �� ORDINARY HIGH T //': �' 1 - ���� . WATER MARK . • 50 k JI /' 3, i;`��I/� \ r ELEVATION.. 45'1 • k.�-^ �. `�1 -1-. \ $1P��� ,, IN IE=47.3Q CEDAR RIVER • T C!7 I 4 \,, OUT IE=47.3 \LW tlylI r ` 411`i\ ('� r f - +` N, \I, 1 +4... ,..--.- • 1I III�I,1II \1 io\\\\11oi I \ \,. \ k '0°1 �1�i11� '1 ,,\\\�1 ' �� �' 200 10•00,ri \\ �1 +� 1 \l\ 100 1\�� `Q \�� \1\\� ` %1 SECTION A-A II \�`\�;' �; 1�� HORIZONTAL SCALE: 1'=20' [I 011\It ` +=` . //'1� VERTICAL SCALE: 1"=10' ;�►`��►►j� \` r DBhf CONSULTING:L.ADrsERI:EN.A:sNfRS �""'• I IIItEi . }/. ✓� not AWOL N.�, Y Ts=LUM Arfl0V 041 TIC/NC wT 100Wray mmiucoot n[rAK nnarwrCINLENGINEERING, DESIGN,En 1 ,tomANALYss °'��10°1A SVRYEMNG,ENNRONUEN � i..-I 4 MIS T..w aa0�e rss A �..�.�.. �mc MIS SLOPE AREAS s ALE:1•"10 -- . .nano...u,w�.• ��—'•+�-1 IOS PLUS SLOPE AREAS AFFIDAVIT! OF PUBLICATION ION NOTICE OF ENVIRONMENTAL Charlotte Ann Kassens first duly sworn on oath states that he/she is the Legal Clerk of the DETERMINATION I • ENVIRONMENTAL REVIEW . COMMITTEE RENTON,WASHINGTON SOUTH COUNTY JOURNAL. The Environmental Review Committee' (ERC600 S. Washington Avenue,Kent, Washington 98032 Non-Significance hasissued a Determination for the o- $� � -Mitigated the fol- lowing project under the authority of the ode. a daily newspaper published seven (7)times a week.- Said newspaper is a legal Renton KENSINGTONMun CRES CREST CONDOS e newspaper of general publication and is now and has been for more than six months LUA-98-161,SA,CU,V,SM,ECF i prior to the date of publication, referred to, printed and published in the English language Proposal to develop.a 64 acre site with continuallyas a dailynewspaper in Kent, Kin County, Washington. The South Countya 3500 SE oy l complex.ls Location: 9 Y 9 I SE Royal Hills Drive. Journal has been approved as a legal newspaper by order of the Superior Court of the E Appeals of the environmental determina- State of Washington for King County. , tion must be filed in writing on or before 5:00 PM September 27, 1999. Appeals ' The notice in the exact form attached,was published in the South County must be filed in writing together with the Journal (and not in supplemental form)which was regularly distributed to the subscribers ; required $75.00 application fee'with: duringthe below statedperiod. The annexed notice, a - Hearing GradyExa Way,er, City toof , An, 1055. South Renton, WA 98055. Appeals to the Examiner are governed Kensington Crest Condos by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be as published on: 9/13/99 obtained from the Renton City Clerk's Office,(425)-430-6510. I A Public Hearing will be held by the 1 The full amount of the fee char r said fore ' publication ' the sum of$51.75, - Renton Hearing Examiner at his regular charged to Acct. No. 80510 . meeting in the Council Chambers on the seventh floor of City Hall, on October 5, •1999, at 9:00 AM to consider the site I Legal Number 6574 I approval,conditional use permit and var- iance. If the Environmental L Legal Clerk, ou h ounty Journal Determination is appealed, the appeal ' will be heard as part of.this public-hear- 1 1 ing. Interested parties are invited to Subscribed and sworn before me on this �"t day of 19 attPubl shend the public the South County Journal. September 13,1999.6574 ®Qag0100000Ffp �ov0%,I, VI. .p°p'oo,° a S3P! :`cfl °O° t. o l'• :C;�0.���s ErAl _;•C�= Notary Public of the State of Washington te e°°T4 • �r residing in Renton ®— King County, Washington '`*°?' tsce'er .�'o' o°ees��9aaa9aaao4 p°;;S"' m`..a`.`..w�.s.c:-rr.w-.sa:`^'�'.t.+9t'..'..._:.d�d�.:��..�sr....+..sa."i.�����"^..s�-_�- � _ _ _ �.i=s=.cacisw-.i-'V :.a+aaaT-s./z;�- <Y.•a.w- _.c: --e.��w._...av:-..�:s-.;wc -. - _ —_ • • • On the 2q day of Sei:;-.e\nn evr • ; 1999, I deposited in the mails of the United. States, a sealed envelope containing l e.oo "\VC-- eYZ1/1 �Xa tnn t V e r documents. This information was sent to: l - Name • Representing . • Qwrvx. TV-lower Dl3Wl Consu_lik E 3,i v emit s c c-k 13LAIco • Be1 kQ ne_5 �e• .v\eva,` lAzce�rt'cv\ee. Co r • i 11 c_Inn C1�tcke Se8A-1-e- DwknIk\-- Pot\ear- Fatcoin 12egvdevl� a� eaJik. MSC Ccov-1 v1vke�t 11e. \'owev- PA1nnly\ S�Vo�tl6V� • • (Signature of Sender) Salad V- • STATE OF WASHINGTON ) • ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that 5A-n&1ia- {{ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. • Da • 11� RIL ' Notary Public in nd for the State of Wallington NOTARY PUBLIC • STATE OF WASHINGTON y Notary (Prinnt)_. COMMISSION EXPIRES My appoin � JUNE 29,2003 APPOINTMENTEXPIRES:6-29-03 • Project Name: k. evA.s‘v•ok Ceres"." CD v.cdo s Project Number: • NOTARY.DOC :i:::::•:•'........................................................ iiiiiiiiiiiiiiii:iiii:^?:::ii:':•::::ii:iiiii:iiii:::i::::•••:'•:••:••:••••� ::: ::.''::::::iiii::i:iiiiiiii . :. ::>::;::>::'11C+S::.IIiVISI.OI11;;;>> ;;;«;;:':>::>»>::>:'::::»>;>::::>::;»>::>::»:: :::,.;.::>:::.::.::<.::<<:::;..;<; ::;;«<;<;`' JKFt�NT.�II�V� . .... .............. ...... ........................... ... ><'111`:`<1LIAlGi''''' €' ii`>'<€'i "' >'`'''>'> »» ''«»>><''>» >'>' : On the 3`- day of November, 1999, I deposited in the mails of the United States, a sealed envelope containing Report to the Hearing Examiner documents. This information was sent to: • Name 'Representing Dick Butco Bealko, Inc. Jack Funes General Acceptance Corporation Dana Mower DBM Consulting Engineers William Cluckey Seattle City Light Dwight Potter . Falcom Ridge Residential Park Assoc. Jill Gaston Bonneville Power Administration David Halinen Halinen Law Office (Signature of Sender) S/ ka. 14 • Se et-- STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that vARAk_ S4eAcPie. signed this instrument and acknowledged it to be his/her/their free and voluntary act f6r the uses and purposes mentioned in the instrument. • 13etkiikRI14 KAVICREFPRP NOTARY PUBLIC Notary Public in and for the State of ington STATE OF WASHINGTON Notary (Print) • l COMMISSIONEXPIRES � KAMCHEFF JUNENE 2929,2003 My appointment — — MY APPOINTMENT EXPIRES:6-29-03 Project Name: Kensington Crest Project Number: LUA98-161,SA,CU,V,ECF,SM NOTARY.DOC ?::ii: ::'ri:::.C:�:: i:,is�:ii:.:: i'is i::::i'i:::is.•:,�ii:�}>::: ii: :.::::::ii::.C(::i:::}::i.:'iv::i:: :::is:•i:r:S: J::'{v:;ii::•>f .i.•.•:i)i::''i;i::i>i.'::: • • €.COM M:...N. ....GAT 9.40:<AM,........>:.::::::::: ::>:: ::::::::>::>::>::::::;::::;::>::>::::.>:::;::......:::..:::..::::..::. .. :. ... :::. ...... <:::<:::<::>: ::::>::::<:::::>:::: :::<:>: ::<<<><><:<:::<::: ....:.....� ::.....::.:..:. ;The:appl�ct�an.s i�std are ,n orderfi;�psli:ation.num:er:;a:rtl:..;an:..n:et: ne:e::aril::.>ttreorr€er,n:which::: ar.ear.: >:atem :<wrtl::be>calfed;:f r:::he:ra ni ::atahe:d cr rsetrar afahe Hearn: ::::::rr�i a >:<«<> :::>::>:::::<:: :«::: PROJECT NAME: Kensington Crest Condos PROJECT NUMBER: LUA-98-161,SA,CU,V,ECF,SM PROJECT DESCRIPTION: The proposal is to develop a 64-acre site with a condominium complex, including a total of 201 units (103 townhouses and 98 flat units)that would be developed on approx. 19 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court,,picnic area and open recreation area. The proposal also includes a community building for residents, located at the south entry to the site. A total of 592 parking spaces would be provided on surface lots, driveway aprons, and in carport and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. Project location: 3500 Royal Hill Drive City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: October 5, 1999, Continued to November 9, 1999 Project Name: Kensington Crest Condos A pplicant/ Dick Butko Address:d Bealko, Inc. P.O. Box 3266 Federal Way, WA. 98633 Owner/ Jack Funes Address: General Acceptance Corp. 12207 NE 8th Bellevue,WA. 98005 File Number: LUA-098-161, SA-H, CU-H,V, Project Manager: Peter Rosen ECF, SM • Project Description: The proposal is to develop a 64-acre site with a condominium complex, including a total of 201 units (103 townhouses and 98 flat units) that would be developed on approximately 19 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents, located at the south entry to the site. A total of 592 parking spaces would be provided on surface lots, driveway aprons, and in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. The site is encumbered by steep slopes and powerline easements. Approximately 5.38 acres of steep slope areas (exceeding 40%) are located primarily along the east, west and north boundaries of the site. The proposal avoids most disturbance of the steep slopes except for installation of a stormwater line off the northeast end of the site. There are also several small areas of steep slopes on the site that would be disturbed by grading. Powerline easements (approximately 7.9 acres) cross through the center of the site. Buildings are prohibited under the powerline easements and the proposal utilizes this area for parking and the village green. The proposal requires a conditional use permit for extension of a stormwater line through greenbelt-designated areas with slopes exceeding 40%. In addition, a Shoreline Substantial Development Permit is required in order to install a stormwater line within 200 feet of the Cedar River. A variance from the Land Clearing and Tree Cutting Regulations is required for disturbance of steep slopes (greater than 40%), necessary for the extension of the stormwater line. Project Location: 3500 SE Royal Hills Drive • • City of Renton P/B/PW Department Pi- _ Lary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 2 of 22 CONTINUED TO NOVEMBER 9, 1999 B. GENERAL INFORMATION: 1. Owner of Record: Jack Funes, General Acceptance Corp. 2. Zoning Designation: Residential-14 DU/AC (R-14) 3. Comprehensive Plan Residential Planned Neighborhood Land Use Designation: 4. Existing Site Use: Undeveloped 5. Neighborhood Characteristics: North: Undeveloped, Cedar River, Maple Valley highway East: Undeveloped South: Multi-family residential, single family residential West: Undeveloped 6. Access: Royal Hills Drive 7. Site Area: 64 acres total site area 5.38 acres steep slopes (exceeding 40%) 7.9 acres powerline easements 50.72 acres net site area 8. Project Data: area comments Existing Building Area: N/A New Building Area: 201 residential units 229,780 sq. ft. (excluding enclosed garages) Total Building Area: 201 residential units 229,780 sq. ft. (excluding enclosed garages) C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation 1961 06/25/62 Parker Prelim. PUD 078-81 03/15/82 Parker Final PUD FPUD-024-85 4064 05/04/87 Comprehensive Plan 4498 02/20/95 Zoning 4404 06/07/93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Residential-14 DU/AC (R-14), Zoning Use Table - 4-2-070.G., Development Standards - 4-2- 110.F. HEXRPT3.doc City of Renton P/B/PW Department Pr ?ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 3 of 22 CONTINUED TO NOVEMBER 9, 1999 2. Parking & Loading Ordinance,4-4-080. 3. Tree Cutting and Land Clearing Regulation,4-4-130. 4. Greenbelt Regulations, 4-3-070 F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element- Residential Options and Residential Planned Neighborhood 2. Housing Element 3. Environmental Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND Since the proposal was granted a continuance at the October 5 public hearing, the applicant has made significant revisions to the multi-family flat buildings on the north portion of the site. The revisions concern the building layout, building type and architecture. The environmental review conducted on the original proposal is still adequate for the revised site plan in that the developed/disturbed area of the site remains the same, and the number of total, proposed units has been reduced from 205 to 201. For purposes of site plan review, this report has been revised to evaluate the new proposal in its entirety rather than reference the changes made to the original proposal. The applicant proposes to develop a 64-acre site with a condominium complex, including a total of 201 units (103 townhouses and 98 flat units) that would be developed on approximately 16 acres of the site. A Seattle City Light/Bonneville Power Administration (BPA) powerline easement bisects through the center of the site. A nearly one-acre village green is proposed under the powerline easement, and includes a sports court, picnic area and open recreation area. The proposal also includes a community building for residents, located at the south entry to the site. The proposal arranges all of the multi-family flat unit buildings on the north end of the site and the townhouse structures south of the powerline easement. The proposal includes a total of 45 residential buildings, 30 townhouse structures and 15 multi-family flat buildings. Of the 30 townhouse buildings; 18 would have 4 residential units, 7 buildings would have 3 units, and 5 buildings would be 2 unit structures. Of the 15 multi-family flats; 8 buildings would have 8 units 3 buildings 6 units, and 4 buildings include 4 units. The townhouse buildings include all ground-related units with individual entries. The buildings are uniformly oriented toward the street,with front facades of garages and unit entries. With the extension of decks into the rear yard setback, a narrow (15 foot) back yard/open space corridor separates the buildings. Most of the multi-family flats (Buildings 32 through 41) on the north part of the site are oriented to Road F. All of these buildings have parking in garages and driveways in the back of the buildings. Buildings 32 through 35 are oriented with the backs of the buildings toward the road and the buildings front on a 20-foot alley. The north tier of Buildings 38 through 41 have the HEXRPT3.doc City of Renton P/B/PW Department Pr-. 7ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V, SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 4 of 22 CONTINUED TO NOVEMBER 9, 1999 fronts facing the street (Road F) and the back-loaded parking is accessed from a rear alley. The 8-unit and 4-unit flat buildings are two-story and have living units on 2 levels. The 8-unit buildings have 2 separate outside entries and so 4 units would be accessed via common interior halls/stairs. The 4-unit flats have units on 2 levels. There are entries at both ends of the building with an outside stair to the upper units. There are four multi-family flat buildings in the northwest corner of the site (Buildings 42 through 45)that are not along Road F. These buildings are accessed from a driveway off Road F. The buildings are fronted by carport structures. These multi-family buildings include two 6-unit and two 8-unit buildings. The 6-unit buildings have units on 3 levels. An outside common stairwell provides access to the upper units. A total of 592 parking spaces would be provided in surface lots, on driveway aprons, in carports and garages. The townhouse parking includes 156 spaces in enclosed garages, 150 driveway spaces and 44 off-street parking spaces, for a total of 350 spaces for the 103 units. The multi- family flats include 70 enclosed garage parking spaces, 28 covered carports, 60 driveway spaces and 84 off-street parking spaces, for a total of 242 spaces for 98 units. The proposal exceeds the required parking standard and the applicant has requested approval of a parking code modification. The proposal also includes a 23-space recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. The site is encumbered by steep slopes and powerline easements. Approximately 5.38 acres of steep slope area (exceeding 40%) is located along the east,west and north boundaries of the site. The proposal avoids most disturbance of the steep slopes except for installation of a stormwater line extending off the northeast end of the site crossing a 44% to 53% slope. A water line would extend off-site to the west and a sanitary sewer line extending to the south would cross slopes between 25%and 35%. There are also several small areas of steep slopes (exceeding 40%) on the site that would be disturbed by grading. These areas are depicted on Sheet 15 of 18 of the civil engineering plans. The applicant has submitted a slope analysis since the continuance of the public hearing. The slope analysis is based on the slope definition in the Greenbelt Regulations. According to the analysis, the small steep slope areas do not meet the definition of steep slopes and therefore are not subject to the steep slope restrictions of the Greenbelt Regulations. The applicant provided the slope analysis to eliminate the need for a variance to allow for the clearing and grading of these small slope areas. Powerline easements (approximately 7.9 acres) cross through the center of the site. Buildings are prohibited under the powerline easements and the proposal utilizes this area for parking and the village green. The applicant proposes to phase the construction of Kensington Crest into four phases of approximately 55 units each. The phases are indicated on a plan submitted with the project narrative. Phases III and IV each include 2 separate, non-contiguous areas of the site. Many of the utilities and drainage system improvements needed to be constructed in order to serve Phase I would require construction outside that phase. Likewise, cutting and filling beyond any particular phase may be necessary to achieve a cut-fill balance. The applicant requests the following time limits (from the date of Site Plan Approval) for commencing the specified phase: Phase I —2 years, Phase II —4 years, Phase III — 6 years, Phase IV— 8 years. The applicant states that every effort would be made to minimize conflicts between existing residents and construction activities related to later phases. However, some construction conflicts are inevitable due to the configuration of the site and the unavoidable proximity of some construction activities and occupied units. The proposal requires a conditional use permit for extension of a stormwater utility line through greenbelt-designated areas with slopes exceeding 40%. A variance from the Land Clearing and Tree Cutting Regulations is also required for disturbance of steep slopes (greater than 40%), as necessary for the extension of the stormwater line. In addition, a Shoreline HEXRPT3.doc City of Renton P/B/PW Department — PC_.....sdaary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 5 of 22 CONTINUED TO NOVEMBER 9, 1999 Substantial Development Permit is required in order to install a stormwater line within 200 feet of the Cedar River. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 7, 1999 the Environmental Review Committee issued a Determination of Non-Significance- Mitigated. The appeal period for the SEPA threshold determination ended on September 27, 1999. No appeals were filed on the SEPA environmental determination. The applicant will be required to comply with all SEPA mitigation measures as listed below. 3 COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the following mitigation measures were issued for the Determination of Non-Significance, Mitigated. 1) The applicant shall follow the recommendations of the Report of Geotechnical Consultation, Proposed Parker Planned Unit Development, Renton, Washington, for Parker PUD Partnership prepared by GeoEngineers, Inc. dated 1985 as amended by Geotechnical Consultation Report Update, Kensington Crest Development, dated October 8, 1998, and Geotechnical Services,. Discharge Pipe Alignment Evaluation, Kensington Crest Development, dated January 28, 1999, with regard to any site disturbance, preparation, or development activities, including building setbacks from steep slope areas. 2) The applicant shall retain a qualified engineering geologist to observe installation of all erosion and sedimentation measures at the site. The engineering geologist shall make periodic visits to the site to observe site conditions and to verify the performance of the installations. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to either maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works Inspector. 3) The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the construction permit, and in the field prior to initiating site work. 4) The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur during the relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. 5) The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes. 6) The applicant shall provide cover for temporary cut slopes and soil stockpiles during periods of inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual (SWDM) - Appendix D. Mulch application shall conform to guidelines outlined in Section D.4.2.1 of the SWDM,Appendix D. 7) The applicant shall establish permanent cover over exposed areas that will not be worked for a period of 30 days or more by seeding in conjunction with a mulch cover or appropriate hydroseeding. Site seeding should conform to the specifications presented in Section D.4.2.4 of the King County Surface Water Design Manual, Appendix D. HEXRPT3.doc I I - . City of Renton P/B/PW Department ` Pr _,J 7ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 6 of 22 CONTINUED TO NOVEMBER 9, 1999 8) The applicant shall provide stabilized construction entrances as specified in Section D.4.4.1 of the King County Surface Water Design Manual, Appendix D, prior to the initiation of site clearing. 9) The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual,Appendix D. 10) The applicant shall construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. li 11) The applicant shall provide on-site sediment retention for collected runoff. Depending on the contributory area of the runoff, adequate on-site sediment retention can be provided by perimeter protection controls (i.e. silt fencing). However, for larger areas, it may be necessary to construct an on-site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications for design and construction of a sediment trap and settling pond are presented in Section D of the King County Surface Water Design Manual. 12) The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. 13) The applicant shall coordinate with City staff to investigate alternative methods (other than the proposed birdcage) to better reduce the velocity and dissipate energy from the stormwater outfall, prior to discharge to the Cedar River. The method selected shall be subject to the approval of the Development Services Division, prior to issuance of construction permits. 14) The applicant shall pay the applicable Fire Mitigation Fee at a rate of $388 per multi-family residential unit, and $0.52 per square feet for the proposed recreation buildings. The Fire Mitigation Fee is due prior to the issuance of a building permit. 15) The applicant shall pay the applicable Transportation Mitigation Fee at the rate of $75.00 for each new average weekday trip attributable to the project. This fee is payable prior to the issuance of a building permit. 16) The applicant shall pay the applicable Parks Mitigation Fee, equivalent to $354.51 per multi- family residential unit. Credit for up to one-third the required mitigation fee may be allowed for provision of on-site recreation facilities, as approved by the Parks Department. The Parks Mitigation Fee is payable prior to the issuance of a building permit. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. HEXRPT3.doc City of Renton P/B/PW Department --- PP_.__,nclary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 7 of 22 CONTINUED TO NOVEMBER 9, 1999 5. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA Section 4-31-33 (D.) "The Hearing Examiner and City staff shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The Site Plan Review criteria include, but are not limited to, the following:" (5A) GENERAL CRITERIA: (1) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES The site is designated Residential Planned Neighborhood (RPN) in the Comprehensive Plan. The designation is intended to create new planned residential neighborhoods that include a variety of housing types and incorporate features from both single family and multi-family development. Development in the RPN should support cost-efficient housing, transit service and the efficient use of urban services and infrastructure. (Obj. LU-K) Residential Options and Residential Planned Neighborhood General Policies Policy LU-41. Provision of small lot single family detached unit types, townhouses and small scale multi-family structures should be encouraged provided that density standards can be met. The proposal includes townhouses and small scale multi-family flat structures. Policy LU-43. Central place public amenities should function as a focal point within the development and should include features such as a public square, open space, park, civic or commercial uses. The central place should include passive amenities such as benches and fountains, and be unified by a design motif or common theme. A powerline easement bisects through the center of the site. Building is precluded under the powerline easement. The applicant proposes to utilize the powerline easement as an open space/recreation area with a sports court, picnic area, etc. This feature forms a central axis and serves as a focal point for organizing the proposed development. Policy LU-44. The dwelling types, including detached and attached units, should be clustered and connected within the overall development through the organization of roads, blocks, yards, central places and amenity features to create a neighborhood with diverse housing types. The townhouse buildings are oriented toward the internal streets and have consistent front yard setbacks to foster appearance of a neighborhood. The multi-family flat structures are also oriented toward the street, with parking located in the back of the buildings. The site plan complies with this Comprehensive Plan policy. Residential Planned Neighborhood Policy LU-59. A minimum of 50% of a project in the RPN designation should consist of the following primary residential types: traditional detached, zero lot line detached, or townhouses with yards which are designed to reflect a single family character. 51% of the proposed units are townhouses. The townhouse buildings are oriented toward the internal streets with consistent front yard setbacks reflective of single family character. The backs of the townhouses face a narrow open space area/corridor approximately 15 feet wide. This nondescript, leftover area between the buildings does not provide a useable yard that HEXRPT3.doc City of Renton P/B/PW Department Pi:=.____)7ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V, SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 8 of 22 CONTINUED TO NOVEMBER 9, 1999 reflects single family character. However, each unit includes an outdoor deck that faces the open space corridor. Policy LU-61. Longer townhouse building clusters, and other multi-family building clusters, considered secondary residential types, should be limited in size so that the mass and scale of the cluster retains a small scale multi-family character rather than a garden apartment development style. Limits in the number of units which may be attached in one cluster should be established in the development regulations. Eight (8) of the 15 multi-family flat buildings contain 8 units with living areas on 2 levels. The mass and scale of these buildings retains the small scale multi-family character encouraged by the policy. The 4-unit flats are also 2-story. The 6-unit flat buildings would have units on 3 levels. The site plan effectively intermixes the different unit-type buildings and the variety reduces the overall appearance of the mass and scale of the multi-family flat structures Policy LU-62. The mass and scale of secondary residential types pursuant to policy LU-61 should not preclude their location adjacent to primary residential types. The multi-family flat buildings are all grouped and located on the north part of the site, isolated from the townhouse units. Policy LU-63.2. Development standards should reflect the following criteria: a. heights, width and length of structures should be designed to resemble single family housing, with similar setbacks from the street as single family. b. parking should be encouraged in the rear or side yards or under the structure; c. structures should be located on lots or arranged in a manner to appear like a platted development to ensure adequate light and air, and views if any, are preserved between lots or structures; d. buildings should be massed in a manner that promotes a pedestrian scale with a small neighborhood feeling; e. each dwelling unit should have an identifiable entrance and front on streets rather than courtyards and parking lots; f. fences may be constructed if they contribute to open spacious feeling between units and structures;and g. streetscapes should include green, open space for each unit. The townhouses with ground-related units are all oriented toward the street with standard front yard setbacks. The scale of these buildings resembles single-family housing. Most of the multi- family flat structures are two stories and are oriented toward the street with consistent front setbacks and the parking is located in back of the buildings which also promotes the appearance of a neighborhood. Alternating the backs and fronts of the buildings along Road F provides an interesting mix of building facades. The building architecture could better identify unit entries. (2) CONFORMANCE WITH EXISTING LAND USE REGULATIONS The subject site is zoned Residential-14 DU/AC (R-14). The purpose of the R-14 zone is to encourage development of new residential neighborhoods that provide a mix of detached dwellings, semi-attached dwellings, and attached dwelling structures which are organized and designed to combine characteristics typical of both detached single family and small-scale multi- family developments. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the Zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged such as yards HEXRPT3.doc City of Renton P/B/PW Department - Pry__..+_iary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 9 of 22 CONTINUED TO NOVEMBER 9, 1999 for private use, common open spaces and landscaped areas which enhance a neighborhood and foster a sense of community. Reviewing Official approval of projects in the R-14 Zone is contingent upon the determination that the proposed developments are compatible with site characteristics and are consistent with the purpose of the R-14 designation and the Residential Planned Neighborhood policies of the Comprehensive Plan. Density The R-14 zone allows a minimum density of 8 dwelling units per acre and a maximum density of 14 dwelling units per acre. The maximum density may be increased to 18 dwelling units per acre with satisfaction of bonus criteria. The total site area is 63.96 acres. Net density is calculated by subtracting sensitive areas and public streets from the gross site acreage. No public streets are proposed for the Kensington site. Sensitive areas are defined as "Areas not suitable for development which are included within the City's greenbelt, geologically hazardous, wetlands, or floodplain regulations." The site is mapped as "greenbelt." Greenbelt regulations apply to areas that are first designated as greenbelt on the City Greenbelt map and then also identified as containing one or more of the listed characteristics. Greenbelt criteria include steep slope areas exceeding 25%, as well as utility easements and rights-of-way including major electricity transmission line easements. Greenbelt regulations prohibit development on steep slopes greater than 40%. There is a density reduction for steep slope areas between 25% and 40%. The code requires that steep slope areas greater than 25% be reduced to '/4 of the density allowed by the underlying zoning and then for each 1% slope in excess of 25%, the remaining allowable density shall be reduced by an additional. 5%. The applicant provided a detailed slope calculation to identify the site areas with slopes greater than 25%. The applicant has proposed to deduct the entire area of slopes that exceed 25% (13.58 acres), rather than calculate the density reduction for the slope area between 25% and 40%. The application includes a memo, prepared by the applicant's attorney David Halinen (dated July 9, 1999), that asserts that the powerline easement should not be subtracted from the gross site area for purposes of calculating density. The memo argues that although the powerline li easement meets the definition of a greenbelt area, it does not qualify as an "area not suitable for development." In fact, the Greenbelt Regulations list uses that are permitted within utility easements and rights-of-way, including; residential open space, parking associated with adjoining land uses, roadways and streets, etc. The applicant proposes to use the powerline easement onsite for recreation/open space and parking, consistent with those uses that are permitted by code. The powerline easement covers approximately 7-.9 acres of the site. Staff concurs with the applicant's analysis. Therefore, for purposes of calculating the net density, 13.58 acres of steep slope area (slopes exceeding 25%) is subtracted from the gross site area of 63.96 acres, equaling an area of 50.38 net acres. The net density of the proposal would then equal 3.99 dwelling units per acre. If the 7.9 acre area of the powerline easement was excluded in the density calculation, the proposed density would 4.73 dwelling units per acre. The proposed density of 3.99 du/ac is below the minimum density of 8 du/ac allowed in the R-14 zone. The code allows the Reviewing Official to reduce minimum density requirements when an applicant shows that the minimum density cannot be achieved due to lot configuration, lack of access or physical constraints. The previously referenced memo prepared by David Halinen also includes a request for an exception from the minimum density requirements. The memo lists the following justification for why the minimum density cannot be achieved: 1) Large areas of the site are encumbered with the powerline easements that prohibit buildings within the easement; and 2) Significant portions of the site along the site's west, north and east edges have slopes in excess of 40%,within which development is ordinarily prohibited. HEXRPT3.doc City of Renton P/B/PW Department • Pn"-__. ;nary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 10 of 22 CONTINUED TO NOVEMBER 9, 1999 3) All portions of the site where residential buildings can be sited have been fully utilized. The proposed development is concentrated on 19 acres of the site. The 201 proposed units would amount to 10.6 dwelling units per acre in this area, which is greater than the 8 unit per acre minimum and less than the 14 units per acre maximum density. Permitted Uses and Dwelling Unit Type Mix The R-14 zone specifies primary and secondary residential unit types and limits the secondary unit types to 50% of the total number of units in a project. The primary residential uses include attached ground-related dwelling units (e.g. townhouses, row houses) and the secondary uses allow stacked flats. The proposal complies with the required dwelling unit type mix, proposing 103 (51.2%) townhouse (ground-related) units and 98 (48.8%) dwelling units as stacked flats, structures with second and third-story units. Unit Size Bonus The R-14 zone includes bonus provisions allowing for increased density and/or a greater number of dwelling units per structure if an applicant can qualify by incorporating specified design features and amenities. The stated purpose of the density and unit size bonus follows: The bonus provisions are intended to allow greater flexibility in the implementation of the purpose of the R-14 designation. Bonus criteria encourage provision of aggregated open space and rear access parking in an effort to stimulate provision of higher amenity neighborhoods and project designs which address methods of reducing the size and bulk of structures. The applicant is proposing to utilize the bonus provisions to allow for more dwelling units per structure. With the bonus provision, primary use townhouse structures may include 4 units per structure (with a maximum building length of 100 feet) versus 3 attached units per structure entitled without a bonus. Secondary use stacked flat structures may include up to 8 units per structure (with a maximum building length of 115 feet) instead of 6 units without the bonus provision. The secondary uses are also allowed a maximum height of 35 feet and 3 stories. 18 of the 30 proposed townhouse buildings include 4 units. 8 of the 15 secondary use stacked flat buildings include 8 units. The proposed buildings comply with the maximum building lengths allowed under the bonus provision. Bonus Criteria - To qualify for the bonus an applicant needs to provide for one of the project features listed in the Code. The proposal complies with this section of bonus criteria by providing a community building located at the south drive entry to the site. The community building would include a meeting/game room, a lounge with a kitchenette, an exercise room, sales office area and a hot tub. The original proposal included a second community building to serve the multi-family flats on the north end of the site. This has been eliminated with the redesign of the proposal. The one community building provides a minimal amenity to serve the 201 units. In order for developments to qualify for the bonus, they also need to incorporate a minimum of 3 features listed in the Code. The applicant's justification for the bonus states that the project includes 1) active common recreation amenities such as picnic facilities, sports courts and community center; 2) surface parking containing no more than 6 parking stalls separated from other parking areas by landscaping areas with a minimum width of 15 feet; and 3) site design incorporating a package of at least 3 amenities which enhance single-family character, such as coordinated lighting, mailbox details, address and signage details, and street trees as approved by the Reviewing Official. The application materials include an Exhibit B, prepared by the project architect Robert Wells, that provides details of the proposed site design to enhance single family character. The applicant has revised the proposal to provide rear access parking to the multi-family flats and has reduced the height and scale of these structures. These revisions better meet the intent of the bonus provision. HEXRPT3.doc City of Renton P/B/PW Department - Pi'- ,,iiary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 11 of 22 CONTINUED TO NOVEMBER 9, 1999 Plats or Shadow Plats Development in the R-14 zone may be platted through the subdivision process or may remain unplatted. For development which is to remain unplatted, the code requires the application to include a shadow plat in order to demonstrate that the proposed development would meet equivalent standards in terms of lot area, lot widths, setbacks, and access/infrastructure. The purpose of this requirement is to foster the objective of creating neighborhoods. With platting or a shadow plat, the developments are more likely to be organized with a grid-like street system, buildings oriented toward the street, and consistent yard setbacks. The applicant is not proposing subdivision of the site and the proposal includes a shadow plat with the application. Lot Area, Lot Dimension and Setback Requirements The R-14 code requires the primary use townhouse units to have a minimum lot area per unit of 2,500 square feet for attached units at the end or exterior of structures and 2,000 square feet for attached interior units. The proposal meets the lot area and lot width/depth requirements for the townhouse units. Secondary use flats are required to have a minimum lot size of 1,800 square feet per unit. The stacked flats in the proposal consist of 4, 6 and 8 unit structures, which would require a minimum lot area of 7,200 square feet for the 4-plexes, 10,800 square feet for the 6-plexes and 14,440 square feet for the 8-plexes. Some of the lot areas for the stacked flat buildings extend off the north, east and west edges of the developed site area to include the steep slopes in the lot area. There is nothing in the code that would preclude the applicant from counting the steep slope area as part of the required lot area. In fact, although steep slopes are subtracted from gross site area for density, the slopes are permitted to count toward minimum lot areas in the subdivision of property. Several of the lot areas for the multi-family flat buildings extend into alleys, carports and parking areas. This occurs for Buildings 42 through 45 in the northwest corner of the site and for Buildings 31 through 35. The rationale for counting these areas as a part of the minimum lot area is that these areas may be included as part of lot area under conventional subdivisions. The purpose of the shadow plat is to demonstrate that lots provide an equivalent yard, land area, lot width, setbacks, and access/infrastructure as if developed under subdivision regulations. Therefore, the alley included in the lot areas for Buildings 32 through 35 could be considered equivalent to a private access easement which is counted in individual lot areas. The lot areas for Buildings 42 through 45 includes carports, drive aisles and head-in parking. In this case, the driveway access to these buildings may be considered a private street off Road F. Private street easements as distinguished from public streets are permitted to be counted in lot areas. Staff basically concurs with the applicant that areas which could be included as a part of a lot area under a conventional subdivision should be permitted to satisfy the equivalent standard as required under shadow plat provisions. Townhouses require a 15-foot front yard setback where parking is provided from the front or side. The proposal includes a 20-foot front setback for townhouses in order to allow for tandem parking in the driveways. The R-14 zone requires a 15 foot rear yard setback and 5 foot side yard setbacks. The applicant has revised the proposal for the townhouses to meet required setbacks. There remain some areas where the townhouse buildings do not appear to meet setback requirements. The two east units of Building 12 do not meet the 15-foot rear yard setback requirement. The west unit of Building 9 does not meet the 15-foot rear yard setback from the lot of Building 12. The applicant should revise the site plan to meet the required setbacks. In addition, it is difficult to determine from the scale of the drawings if the north unit of Building 1 and the south unit of Building 18 meet the 5-foot side yard setback. The applicant should verify these situations. Multi-family flat buildings have the same setback requirements, except that a 10-foot front yard setback is allowed where the parking is provided from the rear via a public street or alley. This applies to the front yard setback for Buildings 38 through 41. The applicant has revised the site plan to eliminate the carports from fronting most of the multi- family flat buildings. This was necessary because the R-14 code requires a 15-foot front yard setback for detached accessory structures where the parking access is provided from the front or side. The applicant has retained the carports fronting the four buildings (Buildings 42 through HEXRPT3.doc City of Renton P/B/PW Department Pa , 7ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 12 of 22 CONTINUED TO NOVEMBER 9, 1999 45) in the northwest corner of the site. On this portion of the site, Road F may considered the public street and the driveway accessing the 4 buildings a private street. In this case, the"front property line"would be at the east edge of the head-in parking, as indicated on the shadow plat. The front yard setback for the carports, as measured from this "property line" would meet the code standard. Lot Coverage The R-14 zone limits the lot coverage of buildings to a maximum of 50% of the total lot area. The proposal appears to comply with the lot coverage standard. Residential Project Features The R-14 code lists project features which are required to be incorporated into R-14 development. 1. Building location — Dwellings shall be arranged in a manner which creates a neighborhood environment. Residential units and any associated commercial development within an overall development shall be connected through organization of roads, blocks, yards, central places,pedestrian linkage and amenity features. Front facades of structures shall address the public street, private street or court by providing:-a landscaped pedestrian connection or an entry feature facing the front yard. The townhouse buildings are oriented toward the street with uniform, continuous front setbacks. Parking is provided in garages along the front facade and/or driveway aprons. The private street system connects the overall development. The development is connected with continuous sidewalks along one side of the road. The multi-family flat structures have been re- arranged on the site to eliminate the carports in front of the buildings and to orient the buildings toward the street. The parking for the multi-family flats would be accessed from the rear. There are landscaped front yards and pedestrian connections to building entries. The revised building layout accomplishes the code provision of orienting the front building facades to the street and connecting the overall development to create a neighborhood environment. 2. Building Design- The development shall include the following features: Architectural design which incorporates; a) Variation in vertical and horizontal modulation of structural facades and roof lines among individual attached dwelling units (e.g., angular design, modulation, multiple roof plans), and b) Private entry features which are designed to provide individual ground floor connections to the outside for primary uses and secondary use townhouses. Most of the townhouse buildings incorporate little modulation of structural facades between individual attached units. Of the 30 townhouse buildings, only 4 of the buildings (Building type 4B) include modulation between the attached units. For the other buildings, the only modulation is between the garages and main structure. Further modulation between the individual attached units would be difficult to achieve while still maintaining required setbacks/yard areas. This is exemplified with Building 12,where the building does not meet the rear yard setback because of modulation of the two east attached units. However, the building facades do provide articulation of architectural elements including bay windows, varied rooflines and the facades incorporate variation in materials. Staff believes the articulation of the building fagade provides the same affect as modulation, breaking up the expanse of the building facade and providing visual interest. The townhouses include private, ground-related entries for each attached unit. However, the building facades are dominated by two car garages rather than the unit entries. The multi-family flat buildings have been revised to provide modulation and articulation in the front building façades and variation of rooflines. Both the front and rear building facades include building articulation and decks. In addition, all of the flats have been reduced to two (2) stories (except for the three 6-plex buildings). The revisions have effectively reduced the appearance of the bulk arid scale of the structures to meet the objective of the zone to provide for small- scale multi-family buildings. HEXRPT3.doc City of Renton P/B/PW Department - PI_ I.lary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 13 of 22 CONTINUED TO NOVEMBER 9, 1999 3. Landscaping - The code requires landscaping of front setback areas (excluding driveways) and that landscape areas be treated with pervious surfaces. The proposal complies with this code requirement. The front yard setback areas are all landscaped. Parking The Parking Code requires 1 1/2 parking spaces per dwelling unit for multi-family development and one parking space per 4 dwelling units is required for guest parking. This would equate to a parking requirement of 352 spaces for the 201 proposed units. The applicant proposes a total of 592 parking spaces provided in surface lots, on driveway aprons, in carports and garages. The townhouse parking includes 156 spaces in enclosed garages, 150 driveway spaces and 44 off-street parking spaces, for a total of 350 spaces for the 103 units. The multi-family flats include 70 enclosed garage parking spaces, 28 covered carports, 60 driveway spaces and 84 off-street parking spaces, for a total of 242 spaces for 98 units. The proposal exceeds the required parking standard and the applicant has requested approval of a parking code modification. The proposal also includes a 23-space recreation vehicle parking area. The applicant is required to receive approval of a parking modification for exceeding the required number of parking spaces. The modification is subject to the approval of the Administrator of the Planning/Building/Public Works. The applicant has submitted a written request for the parking modification. The site plan includes a parking area for recreational vehicles with 23 stalls. Parking for recreational vehicles is optional in the parking regulations. Complexes of more than 50 units are allowed 1 space per 15 units. The applicant has submitted a written request to exceed the number of allowed parking spaces for recreational vehicles. This modification request is also subject to the approval of the Administrator of the Planning/Building/Public Works. The code requires screening of recreational vehicle parking. The landscape plan indicates plantings to visually screen the area. Roads Access to the site would be provided via a private street boulevard off Royal Hills Drive. The access road is proposed with 20-foot pavement width on both sides of a center median area and the road has sidewalks on both sides. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. For projects that are to remain unplatted, the code requires a shadow plat and equivalent standards for infrastructure and roads as established in the Subdivision Regulations. The applicant has requested a street modification to allow for reduced street widths for the internal streets. The modification has been approved by Plan Review staff with the following standards for the internal street system: 1) A 20-foot wide road section is permitted where continuous curbcuts for driveways would preclude street parking, 2)A 28-foot wide street section applies to street sections where there are not continuous curbcuts for driveways to preclude street parking. Parallel parking would be permitted along one side of the street. The objective is to ensure 20 feet of unobstructed road passage for Fire and emergency vehicle access, and 3) Roadways with head-in parking along one or both sides of the street require a 20 foot length for the parking space and 24 feet of back-up space for a total street width of 44 or 64 feet. The site plan complies with the street dimensions approved under the street modification. The site plan does not provide a dimension for the parking stalls and the stalls appear to be 18 feet in length. The applicant should verify the length and adjust the stalls to meet the code requirement if necessary. 3) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES: The project site is fairly isolated from surrounding development and there is no development immediately abutting the site. There are steep slopes on the north, east and west edges of the property that are restricted from development and the existing vegetation would be preserved. HEXRPT3.doc City of Renton P/B/PW Department Pr___._,,nary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 14 of 22 CONTINUED TO NOVEMBER 9, 1999 This would effectively buffer the property from adjacent properties and uses. The Royal Hills Apartments are to the south of the subject property. Development and construction activities on the site would result in noise, dust, and construction traffic impacts. These impacts would be limited to the construction phases of the project. The applicant has submitted a construction mitigation plan outlining mitigation measures to be employed for minimizing dust, noise and traffic impacts during construction. Construction- related traffic is limited to off-peak hours (8:30 a.m. to 3:30 p.m.) under the Development Guidance Ordinance to reduce traffic conflicts during peak traffic times. After completion of the project, there would be few impacts on surrounding properties due to the isolated location of the site. The general area would experience increased traffic volumes, noise and other activities normally associated with residential neighborhoods. There have been no written comments submitted by citizens concerned with the proposed development. (4) MITIGATION OF IMPACTS OF A PROPOSED SITE PLAN TO THE SITE: The proposal would convert an undeveloped site to a residential neighborhood use. This would result in inevitable impacts of clearing native vegetation, loss of habitat, introduction of impervious surfaces, etc. The proposal includes measures to mitigate impacts of development on the site, including the preservation of existing vegetation on the steep slope areas, a building setback from the edge of slopes, and stormwater facilities to reduce stormwater runoff impacts. The site is encumbered by steep slopes and powerline easements. Approximately 5.38 acres of steep slope area(exceeding 40%) is located along the east,west and north boundaries of the site. The proposal avoids most disturbance of the steep slopes except for installation of a stormwater line extending off the northeast end of the site crossing a 44% to 53% slope. A water line would extend off-site to the west and a sanitary sewer line extending to the south would cross slopes between 25% and 35%. There are also several small areas of steep slopes (exceeding 40%) on the site that would be disturbed by grading. These areas are depicted on Sheet 15 of 18 of the civil engineering plans, submitted with the original application. The applicant has since prepared a slope analysis after the continuance of the public hearing. The slope analysis is based on the slope definition in the Greenbelt Regulations. According to the applicant's analysis, the small steep slope areas do not meet the definition of steep slopes and therefore are not subject to the steep slope restrictions of the Greenbelt Regulations. The Zoning Administrator has issued an administrative determination adopting the steep slope definition in the Greenbelt Regulations for the purpose of determining regulated slopes for the Tree Cutting and Land Clearing Regulations. Therefore, steep slope areas that average below 40% according to the definition in the Greenbelt Regulations, would also not require approval of a variance from the Tree Cutting and Land Clearing Regulations. The steep slope area in the northwest part of the site (Buildings 42 through 45) is part of a slope that extends toward the interior of the site. This slope goes in an opposite direction from the slope that extends off-site to the west. Therefore, the slope analysis of this area is acceptable. However, a small steep slope area that underlies the far northwest building, Building 42, appears to be part of the larger slope that extends off the developed site area to the northwest. The application does not include topography for this area. Staff recommends that the applicant provide an additional slope analysis of this portion of the site, and that the analysis include the slopes that extend off the developed part of the site to the northwest. The proposal would require extensive clearing and grading of the site in order to prepare the site for development, install utilities and roads, and create building pads. The applicant estimates that 61,250 cubic yards of material would be cut and 60,000 cubic yards would be filled. Approximately 15,000 cubic yards of topsoil would be removed from the site. The Environmental Review Committee (ERC) imposed 12 SEPA mitigation measures related HEXRPT3.doc City of Renton P/B/PW Department Pr:.,. .,i 7ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 15 of 22 CONTINUED TO NOVEMBER 9, 1999 specifically to geotechnical and erosion impacts. The implementation of these measures should adequately protect the site and surrounding properties from major erosion impacts of the development. Staff recommends that the applicant record a native growth protection easement to restrict development and cutting of vegetation from the 40% steep slope areas on the site. A 200-foot wide powerline easement bisects through the center of the site. Permanent structures are restricted from under the powerline easement. The applicant is planning to use the easement area for parking and recreation. The application includes a letter (dated June 9, 1999) from the U.S. Department of Energy, Bonneville Power Administration (BPA), that approves in principle of the proposed uses under the easement area. The letter includes 12 conditions related to use of the easement area, mostly concerning the heights light standards and landscaping, disturbance to BPA structures, etc. BPA will require "as built" drawings prior to issuing a Land Use Agreement. The City of Seattle (Seattle City Light) is also party to the transmission line easements. Staff has received phone calls from Seattle City Light staff that the applicant has not responded to inquiries regarding plans under the transmission line easement. Their concerns seem to be covered by the BPA conditions. The applicant will require approval of both BPA and Seattle City Light for improvements under the powerline easements. (5) CONSERVATION OF AREA-WIDE PROPERTY VALUES; The development of the site for a residential project should maintain or improve area-wide property values. (6) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION; Access to the site would be provided via a private street boulevard off Royal Hills Drive. The access road is proposed as two 20-foot wide pavement sections on both sides of a center median area and the road has sidewalks on both sides. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. The details of the internal street system are discussed in a section above. The proposal includes a sidewalk along one side of the street throughout the development to provide for adequate pedestrian circulation. A traffic report prepared by William Popp Associates (dated November 21, 1997, amended October 1, 1998 and April 12, 1999) was submitted with the project application. In evaluating potential off-site impacts, the report concludes that average weekday traffic (AWT) volumes in the vicinity of the Puget Drive/Edmonds Avenue intersection have been declining on average throughout a nine-year period and traffic volumes and level of service results are not expected to change significantly in the foreseeable future. The results of the updated A.M. and P.M. peak hour level of service analysis indicates that the Puget Drive/Edmonds Ave. SE intersection would operate at a very satisfactory level with the traffic impacts from the project and mitigation is not warranted based on level of service. However, based on field observations, it appears that some modifications to the intersection would improve traffic operations over the current condition. The report recommends reconstruction of the intersection's northwest corner to provide a designated right-turn lane around the corner that would merge into the westbound lane on Puget Drive. The Environmental Review Committee (ERC) determined that project impacts would not create the need for the intersection improvements and therefore there would be no nexus to require the off-site improvement as a project condition. The proposed multi-family development would result in an increase in traffic trips on the local street system and therefore would be subject to the City's Traffic Mitigation Fee. The trip generation values are based on the ITE Trip Generation Manual which estimates 5.86 average daily trips per residential condo/townhouse unit, or a total of 1,178 average daily trips for the 201-unit development. The Traffic Mitigation Fee is calculated to be $75 per average daily trip HEXRPT3.doc City of Renton P/B/PW Department Pr= iary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 16 of 22 CONTINUED TO NOVEMBER 9, 1999 attributable to the project. The Traffic Mitigation Fee was imposed through the environmental review process (SEPA)and is estimated at$90,097.50. II (7) PROVISION OF ADEQUATE LIGHT AND AIR; In general, adequate spacing is provided between the proposed buildings to allow for the movement of air and for adequate sunlight to reach the buildings. Most buildings have a 10-foot separation, which meets the 5-foot side yard setback requirement. The applicant has reduced the height of most of the multi-family flat buildings from 3-stories to 2-story buildings. This improves the provision of light and air to reach interior units. (8) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS; Noise and odor impacts may occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan which provides mitigations to the construction impacts of the proposal. Noise associated with the completed project will mainly be associated with cars and other sounds normally associated with any residential project. The residential development is not expected to generate any harmful or unhealthy conditions. The proposal is restricted from locating permanent structures under the powerline easement that bisects the site. The June 9, 1999 letter from the BPA, approving in principle of the proposed use of the powerline easement, states "substantial controversy had developed over whether exposure to electric and magnetic field (EMF) from the operation of electric equipment (including high-voltage transmission lines) is a health hazard. A great deal of research on this issue is now under way to date, no direct cause-and-effect relationship between exposure to EMF and human health effects has been proven." The applicant is planning to use the easement area only for parking and recreation uses. This would reduce direct exposure of future residents to EMF impacts. The City of Renton does not have specific policies or regulations concerning exposure to EMF and defers to Federal standards. (9) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE;AND The applicant has been advised of the utility extensions and improvements required to serve the proposal. The applicant will be assessed fire, park, and traffic mitigation fees to compensate for the increased demand on public services. (10) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT. The proposal would improve an undeveloped site. The investment in site improvements and the presence of a residential population would serve to prevent neighborhood deterioration and blight. HEXRPT3.doc City of Renton P/B/PW Department Pi._ aary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 17 of 22 CONTINUED TO NOVEMBER 9, 1999 H. RECOMMENDATION: Staff recommends approval of Kensington Crest Condos, Project File No. LUA-98-161,SA-H, CU,V, SM, ECF subject to the following conditions: 1. Compliance with ERC Mitigation Measures: The applicant shall comply with the Mitigation Measures required by the Environmental Review Committee Threshold Determination prior to the issuance of either construction or building permits as applicable. 2. The applicant shall revise the yard setback areas for Buildings 12 and"9. The two east units of Building 12 do not meet the 15-foot rear yard setback requirement. The west unit of Building 9 does not meet the 15-foot rear yard setback from the lot of Building 12. The site plan revision shall be subject to the approval of the Development Services Division prior to issuance of building permits. 3. Parking stall dimensions require a 20-foot length for standard parking stalls. The applicant shall verify the length dimension of the proposed parking stalls and if necessary adjust the stall length to meet code requirements. Revised plans shall be subject to the approval of the Development Services Division prior to issuance of building permits. 4. The applicant shall provide an additional slope analysis for the steep slope area underlying Building 42. The slope analysis shall include the larger slope area that extends off the developed site area to the northwest. The slope analysis shall be subject to the approval of the Development Services Division. If the slope analysis reveals that the slope area underlying Building 42 exceeds 40%, according to the definition provided in the Greenbelt Regulations, then the site plan shall be revised to eliminate Building 42. The slope analysis and any required revision of the site plan shall be approved by the Development Services Division, prior to issuance of building permits. 5. The applicant shall record a native growth protection easement from the top of the 40% slope to property boundaries in order to restrict development and cutting of vegetation from the steep slope area. The native growth protection easement shall be subject to the approval of the Development Services Division and recorded prior to issuance of building permits. EXPIRATION PERIODS: Site Plan Approvals(SA): Two (2)years from the final approval (signature) date. The applicant proposes to develop the site in four phases. The applicant requests the following time limits (from the date of Site Plan Approval) for commencing the specified phase: Phase I — 2 years, Phase II — 4 years, Phase III—6 years, Phase IV—8 years. 6. CONDITIONAL USE PERMIT • II A. BACKGROUND Greenbelt Regulations state: "Where provisions of these regulations limit construction of public or private utilities or appurtenant structures, approval for such construction may be granted by approval of a conditional use permit subject to a showing of necessity and compatibility of the use with these regulations." (Section 4-3-070.1) The subject proposal includes a stormwater line that would extend off the northeast slope of the property and discharge stormwater into the Cedar River. The stormwater line would cross a slope estimated.between 44% and 53%. According to Greenbelt Regulations, development is prohibited on HEXRPT3.doc • City of Renton P/B/PW Department Pi,___=:;iary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 18 of 22 CONTINUED TO NOVEMBER 9, 1999 slopes greater than 40%. Therefore, the Greenbelt Regulations would limit construction and approval of a conditional use permit specifically for the stormwater line is required. Stormwater detention on the site is proposed with wetvaults on the north portion of the site and a detention pond for the south portion. The two detention systems would be connected to the stormwater line exiting the northeast side of the property. The stormwater line would be a Drisco pipe installed above ground and anchored to the slope. The stormwater line would be located in a cleared utility easement to minimize disturbance to slope vegetation. A birdcage is proposed at the end of the stormwater line to reduce the discharge velocity prior to entering the Cedar River. A rock apron or riprap at the point of discharge would prevent erosion. B. DECISION CRITERIA The Hearing Examiner shall consider the following factors, among all other relevant information: (1) COMPREHENSIVE PLAN: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the Zoning Ordinance and any other plan, program,map or ordinance of the City of Renton. The proposed conditional use is for a stormwater line to cross a slope greater than 40% in agreenbelt area. Policies and regulations of the Comprehensive Plan, zoning, etc. 9 P 9, do not specifically address this as a type of use. The Environmental Element includes Policy EN-76. Design, locate, and construct utility systems in a manner which will preserve the integrity of the existing landforms, drainage ways, and natural systems. The proposed stormwater line would be installed aboveground to minimize disturbance of the ground surface and this would not then alter the landform. In the Utilities Element, policies address designing stormwater systems to minimize erosion and sedimentation problems. The applicant contends that crossing the steep slope area is the only way to provide gravity flow for stormwater. The site is located in the R-14 zone. The zoning does not address the proposed use of a stormwater line crossing slopes in excess of 40%. The proposed site plan is evaluated according to the R-14 zone development standards in the site plan report preceding this section. The Tree Cutting and Land Clearing Regulations prohibit grading and development on slopes exceeding 40%. The applicant has requested a variance from this provision and the variance request is evaluated in a separate section that follows. (2) COMMUNITY NEED: There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors, among all other relevant information: (a) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use. The subject site is relatively isolated and is in a fairly unique topographic position that requires the stormwater line to cross steep slopes in order to maintain gravity flow. There are few other properties that have a similar situation and therefore the proposed use would not result in a detrimental overconcentration of stormwater lines crossing steep slopes in route to discharging to the Cedar River. HEXRPT3.doc City of Renton P/B/PW Department ( Pr ---_iary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 19 of 22 CONTINUED TO NOVEMBER 9, 1999 (b) That the proposed location is suited for the proposed use. According to the applicant, there are only a small number of potential gravity routes for a stormwater discharge pipe to serve the project. The proposed route lies within an already cleared power easement and therefore installation would minimize additional clearing of vegetation. In this sense, the proposed location for alignment of the stormwater line is well suited for the proposed use. (3) EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (a) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located. Not applicable to proposed stormwater line. (b) Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. Not applicable to proposed stormwater line. (c) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, belltowers,public utility antennas or similar structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. Not applicable to proposed stormwater line. (4) COMPATIBILITY: The proposed use shall be compatible with the residential scale and character of the neighborhood. (Ord 3599, 1-11-82) The proposed stormwater line would be installed aboveground in a cleared utility easement. This location may increase the visibility of the line from the Cedar River and Maple Valley li Highway, but it would decrease potential erosion and slope stability impacts. The project site and the alignment of the stormwater line are not in a residential neighborhood where compatibility with residential scale and character would be at issue. (5) PARKING: Parking under the building structure should be encouraged. Lot coverage may be increased to as much as seventy-five percent (75%) of the lot coverage requirement of the zone, in which the proposed use is located, if all parking is provided underground or within the structure. (Ord.3903,4-22-85) Not applicable to proposed stormwater line. • HEXRPT3.doc • ' City of Renton P/B/PW Department • Pr_______nary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 20 of 22 CONTINUED TO NOVEMBER 9, 1999 (6) TRAFFIC: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. Not applicable to proposed stormwater line. (7) NOISE, GLARE: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas and refuse storage areas. Not applicable to proposed stormwater line. (8) LANDSCAPING: Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. The stormwater line would be routed within a cleared powerline easement. Most of the slope area is heavily vegetated. The level of visibility of the stormwater line as viewed from the Cedar River or Maple Valley Highway is uncertain. (9) ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. Not applicable to proposed stormwater line. (10) CONVERSION: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. Not applicable to proposed stormwater line. (11) PUBLIC IMPROVEMENTS: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. The proposed stormwater line would not impose an undue burden on any public improvements, facilities, utilities and services. The applicant proposes a birdcage to reduce stormwater velocity prior to discharge to the Cedar River. The Environmental Review Committee (ERC) imposed a SEPA mitigation measure to require the applicant to coordinate with City staff to investigate alternative methods to better reduce the velocity and dissipate the energy from the stormwater outfall. HEXRPT3.doc • I� r_ City of Renton P/B/PW Department - PI=___,l iary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 21 of 22 CONTINUED TO NOVEMBER 9, 1999 RECOMMENDATION: Staff recommends approval of the conditional use permit for the Kensington Crest Condos, File No. LUA-98-161,SA-H, CU-H,V-H,SM, ECF. 7, VARIANCE A. BACKGROUND The Tree Cutting and Land Clearing Regulations prohibit tree cutting and land clearing on parcels where the predominant or individual slope is in excess of 40% (Section 4-4-130.C.4.). The subject proposal includes a stormwater line that extends off the northeast side of the property and would cross a slope of 44% to 53% in route to discharge stormwater to the Cedar River. The stormwater line would be located within a 50 to 70 foot wide cleared utility corridor. There is a 200 to 300 foot elevation change between the site and the discharge point. There are also several small areas of steep slopes (exceeding 40%) on the site that would be disturbed by grading. These areas are depicted on Sheet 15 of 18 of the civil engineering plans. The applicant has submitted a slope analysis since the continuance of the public hearing. The slope analysis is based on the slope definition in the Greenbelt Regulations. According to this analysis, the small steep slope areas do not meet the definition of steep slopes and therefore are not subject to the steep slope restrictions of the Greenbelt Regulations. The Zoning Administrator has issued an administrative determination adopting the steep slope definition in the Greenbelt Regulations for the purpose of determining regulated slopes for the Tree Cutting and Land Clearing Regulations. The applicant provided the slope analysis to eliminate the need for a variance to allow for the clearing and grading of these small slope areas. Although staff does not concur with all aspects of the slope analysis, the variance application is no longer considered to include the small steep slope areas on the developed portion of the site. B. DECISION CRITERIA The Reviewing Official shall have authority to grant a variance upon making a determination in writing that the conditions specified below have been found to exist: 1. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The site naturally slopes toward the Cedar River, located to the north of the subject property. The applicant contends that construction across the steep slope extending toward the Cedar River(off the northeast end of the property)cannot be avoided for construction of a gravity stormwater discharge line. The applicant contends that this is the only alternative for a gravity flow stormwater line to serve the project and it is therefore critical to development of the proposed project. The steep topography could be considered a special circumstance of the site and the applicant would suffer undue hardship if regulation prohibiting disturbance of the slope prevented development of the site. HEXRPT3.doc I ,. City of Renton P/B/PW Department - Pr_•_. _nary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 22 of 22 CONTINUED TO NOVEMBER 9, 1999 2. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The subject property is isolated from surrounding development and granting a variance to allow for the stormwater line to be installed across the steep slope to the Cedar River would not adversely impact public welfare or improvements in the vicinity of the site. The Environmental Review Committee (ERC) had concerns about the proposed method of discharge from the stormwater line. The applicant proposes a birdcage at the end of the stormwater line to reduce the discharge velocity prior to entering the Cedar River. ERC issued a SEPA mitigation measure to require the applicant to coordinate with City staff to investigate other methods to reduce velocities and dissipate energy from the stormwater outfall. 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The alignment of the stormwater line is necessary for a gravity flow system to serve development on the site. Approval of this variance would not constitute a grant of special privilege. Other developments in the area (La Colina Plat) with similar circumstances have been allowed needed stormwater lines down steep slopes. 4. That the approval is a minimum variance that will accomplish the desired purpose: The alignment of the stormwater line is required for a gravity flow system to serve development on the site and therefore approval of this part of the variance could be considered a minimum variance necessary to allow for site development. The proposed routing has been located to minimize disturbance to the steep slopes. RECOMMENDATION: Staff recommends approval of the variance for the Kensington Crest Condos, File No. LUA-98-161, SA-H, CU-H,V-H,SM, ECF. I �I • HEXRPT3.doc • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) I . MITIGATION MEASURES APPLICATION NO(S): LUA-98-161,SA-H,CU-H,V-H,SM,ECF APPLICANT: Dick Butko/Bealko, Inc. • PROJECT NAME: • Kensington Crest Condominiums DESCRIPTION OF PROPOSAL: Proposal to develop a 64-acre site with a condominium complex, including a total of 205 units (103 townhouses and 102 flat units) that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface lots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A variance from the Land Clearing and Tree Cutting Regulations is also required for disturbance of slopes greater than 40%. In addition, a Shoreline Substantial Development Permit is required in order to install a stormwater line within 200 feet of the Cedar River. LOCATION OF PROPOSAL: 3500 SE Royal Hills Drive • MITIGATION MEASURES: • 1) The applicant shall follow the recommendations of the Report of Geotechnical Consultation, Proposed Parker Planned Unit Development, Renton, Washington, for Parker PUD Partnership prepared by GeoEngineers, Inc. dated 1985 as amended by Geotechnical Consultation Report Update, Kensington Crest Development, dated October 8, 1998, and Geotechnical Services, Discharge Pipe Alignment Evaluation, Kensington Crest Development, dated January 28, 1999, with regard to any site disturbance, preparation, or development activities, including building setbacks from steep slope areas. 2) The applicant shall retain a qualified engineering geologist to observe installation of all erosion and sedimentation measures at the site. The engineering geologist shall make periodic visits to the site to observe site conditions and to verify the performance of the installations. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or.revision to either maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works Inspector. 3) The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the construction permit, and in the field prior to initiating site work. 4!) The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur during the relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. 5) The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes. Kensington Crest Condominiums • LUA-98-161,SA-H,CU-H,V-H,SM,ECF Mitigation Measures (continued) I Page 2 of 2 6) The applicant shall provide cover for temporary cut slopes and soil stockpiles during periods of ' inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual (SWDM) - Appendix D. Mulch application shall conform to guidelines outlined in Section D.4.2.1 of the SWDM, Appendix D. 7) The applicant shall establish permanent cover over exposed areas that will not be worked for a period of 30 days or more by seeding in conjunction with a mulch cover or appropriate hydroseeding. Site seeding should conform to the specifications presented in Section D.4.2.4 of the King County Surface Water Design Manual,Appendix D. 8) The applicant shall provide stabilized construction entrances as specified in Section D.4.4.1 of the King County Surface Water Design Manual,Appendix D, prior to the initiation of site clearing. 9) The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual,Appendix D. 10) The applicant shall construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. 11) The applicant shall provide on-site sediment retention'for collected runoff. Depending on the contributory area of the runoff, adequate on-site sediment retention can be provided by perimeter protection controls (i.e. silt fencing). However, for larger areas, it may be necessary to construct an on-site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications for design and construction of a sediment trap and settling i pond are presented in Section D of the King County Surface Water Design Manual. 112) The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. '13) The applicant shall coordinate with City staff to investigate alternative methods (other than the proposed birdcage)to better reduce the velocity and dissipate energy from the stormwater outfall, prior to discharge to the Cedar River. The method selected shall be subject to the approval of the Development Services Division, prior to issuance of construction permits. 14) The applicant shall pay the applicable Fire Mitigation Fee at a rate of $388 per multi-family residential unit, and $0.52 per square feet for the proposed recreation buildings. The Fire Mitigation Fee is due prior to the issuance of a building permit. 115) The applicant shall pay the applicable Transportation Mitigation Fee at the rate of$75.00 for each new average weekday trip attributable to the project. This fee is payable prior to the issuance of a building permit. 16) The applicant shall pay the applicable Parks Mitigation Fee, equivalent to $354.51 per multi- family residential unit. Credit for up to one-third the required mitigation fee may be allowed for • I provision of on-site recreation facilities, as approved by the Parks Department. The Parks Mitigation Fee is payable prior to the issuance of a building permit. - • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-161,SA-H,CU-H,V-H,SM,ECF APPLICANT: Dick Butko/Bealko, Inc. PROJECT NAME: Kensington Crest Condominiums DESCRIPTION OF PROPOSAL: Proposal to develop a 64-acre site with a condominium complex, including a total of 205 units (103 townhouses and 102 flat units) that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The_proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface lots, on driveway I aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A variance from the Land Clearing and Tree Cutting Regulations is also required for disturbance of slopes greater than 40%. In addition, a Shoreline Substantial Development Permit is required in order to install a stormwater line within 200 feet of the Cedar River. LOCATION OF PROPOSAL: 3500 SE Royal Hills Drive • 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. Police Department 1. The Police Department estimates that the proposal would result in approximately 202 police calls ' for service(cfs)annually. Fire Prevention 1. The preliminary fire flow required is 2,500 gallons per minute. Three fire hydrants are required for each building. The primary hydrant is required to be within 150 feet of the structures and the secondary hydrants are required within 300 feet of the structures. The water plans submitted do not meet these requirements. 2. An approved fire sprinkler system shall be installed throughout all multi-family structures that ' exceed two stories and/or 4 units. This appears to include proposed Buildings No. 32 through Building 48 (or 17 buildings total). 3. An approved fire alarm system shall be installed throughout all structures. 4. City ordinance requires a minimum of two access roadways from Southeast Royal Hills Drive into this project. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outside. Dead-end access roadways shall not exceed 150-feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city ordinance. Recommend that streets be built to city street standards due.to the estimated population and traffic use. 5. If applicant desires to phase the project as proposed, the full secondary access roadway and most of the water mains would be required to installed during the first phase. - Kensington Crest Condominiums LUA-98-1 61,SA-H,CU-H,V-H,SM,ECF Advisory Notes (continued) Page 2 • 6. Recommend a minimum of two exterior parking stalls per unit and one guest parking stall per unit. The Renton Fire Department fully recommends approval of applicants request for a deviation from the maximum number of parking stalls allowed as it comes close to meeting our recommendations. Plan Review -General 1. All plans shall be tied to the City of Renton Survey Control Network. 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. 3. 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. Refer to the Drafting Standards. Plan Review-Water 1. This site is located in Aquifer Protection Zone 2. • 2. This site located in the 590 pressure zone and the 490 pressure zone. 3. A looped 12"watermain extension will be required by this project. 4. Per the City of Renton Fire Prevention the preliminary fire flow is 2500 GPM. 5. A drawing was.submitted with the formal application. This drawing shows a watermain system on the site with a second point of connection outside of the site. This conceptual location of the watermain is acceptable subject to it being a 12" watermain (plan currently shows an 8" main) and subject to the applicant securing all necessary easements and providing detailed engineering construction drawings prior to the issuance of a construction permit. 6. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM. Per the code the primary hydrant is required to be within 150 feet of the structure with the secondary hydrants installed within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet this criteria. 7. The water Special Utility Connection Charge fees have been paid by an earlier agreement. Plan Review -Wastewater 1. This project may have a private sanitary sewer system which may include, if deemed necessary by the engineer, a design to pump the sewer into the City sanitary sewer main in Royal Hill Drive. The lift station will be reviewed at the design plan review phase of the project for conformance with DOE and City standards. If a lift station is required, the maintenance of the facility would be the responsibility of the condominium owners. The CC&Rs for the proposal should reference that maintenance of a lift station would be the responsibility of the homeowners. 2. This project is not required to install a main to pick up the sanitary sewer main flows at Falcon Ridge. 3. The conceptual sanitary sewer plan appears to be in order. li 4. Applicant needs to research all existing easements of record. 5. Sewer Special Utility Connection Charge fees have been paid by an earlier agreement. II Plan Review-Stormwater 1. A Level 1 Downstream Drainage Analysis, stamped by a Professional Engineer as required, was submitted. • Kensington Crest Condominiums LUA-98-161,SA-H,CU-H,V-H,SM,ECF Advisory Notes (continued) Page 3 2. Both the conceptual storm plan and the Level 1 recommend the use of a wetvault and a biofiltration system. 3. The storm conceptual plan appears to be in order subject to the applicant securing all the necessary easements. 4. The storm drainage system shall be a tightlined system down the slope to the river. 5. The January 1999 Geotechnical Report submitted states, "... the proposed alignment extends north from near the northwest corner of the proposed multi-family residential development." This is inconsistent with the Level 1 submitted which included a copy of the. City's storm system . inventory book with the site outlined on it and a line drawn to the east down to the river labeled - "Discharge Point". 6. The Surface Water System Development Charges (SDC) fees of$0.129 per square foot of new impervious area (but not less than $385.00) applies to the proposed project. This fee will be collected prior to the issuance of a construction permit. Plan Review-Street Improvements 1. The applicant shall be responsible for full street improvements to the property frontage along SE Royal Hills Drive. 2. Channelization plans, street lighting plans and street improvement plans and profile shall be submitted for civil review. ' 3. All new electrical, phone and cable services and lines must be undergrounded. 4. The Traffic Mitigation Fee of$96,690 shall be paid prior to issuance of a building permit. Parks and Recreation 1. A Parks Mitigation Fee would apply to the proposal at the rate of $354.51- per each multi-family residential unit. Previous donation of recreational easement was recorded under CAG-045-87 and was to offset System Development Charges and connection fees, not Parks Mitigation Fees. • Building Construction 1. The applicant shall follow the 1997 Uniform Building Code and State Amendments for accessibility. 2. Steep slope setbacks should be maintained per the soils report. ��Y o� CITY OF RENTON FIRE PREVENTION BUREAU T A le&NTo MEMORANDUM DATE: August 13, 1999 TO: Jennifer Toth Henning, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code Related Comments for Kensington Crest Condominiums 1 . I The preliminary fire flow required is 2,500 GPM. Three fire hydrants are required for each building. The primary hydrant is required within 150-feet of the structures and the secondary hydrants are required within 300-feet of the structures. Water plan submitted does not meet these requirements. 2. ! The fire mitigation fees are applicable at the rate of $388 per multi-family unit: 205 multi-family units x $388.00 = $79,540.00 Fire mitigation fees for the recreation buildings are applicable at the rate of $0.52 per square foot of building area: 2,452 square feet x $0.52 = $1,275.04 3. I An approved fire sprinkler system shall be installed throughout all multi-family structures that exceed two stories and/or 4 units. This appears to include building 32 through building 48 (17 buildings total). 4. An approved fire alarm system shall be installed throughout all structures. 5. ' City ordinance requires a minimum of two access roadways from Southeast Royal Hills Drive into this project. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outside. Dead-end access roadways shall not exceed 150-feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city ordinance. Recommend that streets be built to city street standards due to the estimated population and traffic use. 6. If applicant desires to phase the project as proposed, the full secondary access roadway and most of the water mains would be required to installed during the first phase. 7. Recommend a minimum two exterior parking stalls per unit and one guest parking stall per unit. The Renton Fire Department fully recommends approval of applicants request for a deviation from the maximum number of parking stalls allowed as it comes close to meeting our recommendations. CT:ct kcrest 1. 1( o CITY OF RENTON FIRE PREVENTION BUREAU "IN MEMORANDUM DATE: February 16, 1999 TO: Jennifer Toth Henning, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code Related Comments for Kensington Crest Condominiums 1. The preliminary fire flow required is 2,500 GPM. Three fire hydrants are required for each building. The primary.hydrant is required within 150-feet of the structures and the secondary hydrants are required within 300-feet of the structures. Water plan submitted does not meet these requirements. 2. The fire mitigation fees are applicable at the rate of $388 per multi-family unit: 220 multi-family units x $388.00 = $85,360.00 Fire mitigation fees for the recreation buildings are applicable at the rate of $0.52 per square foot of building area: 2,452 square feet x $0.52 = $1,275.04 3. An approved fire sprinkler system shall be installed throughout all multi-family structures that exceed two stories and/or 4 units. This appears to include building 32 through building 48 (17 buildings total). 4. An approved fire alarm system shall be installed throughout all structures. 5. City ordinance requires a minimum of two access roadways from Southeast Royal Hills Drive into this project. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outside. Dead-end access roadways shall not exceed 150-feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city ordinance. Recommend that streets be built to city street standards due to the estimated population and traffic use. 6. If applicant desires to phase the project as proposed, the full secondary access roadway and most of the water mains would be required to installed during the first phase. 7. Recommend a minimum two exterior parking stalls per unit and one guest parking stall per unit. The Renton Fire Department fully recommends approval of applicants request for a deviation from the maximum number of parking stalls allowed as it comes close to meeting our recommendations. CT:ct'' kcrest - • • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1 no\ Rekileul —Lo�-�v_._ COMMENTS DUE: AUGUST 25, 1 99 APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF,SM DATE CIRCULATED: AUGUST 11,1999 Of.:•, APPLICANT: Dick Butko, Bealko, Inc. • PROJECT MANAGER: •b'¢7e„c Feb Selet PROJECT TITLE: Kensington Crest Condominiums WORK ORDER NO: 78452 8V 76. .._ LOCATION: Royal Hills Drive and Index Avenue SE ���'46 `y5 SITE AREA: 64 acres I BUILDING AREA(gross): `�t'foio/� SUMMARY OF PROPOSAL Proposal to develop a 64-acre site with a condominium complex, including a total oP205 units (103 townhouses and 102 flat units)that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface ots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located)east of the main access, also connecting to Royal Hills Drive. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Elementlof 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 I Housing Air I Aesthetics Water i Light/Glare Plants I _ Recreation - Land/Shoreline Use Utilities Animals I Transportation Environmental Health Public Services Energy/I Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet • 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS i.,0 4.2().411014a,e 9 Ir 41,t/L J44J_f . We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. . 1 - r • . , r A i v. A (6/'i ;'qq Signature of Director Or Authorized Representative Date — • • •City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:S aLe( l3ca_r Lr;a't COMMENTS DUE: AUGUST 25, 1999 ' - APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF,SM DATE CIRCULATED: AUGUST 11,1999 APPLICANT: Dick Butko, Bealko, Inc. • PROJECT MANAGER: -Jeaminfer�oth-klennir}g-• � -1'- PROJECT TITLE: Kensington Crest Condominiums WORK ORDER NO: 78452 CITY OF RFNTON LOCATION: Royal Hills Drive and Index Avenue SE SITE AREA: 64 acres I BUILDING AREA(gross): AUG 1 3 1999 SUMMARY OF PROPOSAL Proposal to develop a 64-acre site with a condominium cpgplex, including_a total of 205 units (103 townhouses and 102 flat units)that would be developed on approximately 16 a +ef-thei siti.N>o(I11/Jone-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal,also includes a community building for residents. A total of 558 parking spaces would be provided in surface ots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. 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 I Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 1V 0 add rtl oI'tdJ cat 1 • We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. ' .1 (04- 4/13 Ati • Sianature of Director or Authorized Representative Date •City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:--1,611,4r1-a COMMENTS DUE: AUGUST 25, 1999 • APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF,SM DATE CIRCULATED: AUGUST 11,1999 APPLICANT: Dick Butko, Bealko, Inc. -PROJECT MANAGER: JenrtinferTothiMlgiriffr. k<-'-:Lc". • _. EMTtoN-: PROJECT TITLE: Kensington Crest Condominiums WORK ORDER NO: 78452 LOCATION: Royal Hills Drive and Index Avenue SE AUG 1 3 SITE AREA: 64 acres BUILDING AREA(gross): SUMMARY OF PROPOSAL Proposal to develop a 64-acre site with a condominium complex, including a"oNa1)Sf%205risrrits (103 townhouses and 102 flat units)that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface lots, onldriveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Elements 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 I Housing Air I Aesthetics Water i Light/Glare Plants I Recreation Land/Shoreline Use Utilities Animals I Transportation Environmental Health Public Services Energy/I Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet • 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ?jo add11IOWJ Cou4&M , • We ha Ive reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed torero erly assess this proposal. • • 9/13 , ' CinnatiIrA of Director or Authorized Representative Date _ __ • CITY OF RENTON • MEMORANDUM • DATE: February 25, 1999 TO: Jennifer Toth Henning FROM: Arneta Henninger X7298 As._, SUBJECT: KENSINGTON CREST CONDOMINIUM APPLICATION LUA 98-161 I have reviewed the application for this 220 unit project located in the vicinity of Royal Hills Drive in Section 21, 23N, 5E and have the following comments: SANITARY SEWER: • This site is located in Aquifer Protection Zone 2. •. This project may have a private sanitary sewer system which may include, if deemed necessary by the engineer, a design to pump the sewer into the City sanitary sewer main in Royal Hill Drive. The lift station will be reviewed at the design plan review phase of the project for conformance with DOE and City standards. • This project is not required to install a main to pick up the sanitary sewer main flows at Falcon Ridge. • The conceptual sanitary sewer plan appears to be in order. • Applicant needs to research all existing easements of record. • Sewer Special Utility Connection Charge (SUCC) fees have been paid by an earlier agreement. WATER: • • This site is located in Aquifer Protection Zone 2. • This site located in the 590 pressure zone and the 490 pressure zone. • A looped 12" watermain extension will be required by this project. crushed rock. . The right-of-way widths can be reduced to 42 feet provided • additional easements are granted for street lighting and franchise utilities. • All new electrical, phone and cable services and lines must be undergrounded. • The Traffic Mitigation Fee of $96,690 shall be paid prior to issuance of a building • permit. • GENERAL: • All plans shall be tied to the City of Renton Survey Control Network. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. • • 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. Refer to the Drafting Standards. cc: Neil Watts 3 5 5• + AIR 7f gg . rX1 tS ROI RTC~TT re ffi LNINFEE� Project Name Keilslh(It 01,1 Ci'z5 Cciido}ii)1IIt1iGVS Project Address 3500 SE 1'�ucc,I H I)s T�> itirZ Contact Person , D s -k &.tc o ' Address ReAl ko , Iklc PVC). go), 3Z66 Fectev4I u;4.9 q 633 • • Phone-Number (Z06) - 381 - 1y 86 . _ . Permit Number L OA - 1 C I • Project Description 22 0 c,':ri t Gu41GrOlLllillc1lD1 COO-140 >- • • Land Use Type: Method of Calculation: %ts,cidctrul Co,(d. /0,c,,t hokce. Residential �7 ITE Trip Generation Manual (7-3O ❑ Retail ❑ Traffic Study 7. �. ❑ Non-retail ❑ Other Pse.z 5. �( Ci<<',ly try: pc.r tJil�� • Calculation: >Vrt dew c /•/ V.V3 : (220) ) = 12'3(1. 2 cicc,lc 7 /I t $75 per t r;p . ; i2(;‘q.2)( 75 ) _ $ q O • Tran• sportation Mitigation Fee: /yv • Calculated by: (�1 � I l,�iiclj Date: =i%''�9% (Account Number: '05. 5 ?q. 3)80, 70. 00. i Date of Payment I .. I • • CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS,AND STRATEGIC PLANNING MEMORANDUM DATE: August 25, 1999 TO: Jennifer Toth Henning FROM: • : ►.ennison(#6576) SUBJECT: Kensington Crest Condominiums(LUA-98-161,SA-H,CU-H,V- H,ECF,SM) The secondary uses continue to be inconsistent with the intent of the designation and specifically with Policy LU-63.2. Policy LU-63.2 Development Standards should reflect the following criteria: a. heights, width and length of structures should be designed to resemble single family housing, with similar setbacks from the street as single family; b. parking should be encouraged in the rear or side yards or under the structure; c. structures should be located on lots or arranged in a manner to appear like a platted development to ensure adequate light and air, and views if any, are preserved between lots or structures; d. buildings should be massed in a manner that promotes a pedestrian scale with a small neighborhood feeling; e. each dwelling unit should have an identifiable entrance and front on streets rather than courtyards and parking lots; f fences may be constructed if they contribute to an open spacious feeling between units and structures;and g. streetscapes should include green, open space for each unit. • There is nothing in the character of the secondary units that remotely suggests single family housing. • Parking is not only in front of the units,but it would largely become the view from the street . • The 10' separation between three story structures will not promote a pedestrian scale, nor will it ensure light, air and views are preserved between the structures. • The units lack an identifiable entrance. • There is no appearance of green,open space for each unit from the street. I , \\TS_SERVER\SYS2:\COMMON\-\\CENTRAL\SYS2\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\GREEN- F\Kencres2.doc\od I � • August 25, 1999 ,Page 2 Further, Policy LU-61 states, "Longer townhouse building clusters or other multi family building I clusters, considered secondary residential types, should be limited in size so that the mass and scale of the cluster retains a small scale multi family character rather than a garden apartment development style. Limits on the number of units which may be attached in one cluster should be established in the development regulations." The regularity, verticality, and proximity of the secondary unit structures will appear much closer to garden apartment housing type than to small scale multi-family, e.g. townhouse. Variations in the height and roofline, horizontal and vertical modulations and some exposure of at least the groundfloor units' entryways could improve consistency with the policy. cc: Betty Nokes Rebecca Lind • • • CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: March 1, 1999 TO: Jennifer Henning • /2}S FROM: Rebecca Lind SUBJECT: • Kensington Crest Condominium After reviewing the proposal in the context of our preapplication memo, we forward the following comments. The proposal does not yet meet the intent of policies for single family character ( see Policies LU- 60,LU-63, LU-63.1,LU-63.2), the requirements of code for building design and building location (Title IV 4-2-100F), or the requirements in Title IV Section 4-2-020 H. mandating consistency between the project and the comprehensive plan policies . Non compliance is based on the following deficits. 1. The proposal lacks entry features for the individual housing units that face the front yard and provides a landscaped pedestrian connection.The units and entrances of the dwelling units still are not individually distinctive with identifiable entry features. Instead the townhouse units are designed with two car and single car garages as the dominant structural element along the street. In a high density design of this type, the garages dominate the facade in a manner which does not occur in a single family neighborhood. This is because the garage, which has the same dimensions as garages for single family houses, becomes out of scale with the remainder of the townhouse unit without the "rest of the house"and the yards typical of detached dwellings. In order to mitigate this condition and still create the feeling of a single family neighborhood, several techniques can be used. Several examples include: • a. Garages cari be set back from the facade of the living unit thereby emphasizing the unit entry. b. Entries can be embellished with courts, trellises or other features-which allow them to become an identifiable structural element from the street. c. Garages can be put at the back of units, or under units. d. One garage can be provided. e.Facades can be enhanced architecturally to emphasize the living unit using bay windows, color, or variations in building material. I ' \\Kencrest- _ (March 1, 1999 Page 2 This proposal fails to include such features (excepting the few one car garage units). The entryway of the units are recessed in most cases the full length of the garage. The townhouses have plain facades with a minimum or architectural detail creating interest. 2.The project as proposed does not qualify for bonuses. The proposal relies on bonus provisions for additional attached primary units, building length, and height. The required documentation of the features which make the project eligible for the bonus are missing. The project narrative discusses future submission of a new site plan which will address parking lot configuration, and 3 amenities which enhance single family character. These submissions are missing and can not be reviewed. However more fundamentally, "applicants wishing such bonuses must demonstrate that the same or better results will occur as a result of creative design solutions that(sic)than, will occur with uses developed under standard design criteria." The project as proposed does not qualify for bonuses. Standard design criteria would require a maximum of 3 attached townhouse units, and 6 units in stacked flats. Adherence to this standard would result in approximately 25% fewer double car garages dominating the front yards of the dwelling units, shorter building lengths in the townhouse units, and 25% smaller apartment complexes with less bulk and height. Nothing in this proposal addresses the application of creative design to achieve better or equal • results. Based on this submission the project appears to be ineligible for the bonus. • There is no attempt to provide rear or side parking. • There is no attempt to visually reduce the impact of the garages on the street. • There is no evidence of entry ways or architectural features which reduce the apparent scale and mass of buildings. • There is no attempt to mitigate the greater length and height of either the townhouses or the flat complexes with higher quality design and creativity which enhance the single family character of the project. • • • March 1, 1999 jPage3 I , Attachment Policy LU-60. Townhouse building clusters which qualify as a primary residential type should be limited in size so that the mass and scale within the cluster retains a single family character. Limits on the number of units which may be attached in one cluster should be established in the development regulations. Policy LU-61. Longer townhouse building clusters, and other multi-family building clusters, considered secondary residential types, should be limited in size so that the mass and scale of the cluster retains a small scale multi-family character rather than a garden apartment development style. Limits on the number of units which may be attached in one cluster should be established in the development regulations. Policy LU-63.1 Development standards should reflect single family neighborhood characteristics and access to public amenities and services. • Policy LU-63.2 Development standards should reflect the following criteria. . a. heights,width and length of structures should be designed to resemble single family housing, with similar setbacks from the street as single family; b. parking should be encouraged in the rear or side yards or under the structure; c. structures should be located on lots or arranged in a manner to appear like a platted development to ensure adequate light and air, and views if any, are preserved between lots or structures; d. buildings should be massed in a manner that promotes a pedestrian scale with a small neighborhood feeling; e. each dwelling unit should have an identifiable entrance and front on streets rather than courtyards and parking lots. f. fences may be constructed if they contribute to an open spacious feeling between units and structures; and g. streetscapes should include green,open space for each unit. cc: • • CITY OF RENTON • PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: August 19, 1999 TO: Peter Rosen FROM: Sonja J. Fesser SUBJECT: Kensington Crest Condominiums,LUA-98-161 Legal Description Review Bob Mac Onie and I have reviewed the above referenced legal description and find that the legal included in the Master Application is the same as that which appears in the Condominium Certificate from the title company, dated October 16, 1997 and on Sheet 1 of 18 (Cover Sheet)of the Civil Engineering, Design,Land Planning, Surveying, Environmental Services drawings. Said legal correctly describes King County Assessor's Account No. 212305-9068 as noted on said Master Application. The Kensington Crest Condominiums project covers a portion(approximately 19 acres) of the aforementioned described property(approximately 64 acres)'. We noted that none of the drawings submitted identified all of the property described in said legal description. Specifically,that portion of the property lying southerly of the southerly right of way margin of SE Royal Hills Dr. (described in the "TOGETHER WITH" portion of the legal description) is not included in the Vicinity Map or elsewhere. Easements, exceptions and agreements that affect the subject property are listed in the Condominium Certificate(noted above). Easements are shown on various drawings, such as the Shadow Plat and the Site Plan, but specific reference to the type of easement and recording numbers of said documents are not noted on any drawing included in the submittal. It does not appear that references to pertinent exceptions and agreements, if any, are included on the submittal drawings. Per your request,the above comments cover the extent of our review. We assume that King County is still the approving body regarding condominium plat drawings. \\TS SERVER\SYS2\COMMON\S:\USR\SFESSER KNSNGTN.DOC i. I •City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 25, 1999 " I APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF,SM DATE CIRCULATED: AUGUST 11,1999 I APPLICANT: Dick Butko,Bealko, Inc. • PROJECT MANAGER: JenninferToth Henning PROJECT TITLE: Kensington Crest Condominiums WORK ORDER NO: 78452 LOCATION: Royal Hills Drive and Index Avenue SE 'SITE AIREA: 64 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL Proposal to develop a 64-acre site with a condominium complex,including a total of 205 units (103 townhouses and 102 flat units)that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface ots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS 1 Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information I Impacts Impacts Necessary Impacts .Impacts Necessary Earth I Housing Air I Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals _ Transportation _Environmental Health Public Services i Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ! v , , , /fat-1/e --- -746 gi-)4.1._ I I B. i POLICY-RELATED COMMENTS �� g- ) x. ; � 5 , >�)6 /Y / ,p-,- / :D/icee,-v-K)z/S , _ /7 =37 6 e 7:a/a/ ? g e. 3 a J) �iGr.,c-� 7 er I C. CODE-RELATED COMMENTS /^nn . We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informatio 's needed to properly assess this proposal. ci.....--g I ./Z),/_,e.-1 ad-- Y---/1_,7/7 , .. Signature of Director or A t orized Representative .. Date Ray.10193 I I City of Renton Department of Planning/Building/Public Wes..s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET , REVIEWING DEPARTMENT: QQ4.6 COMMENTS DUE: FEBRUARY 23, 1999 APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: FEBRUARY 10,1999 , APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Hennin PROJECT TITLE: Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive I SITE AREA 64 acres I BUILDING AREA(gross): 250,000 sg.ft. SUM1MARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units(110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parkin area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Cleanng and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with.more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required'if any project improvments or utilities are constructed within 200 feet of the Cedar River. i 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 I Aesthetics Water Light/Glare Plants Recreation Land/Shorellne Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet i��.e.� i%n') . try 7rr�5.e�rz� ti-e-1 .� c;;c O' S E -L' Oac -c.e.") ,a4/L /0-/-Lozeir_.( z(_ '7 2-RE TED C MMENT - eCG I �C4,6, 1l c.� - 7��o c/e,e e_ 1 CA6 -0 95- - -- ?zffZS. C. <r • �2�GY Gil�%6 �/�-,'t'y4 C/� �� ,lf, , / /6-e_ 2 /22(..?_--fal-7-- 7‘c.,fr , /-2-Lui-r_./7 /2 3_ ii.3 1,79.1e: f- _- _-(_,-7--212-c..g.. .:Te%/1---• ifec. ,_,, Ci CODE-RELATED COMMENTS • We have reviewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable Impact or areas where additional Information Is needed to My assess this propo L / &) nature of Director or Authorized enresentative nary . . I I 1 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ?witsCOMMENTS DUE: NOVEMBER 18, 1998 I APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: NOVEMBER 10, 1998 APPLICANT: .Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Henning PROJECT TITLE: Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive SITE AREA 64 acres L BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parking area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. I A. I ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS • Element of the Probable Probable Moro Element of the Probable Probable More Environment Minor Major Information Environment Minor Major information I impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air I 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 `'' ) �Zv�hE:u--7-� C C-ee- o')'7Ct�e-'z ZZ-9� Cf76L A 1 / ,��e;-7?' 'mC I ..Gr2 c,2c&-') 6 q-!C /3 6. .S c. ,--i /--e�c'?r- /zo6 iv t „. . .5-A-Z ' 7// : � ��t�'3��1j �`cc 7 � � S y/vL�i�/L�j,/ r� .�' 71,-Ar....5./;. B. I POLICY-RELATED COMMENTS ' ,� �%Y)�'L�I671 c c'//(_,_./zee:-u 7ov.-`c -&<2e�ne.,,77LGU -''CCGCe rj�1.'�C.4 cj-C-3:.- -a`-7 0; y-��;I.��� �/r�f7.CC, , �'1� 4ir�G/ �'�S .�-Ly'I ci G�� /lG�-�t/7,f�q �'zc. _Ii 7G ..cam z,Z c-t" C��-uzc a.„ �' ii� G G L/li'idAli iC-,'-) rae__,7 -%? 741 . z ?.C-e- -L.�6AYI CI�I>��� I C. CODE-RELATED COMMENTS A / A , / 77-4/), We have reviewed this application with particular attention to those ar as In which we have expertise and have Identified areas of probable Impact or areas where add maiInformation I n eded operl assess this proposal. / a �. 1 (,//11�._/ ///.2-4/9a,--- ' I 1 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p0,lGed COMMENTS DUE: NOVEMBER 18, 1998 APPLICATION NO: LUA 98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: NOVEMBER 10, 1998 1 APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Henning PROJECT TITLE: Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive I SITE AREA 64 acres I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parking area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Gradingis estimated to include the removal of 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. 1 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 LighVGlare 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 00a,7 a2/uca.GC�1., • &-?-iwuni..6 ,„encti-kci 7/0 /. /-1 Z - B. POLICY-RELATED COMMENTS C CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable Impact or areas where ditional information Is ded to properly assess this proposal.• /t c�ce \ 2cs�Claa /S— - PROJECT LUA-98-161, SA-H, CU-H, V-H, ECF Kensington Crest Condominium Complex City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL& DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 202.4 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. I ' COMPLETED BUILDING Each 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. Lower unit sliding windows, including glass patio doors, will need additional locks; these locks will need to secure the panes from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames, in addition to any lock that limits horizontal movement. Alarm systems are recommended for each unit. There should not be any solid walls in any stairway or decking that would serve to limit the visibility and provide a place for a criminal to hide while waiting for a resident to return home. Extra security lighting needs to be installed in the parking lots, along the sidewalks, in the stairways, and between the buildings. This would also be recommended for the RV parking area. Measures should also be taken to provide additional lighting for the Page 1 of 2 PROJECT LUA-98-161, SA-H, CU-H, V-H, ECF Kensington Crest Condominium Complex City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) common trash-dumping site. Each unit should have their individual unit numbers listed clearly, on the outside of the buildings as well, with the numbers at least 6" in height of a color that contrasts with the color of the building and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Additional lighting should also be provided in the mail kiosk, as well as a trash can to dissuade littering. It is recommended that the community building be a secured facility, with controlled entrances to dissuade trespassing of non-residents. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. Page 2 of 2 • • Tres ass IP08- SAFs?ebt"1321210011 BUSTS 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 POLNTS 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 trespasSl ing. 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 between (insert specific times). Anyone on the the hours of(insert the hours your business is closed). premises after business hours is subject to Violators are subject to arrest and/or citation for criminal arrest and/or citation for Criminal Trespass pursuant to Renton City Code T6-18-10.. Trespass and/or impoundment of vehicle. Per Renton City Code 46-18-10. 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. ^Y COURTESY OF RENTON POLICE DEPARTMENT . M CRIME PREVENTION UNIT 235- 2571 . -q---/ 1(EIVAPP 4..741144 • -.------- Vtreti.„4,‘',T,•''', x :4. • . 4/7 7\ ...\ \ ,,,,,:::..4;,..;...•:0,,,--+.W.4y, , '( '4,..,•!:1..;.'It40.1‘,‘1;N'.,"''/V ,\,\_01\_5\_\,..\:...\\._\\.—_..\....,...•...i. .i. .i1.i.i..1.........1.1..1.i,...._1,__0_..im....-........ 4I---_-.__---- ____ii0 ai.•2-i'-'s'2'5- /.....*--_/„y,A lOyf40ika \4),\, ___,__\\- '\-.,f-•.!,.'_!;;,,,i1'\/;y/',7''':9,''qV1.,6Af,,,/,/,,,,,',4,,',,,',h,i.dy.',7(',*0'',',',r:/0/, V1g. -/--VI \ V , \ 4i,4 0 M 1.- l.41f115g1 11111 —- A011• ,>"< ,-------A\ ----- z E E gEd'14 . 'MI E-• Ga o IC\ Ez a V % _ 1\\‘, 1"''. \ ""' Verlall ail rug riemel ,t,\N •,--5p,„ ,- _,,,!MCP PARKING GI :e Eg;P* ,ts', s' mile...1U Minn II IMP ,..,0' ..,..••:.;,11,11.-'—--"I.«,x..., ,''' \ 0 k., ;7\ \ \ k eurr •••• ,Il&%-- ... --,.._____ ..-• \ . i.- -it• ammo .... I;,ii- ,:-, ., le ..- ..... 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WITCa UNE • \ SITE PLAN . .. t i . - . •••.. .. . I I — I / /1 'C µ ��! �0,\\5 \.. �1" \\ \ `• \\, li gle \ \ \ \ \ \ 74 YRA Iiiiilk,1-. 'fir.' \ I \ \ \ ,,, 1.,;A %.:'.:;,66211; i� \ �'0�� lir, / \ rt35.1..,,,tt.t,to, \ ;-'"-',.-,"e,4;L:;,,t1,PA \ \ \ \ i. \\ \ :4,144.r' t•T'1,''s " '. 1,-4'''. .\ ,'..‘\,.!.v_',1,.,p:,.,.\4 0.4;�'. 1-i 44C-,:••c�'ali ,\: \ \\� �7\ / *r \ -ram 1 - .,. y . \ / \ i S`` 4 \ 1 :s'*e4> I\t''X:'.'. ..;''''':..\.. 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'St 1 4 . �9;' . * 3v- qr` a g. • ''' .-.,.. .....N.,1-- 7 ! [ 111111111/1 v � N @)iE a . . ©�fFr.,� tt< � \ rag! P : - F/ 1 ¢ SC ' ¢R iii .iipis *I,,, �� 4 e/ // ti I. i Ff Fi FFSSfFf G `. p H g iGi SFf FF i ,n bT p • �GBB`ill.EB �� 1 IQ 3 it OO O q fPB� B pwG 1 I. �0 LV 1 ullF >' o �- &/-k--' / _ R / i fiG in iii.i •p•• ZS a= R°P °"' ,2, �$ / KENSINGTON CREST CONDOMINIUM COMPLEX m Qa » - FOR DUTRO CONSTRUCTION, INC. I51I555} S� ¢�A:6:: 9:xC ; / SITE PLANeoiu SUS - °"p,on SSOO �k @k E / SHADOWPLAT OVERLAY ROBERT WELLS A. L A. ARCHITECT / • M M. DEC: _ _ �� I Qom _ — MOM mnn'=■■=_ �IIIIII�IIIIIIIIIInI_$--=-I! I:UIII-- u' — e._- E3111IIII i2.�,a� .IIIIIIIIIIIIIIIIIIIII immininimI'°{% +�IP IIIIIIIIIIIIIIIIIIIIIa 9 I IIIIIIIg �-II�-�nunuuulnlln T o 0�� r,��1 __-_ Fll • • FRONT ELEVATION - BLDG TYPE 4C SCALE t/a""-I'-0 UPPER FLOOR PLAN - 4C . pp SCALE I/FF.1.-0- IV?.(2)LEVELS • IIIIII =IIIIII — • DECK -NInm Iunl _Inul__mule -_ u6�_I�III _--- -_-c�ali�� = II m mum IIIIII 11111111111m, REAR ELEVATION - BLDG TYPE 4C re MKT v E ____ '• MORE.1 BEMOO.E 1 ' .20.--.2•2-2=-.01. MRCP.2 _I_ "po" .✓ w E ' ' II II IIII—III! LOWER FLOOR PLAN - 4C x Lj Fm C J U END ELEVATION - BLDG TYPE 4C ----- 1 R I I Z z P. H o -- Z L z z -2o O Z a @ I Vi Oil• 1 a =M_�_ KU n'. n• gz t _v. Zow , ows oos . Il` CD Y. F Z = a' Mill II IIII - --- - I OR m :11� pI� EEYC4 ri .1 11111 END ELEVATION - BLDG TYPE 4C FOUNDATION_PLAN /n-r u• , OF • CALL.t/rt'- u' • =:GAL = ± -_m= :_ I ( I-77-  [ 111(- FRONT ELEVATION- BLDG TYPE 6B Sao G�jL J�u , w IRIIIIIIIIIIII"TIIIIIIIIIIIIIhlib'- mi uunmmnn—nllnuuull MEI is == IIIH 11 IIIIIIII If IIIIII—ulu1l1uunl im L� • 9l§' — _____aim§ FLOOR PLAN BLDG. TYPE ,6B i i i scuE r-o' (nl ttin 1 ' ili! BACK ELEVATION - BLDG TYPE6B i �fiI=i i _ IIIIII L 1 r 11�� ; r-- 1 x ` w o I4 l-- iJ-1=181 I° x I luul I .O. mlf mm 33�( ui - 1. II -! c- Q i O - -i RIGHT ELEVATION - BLDG TYPE '66 UNIT G UNIT G z z d 3 2I L)0 to CJ p m — 19i 0� Q Z I�! 11á1 ON of 1r� P� SzS = iI IIIIII I FOUNDATION PLAN BLDG. TYPE - 6B -. SCALE:Va'= _ tY .i �z I 111 a LEFT ELEVATION - BLDG TY PE_68 - - - - - ---- - --- ---- - f ot- - x '" }# , , .:.' -;:..., ..:-,,..' 4,,,',:,:.;,,,,-,--.;•'.,-T-_.•.: -.2. \ -,-.. t t F J }rj! 11ti 1 1 iri i' ;; :.Ro =,: �' ;_fir S��n` cYe 1 _____wig TYPICAL FLAT LANDSCAPE PLAN TYPICAL BLDO WI HANDICAP UNIT LANDSCAPE PLAN e. sr♦rz a . 1.1044,0.1 «,w )7 Atibi7W-7.1 06. e. ww, ' o DrP g�' ���o�Q6 c `boo• A �k1 /::. 777 . ' 11 _• ..,i.,Ca,;� KGBq). ""ph .��� "f'"-4/ -+' •'.r�i b' TYPICAL TOWNHOUSE LANDSCAPE PLAN COMMUNITY BLDO LANDSCAPE PLAN SHEET 2 H°. _ r- .-inimnirr. --- .H 1 ._... __,.,„vii,„/ . ...G .. ,._=0,..... c.:1. ___ - -- - - — 1 F_ icc Lm wowEr. env �w+co. ---=,i_=_.. - 1_C^Z-� 4 __--_ff Wes, ' g=1 n..==--,.,,--i-, .1., II�a (, `6(Maer4t Eni _,._,,.'j,■II 'AM_._ L11iI1 C FRONT ELEVATION - BLDG TYPE 8B S— --L SCALE Va'-I'-°" -. r UPPER FLOOR PLAN - 8A SCALE:1/13"•I'-A. I.P.(2)LEVELS - oca oEcv ll11 - _ i I` omm � = ''L • •'• - � L , ,mvoo� ro n�4EE-� _ _— J ,i--l/-r REARELEV_ ATION - BLDG TYPE 8A c2 --J=a.--.=- 1 g'�-.'�- m 1 E� �_'�,L ! 50 SCALE:1/4".I'-0 � -� • -n-- - qiMIII _� /\ LOWER FLOOR PLAN - 8A & 8B x F —_IIIIII� _NII IIII SCALE'V°=r-°" w—NM IT--- - _J V _o III S (Z - �p� U Qn I .—o0 1 Mill .. .-. --. m U S I END ELEVATION BLDG TYPE 8A r 17 I� I ir i. ]F- ��r 0 ,o • ,SCALE:I/a'=I'-°" U• -' • .. _____... 0 Z �• O UZO� 1111 L N o r • • _ Ji_ �=1 o z o o a p • C�F n F r1 ',I Nita 1u11 ' • F'IJiI I �' � '��I w o O N rum — Yu_ a 1�11—��Eu1 [j4 - --- - --- -- -- sue FOUNDATION PLAN ----- --- --—--"—---- scaLLI/e'.L-°"-- _----_- — -- ---- -- °Y DATE: MSS ,,,,•. •' Symbol Type of Ve9etatlon: e .•r 10/21/99 ser. . :•JJ� e \ v g i X LZi. G 'i a E. Large Declq,ou•T.•..� 9• E. O O `o ••7ro � la,w.Trees. U n.ew•D.oPo • i)111111511\ v�f-'��� `•:..:•i•y' 1 ::: 4d Bm.11 D.cltlrar Trew. u,rp, F IC?) ti w°; -" • `� \I . i� \7 N+O Large v.cmaw earths ., i 5 ►de?...•/•"if'41 �f ;� �� , I CLJ Beall DaclA.wr Nnb� ..: �':r �J t4 �ii� c 1 r4.♦ La •Eve Ganes* 1 � 1 �' rg Bean �` 1 4 M a°V. Bull m.BMuV.'6+" � Ew•u•.a .df.. .� V %l' 1 U H n Jx•i a�.°,.•9•► `.::: Era Vegetation \ 1 F uC r "i L '9 s A u� fifill". cn Yo +�� CGaadcT•f f ..a rw 1 >r N � ♦ D f: ♦� to R' \� r+' amM � tl\-w:i 1�{C:�� ...... ...;x•' • ill • u m� 4 011111,17- � irmit Q E. '1el) v Ilifi....iftlitir. ,„,,,,,,.. •--(0 .....i. fJ 11 ieY. 1 �In 1iV, � i 1s;; II!Pij ...:1 �� A---174.4,-„,...4.,,0 .,,47-.&? ,.... • (-Seeded Lawn 7n f�l 7n. AC on 41/4 ...................„ `_ , .... um. / `, A:nA'.e:.} 4:ti:•" °O e e °O S .. leaded Laura ^—� ` `� `, \ .,• a , \,•, �r:: `!•-'%y,�r },�',}1aQti^':}'+4�+ [�1'"1�1Y1 ;4: -�`�� /.w.d L.�.J • �� !�'..1:"'^t, feim'i':':'..#^h{};>}�,M1`' '.�`, -a�' fi:,v;: �':::` ' man ,.... :r\A'„`' .y. 4 411 ilk ��i•b.�� esir �,,`£{ ::>••.�::v},A , s . "`.wlw '41 0 .si-13.*A;;'' '°.*Ilir-l'ir it.tlIA Ak. •''Ilt° clit.AS aet av��yud9 ,0. le_ 1 0 ..,.,.f�Alit. �''. �j. f f' .► ¢',, °t •,'.Y•;s•,'? b.• ..sue f:: \ ti• :Y .,•io tv` \°v. rya 4::,: .:•:::.:.:-:;.,•:. m L.m 3 r, :,• � ��� P.Y ,•• w. ';�� r, �:� ��. \, Jay }. L, ntink f \• ,'r•:• \I � •.tom ` !•I'-`: act.. � ' *:� f °f(:u• \ ;�/ ` lar .°� 1111 -F1 4 z 0 000001.°°31°7. 1/411itttli 4411 Ac,-.4-it •vf,• •• pliiii.- A. Pig Iiif int O : 40'20'0--40--80 — ® �4"i —SHEET-- ) Ip ril± Ili , 1,411, E= 1:- Aril N ..fh° 7.:÷-::1::=i:Tiu==... . .-•-•.....--.=- ..... ._.--. ......-. .--_-a.-... ..._.."de''•'h'i,i':j 1 =.= ,-. . -, ,Anis=== ==_II==EIiE .— '�.'--- ....wora ..aano,a FRONT ELEVATION BLDG TYPE - 48 ;a®Is,,,a ..e„s0] .®IpOe, UNIT A UNIT C UNIT C UNIT A �� —� I J UPPER FLOOR PLAN BLDG. TYPE - 4B V OF.,_ g REAR ELEVATION BLDG TYPE - 4B ' ; 20 -- p p.^ iilaii _ �q_ — it; e I .. 1 - li' - ' d m ❑ L: qr onI _ ` I I w.,o.ml ur roar 11 ;: ; UNIT `�v.��C _i _ I WW1 ONO UNIT C UNIT A w_i = g WINO ONOI E.,g S rno U F a U MtV101CI III: CaR FLOOR PLAN BLDG. TYPE - 4B 1Z_ �EE r • ENDSLEFT) ELEV. BLDG. TYPE - 4B I L■] I I III-�— _ • a� I II I 21 b I 1 II I , O r. 1 III I I I I �Ir O ' n III ; ICIr] I, =iI 1 I l III fr—r _lliiuL -- II II JLILJL I —�r— I I'I I z I I 0 13: I III 1 III 1 2 I W 1 �-„r:iiii::y.. I III I p.. L_ it Y..,g 0"1 ... =aI .o==ni— .. % ls�,:';1s:'• b _" _MA 2*-Cr a-r , zE.,.. ....=_ tee•-o• a'-4• 2-e• e'-e•.e'er3•-s• ^ -•••• 2'-e• 21-e• FQIJNDATION PLAN BLDQ. TYPE - 4B or ENDIRIGHT) ELEV. BLDG. TYPE - 4B 4B - f k! lie i iC'iil... ft . IIII�II�nrI1111.IL .•III�IIIIInI111nnIIPuu... - - .A 11 III 1 1 11 1 1 1 1 1 1 1 L u A ^ y J • � I, • E� NORTHEAST ELEVATION (POOL SIDE) • .•••E......;;;-I PATO L I`! ' i. '• w01E1I IBI It-- Li 1 rrtoE] I►eN I116 It. bill.• R iIIIW.0 I•uuu... .IIinun1II ,IIJIIIIIIIUI••. ' uu-I. -JINNi"— :::: j — - COMMUNITY BLDG.PLAN IIIIIOII��:�. \ ur.r. - - II�IS�I • SOUTHWEST ELEVATION "ligfa - -._..-:itf•-• ..- lii 91 -----n �ianl•. 6 • II�n11111�I1111n11 - -EMiiiiidiiil+iilul 1— Y m i uwu urpmuu ti U 8 1u■.n�lunu 1_ __— aunninlni�iliq1111. 71.1111. __-- '�r I f( i; 1w i` ! O 1 0SOUTHEAST ELEVATION ... J 1.=1 •__:I G z g i <4 sl iiiuuruu111nlunuuwiii.�.. - 1-F; ..niiir;:unigin nunun innuu tCl _ _ !::in1I11111I111Ii I1111P1u.1!IMII1IIIII! 13-6 11-0 t]-6' • • ■ _',II FOUNDATION PLAN r F O G NORTHWEST-ELEVATION Z g 1 a' COMMUNITY BLDG. w g 4 ria o BWDr«I w x u•2 a :3, cc. OF BLDG 49 I . Filt = = _9-- — — D . o� _==1==- -- 00010 g- LIWGPOOli FRONT ELEV. BLDG. TYPE - 8A UNIT H UNIT H -„— SCAtt:1/3'-1'-Dr 1Pf 1m Brtm BMW t^l± 1.111111J-Lia-_- 1, •I ®10or, -1933C0011 A BELOGW 3 013:03011, __=__=■li_=_■■_= .. _•—'_=1111111111111111=111111IIIII 1 1 1 1 1 E=—_E �==� ==Evil===— = M FLOOR PLAN BLDG. TYPE - 8A === 1111111111111111=1111111111111111E= == SCALE:1/8-1'-0" TSP �•(3) s REAR ELEV. BLDG. TYPE - 8A SCALE 1/6.t'-0" c �� F i 11 nuu un I r=r "'�E� ,r '� w 1 N II iLic El '111 nim wn 1I I 1:111III I UNIT H I UNIT H �" END ELEV. BLDG. TYPE - 8A O scut:,/e--,'-o• V g FriI d Q 1 FOUNDATION PLAN BLDG. TYPE - 8A—SCALE:001 :3 II a ws W g' oI I.. na +. M . Yaa a_ IC :, - - - 7E� -- END ELEV. BLDG. TYPE - OA 0t JL ii,1 PATIO = ®®® =.. r \Lj-1■.- ... ... ... ... ..- .■■ ■u u■ u■ =0— II - =i.= _■■— in ■■■ ■■■ ■.■ —..— . FRONT ELEVATION "TO�" u lO uic..,.•..•-r 000�rs SOCIAL noau 1 I 1 j - II . ENTRY '� " /,III D0 .NU Ill On On .. ... ... ... ill 1 - 00 NUInInInIn In MN In ..- _ ■.■ ■■■ ■.■ ■■■ ■I■ ■■■ In ■■■ 2 4 REAR ELEVATION FLOOR PLAN ONSTRUCTION DETAILS. .I■1111111■1111i. - .I■11111■11111■11111■11111■h.. — .,__ ..I■IIIII■IIIII■_I1111■11111■11111■I11k�� •• n r • F a mi=0_0,_ U F. X W ..R=_.. ... .— ..=.] . . W F J x$ SIDE ELEVATION § Q. a O Co iiiu71.. m 1 Q ■11111❑111.11.- nI1111■I11.1■I1111■I1111. 2 :M1■11111■11111M1■11 fir:N L J M d k =r=-' -'--7—.__O----..._- , , E.71.7;,.. ; 0 L J J (7 ; 1 mil a SIDE ELEVATION ,. COMMUNITY BLDG. FO11JNDATION PLAN 20 0 1 ii B.D.,G 50 SEE RESIDE-M.WI WS..t.I SAILS � ,�TYPICALF c g . Z2 igyp.1 . 2 E IC am :E i - - — cor Or SO . 1 K f .---- �-.1 ` e ym 13'43 Mm , g� �ooY Eigi — - . 1 , , ,,, - :1=-i=tig 'i-- --_----=='c�c= •moo ' •mwwi Kamm - - -- - UNIT A • UNIT A UNIT C FRONT ELEVATION BLDG TYPE - 3A - L� UPPER FLOOR PLAN BUILDING TYPE - 3A =-• --1 Ei i•--=-____= i ig.;-=.. ,&__ ik2 Tr; iz:f:.1___iiiith.J. f:.;1Q li i! ! REAR ELEVATION BLDG TYPE - 3A It,i., B l!I i, �� Iwo 1p Jwonerai uwarow L ii . UNIT A' 1 UNIT A UNIT C �glh n mr- ---- • vim PATO if LOWER FLOOR PLAN BUILDING TYPE - 3A W 0 a. U- r�� i '2 . Xi II ZF LJ 0 M ENDILEFT) ELEV. BLDG. TYPE - 3A I I I p III I Clir' V �8 n n ill n f-X; If co Icc II = I'I z ` a9 W 0 al g g 0 YU.g x39 FQJNDATION PLAN BUILDING TYPE - 3A ENDIRIGHT) ELEV. BLDG. TYPE - 3A OF 3A • • • MOM FRONT ELEVATION BLDG. TYPE - 4A I ®`�" '®O0Y1 L.mlooll ��1 s ..�Y. �10�' �"°�' 1 UNIT C IIIII UNIT A UNIT A n' UNIT C • 1 — IL - UPPER FLOOR PLAN BLDG. 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HORIZONTAL SCALE:1'-40• • Vmucx SCALE t•-tn WEST 735 EAST 20 202 E % 3ro / a \ 353 _ e M. lik A i 1 za 1 \ as � ttij' WITm SCALE ass 1I II 33D .6,'"..,:s:ls, s t 1 +`r 33D a3 \ 320 1ma A _310215 - L 130 B __ L \ "0- 3m fT-0�0a 300 4E �. \ ,m SITE PLAN 151 ,3a • \,15 - — eo MO 300 m 400 a0a 3m 700 WO No 1100 • DM SECTION—C=C A/ CONSULTING ENGINEERS .✓'''.. .i —— WIT HORIZONTAL SCALL P-10 MX MAIM NE FM TN___OF enG awL ENGINEERING, DESIGN LAND PLANNINGfit I wtT/CAL SCALP P-,0' RAN A1N10a/AL COM ,In AR NOT 3non0 SURVEYING,ENVIRONMENTAL SERVICES „O• FOR Dp0 NY11[r A33 rAOA�1A3r ! g ___n Nat a,a..‘aN.1..04Aa5151 MONO Oman I we. I • � � 1fENSINGTON CREST 'CALLyBEFORE YOU DIG �.11 1101111 GRADING CROSS SECT10N 0-D 1anl 1 1 800-424-5555__ • N� SEC710N 21, TOWNSHIP 23 N., RANGE 5 E. 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I; i m 2 _ ; . m i I WO 14,00 WOWOWONm N MO CO D WO IWO 11103 - a g SECTION E—E DBM CONSULT/NC—ENGINEERS—+P"'7 ¢ HCIE20NTN.SCALE:,•-+a -►ER7MJL-SCALE,-1...V Nom— MX aumA -ra:MO.-- a at CIVILENGINEERING,DESIGN,LAND PLANNING rum — — rum wnv s•+•C WY. TM NEWT Dn�O SURVEYING. ENVIRONMENTAL SERVICES oRR OCE �sr,vrnnruDr ! >t we mammas ram want a••ow:PO..sN.p.D.... 1 •.....,• 1 . . • III ...--. ..... _ .. .___ :..i KENSINGTON CREST ,--- _----- .I I I ; . i i I FF SITE WATER ------ I hi I I SECTION 21,0 TOWNSHIP 2.3 N.LAYOUT, RANGE 5 E. W.M. ------ 1 -------- a I —NI:. • 1, EX.iISTIN_GO icT _TAL_Q±D__________.,...mitOr... . ..................8 .. --t--i'T. ------ ---I I I Irl i ifidll II i.A.., 1 I 1 ---------- 1 I 5 2 i N I oz. i , i ______ , 40, in _0, 1 1 ..,... ..... X).-iq ! 1..........1 62g. 1 ..-- to i ______. I , arr .... 41k ---- \-- SCALE ...100 I ". I • ------"--- I I. 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CONSULTING ENGINEERS CIVIL ENGINEERING DESIGN • LAND PLANNING • SURVEYING ENVIRONMENTAL SERVICED LOP C/7g.OF REN�IVIVING M PROJECT NARRATIVE OCT 7 1999 FOR THE �C�d9/ KENSINGTON CREST 201-UNIT CONDOMINIUM COMPLEX Located at Royal Hills Drive and Index Avenue SE, Renton, WA Our Job No. 5511 The following is a narrative that describes various elements of the proposed Kensington Crest Condominium Complex in accordance with the site plan review narrative requirements for the City of Renton: 1. Size and Location of Site The subject site, which is approximately 64 acres in size, is located in Section 21, Township 23 North, Range 05 East in the City of Renton north of Royal Hills Drive and east of Index Avenue (if extended). A vicinity map depicting the site is enclosed. 2. Current Use of the Site and Any Existing Improvements The site is currently undeveloped. However, portions of the site are encumbered with utility easements. Both the Bonneville Power Association and the Seattle City Light maintain several overhead 115 kv lines through the property, including support poles and structures. In view of the constraints posed by the existing utilities and utility easements and by portions of the site having steep slopes, only about 19 acres of the site are proposed for development. 3. Special Site Features Including Sensitive Areas Most of the developable portion of the site has slopes of less than 25%. (See the 30" by 42" multi-colored drawing entitled "Kensington Crest Condominium Complex Slope Exhibit" prepared by Centre Point Surveying bearing a revision date of October 5, 1998 for a breakdown of the primary developable part of the site into various slope ranges.) Areas of steeper slope lie along parts of the site's west, north and east edges. The steep slopes along the site's north and east edges generally continue down approximately 200 vertical feet to the Cedar River across abutting property owned by the City of Renton. Site contour maps are included with the application materials. The site is currently undeveloped (other than the power lines and gravel access roads) and vegetated. The site is engrossed in thin forest that includes conifer and deciduous trees and a great deal of brush and grasses. 502 16TH STREET NORTHEAST•SUITE 312 • AUBURN, WASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 Revised 10/27/99 • - 2 - REVISED 10/27/99 4. Existing Structures That May Have Views Obscured Due to Development of the Project • No obstruction of views of existing structures is anticipated as a result of the proposed development. 5. Proposed Use of the Property, Project Name, and the Scope of the Proposed Improvements Such as Height, Square Footage. Lot Coverage, Parking,Access, Etc. The proposed Kensington Crest Condominium Complex is to consist of 201 units (103 townhouse units in 30 residential buildings in the southerly part of the developable portion of the site and 98 flat units in 15 residential buildings in the northerly part of the site. Thirteen of the buildings that will contain the flat units are two-story; those buildings will contain 86 of the flat units. The other 12 flat units will be contained in two 3-story buildings. The proposal includes a community building (which will house a meeting/game room, a lounge with kitchenette, an exercise room, an entrance office/sales area, an association manager's office, a hot tub, men's and women's restrooms, and a hot tub equipment and storage room), and an associated outdoor paved patio play area. An approximately one-half acre village green in the central portion of the site will feature a sport court, picnic area, and open recreation area. In addition, a 23-stall recreational vehicle parking area to serve the development is planned to the west of the village green. The maximum height of any structure on the property will be 35 feet per the Renton zoning code. The size of each of the townhouse units will be approximately 1,200 to 1,400 square feet while the size of each of the flat units will be approximately 800 to 1,000 square feet. .The Kensington Crest site plan depicts the following number of proposed parking spaces: South of the Village Green (Townhouse Units): Driveway Parking 150 spaces Enclosed Garages 156 spaces Off-street Parking 44 spaces (including 12 spaces at the Community Building and 8 pull-out spaces) Subtotal 350 spaces North of the Village Green (Flat Units): Enclosed Garages 70 spaces Covered Carports . 28 spaces Driveway Parking 60 spaces 502 16TH STREET NORTHEAST•SUITE 312 • AUBURN, WASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 • - 3 - ' REVISED 10/27/99 Off-street Parking 84 spaces' (including 12 spaces along the west side of the Village Green's sport court area) Subtotal 242 spaces Overall Total 592 spaces Access to the site will be off of Royal Hills Drive. A private main boulevard access road will be provided into the site from the northerly-most portion of Royal Hills Drive. A secondary access roadway will be located east of the main access and will serve as emergency vehicle access for the development. Approximately 65% of the developed portion of the site will have impervious surfaces with approximately 30% of this area consisting of building footprint. The total proposed impervious area amounts to approximately 20% of the entire 64-acre site. As mitigation for offsite recreational impacts, a major recreational easement over approximately half of the site has already been conveyed to the City of Renton. That easement, which was recorded under King County Recording No. 8705171394, was -conveyed during 1987 in conjunction with the previous Parker PUD proposal for the site. 6. Phasing. Pursuant to RMC 4-9-200K2, the applicant hereby requests that the Hearing Examiner grant approval of the subject Kensington Crest site plan proposal in the four phase areas depicted • upon the attached reduced-size Site Plan in accordance with the following schedule: Phase Requested Time Limit (from date of Site Plan Approval) for the Specified Phase The first of the four phases actually commenced Two years The second of the four phases actually Four years commenced The third of the four phases actually Six years commenced The fourth of the four phases actually Eight years commenced A substantial portion of the overall site development would likely take place during Phase I. Many of the utilities and drainage system improvements needed to be constructed in order to serve Phase I will involve construction outside of that phase. Likewise, cutting and filling 'The site plan's "Parking Provided" summary incorrectly indicates that only 70 off-street parking spaces are provided. 502 16TH STREET NORTHEAST•SUITE 312 • AUBURN, WASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 - 4 - i REVISED 10/27/99 beyond any particular phase may be necessary to achieve a cut-fill balance and in order to construct utilities for any particular phase Although the applicant needs to retain some flexibility to adjust the size, content, and sequence of each Phase, the applicant would make every effort to minimize the conflicts between existing residents and construction activities. For example, after completion of Phase I, construction traffic would be confined to the emergency access to the maximum extent possible. However, some construction conflicts are inevitable due to the configuration of the site and the unavoidable proximity of some construction activities and occupied units. 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Bellevue Place/Seafirst Building (425)454-8272 10500 NE 8th,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 DEVELOPMENT PLANNING CITY OF RENTON MEMORANDUM OCT 2 7 1999 Date: October 27, 1999 RECEIVED From: David L. Halinen,P.E., Attorney-at-Law Z41 To: City of Renton Department of Planning/Building/Public Works And To: The City of Renton Hearing Examiner Subject: Proposed "Kensington Crest Condominium Complex" Explanation of Slope Analysis in Regard to the City's Greenbelt Regulations and Tree Cutting and Land Clearing Regulations On page 19 of the October 5, 1999 Staff Report to the Hearing Examiner on the Kensington Crest proposal, Section 7 (Variances) deals with variances from the Tree Cutting and Land Clearing Regulations in regard to two types of improvements: (a) construction of a stormwater line from the northeast corner of the site across a slope of 44%to 53%to discharge stormwater to the Cedar River and(b)construction of certain buildings and related project improvements in three small areas of the site where portions of the slope exceed 40% (the"40% Slope Areas"). Section 7 sets discusses the decision criteria for variances both of those types of improvements and then recommended approval of the former but denial of the latter. The Zoning Administrator has issued an Interpretation/Policy Decision providing that the same definition for slope determination prescribed by the City's Greenbelt Regulations should be used in determining slope for purposes of the Tree Cutting and Land Clearing Regulations. That definition is as follows: 3. Steep Slope Areas: These regulations apply to land form features of a site between significant and identifiable changes in slope. a. Definitions: i. Slope shall be defined as the average slope of the lot or portion thereof in percent between significant changes in slope, determined by observation on simple slopes, or more precisely by the formula: S = 100IL A • Page. 1 ii. Where"I" is the contour interval in feet but not greater than ten feet (10');"L"is the combined length of the contour lines in scale feet; and "A" is the net area between significant changes in slope of the lot in square feet. iii. A significant change in slope shall be defined as a bench or plateau at least fifteen feet(15') in width. The words"bench" and"plateau" are not defined in the code.' Nothing in the code text states how flat a stretch of land must be before it is to be considered a"bench" and "plateau". However, the Greenbelt regulations set forth a diagram that indicates relatively flat areas on either side of a"steep slope area". (See the copy of the diagram that I have attached hereto as Exhibit 1.) The profile portion of the diagram sets forth to scale the vertical and horizontal elevations of the line being analyzed, which makes it possible to determine the actual slopes of the relatively flat areas on either side of the "steep slope area". Exhibit 2, attached, is my mark-up of the profile portion of the diagram, a mark-up which demonstrates that (a)the relatively flat area at the toe of the"steep slope area" is 6% and (b)the relatively flat area at the top of the"steep slope area" is 4.4%. The use of slopes of this magnitude on either side of a "steep slope area" in the code's diagram answer the question of how flat a stretch of land must be before it is to be considered a"bench" and"plateau": namely, 6% (the greater of those two slopes). Submitted with this memorandum is a 24"-by-36" Slope Analysis Plan prepared by DBM Consultants of that part of the developed portion of the site that has existing slopes in excess of 6%2 (which part encompasses the 40% Slope Areas that were the subject of Section 7 of the October 5, 1999 Staff Report's recommended variance denial). DBM's analysis is based upon the above-quoted average slope definition. The DBM slope analysis demonstrates that the average slope of that part of the developed portion of the site that has existing slopes in excess of 6% is 16.18%, which is substantially less than 40 percent. Thus, no variance from the Tree Cutting and Land Clearing Regulations is necessary for the proposed construction of buildings and related project improvements. Attachments: Exhibits A and B and the 24"-by-36" Slope Analysis Plan prepared by DBM Consultants 1Webster's Ninth New Collegiate Dictionary defines a bench as a"terrace"or"shelf",both of which terms denote flatness. That dictionary defines a plateau as "a usu. extensive land area having a relatively level surface raised sharply above adjacent land on at least one side." (Emphasis added.). 2The originally-submitted Site Plan Application failed to include such an analysis, leaving City Staff without the information necessary to evaluate compliance with the Tree Cutting and Land Clearing Regulations. Page 2 • 4-3-070F EXHIBIT A • i. ~ .1..• . 1.-. �.''i.: \NYfwrr UM'tom; ?t• Zei,� y�ri .i. '.,3Ve Inn tl^ ir`' • .."ca'• 't•_w • wrww-lrwrr awwrY 7Y f+' 1 415?.41.:4 :::*j :.n{t tsiv„[tx,i •' •'1i h �,,, '"` t 1...LVr Yi' : °.S•.ki.'u'•:•"ara r✓scwwr owwwl IN rats.. • t....._-..k#4!\ [,, STEEP SLOPE AAA''1; '+•x. :1 tj- i' {j`rr. 'i ' !.y :. ty -' . „k .•,, l . 41 >Ld t ;, . ♦ ...- } � ` ks�Lr }' �� '«, .y Y ` l Y A. >f, IluViI i.�•. i i 1t`i• �M +04' I,1} =7i t( '1:�:�. ,'i ,fit .� rs.�,'i:)h.' .ki,,• }_.. • 1 = y.3;' ... per}5:(?:;,AL,':20."tk<i,iAiii 2I.;•5 eli-- 1 1 w.1.400►8CA1.Cwwrwf M MOPE 1 Set— 1 1 i 2S- 1 1 a I Slope In . root 1., 1 1 rwor arM rrwr I,j,- ' , 1 .......NIw.rrw •aNalllCarr lwwrwt r►NYf 2 la wiSTEEP SLOPE AREA . G 1 1 i r ■ , 0 ZS 30' TS' too' i2T• I5O• :I rtweYba ION.twat D. ALLOWANCE FOR CONSTRUCTION permit,conditional use permit, variance, re- OF SINGLE FAMILY RESIDENCE: zone, planned unit development, subdivision Nothing in these regulations shall limit the con- or short subdivision, and one or more of the struction of one single family home on a pre-exist- greenbelt criteria as defined in subsection C2 ing platted lot,subject to meeting any engineering of this Section is present on the site of the requirements necessary to safely construct such proposed development, studies by qualified a residence.Whenever a proposed development professionals may be required.The City shall involves only one single family dwelling,which is send written notification to the applicant not part of a larger development proposal, the whenever such studies are required.The City City shall not require special studies or reports by may approve, approve with conditions, or the applicant. deny any such proposal to carry out the pur- poses of this Section. E. GENERALSTANDARDSAPPLICABLE TO ALL GREENBELT PROPERTIES: F. ADDITIONAL STANDARDS FOR STEEP SLOPES: 1. Permit Required Prior to Vegetation Removal: There shall be no removal of veg- 1. Development Prohibited on Steep etation within a greenbelt until a permit is is- Slopes: Development is prohibited on slopes sued pursuant to subsection E2 of this greater than forty percent(40%). Section except for normal maintenance with written approval by the Development Ser- 2. Density Limitations for Steep Slopes: vices Division for such activities as trimming In greenbelt areas with between twenty five of vegetation or removal of dangerous or dis- percent(25%) and forty percent(40%) slope • eased plant materials. the maximum residential density shall be: 2. Special Studies: Whenever a proposed a. One unit per acre, and for each one • development requires a building permit, grad- percent(1%)of slope in excess of twenty . ing permit,shoreline substantial development five percent(25%), an additional nine • . 3 -17 . •-►-.J-U I UI • kt EXHIBIT B • •• 5' 0' S. 30' `at�.:.Ji` 4"' ,. '•'? , : !'!ki a ii w.rf".t°Y;:ZFZ— • N«rwrr arm — fi t, d.+, � d. ii. �:.',.:.. .t. e'i le t:: .4� a !�: :�,lt 3•.+ ,,,i.`€ Cara wNMlOwwr 0101014 .��f�?�� ��7���t' If,: 1tL/,e�C;Y,++t��.., ,y(, •� •MMf YSy' ,�L � '111 . •.41..;. l' •'�•wyCi: �'at4.•. 1.i: .i+2, 1`•q . I Tk .h�.DSti rt (•. $.j. •r•.rr/awwr dwwrww r w.«. {{,,{4�,`a� STEEP SLOPE AREA, 1 ,,'•",, ..Apfi:« .7 7r1.`f.�H , : e':iit Y/0 10-14. 4S`RI'' d'f11`:r p., y.,, n try,�. t000?Tt-". •T=LJ... -1: L' , .. .:•;,);::.:,.: .,..t•li.ii-v;ipl.vihi:‘:k;014:-. • ! 20'. ro.r\rra 26' S ' , I w.ww.rSCAwr w I/w.f , 1 r �27.2. , s=4.47 Slope In percent . ma I L 20\- ‘—2 Z.8 g wool*lfN MAN II for AN war •iNtlr,QAwr*women,...sawn 0; STEEP SL IOPE AREA O 0 ZS' 10' ' too' Plc' 'so' I•rS' — _MYwrba MI Grwut D. ALLOWANCE FOR CONSTRUCTION permit, conditional use permit, variance, re- OF SINGLE FAMILY RESIDENCE: zone, planned unit development,subdivision Nothing in these regulations shall limit the con- or short subdivision, and one or more of the . struction of one single family home on a pre-exist- greenbelt criteria as defined in subsection C2 ing platted lot,subject to meeting any engineering of this Section is present on the site of the requirements necessary to safely construct such proposed development, studies by qualified a residence.Whenever a proposed development professionals may be required.The City shall involves only one single family dwelling, which is send written notification to the applicant not part of a larger development proposal, the whenever such studies are required.The City City shall not require special studies or reports by may approve, approve with conditions, or the applicant. deny any such proposal to carry out the pur- poses of this Section. E. GENERAL STANDARDS APPLICABLE TO ALL GREENBELT PROPERTIES: F. ADDITIONAL STANDARDS FOR STEEP SLOPES: • 1. Permit Required Prior to Vegetation , Removal: There shall be no removal of veg- 1. Development Prohibited on Steep etation within a greenbelt until a permit is is- Slopes: Development is prohibited on slopes sued pursuant to subsection E2 of this greater than forty percent(40%). Section except for normal maintenance with written approval by the Development Ser- 2. Density Limitations for Steep Slopes: vices Division for such activities as trimming In greenbelt areas with between twenty five of vegetation or removal of dangerous or dis- percent(25%) and forty percent(40%) slope • eased plant materials. the maximum residential density shall be: • 2. Special Studies: Whenever a proposed a. One unit per acre, and for each one development requires a building permit, grad- percent(1%)of slope in excess of twenty irig permit,shoreline substantial development five percent(25%), an additional nine , • • '3 -17 • • i i i .0 KENSINGTON CREST CONDOMINIUM COMPLEX 201 UNIT MULTI-FAMILY COMPLEX - RENTON, WASHINGTON DEVELOPM"" Pt^n'r.,11NG CITY OF REN t UN UNIT DESIGNATION OCT 22 1999 UNIT A 2 BDRM /2 BATH INTERIOR UNIT SINGLE GARAGE 121.0 E1 Ot NITS) UNIT B 3 BDRM/2 1/2 BATH END UNIT DOUBLE GARAGE 1356 SQ FT ( 2 UNITS) (ONE BDRM /ONE BATH ON MAIN FLOOR) UNIT C 3 BDRM/2 1/2 BATH END UNIT DOUBLE GARAGE 1342 SQ FT (43 UNITS) UNIT D 3 BDRM /2 1/2 BATH INTERIOR UNIT DOUBLE GARAGE 1342 SQ FT ( 0 UNITS) UNIT E 2 BDRM/2 1/2 BATH/ DEN END UNIT DOUBLE GARAGE 1360 SQ FT ( 2 UNITS) UNIT F 2 BDRM / 1 1/2 BATH END UNIT DOUBLE GARAGE 1052 SQ FT ( 6 UNITS) (WASH STATE HDCP UNIT/ 6 REQ ) ( ONE LEVEL UNIT) UNIT G 2 BDRM /2 BATH FLAT UNIT SINGLE GARAGE 1027 SQ FT ( 66 UNITS) OR CARPORT UNIT H 2 BDRM/ 1 BATH FLAT UNIT SINGLE GARAGE 933 SQ FT ( 20 UNITS) OR CARPORT UNIT J 2 BDRM / 1 BATH FLAT UNIT SHARED CARPORT 916 SQ FT ( 6 UNITS) (WASH STATE HDCP UNIT / 5 REQ ) (GROUND LEVEL FLAT UNIT) UNIT K 2 BDRM /2 BATH FLAT UNIT SHARED CARPORT 1027 SQ FT ( 6 UNITS) BUILDING DESIGNATION - TOWNHOUSE UNITS ( TOTAL 103 UNITS ) BLDG 2A (2) 3 BDRM/2 1/2 BATH/ DEN 1 BLDG 2 UNITS ( UNITS E E ) BLDG 2B (2) 3 BDRM/2 1/2 BATH 1 BLDG 2 UNITS ( UNITS B B ) BLDG 2C (2) 2 BDRM / 1 1/2 BATH 3 BLDGS 6 UNITS ( UNITS F F ) BLDG 3A (1) 3 BDRM /2 1/2 BATH 7 BLDGS 7 UNITS ( UNITS C) (2) 2 BDRM /2 1/2 BATH 14 UNITS ( UNITS A A) BLDG 4A (2) 3 BDRM /2 1/2 BATH 14 BLDGS 28 UNITS ( UNITS C C ) (2) 2 BDRM /2 1/2 BATH 28 UNITS ( UNITS A A) BLDG 4B (2) 3 BDRM/2 1/2 BATH 4 BLDGS 8 UNITS ( UNITS C C ) (2) 2 BDRM /2 1/2 BATH 8 UNITS ( UNITS A A) TOTAL 30 BLDGS 103 UNITS BUILDING DESIGNATION - FLAT UNITS ( TOTAL 98 UNITS.) BLDG 4 C (4) 2 BDRM/2 BATH 4 BLDGS 16 UNITS ( UNITS GG GG ) BLDG 6 A (4) 2 BDRM/2 BATH 1 BLDG 4 UNITS ( UNITS GG GG ) (2) 2 BDRM/ 1 BATH 2 UNITS ( UNITS H H ) BLDG 6 B (6) 2 BDRM/2 BATH 2 BLDGS 6 UNITS ( UNITS GGG ) 2 BDRM./2BATH 6 UNITS ( UNITS KKK) BLDG 8 A (2) 2 BDRM/2 BATH 3 BLDGS 6 UNITS ( UNITS H H ) (2) 2 BDRM/2 BATH (HDCP) 6 UNITS ( UNITS J J ) (3) 2 BDRM/2 BATH • 12 UNITS ( UNITS GG GG ) BLDG 8 B (4) 2 BDRM/2 BATH 3 BLDGS 12 UNITS ( UNITS GG GG ) (4) 2 BDRM/ 1 BATH 12 UNITS ( UNITS HH HH ) BLDG 8 C (8) 2 BDRM/2 BATH 2 BLDGS 16 UNITS ( UNITS GGGG GGGG) TOTAL 15 BLDGS 98 UNITS COMMUNITY BUILDING # 46 INCLUDES MEETING/GAME ROOM MEN'S &WOMEN'S CHANGING & RESTROOMS LOUNGE WITH KITCHENETTE OUTDOOR SPA EXERCISE ROOM SPA EQUIPMENT&STORAGE AREAS ENTRANCE OFFICE/SALES AREA PAVED PATIO PLAY AREA ASSOCIATION MANAGERS OFFICE PARKING . PROVIDED ENCLOSED GARAGES @ TOWNHOUSES 156 DRIVEWAY PARKING @ TOWNHOUSES 150 OFF STREET PARKING @ TOWNHOUSES 44 ON STREET PARKING @ TOWNHOUSES NOT COUNTED ENCLOSED GARAGES @ FLATS 70 COVERED CARPORTS @ FLATS 28 DRIVEWAY PARKING @ FLATS 60 OFF STREET PARKING @ FLATS 75 ON STREET PARKING @ FLATS NOT COUNTED TOTAL PARKING 583 SOUTHEAST QUADRANT 85 UNITS (PRIMARY USE) SOUTHWEST QUADRANT 18 UNITS (PRIMARY USE) TOTAL 103 UNITS NORTHEAST QUADRANT 70 UNITS (SECONDARY USE) NORTHWEST QUADRANT 28 UNITS (SECONDARY USE) TOTAL 98 UNITS TOTAL PROJECT 201 UNITS KENSINGTON CREST CONDOMINIUM COMPLEX 201 Unit Multi-Family Development, Renton, Washington TOTAL LIVING FLOOR AREA OF BUILDINGS ( EXCLUDING GARAGES ) BLDG # UNITS BLDG BLDG # UNITS BLDG NO AREA NO. AREA 1 2 B (2 Units) 2712 SF 25 3 A (3 Units) 3758 SF 2 4 A (4 Units) 5100 SF 26 4 A (4 Units) 5100 SF 3 4 A (4 Units) 5100 SF 27 4 A (4 Units) 5100 SF 4 4 A (4 Units) 5100 SF 28 4 A (4 Units) 5100 SF 5 4 A (4 Units) 5100 SF 29 2 C (2 Units) 2104 SF 6 4 A (4 Units) 5100 SF 30 4 A (4 Units) 5100 SF 7 3 A (3 Units) 3758 SF 31 6 A (6 Units) 5974 SF 8 2 C (2 Units) 2104 SF 32 8 C (8 Units) 8216 SF 9 4 A (4 Units) 5100 SF 33 4 C (4 Units) 4108 SF 10 4 A (4 Units) 5100 SF 34 4 C (4 Units) 4108 SF 11 4 A (4 Units) 5100 SF 35 8 C (8 Units) 8216 SF 12 4 B (4 Units) 5100 SF 36 8 A (8 Units) 7806 SF 13 4 A (4 Units) 5100 SF 37 8 B (8 Units) 7840 SF 14 4 A (4 Units) 5100 SF 38 8 B (8 Units) 7840 SF 15 4 B (4 Units) 5100 SF 39 4 C (4 Units) 4108 SF 16 4 B (4 Units) 5100 SF 40 4 C (4 Units) 4108 SF 17 3 A (3 Units) 3758 SF 41 8 B (8 Units) 7840 SF 18 2 A (2 Units) 2720 SF 42 8 A (8 Units) 7806 SF 19 3 A (3 Units) 3758 SF 43 6 B (6 Units) 6162 SF 20 3 A (3 Units) 3758 SF 44 6 B (6 Units) 6162 SF 21 4 A (4 Units) 5100 SF 45 8 A (8 Units) 7806 SF 22 3 A (3 Units) 3758 SF 23 3 A (3 Units) 3758 SF 24 2 C (2 Units) 2104 SF 46 Community Bldg 1830 SF TOTAL AREA OF LIVING UNITS 229,780 SF All Buildings excluding Enclosed Garages KENSINGTON CREST CONDOMINIUM COMPLEX 201 Unit Multi-Family Development, Renton, Washington GROUND COVER DISPLACEMENT PER BUILDING ( INCLUDING GARAGE ) BLDG # UNITS BLDG BLDG # UNITS BLDG NO AREA' NO. AREA 1 2 B (2 Units) 3512 SF 25 3 A (3 Units) 2786 SF 2 4 A (4 Units) 3852 SF 26 4 A (4 Units) 3852 SF 3 4 A (4 Units) 3852 SF 27 4 A (4 Units) 3852 SF 4 4 A (4 Units) 3852 SF 28 4 A (4 Units) 3852 SF 5 4 A (4 Units) 3852 SF 29 2 C (2 Units) 2504 SF 6 4 A (4 Units) 3852 SF 30 4 A . (4 Units) 3852 SF 7 3 A (3 Units) 2786 SF 31 6 A (6 Units) 2987 SF 8 2 C (2 Units) 2504 SF 32 8 C . (8 Units) 4108 SF 9 4 A (4 Units) 3852 SF 33 4 C (4 Units) 2054 SF 10 4 A (4 Units) 3852 SF 34 4 C (4 Units) 2054 SF 11 4 A (4 Units) 3852 SF 35 8 C (8 Units) 4108 SF 12 4 B (4 Units) 3852 SF 36 8 A (8 Units) 3920 SF 13 4 A (4 Units) 3852 SF . 37 8 B (8 Units) 3920 SF 14 4 A (4 Units) 3852 SF 38 8 B (8 Units) 3920 SF 15 4 B (4 Units) 3852 SF . 39 4 C (4 Units) 2054 SF 16 4 B (4 Units) 3852 SF 40 4 C (4 Units) 2054 SF 17 3 A (3 Units) 2786 SF 41 8 B (8 Units) 3920 SF 18 2 A (2 Units) 2504 SF 42 8 A (8 Units) 3920 SF 19 3 A (3 Units) 2786 SF 43 6 B (6 Units) 2054 SF 20 3 A (3 Units) 2786 SF 44 6 B (6 Units) 2054 SF 21 4 A (4 Units) 3852 SF 45 8 A (8 Units) 3920 SF 22 3 A (3 Units) 2786 SF Enclosed Garage (8 Cars) 1936 SF 23 3 A (3 Units) 2786 SF Carports (28 Cars) 5600 SF 24 2 C (2 Units) 2504 SF 46 Community Bldg 1830 SF TOTAL AREA OF GROUND DISPLACEMENT 158,780 SF All Buildings including Enclosed Garages KENSINGTON CREST CONDOMINIUM COMPLEX 201 Unit Multi-Family Development, Renton, Washington TOTAL SITE AREA 2,786,098 SF ( 63.96 acres ) TOTAL BLDG FLOOR AREA 229,780 SF BLDG FOOTPRINT AREA 158,870 SF GARAGE FOOTPRINT AREA 1,936 SF CARPORT FOOTPRINT AREA 5,600 SF BLDG & CARPORT AREA 166,406 SF 6.0 % Coverage IMPERVIOUS PAVEMENT 324,000 SF 11.6 % Coverage SIDEWALKS, PATIOS, SP CT. 52,410 SF 1.9 % Coverage GRAVEL BED R.V. PARKING 15,400 SF 0.6 % Coverage DEV. LANDSCAPE AREA 642,800 SF 23.1 % Coverage Beds Surrounding Bldgs 115,200 SF Interior Pkg Lot Landsc 13,900 SF Open Grassed Areas 513,70Q SF UNDEVELOPED AREA 1,582,220 SF 56.8 % Coverage ALLOWABLE MAX. BUILDING HEIGHT 35 FT PROPOSED BUILDING HEIGHT 12 FT TO 32 FT BLDG SETBACKS ALLOWED BY CODE 15 FT FRONT YARD 5 FT SIDE YARD 15 FT REAR YARD Proposed Building Setbacks vary per building. PARKING REQUIRED 410 SPACES PARKING PROVIDED 226 SPACES IN GARAGES 210 SPACES IN DRIVEWAYS 28 SPACES IN CARPORTS * 119 SPACES OFF-STREET ** SPACES ON-STREET NOT COUNTED TOTAL 583 SPACES Not Including On-Street Parking * Carport Parking Stalls 10 ft wide x 20 ft deep, max 8 units per carport ** Open Parking Stalls 9 ft wide x 20 ft deep, (2 ft overhang to sidewalk & landsc). No wheel stops used. Cars will abut 5 ft wide sidewalk or cont. curb @ Landscape No loading spaces used KENSINGTON CREST CONDOMINIUM COMPLEX 201 Unit Multi-Family Development, Renton, Washington OWNER: CIVIL ENGINEER: Mr. Dick Butko Mr. Dana Mower Butko Construction, Inc. DBM Consulting Engineers P. O. Box 3266 502 16th St.N. E. Suite 312 Federal Way, WA 98063 Auburn, WA 98002 Tel: (253) 839-1901 Tel: (253) 887-0924 Fax: (253) 946-4259 Fax: (253) 887-0925 ARCHITECT: AUTOCAD TECHNICIAN: Mr. Robert Wells Mr. Joseph DeCluette Robert Wells- Architect- AIA The CADD Assistant, Inc. 16625 Redmond Way Suite M466 8105 166th Ave. N. E. Suite 102 Tel: (425). 882-7824 Tel: (425) 883-8887 Fax: (425) 861-8471 Fax: (425) 702-8830 STRUCTURAL ENGINEER: LANDSCAPE ARCHITECT: Mr. Ted Chen Mr. Marty Zollner Century Engineers, Inc. Design 2426 80 W. Alder Place 4205 148th Ave. N. E. Suite 102 Issaquah, WA 98027 Bellevue, WA 98007 Tel: (425) 557-7840 Tel: (425) 881-2426 Fax: (425) 557-6430 Fax:: (425) 885-7963 HALINEN LAW OFFICES,P.S. A Professional Service Corporation David L.Halinen,P.E. Bellevue Place/Seafirst Building (425)454-8272 10500 NE 8th,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 MEMORANDUM octop Date: October 22, 1999 (revised to conform to updated siteplan) Ct�FR T AWN D e. p OCT FNT��N/MG From: David L. Halinen, P.E., Attorney-at-Law k �� 199y To: City of Renton Department of Planning/Building/Public Works 0 And To: The City of Renton Hearing Examiner Subject: Proposed"Kensington Crest Condominium Complex" (1)Analysis of the Number of Residential Units Allowed Under the Site's R-14 Zoning, (2)Demonstration that the Proposal Qualifies for"Bonus Dwelling Unit Mix/Arrangement", and (3)Request for An Exception to the Minimum Density Requirement of the R-14 Zoning Regulations • • Analysis of the Number of Residential Units Allowed Under the Site's R-14 Zoning Discussion of Applicable Zoning Code Provisions The 63.96-acre Kensington Crest Condominium Complex site is zoned R-14. In the R-14 zone, RMC 4-31-7D.2.c specifies that"[d]ensity shall not exceed fourteen (14) dwelling units per net acre EXCEPT that density of up to eighteen(18) dwelling units per net acre may be permitted if such development can be achieved in accord with subsection D2d of . . . Section 4-31-7." (Emphasis added.) "Net density" is a defined term in the Renton Zoning Code. The definition as set forth in RMC 4-31-2 is as follows: DENSITY, NET: A calculation of the number of housing units that would be allowed on a property after sensitive areas and public streets are subtracted from the gross area (gross acres minus streets and sensitive areas multiplied by allowable housing units per acre). This calculation applies to residential uses only. The definition as set forth in RMC 4-31-2 is as follows: (Emphasis added.) (Note that no public streets are proposed on the Kensington Crest site.) "Sensitive areas"is also a defined term in the Renton Zoning Code. Its definition as set forth in RMC 4-31-2 is as follows: Page 1 SENSITIVE AREAS: Areas not suitable for development which are included within the City's greenbelt, geologically hazardous, wetlands or flood plain regulations. (Emphasis added.) In addition, "development" is a defined term in the Renton Zoning Code. Its definition as set forth in RMC 4-31-2 is as follows: DEVELOPMENT: The division of a parcel of land into two (2) or more parcels; the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure; any mining, excavation, landfill or land disturbance and any use or extension of the use of land. (Emphasis added.) The subject property is designated"Greenbelt"on the City of Renton's Comprehensive Land Use Map. Because of both (1) that fact and (2) the fact that the subject site contains Steep Slope Areas(i.e., "[a]reas with slopes that exceed twenty five percent(25%)"--see RMC 4-31-35B.1)and major electricity line easements (see RMC 4-31-35B.3), RMC 4-31-35B makes clear that the City's Greenbelt Regulations (which are set forth in RMC 4-31-35) apply to the Kensington Crest site. The Greenbelt Regulations generally prohibit development in areas with average slopes greater than forty (40%). (See RMC 4-31-35D.1.b.) In view of the broad definition of "development"set forth in the Zoning Code and quoted above, all portions of the Kensington Crest site that have average slopes of 40% or less are "suitable for development" of some type (i.e., suitable for "any use or extension of the use of land"--see the above-quoted definition for "development"), including the major electricity line easements that cross the site. In fact, the Kensington Crest proposal specifies driveways,parking areas, landscaping and a special RV parking lot within portions of the major electricity line easements that have average slopes of 40% or less. Under the above-quoted Zoning Code definition for"sensitive areas", the portions of the site that are"suitable for development" are obviously not"sensitive areas"and are thus not to be subtracted from the site's gross area for net density calculation purposes. Only the areas of the site that have average slopes greater than 40%must be totally subtracted from the site's gross area for net density calculation purposes. Calculation of the Number of Residential Units Allowed The "Kensington Crest Slope Exhibit" map that I have prepared (see Exhibit A, attached) depicts the boundary of the Kensington Crest site superimposed upon portions of the City of Renton's 1996 aerial contour map. This exhibit map illustrates the locations of the 33 separate areas within the site's boundaries that have slopes greater than 25%. The acreage of each of those 33 areas is set forth in the following table: Map Area Number Corresponding Acreage 1 3.254 acres • Page 2 2 0.579 acres 3 0.468 acres 4 0.025 acres 5 0.312 acres 6 1.090 acres 7 0.032 acres 8 0.138 acres 9 0.075 acres 10 0.053 acres 11 0.095 acres 12 0.037 acres 13 3.367 acres 14 0.019 acres 15 0.321 acres 16 0.043 acres 17 0.022 acres 18 0.018 acres 19 0.034 acres 20 0.127 acres 21 0.228 acres 22 0.083 acres 23 0.013 acres 24 0.294 acres 25 0.022 acres 26 0.041 acres 27 0.023 acres 28 0.402 acres 29 0.592 acres Page 3 . • 30 1.346 acres 31 0.032 acres 32 0.165 acres 33 0.232 acres Total 13.582 acres (Note that while under RMC 4-31-35D.1.c. a reduced maximum residential density is available for the areas of the site with slopes between 25%and 40%,because the allowable number of units based upon the area of the site with slopes less than or equal to 25% substantially exceeds the number of units proposed,no attempt has been made here to ascertain the areas of the site with slopes between 25% and 40% and to calculate the additional number of units that would be allowed accordingly.) Because the site encompasses 63.96 acres overall,the portion of the site with slopes less than or equal to 25% is calculated as follows: 63.96 acres overall - 13.582 acres with slopes greater than 25% =50.378 acres with slopes less than or equal to 25% Thus, at a density of 14 units per acre permitted under the R-14 zone regulations(see the"maximum density"paragraph under RMC 4-31-7D.2.c),the maximum allowable number of units(not counting bonus density, which this project also qualifies for) is calculated as follows: 50.378 acres x 14 units per acre= 705.29 units (rounded to 705 units) This allowable number of units is far greater than the 201 residential units proposed. Demonstration that the Proposal Qualifies for "Bonus Dwelling Unit Mix/Arrangement" The Project's Use of the "Bonus Dwelling Unit Mix/Arrangement" The Kensington Crest proposal takes advantage of the "Bonus Dwelling Unit Mix/Arrangement"set forth in RMC 4-31-7D.2.d(2)(B). That subsection of the Zoning Code reads as follows: (B)Bonus Dwelling Unit Mix/Arrangement: Dwelling units permitted per structure may be increased as follows: (i) Primary Uses: A maximum of four (4) units per structure, with a maximum structure length of one hundred feet(100'). (ii) Secondary Uses: A maximum of eight (8) units per structure with a maximum structural height of thirty five feet(35'), or three (3) stories and a Page 4 maximum structural length of one hundred fifteen feet (115'). In particular, 72 of the proposal's 103 townhouse units are in 4-unit, 100-foot long structures (structures that would otherwise be limited to 3 units per structure and a maximum length of 85 feet- -see RMC 4-31-7B.1.a(5)) and 12 of the proposal's flat units are.in three-story (6-unit) structures (structures that would otherwise be limited to 2 floors per structure--see RMC 4-31-7D.2.a(5)). The Project's Qualification for the "Bonus Dwelling Unit Mix/Arrangement" To qualify for the Bonus Dwelling Unit Mix/Arrangement,the"Bonus Criteria"of RMC 4- 31-7D.2.d(3) must be met. RMC 4-31-7D.2.d(3) reads: (3) Bonus Criteria: (A) To qualify for one or both bonuses the applicant shall provide either: (i) Alley and/or rear access and parking for fifty percent(50%) of primary uses or secondary use townhouses permitted under subsection B of this Section. (ii) Civic uses as listed in subsection B2 of this Section,Secondary Uses: - Community meeting hall, - Senior center, -Recreation center, or - Other similar uses as determined by the Zoning Administrator. (iii) A minimum of five percent(5%) of the net developable area of the project in aggregated common open space. Common open space areas maybe used for any of the following purposes:playgrounds,picnic shelters/facilities and equipment,village greens/square, trails, corridors, or natural. Structures such as kiosks, benches, fountains and maintenance equipment,storage facilities are permitted provided that they serve and/or promote the use of the open space. To qualify as common open space an area must meet each of the following conditions: - Function as a focal point for the development, -Have a maximum slope of ten percent(10%), - Have a minimum width of twenty five feet(25') except for trails or corridors, • Page 5 - Be located outside of rights of way, - Be improved for passive and/or active recreational uses, - Be improved with landscaping in public areas, and -Be maintained by the homeowners' association if the property is subdivided, or by a management organization if the property is not subdivided. (B) Developments which qualify for a bonus shall also incorporate a minimum of three (3) features selected from the improvement options as described below: • (i) Architectural design which incorporates enhanced building entry features (e.g., varied design materials, arbors and/or trellises, cocheres, gabled roofs). (ii) Active common recreation amenities such as picnic facilities,gazebos,sports courts, recreation center,pool, spa/jacuzzi. (iii) Enhanced ground plane texture or color, e.g., stamped patterned concrete, cobblestone, or brick at all building entries, courtyards, trails or sidewalks. (iv) Buildings or structures incorporating bonus units shall have no more than seventy five percent (75%) of the garages on a single facade. (v) Surface parking lots containing no more than six (6) parking stalls separated from other parking areas by landscaping areas with a minimum width of fifteen feet (15'). (vi) Site design incorporating a package of at least three (3) amenities which enhance single-family character, such as coordinated lighting (street or building), mailbox details, address and signage details, and street trees as approved by the reviewing official. (Emphasis added.) The proposal satisfies the bonus criteria of both subsection(A) and subsection(B) of RMC 4-31-7D.2.d(3). As to subsection (A), the proposed community building (which includes a meeting/game room, a lounge with kitchenette, an exercise room, and entrance office/sales area, an association manager's office, a hot tub, mens' and women's restrooms, a hot tub equipment and storage room, and an associated outdoor paved patio play area--see the site plan) satisfies RMC 4- 3 1-7D.2.d(3)(A)because the building provides for"civic uses"under RMC 4-3 1-7D.2.d(3)(A)(ii) as both a"community meeting hall" and "recreation center". As to subsection (B), the applicant has elected to satisfy items (ii), (v) and (vi). First, the provision of picnic facilities, a sports court, and the above-described community building (with its recreational facilities and hot tub)as indicated on the Site Plan satisfies item(ii). Second,to satisfy Page 6 item(v),the project's surface parking lots will contain no more than six(6)parking stalls separated from other parking areas by landscaping areas with a minimum width of fifteen feet. The site plan generally satisfies this criteria) Lastly, to satisfy item (vi), the applicant proposes the Site Design Single-Family Character Enhancement Package prepared by project architect Robert Wells that is attached hereto as Exhibit B. Request for An Exception to the Minimum Density Requirement of the R-14 Zoning Regulations The applicant hereby requests an exception to the Minimum Density requirement of the R-14 zoning regulations. The Minimum Density text of the R-14 zoning regulations is set forth in RMC 4-31-7D.2.c and reads as follows: Minimum density: (1) Dwelling unit density shall not be less than eight(8) units per net acre. (2) Exceptions to minimum density may be granted by the reviewing official based on the criteria established in Section 4-31-5E (R-8 Exceptions) of this Chapter. The particular one of the"R-8 Exceptions"that is relevant to this proposal is set forth in RMC 4- 31-5E.2.c. That subsection reads: c. In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access or physical constraints, minimum density requirements may be reduced by the reviewing official. (Emphasis added.) Here,the minimum dwelling unit density of 8 units per net acre is not achieved. (Assuming that the net acreage is the 50.378 acres of the site with slopes less than or equal to 25%, the 201 units proposed amounts to a minimum density of 3.99 units per net acre.) The reasons that the minimum dwelling unit density cannot be achieved are that: (1) Large areas of the site are encumbered with major electricity line easements and other easements (including a major recreational easement granted to the City of Renton in conjunction with the Parker PUD under King County Recording No. 8705171394)that prohibit buildings from being built within them (see the map attached hereto as Exhibit C for an illustration of easement layout); and (2) Significant portions of the site lying outside of the easements along parts of 'The parking area at the community building has two 6-stall rows of parking at a 90-degree angle from each other. If the 15-foot separation rule bars the two stalls on either side of the corner, plenty of abutting space exists for redesign of this parking area in order to eliminate those two stalls at that location. Page 7 • the site's west, north and east edges have average slopes in excess of 40%, within which development is ordinarily prohibited under the City's Greenbelt Regulations. All portions of the site where residential buildings can be sited have been fully utilized. In fact, when considering the approximately 19 acres of the site within which the development is proposed, the 201 proposed units would amount to 10.6 units per acre, which is greater than the 8 units per acre minimum density and less than the 14 units per acre maximum density. In view of these facts, reduction of the minimum density is appropriate and the applicant hereby requests that the reviewing official grant a reduction that is sufficient for the proposal. 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'/ • .,, _ •., ' , , ! ''1'1 ` • I I II II , • I � - \ IO:i N` `-_�—^ _ _ ____ - ___ ___ 3E3 253' 322 - 2. •1 w ).„ \ 50. -- ... 1 1 I I NOrt corner Sec. 21. ` I 1 'wo. 23N., Find 5E.. M.N. CelCulatetl from Record Df Northwest corner Sec.W.M. 1 .Q 1 I I Survey recOrOeC Robert untleB0y0 wp, 21 a and tack M. Tji stone, .15 leetl and tack in \ \ I I Recorolnp NO. 9404199074. 1 -\ \ \ EXHIBIT C 1 -RSPL easement / 1 5D' ec. No.3521697 \\�� woe line 1D0' PSni.%7 521°6nt 1. \ q •• s3�._ Kensington Crest t 362f6973321E% / wee lines o /' ..'...\ /p/Q \ Site • Boundary and Easement Exhibit even .m.., 0. 200' Power trans �' / NOTE: PARCEL B IS NOT PART OF THE KENSINGTON CREST PROPOSAL to4. /' Power 11nsi 25' - lllty ND. 3a3eaaemen03pb./ � Tonr Baea 5emeni ROC. / \ ' • q NO.BB02110514.�''y ,,/ �3•l77.s' - _ Power]fora/' ///� '� ' lo /wit This map was prepared by Centre Pointe Surveying, Federal Way,Washington s • • Parcel A — 1 Porer linen_ 2786090 so. It ~ P l �P 63.960 acres • Power linaaJ //�\ — /TOner Bess p _ -- _ J �/ P �` `1 `_` _ / /�p 1^ SS3. • / _ fie. / —p ?o F. • _ I // ` ? _ .... !.. . Ton • r• I Beau /1 - tiP_ _ . / �E 1 Po �rneed ''E• c rp�•� r Ifnes / Po er 11nee •N' To.;-,4 � / •;� Bees V ^^-- _ P / ;01TREViiix , I \v/v _ �P�pp • - I O7ower Boas I D28 PQR A n 7 SB,'1f'S6•E 63.— 7NII/T mar nil�M�+'f�� 1,* Tonr Bess^ )7 p 4 N0. --•"I tt L' • --------------.. .Oeer linos II .• J'�PD Playground nesceant \ Qf wer lines / Pe[. Nv. 6399329. Al • 7p6!ne OTonr BN• I I Re[rtet01ne1 eeeeaent '2g. Og. ^ 4114 PeC. ND. B7D61)l39a. ' •war find I _^^- ^_——^^^ Too=ar B•a-^^^^^ seer, ' ' L•2e9.f1• Parer sine. p JJ sap � asi p..a•5!'26• I P /J pw316A• r--- 1111 /� \4.3�l�d 1 P �^�� ^^^ a.s // / • `.3e-7.e7' Q:!cy.!D. P 1 _^ �a // • / If.O �• ,ps�3t. 4.t!03 69r P TOwor Base ` (�__==^�^' s�1 // / P •23• o9.R 4wp. 69• t? // �p v ^� ^___^ l�//e0' 61coe sesement / y Q �;0'[ r lines 0' ■er►r esssuent ^_ // Rec. NO. 5664763. y III 9e O. s // _ __ o . e . 56raa7Pi3.- —_ / ry• DC non. J J -- - Foune monument. -\1;11:11''. )o // ���--_ __ / _--_Incased on-centerline- — - -- -- - — /- P // \\ / ry'—- �e361f'26\ 591.11'28. �p �{s� // \\\\ / \O� Aa P1:5➢C elft. -- - E 16- �p / _/ '3 21' // �� /* /• 0 2.691 acres Power // �` (� tti m �' �¢2' / \ 1Ane[.1405, . • . itsiiog 6."\b/ fin.o w bi§ .10 a�3 I / „„ // �~ \,,,., iOunOnDreal Ol uq 0 / // s 7 in concrete, incesed.� / \ ' e • T•�. ' T I\�/ 1"1 ` IT n 7 n I!"` 0\ Cu7-orsac sonusent. Found `o 2 3 J �y� \ ereas Diup in conerets, Incasad. ,Pm Foy y9,66 `�,-yo°° \ 1 I I \� \ 1 Lj-I V 1 \l. L/\ •9.70' wortneest Df S • �\ d�'9:0 �' • 1 / / line surrounoinq features were ''b ua • O, �6ez; \ / / /` \ ` not located rti 20 tna oust 3°, , ,ef. \ /\/\ toot tni{DOrC10n i{unDui]daola O..a N. Ra \ . \\c / / . . • . . . -ew / �' HALINEN LAW OFFICES,P.S. A Professional Service Corporation David L. Halinen,P.$. Bellevue Place/Seafirst Building (425)454-8272 10500 NE 8th,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 �OFRF�ri ��iN MEMORANDUM ®C j�� �' �N G 99 Date: October 22, 1999 (revised to conform to updated site plan) /' From: David L. Halinen, P.E., Attorney-at-Lawg<i¢-- To: City of Renton Department of Planning/Building/Public Works And To: The City of Renton Hearing Examiner Subject: Proposed "Kensington Crest Condominium Complex" (1)Analysis of the Required Number of Ordinary Parking Spaces Under RMC 4-14-8 and (2) Request for Deviations from (a) the Maximum Number of Parking Spaces Allowed Under that Code Section and (b) Maximum Number of R.V. Parking Spaces Allowed Under RMC 4-14-8A.1.e Analysis of the Required Number of Ordinary Parking Spaces Under RMC 4-14-8 (Parking Standards) T e first paragraph of RMC 4-14-8 (Parking Standards) states in relevant part that: In determining parking requirements, when a single number of parking spaces is re uired by this Code,then that number is to be interpreted as the general number of pa king spaces required, representing both the minimum and maximum number of • spaces provided for that land use. (Emphasi added.) The Kensington Crest project fits most closely under the "Multi-family and apartment houses" s lbcategory of the Parking Standards(RMC 4-14-8A.1.c). That subcategory requires"1'V2 parking spaces for each dwelling unit." In addition, under RMC 4-14-8A.1.d, "1 guest parking space shall be required for every 4 dwelling units required in apartments or planned unit developments with 5 units or more." Thus, for the 201-unit Kensington Crest project, a total of 1.75 parking spaces per unit are required and permitted by the Parking Standards,which equates to a total of 352 paring spaces. Page 1 Request for a Deviation from the Maximum Number of Parking Spaces Allowed Under that Code Section The Kensington Crest Parking Proposal The Kensington Crest site plan depicts the following number of proposed parking spaces:' South of the Village Green (Townhouse Units): Driveway Parking 150 spaces Enclosed Garages 156 spaces Off-street Parking 44 spaces (including 12 spaces at the Community Building and 8 pull-out spaces) Subtotal 350 spaces North of the Village Green (Flat Units): Enclosed Garages 70 spaces Covered Carports 28 spaces Driveway Parking 60 spaces Off-street Parking 84 spaces' (including 12.spaces along the west side of the Village Green's sport court area) Subtotal 242 spaces Overall Total 592 spaces Code Provisions Dealing with Deviations from the Minimum or Maximum Number of Stalls Ordinarily Specified by the Code The 592 parking spaces proposed exceeds the 352-parking space maximum generally permitted under the parking standards for 201 "multi-family and apartment house"units. However, as explai ed in the first paragraph of RMC 4-14-8, deviations from the minimum or maximum number ay be authorized by the Planning/Building/Public Works Department "for a specific 'Also, a 23-stall R.V. parking area is proposed as shown on the site plan. When the option of "recreational parking"is utilized,the number of stalls required and permitted under RMC 4-14-8A.1.e is 1 for every 15 units, which rounds up to 14 such stalls. The final section of this memorandum sets forth a justification for the Kensington Crest R.V.parking proposal. 'The site plan's"Parking Provided" summary incorrectly indicates that only 70 off-street parking spaces are provided. Page 2 development should conditions warrant as described in [RMC] 4-14-1 C l a" and "[w]hen seeking a deviation from the minimum or maximum requirements, the developer or builder shall provide the . . . Department with written justification for the proposed modification." RMC 4-14-1Cla states: a. Approval for Deviation from Standards: Whenever there are practical di J'ficulties involved in carrying out the provisions of this Chapter, the Planning/Building/Public Works Administrator may grant in writing modifications to the standards for individual cases provided that such modification: (1) Conforms to the intent and purpose of the Code; and (2) Can be shown to be justified and required for the use and situation intended; and (3) Will not create adverse impacts to other property(ies) in the vicinity; and (4) Will be made prior to detailed engineering and design. As to the first of these four items (the "intent and purpose of the Code"), RMC 4-14-1B (Intent) states in relevant part that: It is the goal of this Chapter[Parking and Loading Ordinance] to allow the provision of sufficient off-street parking to meet the needs of urban development while not providing an excess surplus of spaces. The next ubsection of this Memorandum explains that conformity to that code intent is met with the Kensington Crest parking proposal(satisfying item(1))and that the second of the above-quoted four items is met as well. Because the remoteness of the site will inhibit visual impacts of the parking proposal and because a stormwater control system meeting City standards will be provided, the proposal will not create adverse impacts to other properties in the vicinity, thus satisfying item (3). And as to item (4), the requested deviation is being made prior to detailed engineering and design, thus satisfying that item, too. Justification for the Kensington Crest Parking Proposal for Ordinary Parking Conditions concerning the Kensington Crest proposal do warrant a deviation from the maximum number of stalls ordinarily permitted by the Parking Standards and, accordingly, the Kensington Crest applicant hereby requests a deviation from the 352 parking space maximum permitted under the Parking Standards to allow the 592 spaces depicted upon the site plan. The justification for the requested deviation is explained below in relation to the parking proposal for the 103 proposed townhouse units (i.e., the units south of the Village Green) and the parking proposal for the 98 proposed flat units (i.e., the units north of the Village Green). Page 3 The Parking Proposal for the 103 Proposed Townhouse Units Three main factors justify the 350 parking spaces that are proposed south of the Village Green: (1)the fact that all of the units will be townhouse units that will have their own garages,(2) 53 of those 103 townhouse units (51.5% of them) will have two-car garages, and (3) there will be a drivewa'parking stall (i.e.,a stall just outside the garage)corresponding to all but 4 of the garage stalls. Let me first explain why these factors exist and then explain the practical implications of these factors as to parking space count. These three factors flow out of the major design goal for the townhouse units: to create a village at9iosphere with a truly single-family residential orientation. In furtherance of that goal, all of the proposed townhouse units are quite substantial in size(97 of them ranging from 1208 square feet to 1360 square feet and the other 6 planned at 1052 square feet)and all of them have at least two bedrooms (56 of the units are planned to have two bedrooms and the other 47 are planned to have three bedrooms). To both complement the single-family orientation design goal and meet the anticipate market expectations for such substantial units,the applicant believes that garages for all of the uni s are called-for, that the majority of them should be two-car garages, and that wherever possible there should be driveway parking spaces just outside the garages corresponding to the number o f garage spaces. (Only at proposed Building 26, which has two units with one-car garages and two units with two-car garages, did site constraints make that last condition impossible to achieve.) Thle practical implications of the above-stated three factors are these. First, every unit that has a two-car garage with additional parking spaces in the driveway has 4 parking spaces of its own, not"11/2 p*king spaces for each dwelling unit" as the Parking Standards ordinarily permit. (There are 54 such two-car-garage units proposed.) Second, every unit that has a one-car garage with an additional parking space in the driveway has 2 parking spaces of its own. (There are 45 such one-car garage units proposed.) Thus, taking into account the condition at proposed Building 26 (i.e., no driveway spaces in front of that building's garages), the number of stalls in the garages and in the driveways in front of them add up to 306 of the 350 proposed parking spaces assigned to south of the Village Green. Of the remaining 44 parking spaces, 12 spaces are located at the proposed Community Building (which will serve the entire Kensington Crest development). Those 12 stalls are anticipated to be necessary for those residents (or their guests) wishing to park at the Community Building. ((Some on-street parking is also available along the south side of the Village Green.) The other 32 stalls proposed are scattered throughout the townhouse area to serve as guest parking. That 32-stall figure is relatively close to the figure that results from the 0.25 parking stalls per unit guest parking ratio specified by the Parking Standards, which amounts to 26 stalls for the 103 proposed • townhouse units. The 6 extra stalls are certainly justified by the substantial size of the townhouse area, which will help to avoid some longer walks for guests when larger gatherings of residents' guests occur. In sum, the parking proposal is necessary to the "provision of sufficient off-street parking Page 4 , . to meet the needs of[the southerly portion of the proposed]urban development while not providing an excess surplus of spaces" and satisfies the four-part test of above-quoted RMC 4-14-1C1a. Accordin ly, the requested deviation in relation to the proposed parking for the portion of the Kensington Crest project lying south of the Village Green should be granted. The Parking Proposal for the 98 Proposed Flat Units Three factors justify the 242 parking spaces proposed north of the Village Green. The first factor is that all of the residential units proposed north of the Village Green will have two bedrooms. The second factor is that 70 enclosed garage spaces will be provided, with an additional 60 spaces in the dri�eways outside of garage spaces. The other factor is that 12 of those 242 parking spaces are along the west edge of the Village Green as guest/visitor parking at the Village Green (where the sport court is planned). Let me elaborate on these three factors. Two Bedroom Units Factor The Parking Standards are no doubt written with projects in mind that have a fair percentage of one bedroom units. (Many apartment projects have half of their units as one-bedroom units or studio apartments.) However, on the face of the Parking Standards, there is no distinction between "multi-fau oily and apartment houses"with all one bedroom units and"multi-family and apartment houses"with all two bedroom units(or any mix in between). Two bedroom units are certainly more likely to have multiple-car occupants than one bedroom units are. Assigning 25 of the proposed 242 parking stalls within this residential area to guest parking (i.e., 0.25 guest stalls for each of the 98 proposed flat units) leaves 217 parking spaces for the residences, which amounts to only 2.21 parking spaces per unit. That rate is only slightly higher than the 1.5 spaces per residence rate specified by the Parking Standards. In view of the fact that all of the proposed units are two bedroom units, this moderate increase from 1.5 parking spaces per residence to 2.21 spaces per residence Certainly is justified here. Garage Factor With the redesigned north side of the project, there will now be 70 garage spaces, with 60 additional parking spaces in the driveways in front of the garages. Thus, 60 of the 98 northerly units have 2 parlking spaces of their own associated with their garages, not "11/2 parking spaces for each dwelling unit" as the Parking Standards ordinarily permit. The number of stalls in the garages and in the dri4ways in front of them add up to 130 of the 242 proposed parking spaces specified for the north portion of the project. Assuming that(a)25 of the spaces are residential guest spaces (based upon 0.25 guest stalls per unit) and (b) 12 of the spaces along the west edge of the Village Green serve that project amenity(see the next paragraph), only 75 stalls are left for the other 38 units(242- 130-25-12=75),which is only 1.97 stalls per unit, a ratio which is certainly not excessive in view of the fact that all of the units are two bedroom units. Guest/Visitor Parking at the Village Green Factor Page 5 As to the 12 off-street parking spaces proposed along the west edge of the Village Green, those spaces should not be considered as part of the residential parking for the residential area north of the Green because of the need for guest/visitor parking at the Village Green itself. In sum, the parking proposal is necessary to the "provision of sufficient off-street parking to meet th needs of[the northerly portion of the proposed] urban development while not providing an excess surplus of spaces" and satisfies the four-part test of above-quoted RMC 4-14-1 C 1 a. Accordingly, the requested deviation in relation to the proposed parking for the portion of the Kensington Crest project lying north of the Village Green should also be granted. Request for a Deviation from the Maximum Number of R.V. Parking Spaces Allowed Under RMC 4-14-8A.1.e As demonstrated below, the 23-stall R.V. parking proposal's deviation from the 14 stalls permitted and required under RMC 4-14-8A.1.e when an R.V. parking option is used is also justifiable under the RMC 4-14-1Cla criteria. As to the first point of that criteria, the proposal "[c]onforms to the intent and purpose of the Code" in that R.V. parking is permitted. By permitting R.V. parking, the Code recognizes that meeting a development's R.V. parking space needs is legitimate. A to the second point of that criteria,the fact that all of the proposed residential units in the complex are planned to be two-bedroom or three-bedroom units means that there will likely be a larger need for R.V. parking spaces in the proposed development than in a more typical development, since the project (which is planned to exclusively have two-bedroom and three- bedroom Units) is likely to have a larger population than would a typical development that includes one-bedroom units. (Presumably, the City assumed in setting the ordinary maximum R.V. parking rate at one space_per 15 units that a residential development may include one-bedroom units.) The nine extra R.V. spaces proposed are certainly not excessive when taking the project's residential design into account. A to the third point of that criteria, the site's remoteness will inhibit visual impacts of the 1. R.V. parking proposal and a stormwater control system meeting City standards will be provided. Accordingly, the R.V. parking proposal will not create adverse impacts to other properties in the vicinity. As to fourth point of the criteria, the requested deviation is being made prior to detailed engineering and design, satisfying that point. Because all four points of the RMC 4-14-1 C 1 a criteria are met for the proposed R.V.parking deviation, the deviation should be approved. Page 6 HALINEN LAW OFFICES,P.S. A Professional Service Corporation David L.Halinen,P.E. Bellevue Place/Seafirst Building (425)454-8272 10500 NE 8th,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 8.e /999 "ilQ'44,IV p October 1, 1999 VIA TELECOPIER (425-430-6516) AND FIRST CLASS MAIL Fred Kaufman, Hearing Examiner City of Renton 1055 S.'Grady Way - - Renton, Washington 98055 • -• • . • • . Re: Proposed"Kensington CrestCondominium'Complex (City File No. LUA-098-161, SA-H, CU-H, V, ECF, SM) Request for a Continuance of the Currently-Scheduled October 5, 1999 Public Hearing to November 9, 1999 Dear Mr. Examiner: I represent Richard Butko and Bealko, Inc., (the "Applicant") for the above-referenced development proposal. A public hearing concerning the matter is currently-scheduled before you on next TuelIsday, October 5th. The Staff Report from the Department of Planning/Building/Public Works is$ued at the end of the day this Wednesday, September 29th set forth various matters that were of surprise to the Applicant, matters which may entail some revision to portions of the proposed Site Plan and which need to be discussed at some length with Departmental staff members prior to the hearing. The Applicant's project architect is out of town this week and thus has been unable to participate in our current review of the issues raised in the Report. Because we do not believe that we can possibly be ready to address the Report's issues in time for the hearing on October 5th, on the Applicant's behalf I hereby request that the hearing be continued to November 9th, which (based upon by discussions with the Department's Peter Rosen) appears'to be the next available date. Please note that I left your office a voice mail message to this effect this morning to give you as much notice of this request as possible. Fred Kaufman, Hearing Examiner October 1, 1999 Page 2 In view of the short time frame before October 5', please phone me to advise as to whether you will grant this request. Thank you for your attention to this matter. Sincerely, HALINEN LAW OFFICES, P.S. David L. Hali en *1--- cc: Richard Butko (via fax at(253) 946-4259) Robert Wells, AIA (via fax at (425) 861-8471) Dana B. Mower,P.E./Gil Hulsmann, DBM Consulting Engineers (via fax at (253-887-0925) Peter Rosen, A1.CP, City of Renton Department of Building/Planning/Public Works (via fax at (425) 430-7300) D:\CF\2264\001\KENSING\HEARING\i-eariny—Exarniner.LT1.wpd CITY OF RENTON HEARING EXAMINER PUBLIC HEARING OCTOBER 05, 1999 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s)listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Kensington Crest Condominiums PROJECT NUMBER: LUA-98-161,SA,CU,V,SM,ECF PROJECT DESCRIPTION: Proposal to develop a 64-acre site with a condominium complex, including a total of 205 units (103 townhouses and 102 flat units)that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface lots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A variance from the Land Clearing and Tree Cutting Regulations is also required for disturbance of slopes greater than 40%. In addition, a Shoreline Substantial Development Permit is required in order to install a stormwater line within 200 feet of the Cedar River. Location: 3500 SE Royal Hills Drive. • • AGNDA iI I. City of Renton • PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: October 5, 1999 Project Name: Kensington Crest Condos AA plicant/ Dick Butco ddress: Bealko, Inc. P.O. Box 3266 Federal Way,WA. 98633 Owner/ Jack Funes - Address. General Acceptance Corp. 12207 NE 8th Bellevue,WA. 98005 File Number: LUA-098-161, SA-H, CU-H,V, Project Manager: Peter Rosen ECF, SM Project Description: Proposal to develop a 64-acre site with a condominium complex, including a total of 205 units (103 townhouses and 102 flat units) that would be developed on approximately 19 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes two community buildings for residents. A total of 558 parking spaces would be provided in surface lots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. The site is encumbered by steep slopes and powerline easements. Approximately 5.38 acres of steep slope areas (exceeding 40%) are located primarily along the east, west and north boundaries of the site. The proposal avoids most disturbance of the steep slopes except for installation of a stormwater line off the northeast end of the site. There are also several small areas of steep slopes on the site that would be disturbed by grading. Powerline easements (approximately 7.9 acres) cross through the center of the site. Buildings are prohibited under the powerline easements and the proposal utilizes this area for parking and the village green. The proposal requires a conditional use permit for extension of a stormwater line through greenbelt-designated areas with slopes exceeding 40%. In addition, a Shoreline Substantial Development Permit is required in order to install a stormwater line within 200 feet of the Cedar River. A variance from the Land Clearing and Tree Cutting Regulations is required for disturbance of steep slopes (greater than 40%), necessary for the extension of the stormwater line and for grading disturbance of other small areas of steep slopes on the site. Project Location: 3500 SE Royal Hills Drive City of Renton P/B/PW Department F;:;...:inary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 2 of 21 B. GENERAL INFORMATION: 1. Owner of Record: Jack Funes, General Acceptance Corp. 2. Zoning Designation: Residential-14 DU/AC (R-14) 3. Comprehensive Plan Residential Planned Neighborhood Lund Use Designation: 4. Existing Site Use: undeveloped 5. Neighborhood Characteristics: North: Undeveloped, Cedar River, Maple Valley highway East: Undeveloped South: Multi-family residential, single family residential West: undeveloped 6. Access: Royal Hills Drive 7. Ste Area: 64 acres total site area 5.38 acres steep slopes (exceeding 40%) 7.9 acres powerline easements 8. Project Data: area comments Existing Building Area: N/A New Building Area: 205 residential units Total Building Area: 205 residential units C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation 1961 06/25/62 Parker Prelim. PUD 078-81 03/15/82 Parker Final PUD FPUD-024-85 4064 05/04/87 Comprehensive Plan 4498 02/20/95 Zoning 4404 06/07/93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Residential-14 DU/AC (R-14), Zoning Use Table - 4-2-070.G., Development Standards - 4-2- 110.F. 2. ParkingLoading& Ordinance, 4-4-080. HEXRPT.doc City of Renton P/B/PW Department Prr in-ninary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 - Page 3 of 21 3. Tree Cutting and Land Clearing Regulation, 4-4-130. 4. Greenbelt Regulations, 4-3-070 F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element- Residential Options and Residential Planned Neighborhood 2. Housing'Element 3. Environmental Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant proposes to develop a 64-acre site with a condominium complex, including a total of 205 units (103 townhouses and 102 flat units) that would be developed on approximately 16 acres of the site. A Seattle City Light power easement bisects through the center of the site. A nearly one-acre village green is proposed under the power easement, and includes a sports court, picnic area and open recreation area. The proposal also includes two community buildings for residents. The proposal arranges all of the multi-family flat unit buildings on the north end of the site and the townhouse structures south of the powerline easement. The proposal includes a total of 56 residential buildings, 30 townhouse structures and 16 multi-family flat buildings. Of the 30 townhouse buildings, 18 would have 4 residential units, 7 buildings would have 3 units, and 5 buildings would be 2 unit structures. Of the 16 multi-family flats, 13 buildings would have 6 units and 3 buildings include 8 units. The townhouse units are all ground-related and have individual unit entries. The multi-family flats have units arranged on 3 levels. An outside stairwell provides access to the upper units. The multi-family flat structures are all fronted by carports. A total of 558 parking spaces would be provided in surface lots, on driveway aprons, in carports and garages. The proposal also includes a 23-space recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. The site is encumbered by steep slopes and powerline easements. Approximately 5.38 acres of steep slope area (exceeding 40%) is located along the east, west and north boundaries of the site. The proposal avoids most disturbance of the steep slopes except for installation of a stormwater line extending off the northeast end of the site crossing a 44% to 53% slope. There are also several other small areas of steep slopes (exceeding 40%) on the site that would be disturbed by grading. A water line would extend off-site to the west and a sanitary sewer line extending to the south would cross slopes between 25% and 35%. Powerline easements (approximately 7.9 acres) cross through the center of the site. Buildings are prohibited under the powerline easements and the proposal utilizes this area for parking and the village green. The applicant proposes to phase the construction of Kensington Crest into four phases of approximately 55 units each. The phases are indicated on a plan submitted with the application. The phases would be constructed approximately 12 to 18 months apart. The applicant anticipates that Phase I would commence within two years of site approval and total HEXRPT.doc City of Renton P/B/PW Department Prim unary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 4 of 21 build-out within 61/2 years. The applicant states every effort would be made to minimize conflicts between existing residents and construction activities related to later phases. The proposal requires a conditional use permit for extension of a stormwater utility line through greenbelt-designated areas with slopes exceeding 40%. A variance from the Land Clearing and Tree Cutting Regulations is required for disturbance of steep slopes (greater than 40%), necessary for the extension of the stormwater line and for grading disturbance of other small areas of steep slopes on the site. In addition, a Shoreline Substantial Development Permit is required in order to install a stormwater line within 200 feet of the Cedar River. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 7, 1999 the Environmental Review Committee issued a Determination of Non-Significance- Mitigated. The appeal period for the SEPA threshold determination ended on September 27,.1999. No appeals were filed on the SEPA environmental determination. The applicant will be required to comply with all SEPA mitigation measures as listed below. 3 COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the following mitigation measures were issued for the Determination of Non-Significance,Mitigated. 1) The applicant shall follow the recommendations of the Report of Geotechnical Consultation, Proposed Parker Planned Unit Development, Renton, Washington, for Parker PUD Partnership prepared by GeoEngineers, Inc. dated 1985 as amended by Geotechnical Consultation Report Update, Kensington Crest Development, dated October 8, 1998, and Geotechnical Services, Discharge Pipe Alignment Evaluation, Kensington Crest Development, dated January 28, 1999, with regard to any site disturbance, preparation, or development activities, including building setbacks from steep slope areas. 2) The applicant shall retain a qualified engineering geologist to observe installation of all erosion and sedimentation measures at the site. The engineering geologist shall make periodic visits to the site to observe site conditions and to verify the performance of the installations. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to either maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works Inspector. 3) The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the construction permit, and in the field prior to initiating site work. 4) The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur during the relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. 5) The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes. 6) The applicant shall provide cover for temporary cut slopes and soil stockpiles during periods of inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual (SWDM) - Appendix D. Mulch application shall conform to guidelines outlined in Section D.4.2.1 of the SWDM, Appendix D. HEXRPT.do City of Rentor P/B/PW Department Pro;,,;;nary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 5 of 21 7) The applicant shall establish permanent cover over exposed areas that will not be worked for a period of 30 days or more by seeding in conjunction with a mulch cover or appropriate hydroseeding. Site seeding should conform to the specifications presented in Section D.4.2.4 of the King County Surface Water Design Manual,Appendix D. 8) The applicant shall provide stabilized construction entrances as specified in Section D.4.4.1 of the King County Surface Water Design Manual, Appendix D, prior to the initiation of site clearing. 9) The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual,Appendix D. 10) The applicant shall construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. 11) The applicant shall provide on-site sediment retention for collected runoff. Depending on the contributory area of the runoff, adequate on-site sediment retention can be provided by perimeter protection controls (i.e. silt fencing). However, for larger areas, it may be necessary to construct an on-site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications for design and construction of a sediment trap and settling pond are presented in Section D of the King County Surface Water Design Manual. 12) The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. 13) The applicant shall coordinate with City staff to investigate alternative methods (other than the proposed birdcage) to better reduce the velocity and dissipate energy from the stormwater outfall, prior to discharge to the Cedar River. The method selected shall be subject to the approval of the Development Services Division, prior to issuance of construction permits. 14) The applicant shall pay the applicable Fire Mitigation Fee at a rate of $388 per multi-family residential unit, and $0.52 per square feet for the proposed recreation buildings. The Fire Mitigation Fee is due prior to the issuance of a building permit. 15) The applicant shall pay the applicable Transportation Mitigation Fee at the rate of $75.00 for each new average weekday trip attributable to the project. This fee is payable prior to the issuance of a building permit. 16) The applicant shall pay the applicable Parks Mitigation Fee, equivalent to $354.51 per multi- family residential unit. Credit for up to one-third the required mitigation fee may be allowed for provision of on-site recreation facilities, as approved by the Parks Department. The Parks Mitigation Fee is payable prior to the issuance of a building permit. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. HEXRPT.doc City of Renton P/B/PW Department Pro;..:;t7ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 6 of 21 5. CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA Section 4-31-33 (D.) "The Hearing Examiner and City staff shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for in development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The Site Plan Review criteria include, but are not limited to, the following:" (5A) GENERAL CRITERIA: (1) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES The site is designated Residential Planned Neighborhood (RPN) in the Comprehensive Plan. The designation is intended to create new planned residential neighborhoods that include a variety of housing types and incorporate features from both single family and multi-family development. Development in the RPN should support cost-efficient housing, transit service and the efficient use of urban services and infrastructure. (Obj. LU-K) Residential Options and Residential Planned Neighborhood General Policies Policy LU-41. Provision of small lot single family detached unit types, townhouses and small scale multi-family structures should be encouraged provided that density standards can be met. The proposal includes townhouses and small scale multi-family flat structures. Policy LU-43. Central place public amenities should function as a focal point within the development and should include features such as a public square, open space, park, civic or commercial uses. The central place should include passive amenities such as benches and fountains, and be unified by a design motif or common theme. A powerline easement bisects through the center of the site. Building is precluded under the powerline easement. The applicant proposes to utilize the powerline easement as an open space/recreation area with a sports court, picnic area, etc. This feature forms a central axis and serves as a focal point for the proposed development. Policy LU-44. The dwelling types, including detached and attached units, should be clustered and connected within the overall development through the organization of roads, blocks, yards, central places and amenity features to create a neighborhood with diverse housing types. The townhouse buildings are oriented toward the internal streets and have consistent front yard setbacks to foster appearance of a neighborhood. The multi-family flat structures have carports in front and 90-degree head-in parking across the street. In this area of the development, units are oriented more toward parking areas than a grid street system. • Residential Planned Neighborhood Policy LU-59. A minimum of 50% of a project in the RPN designation should consist of the following primary residential types: traditional detached, zero lot line detached, or townhouses with yards which are designed to reflect a single family character. 50% of the proposed units are townhouses. The townhouse buildings are oriented toward the internal streets with consistent front yard setbacks reflective of single family character. The backs of the townhouses face a narrow open space area/corridor approximately 15 feet wide. HEXRPT.doc City of Renton P/B/PW Department Pr-it,,,,raary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 7 of 21 This nondescript, leftover area between the buildings does not provide a useable yard that reflects single family character. Policy LU-61. Longer townhouse building clusters, and other multi-family building clusters, considered secondary residential types, should be limited in size so that the mass and scale of the cluster retains a small scale multi-family character rather than a garden apartment development style. Limits in the number of units which may be attached in one cluster should be established in the development regulations. The multi-family flat buildings are oriented toward parking areas and the regularity, verticality, and proximity of the buildings design appears much closer to garden apartment housing than to small scale multi-family type buildings. Variations in the height and roofline, horizontal and vertical modulations and some exposure of at least groundfioor unit entryways would improve consistency with the policy. Policy LU-62. The mass and scale of secondary residential types pursuant to policy LU-61 should not preclude their location adjacent to primary residential types. The multi-family flat buildings are all grouped and located on the north part of the site, isolated from the townhouse units. Policy LU-63.2. Development standards should reflect the following criteria: a. heights, width and length of structures should be designed to resemble single family housing, with similar setbacks from the street as single family. b. parking should be encouraged in the rear or side yards or under the structure; c. structures should be located on lots or arranged in a manner to appear like a platted development to ensure adequate light and air, and views if any, are preserved between lots or structures; d. buildings should be massed in a manner that promotes a pedestrian scale with a small neighborhood feeling; e. each dwelling unit should have an identifiable entrance and front on streets rather than courtyards and parking lots; f. fences may be constructed if they contribute to open spacious feeling between units and structures;and g. streetscapes should include green, open space for each unit. The height, width and length of the secondary multi-family flat units do not resemble single family housing. Parking is located in front of the units, dominating the view from the street. The multi-family flat buildings are 3-stories and 32 feet in height. They are separated by only 10-foot wide side yards. This would not promote a pedestrian scale or small neighborhood feeling, nor would it ensure adequate light, air and views are preserved between structures. The units in the multi-family flats would be accessed from an external stairwell. There are no identifiable entrances for the individual units. The secondary buildings front on parking lots; there are no streetscapes with green, open space for the units. The site planning and architectural design of the multi-family flat unit buildings does not comply with this policy. However, the policy is worded that development standards should reflect the criteria. The proposal's compliance with development standards of the R-14 zone is evaluated below. (2) CONFORMANCE WITH EXISTING LAND USE REGULATIONS The subject site is zoned Residential-14 DU/AC (R-14). The purpose of the R-14 zone is to encourage,development of new residential neighborhoods that provide a mix of detached dwellings, semi-attached dwellings, and attached dwelling structures which are organized and designed to combine characteristics typical of both detached single family and small-scale multi- family developments. Structure size is intended to be limited in terms of bulk and scale so that HEXRPT.doc City of Renton P/B/PW Department Prds...„oary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 8 of 21 the various unit types allowed in the Zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged such as yards for private use, common open spaces and landscaped areas which enhance a neighborhood and foster a sense of community. Reviewing Official approval of projects in the R-14 Zone is contingent upon the determination that the proposed developments are compatible with site characteristics and are consistent with the purpose of the R-14 designation and the Residential Planned Neighborhood policies of the Comprehensive Plan. Density The R-14 zone allows a minimum density of 8 dwelling units per acre and a maximum density of 14 dwelling units per acre. The maximum density may be increased to 18 dwelling units per acre with satisfaction of bonus criteria. The total site area is 63.96 acres. Net density is calculated by subtracting sensitive areas and public streets from the gross site acreage. No public streets are proposed for the Kensington site. The site is mapped as "greenbelt." Greenbelt regulations apply to areas that are first designated as greenbelt on the City Greenbelt map and then also identified as containing one or more of the listed characteristics. Greenbelt criteria include steep slope areas exceeding 25%, as well as utility easements and rights-of-way including major electricity transmission line easements. Greenbelt regulations prohibit development on steep slopes greater than 40%. There is a density reduction for steep slope areas between 25% and 40%. The code requires that steep slope areas greater than 25% be reduced to 1/4 of the density allowed by the underlying zoning and then for each 1% slope in excess of 25%, the remaining allowable density shall be reduced by an additional 5%. The applicant provided a detailed slope calculation to identify the site areas with slopes greater than 25%. The applicant has proposed to deduct the entire area of slopes that exceed 25% (13.58 acres), rather than calculate the density reduction for the slope area between 25% and 40%. The application includes a memo, prepared by the applicant's attorney David Halinen (dated July 9, 1999), that asserts that the powerline easement should not be subtracted from the gross site area for purposes of calculating density. The definition of sensitive areas includes areas not suitable for development which are included within the City's greenbelt, geologically hazardous, wetlands or floodplain regulations. The memo argues that although the powerline easement meets the definition of a greenbelt area, it does not qualify as an "area not suitable for development." In fact, the Greenbelt Regulations list uses that are permitted within utility easements and rights-of-way, including; residential open space, parking associated with adjoining land uses, roadways and streets, etc. The applicant proposes to use the powerline easement onsite for recreation/open space and parking, consistent with those uses that are permitted by code. The powerline easement covers approximately 7.9 acres of the site. Staff concurs with the applicant's analysis. Therefore, for purposes of calculating the net density, 13.58 acres of steep slope area (slopes exceeding 25%) is subtracted from the gross site area of 63.96 acres, equaling an area of 50.38 net acres. The net density of the proposal would then equal 4.07 dwelling units per acre. If the 7.9 acre area of the powerline easement was excluded in the density calculation, the proposed density would 4.83 dwelling units per acre. The proposed density of 4.07 du/ac is below the minimum density of 8 du/ac allowed in the R-14 zone. The code allows the Reviewing Official to reduce minimum density requirements when an applicant shows that the minimum density cannot be achieved due to lot configuration, lack of access or physical constraints. The previously referenced memo prepared by David Halinen also includes a request for an exception from the minimum density requirements. The memo lists the following justification for why the minimum density cannot be achieved: 1) Large areas of the site are encumbered with the powerline easements that prohibit buildings within the easement; and HEXRPT.doc City of Renton P/B/PW Department - Pr;..,. ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 9 of 21 2) Significant portions of the site along the site's west, north and east edges have slopes in excess of 40%,within which development is ordinarily prohibited. 3) All portions of the site where residential buildings can be sited have been fully utilized. The proposed development is concentrated on 19 acres of the site. The 205 proposed units would amount to 10.8 dwelling units per acre in this area, which is greater than the 8 unit per acre minimum and less than the 14 units per acre maximum density. Permitted Uses and Dwelling Unit Type Mix The R-14 zone specifies primary and secondary residential unit types and limits the secondary unit types to 50% of the total number of units in a project. The primary residential uses include attached ground-related dwelling units (e.g. townhouses, row houses) and the secondary uses allow stacked flats. The proposal complies with the required dwelling unit type mix, proposing 103 (50%) townhouse (ground-related) units and 102 (50%) dwelling units as stacked flats, structures with second and third-story units. Unit Size Bonus The R-14 zone includes bonus provisions allowing for increased density and/or a greater number of dwelling units per structure if an applicant can qualify by incorporating specified design features and amenities. The stated purpose of the density and unit size bonus follows: The bonus provisions are intended to allow greater flexibility in the implementation of the purpose of the R-14 designation. Bonus criteria encourage provision of aggregated open space and rear access parking in an effort to stimulate provision of higher amenity neighborhoods and project designs which address methods of reducing the size and bulk of structures. The applicant is proposing to utilize the bonus provisions to allow for more dwelling units per structure. With the bonus provision, primary use townhouse structures may include 4 units per structure (with a maximum building length of 100 feet) versus 3 attached units per structure entitled without a bonus. Secondary use stacked flat structures may include up to 8 units per structure (with a maximum building length of 115 feet) instead of 6 units without the bonus provision. The secondary uses are also allowed a maximum height of 35 feet and 3 stories. 18 of the 30 proposed townhouse buildings include 4 units. 3 of the 16 secondary use stacked flat buildings include 8 units. The proposed buildings comply with the maximum building lengths allowed under the bonus provision. Bonus Criteria - To qualify for the bonus an applicant needs to provide for one of the project features listed in the Code. The proposal complies with this section of bonus criteria by providing two community buildings. In order for developments to qualify for the bonus, they also need to incorporate a minimum of 3 features listed in the Code. The applicant's justification for the bonus states that the project includes 1) active common recreation amenities such as picnic facilities, sports courts, recreation center and spa; 2) surface parking containing no more than 6 parking stalls separated from other parking areas by landscaping areas with a minimum width of 15 feet; and 3) site design incorporating a package of at least 3 amenities which enhance single-family character, such as coordinated lighting, mailbox details, address and signage details, and street trees as approved by the Reviewing Official. The application materials include an Exhibit B, prepared by the project architect Robert Wells, that provides details of the proposed site design to enhance single family character. The applicant appears to meet the required criteria for the bonus provision. However, the • proposal does not meet all aspects of the purpose statement for the bonuses, which encourages rear access parking and project designs that reduce the size and bulk of structures. Specifically, the layout and building design of the multi-family flat structures does not adequately reduce the size and bulk of those structures. Plats or Shadow Plats Development in the R-14 zone may be platted through the subdivision process or may remain unplatted. For development which is to remain unplatted, the code requires the application to HEXRPT.doc City of Renton P/B/PW Department • Pn-, ..,.`ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEAiRING DATE: OCTOBER 5, 1999 Page 10 of 21 include a shadow plat in order to demonstrate that the proposed development would meet equivalent standards in terms of lot area, lot widths, setbacks, and access/infrastructure. The purpose of this requirement is to foster the objective of creating neighborhoods. With platting or a shadow plat, the developments are more likely to be organized with a grid-like street system, buildings oriented toward the street, and consistent yard setbacks. The applicant is not proposing subdivision of the site and the proposal includes a shadow plat with the application. Lot Area, Lot Dimension and Setback Requirements The R-14 code requires the primary use townhouse units to have a minimum lot area per unit of 2,500 square feet for attached units at the end or exterior of structures and 2,000 square feet for attached interior units. The proposal meets the lot area and lot width/depth requirements for the townhouse units. Secondary use flats are required to have a minimum lot size of 1,800 square feet per unit. The stacked flats in the proposal consist of 6 and 8 unit structures which would require a minimum lot area of 10,800 square feet for the 6-plexes and 14,440 square feet for the 8-plexes. Some of the lot areas for the stacked flat buildings extend off the north, east and west edges of the developed site area to include the steep slopes in the lot area. Several other lot areas extend into the parking and parking aisle areas. There is nothing in the code that would preclude the applicant from counting the steep slope area as part of the required lot area. In fact, although steep slopes are subtracted from gross site area for density, the slopes are permitted to count toward minimum lot areas in the subdivision of property. However, the inclusion of the parking and parking aisle area in the required minimum lot area circumvents the intent of the shadow plat requirement and does not accomplish the objective of providing an equivalent lot size as if the property was being subdivided. Staff recommends that the applicant revise the site plan to provide a lot area for the flats that excludes parking and parking aisle areas. This,applies specifically to the lots for Buildings 31, 32, 33, 34, and 35. Townhouses require an 18-foot front yard setback and 15 feet where there is a sidewalk. The proposal includes a 20-foot front setback for townhouses in order to allow for tandem parking in the driveways. The R-14 zone requires a 15 foot rear yard setback and 5 foot side yard setbacks. There are several areas where the irregular, angled lots do not meet the required yard setbacks. The west unit of Building 9 does not meet the rear yard setback from the lot of Building 12 and the east unit does not meet the side yard setback from the lot of Building 10. Building 2 does not meet the 15 foot rear yard setback where abutting the lot of Building 7. The multi-family stacked flat structures have carports in front. There is a 15-foot front yard setback for detached accessory structures where the parking access is provided from the front or side. This front setback also applies to attached accessory structures. The setback for the carports should be measured from the edge of the road or parking aisle, similar to how a setback would be measured for a subdivided lot. The flat structures meet the minimum 5-foot side yard setback. A 15-foot rear yard setback is required. All the stacked flat buildings meet the rear yard setback required except for Buildings 31 and 35. The applicant should revise the site plan to provide the required yard setbacks. Lot Coverage The R-14 zone limits the lot coverage of buildings to a maximum of 50% of the total lot area. The proposal complies with the lot coverage standard. Residential Project Features The R-14 code lists project features which are required to be incorporated into R-14 development. 1. Building location— Dwellings shall be arranged in a manner which creates a neighborhood environment. Residential units and any associated commercial development within an overall development shall be connected through organization of roads, blocks, yards, central places,pedestrian linkage and amenity features. Front facades of structures shall address the public street, private street or court by providing:-a landscaped pedestrian connection or an entry feature facing the front yard. HEXRPT.doc City of Renton P/B/PW Department Pre).,,,Mary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 11 of 21 The townhouse buildings are oriented toward the street with uniform, continuous front setbacks. Parking is provided in garages and/or driveway aprons. The private street system connects the overall development. The development is connected with continuous sidewalks along one side of the road. The multi-family flat structures are oriented around parking, with carports in front of each building and 90-degree head-in parking opposite the carports. This arrangement is not conducive to creating a neighborhood environment as intended by the zone. The front facades ' of the buildings do not address the street. No individual entries to units are visible from the street nor is there a landscaped pedestrian connection. Staff recommends that the applicant revise the layout and architectural design of the multi-family flat buildings to comply with the code requirement. 2. Building Design- The development shall include the following features: Architectural design which incorporates; a) Variation in vertical and horizontal modulation of structural facades and roof lines among individual attached dwelling units(e.g., angular design, modulation, multiple roof plans), and b) Private entry features which are designed to provide individual ground floor connections to • • the outside for primary uses and secondary use townhouses. Most building designs for the townhouse units incorporate little modulation in the structural facades and no variation between individual attached units. The only modulation in most buildings is between the garage and main structure. The building facades do incorporate some variation in materials. The roof lines are varied on the structures. The townhouses include private, ground-related entries for each attached unit. However, the building facades are dominated by two car garages rather than the unit entries. The multi-family flat buildings have little modulation in the front facade, only a recessed common stairwell to access upper units. The rooflines provide no variation. The lack of building modulation, material changes on the façade treatment and the lack of roof variation increases the appearance of the bulk and scale of the structures. This gives the proposal the look of a garden style multi-family development conflicting with the objectives of the zone to provide for smaller-scale multi-family buildings. The design of the multi-family flat buildings does not include architectural features to reduce the appearance of scale or enhance the single- family residential character of the project. Staff recommends that the applicant redesign the multi-family flat structures to incorporate the features required by the code. The units in the multi-family flats are accessed by a common outdoor stairwell, the entries do not have a ground floor connection. The code specifies the ground-related entries are required for townhouses (both primary and secondary uses) but it is not clear in the code that this is required of multi-family flats. 3. Landscaping - The code requires landscaping of front setback areas (excluding driveways) and that landscape areas be treated with pervious surfaces. The proposal complies with this code requirement. The front yard setback areas are all landscaped. Parking The Parking Code requires 1 1/2 parking spaces per dwelling unit for multi-family development and one parking space per 4 dwelling units is required for guest parking. This would equate to a parking requirement of 359 spaces for the 205 proposed units. The applicant is proposing a total of 558 parking spaces. For the 103 townhouse units on the south part of the site, the applicant proposes a total of 348 spaces, including; 150 driveway apron spaces, 156 spaces in enclosed garages, and 42 off-street parking spaces (including 12 spaces at the Community Building and 6 pull-out spaces). For the 102 multi-family flats on the north part of the site, the applicant proposes a total of 210 spaces, including; 102 spaces in covered carports, and 108 off-street spaces. The applicant is required to receive approval of a parking modification for exceeding the required number of parking spaces. The modification is subject to the approval of the Administrator of the Planning/Building/Public Works. The applicant has submitted a written request for the parking modification. HEXRPT.doc City of Renton P/B/PW Department Pre ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 12 of 21 The site plan includes a parking area for recreational vehicles with 23 stalls. Parking for recreational vehicles is optional in the parking regulations. Complexes of more than 50 units are allowed 1 space per 15 units. The applicant has submitted a written request to exceed the number of allowed parking spaces for recreational vehicles. This modification request is also subject to the approval of the Administrator of the Planning/Building/Public Works. The code requires screening of recreational vehicle parking. The landscape plan indicates plantings to visually screen the area. Roads Access to the site would be provided via a private street boulevard off Royal Hills Drive. The access road is proposed with 20-foot pavement width on both sides of a center median area and the road has sidewalks on both sides. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. For projects that are to remain unplatted, the code requires a shadow plat and equivalent -standards for infrastructure and roads as established in the Subdivision Regulations. The applicant has requested a street modification to allow for reduced street widths for the internal streets. The modification has been approved by Plan Review staff with the following standards for the internal street system: 1) A 20-foot wide road section is permitted where continuous curbcuts for driveways would preclude street parking, 2)A 28-foot wide street section applies to street sections where there are not continuous curbcuts for driveways to preclude street parking. Parallel parking would be permitted along one side of the street. The objective is to ensure 20 feet of unobstructed road passage for Fire and emergency vehicle access, and 3) Roadways with head-in parking along one or both sides of the street require a 20 foot length for the parking space and 24 feet of back-up space for a total street width of 44 or 64 feet. The site plan complies with the street dimensions approved under the street modification. The site plan does not provide a dimension for the parking stalls and the stalls appear to be 18 feet in length. The applicant should verify the length and adjust the stalls to meet the code requirement if necessary. 3) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USES: The project site is fairly isolated from surrounding development and there is no development immediately abutting the site. There are steep slopes on the north, east and west edges of the property that are restricted from development and the existing vegetation would be preserved. This would effectively buffer the property from adjacent properties and uses. The Royal Hills Apartments are to the south of the subject property. Development and construction activities on the site would result in noise, dust, and construction traffic impacts. These impacts would be limited to the construction phases of the project. The applicant has submitted a construction mitigation plan outlining mitigation measures to be employed for minimizing dust, noise and traffic impacts during construction. Construction- related traffic is limited to off-peak hours (8:30 a.m. to 3:30 p.m.) under the Development Guidance Ordinance to reduce traffic conflicts during peak traffic times. After completion of the project, there would be few impacts on surrounding properties due to the isolated location of the site. The general area would experience increased traffic volumes, noise and other activities normally associated with residential neighborhoods. There have been no written comments submitted by citizens concerned with the proposed development. (4) MITIGATION OF IMPACTS OF A PROPOSED SITE PLAN TO THE SITE: The proposal would convert an undeveloped site to a residential neighborhood use. This would result in inevitable impacts of clearing native vegetation, loss of habitat, introduction of impervious surfaces, etc. The proposal includes measures to mitigate impacts of development HEXRPT.doc City of Renton P/B/PW Department - P ;nary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEAiRING DATE: OCTOBER 5, 1999 Page 13 of 21 on the site, including the preservation of existing vegetation on the steep slope areas, a building setback from the edge of slopes,and stormwater facilities to reduce stormwater runoff impacts. The proposal is designed to largely avoid disturbance of steep slopes, except where necessary for installation of a stormwater line off the east end of the site toward the Cedar River, a water line to the west, and a sanitary sewer line to the south. The applicant is requesting approval of a variance for clearing of these slopes for utility installation. The proposal would require extensive clearing and grading of the site in order to prepare the site for development, install utilities and roads, and create building pads. The applicant estimates that 61,250 cubic yards of material would be cut and 60,000 cubic yards would be filled. Approximately 15,000 cubic yards of topsoil would be removed from the site. The Environmental Review Committee (ERC) imposed 12 SEPA mitigation measures related specifically to geotechnical and erosion impacts. The implementation of these measures should adequately protect the site and surrounding properties from major erosion impacts of the development. Staff recommends that the applicant record a native growth protection easement to restrict development and cutting of vegetation from the 40% steep slope areas on the site. A 200-foot wide powerline easement bisects through the center of the site. Permanent structures are restricted from under the powerline easement. The applicant is planning to use the easement area for parking and recreation. The application includes a letter (dated June 9, 1999) from the U.S. Department of Energy, Bonneville Power Administration (BPA), that approves in principle of the proposed uses under the easement area. The letter includes 12 conditions related to use of the easement area, mostly concerning the heights light standards and landscaping, disturbance to BPA structures, etc. BPA will require "as built" drawings prior to issuing a Land Use Agreement. (5) CONSERVATION OF AREA-WIDE PROPERTY VALUES; The development of the site for a residential project should maintain or improve area-wide property values. (6) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION; Access to the site would be provided via a private street boulevard off Royal Hills Drive. The access road is proposed as two 20-foot wide pavement sections on both sides of a center median area and the road has sidewalks on both sides. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. The details of the internal street system are discussed in a section above. The proposal includes a sidewalk along one side of the street throughout th.e development to provide for adequate pedestrian circulation. A traffic report prepared by William Popp Associates (dated November 21, 1997, amended October 1, 1998 and April 12, 1999) was submitted with the project application. In evaluating potential off-site impacts, the report concludes that average weekday traffic (AWT) volumes in the vicinity of the Puget Drive/Edmonds Avenue intersection have been declining on average throughout a nine-year period and traffic volumes and level of service results are not expected to change significantly in the foreseeable future. The results of the updated A.M. and P.M. peak hour level of.service analysis indicates that the Puget Drive/Edmonds Ave. SE intersection would operate at a very satisfactory level with the traffic impacts from the project and mitigation is not warranted based on level of service. However, based on field observations, it appears that some modifications to the intersection would improve traffic operations over the current condition. The report recommends reconstruction of the intersection's northwest corner to provide a designated right-turn lane around the corner that would merge into the westbound lane on Puget Drive. The Environmental Review Committee (ERC) determined that project impacts would not create the need for the intersection improvements and therefore there would be no nexus to require the off-site improvement as a project condition. HEXRPT.doc City of Renton P/B/PW Department PI_•, ,Ooary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 14 of 21 The proposed multi-family development would result in an increase in traffic trips on the local street system and therefore would be subject to the City's Traffic Mitigation Fee. The trip generation values are based on the ITE Trip Generation Manual which estimates 5.86 average daily trips per residential condo/townhouse unit, or a total of 1,201.3 average daily trips for the 205 unit development. The Traffic Mitigation Fee is calculated to be $75 per average daily trip attributable to the project. The Traffic Mitigation Fee was imposed through the environmental review process (SEPA)and is estimated at$90,097.50. • (7) PROVISION OF ADEQUATE LIGHT AND AIR; In general, adequate spacing is provided between the proposed buildings to allow for the movement of air and for adequate sunlight to reach the buildings. The multi-family flat buildings have a 10 foot separation which meets the 5-foot side yard setback requirement. The 3-story buildings would have a maximum building height exceeding 32 feet. It is questionable whether a 10-foot side yard would allow for adequate light and air to reach interior units. (8) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS; Noise and odor impacts may occur during the construction phase of the project. The applicant has submitted a Construction Mitigation Plan which provides mitigations to the construction impacts of the proposal. Noise associated with the completed project will mainly be associated with cars and other sounds normally associated with any residential project. The residential development is not expected to generate any harmful or unhealthy conditions. The proposal is restricted from locating permanent structures under the powerline easement • that bisects the site. The June 9, 1999 letter from the BPA, approving in principle of the proposed use of the powerline easement, states "substantial controversy had developed over whether exposure to electric and magnetic field (EMF) from the operation of electric equipment (including high-voltage transmission lines) is a health hazard. A great deal of research on this issue is now under way to date, no direct cause-and-effect relationship between exposure to EMF and human health effects has been proven." The applicant is planning to use the easement area only for parking and recreation uses. This would reduce direct exposure of future residents to EMF impacts. The City of Renton does not have specific policies or regulations concerning exposure to EMF and defers to Federal standards. (9) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE PROPOSED USE; AND The applicant has been advised of the utility extensions and improvements required to serve the proposal. The applicant will be assessed fire, park, and traffic mitigation fees to compensate for the increased demand on public services. (10) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT. The proposal would improve an undeveloped site. The investment in site improvements and the presence of a residential population would serve to prevent neighborhood deterioration and blight. • HEXRPT.doc City of Renton P/B/PW Department Pi-„,,,lary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 15 of 21 H. RECOMMENDATION: • Staff recommends approval of Kensington Crest Condos, Project File No. LUA-98-161,SA-H, CU,V, SM, ECF subject to the following conditions: 1. Compliance with ERC Mitigation Measures: The applicant shall comply with the Mitigation Measures required by the Environmental Review Committee Threshold Determination prior to the issuance of a building permit. 2. The secondary use multi-family flat buildings do not comply with Policies LU-61 and LU-63.2 of the Comprehensive Plan nor with required Building Location or Building Design standards of Section 4- 2-110F of the R-14 development standards. The applicant shall revise the building layout and architectural design of the multi-family flat buildings to comply with the code requirements. Revisions shall include orienting the front facade of the structures to the street .by providing a landscaped pedestrian connection or an entry feature facing the front yard. The architectural design of the buildings shall be revised to include variation in vertical and horizontal modulation of structural facades and rooflines among the attached dwelling units. The revisions shall be subject to the approval of the Development Services Division prior to issuance of building permits. 3. The applicant shall revise the lot areas of Buildings 31, 32, 33, 34, and 35 to exclude parking and parking aisle areas from the required minimum lot area. The site plan revision shall be subject to the approval of the Development Services Division prior to issuance of building permits. 4. The applicant shall revise the yard setback areas for Buildings 2, 9, 31 and 35. Building 2 does not meet the 15 foot rear yard setback where abutting the lot of Building 7. The west unit of Building 9 does not meet the rear yard setback from the lot of Building 12 and the east unit does not meet the side yard setback from the lot of Building 10. Buildings 31 and 35 do not meet the 15-foot rear yard setback required. The site plan revision shall be subject to the approval of the Development Services Division prior to issuance of building permits. 5. The carports in front of the multi-family flat buildings do not meet the 15-foot front yard setback for detached accessory structures. The applicant shall either eliminate the carports or revise the carports to meet the required setback. Revised plans shall be subject to the approval of the Development Services Division prior to issuance of building permits. 6. Parking stall dimensions require a 20-foot length for standard parking stalls. The applicant shall verify the length dimension of the proposed parking stalls and if necessary adjust the stall length to meet code requirements. Revised plans shall be subject to the approval of the Development Services Division prior to issuance of building permits. 7. If required plan revisions result in a substantial change to the site plan, a new environmental review process may be required at the discretion of the Development Services Division. 8. The applicant shall record a native growth protection easement from the top of the 40% slope to property boundaries in order to restrict development and cutting of vegetation from the steep slope area. The native growth protection easement shall be subject to the approval of the Development Services Division and recorded prior to issuance of building permits. EXPIRATION PERIODS: Site Plan Approvals (SA): Two (2)years from the final approval (signature) date. HEXRPT.doc City of Renton P/B/PW Department Pry,„_.,ciary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161, SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 16 of 21 6,1 CONDITIONAL USE PERMIT 1 A. BACKGROUND Greenbelt Regulations state: "Where provisions of these regulations limit construction of public or private utilities or appurtenant structures, approval for such construction may be granted by approval of a conditional use permit subject to a showing of necessity and compatibility of the use with these regulations." (Section 4-3-070.1) Thie subject proposal includes a stormwater line that would extend off the northeast slope of the property and discharge stormwater into the Cedar River. The stormwater line would cross a slope estimated between 44% and 53%. According to Greenbelt Regulations, development is prohibited on sloipes greater than 40%. Therefore, Greenbelt Regulations would limit construction and approval of a conditional use permit specifically for the stormwater line is required. St9rmwater detention on the site is proposed with wetvaults on the north portion of the site and a detention pond for the south portion. The two detention systems would be connected to the stormwater line exiting the northeast side of the property. The stormwater line would be a Drisco pipe installed above ground and anchored to the slope. The stormwater line would be located in a cleared utility easement to minimize disturbance to slope vegetation. A birdcage is proposed at the end of the stormwater line to. reduce the discharge velocity prior to entering the Cedar River. A rock apron or 1. rip lapat the point of discharge would prevent erosion. B. DECISION CRITERIA The Hearing Examiner shall consider the following factors, among all other relevant information: (1) COMPREHENSIVE PLAN: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the Zoning Ordinance and any other plan, program,map or ordinance of the City of Renton. The proposed conditional use is for a stormwater line to cross a slope greater than 40% in a greenbelt area. Policies and regulations of the Comprehensive Plan, zoning, etc. do not specifically address this as a type of use. The Environmental Element includes Policy EN-76. Design, locate, and construct utility systems in a manner which will preserve the integrity of the existing landforms, drainage ways, and natural systems. The proposed stormwater line would be installed aboveground to minimize disturbance of the ground surface and this would not then alter the landform. In the Utilities Element, policies address designing stormwater systems to minimize erosion and sedimentation problems. The applicant contends that crossing the steep slope area is the only way to provide gravity flow for stormwater. The site is located in the R-14 zone. The zoning does not address the proposed use of a stormwater line crossing slopes in excess of 40%. The proposed site plan is evaluated according to the R-14 zone development standards in the site plan report preceding this section. The Tree Cutting and Land Clearing Regulations prohibit grading and development on slopes exceeding 40%. The applicant has requested a variance from this provision and the variance request is evaluated in a separate section that follows. HEXRPT.doc City of Renton P/B/PW Department - Pr t nary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEII RING DATE: OCTOBER 5, 1999 Page 17 of 21 (2) COMMUNITY NEED: There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors, among all other relevant information: (a) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use. The subject site is relatively isolated and is in a fairly unique topographic position that requires the stormwater line to cross steep slopes in order to maintain gravity flow. There are few other properties that have a similar situation and therefore the proposed use would not result in a detrimental overconcentration of stormwater lines crossing steep slopes in route to discharging to the Cedar River. (b) That the proposed location is suited for the proposed use. According to the applicant, there are only a small number of potential gravity routes for a stormwater discharge pipe to serve the project. The proposed route lies within an already cleared power easement and therefore installation would minimize additional clearing of vegetation. In this sense, the proposed location for alignment of the stormwater line is well suited for the proposed use. (3) EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (a) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located. Not applicable to proposed stormwater line. (b) Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. Not applicable to proposed stormwater line. (c) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, belltowers,public utility antennas or similar structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. Not applicable to proposed stormwater line. (4) COMPATIBILITY: The proposed use shall be compatible with the residential scale and character of the neighborhood. (Ord 3599, 1-11-82) The proposed stormwater line would be installed aboveground in a cleared utility easement. This location may increase the visibility of the line from the Cedar River and Maple Valley Highway, but it would decrease potential erosion and slope stability impacts. The project site and the alignment of the stormwater line are not in a residential neighborhood where compatibility with residential scale and character would be at issue. HEXRPT.doc City of Renton P/B/PW Department Pn.,..__nary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 18 of 21 (5) PARKING: Parking under the building structure should be encouraged. Lot coverage may be increased to as much as seventy-five percent (75%) of the lot coverage requirement of the zone, in which the proposed use is located, if all parking is provided underground or within the structure. (Ord.3903,4-22-85) Not applicable to proposed stormwater line. (6) TRAFFIC: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. Not applicable to proposed stormwater line. (7) NOISE, GLARE: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas and refuse storage areas. Not applicable to proposed stormwater line. (8) LANDSCAPING: Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. The stormwater line would be routed within a cleared powerline easement. Most of the slope area is heavily vegetated. The level of visibility of the stormwater line as viewed from the Cedar River or Maple Valley Highway is uncertain. (9) ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. Not applicable to proposed stormwater line. (10) CONVERSION: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. Not applicable to proposed stormwater line. HEXRPT.doc • City of Renton P/B/PW Department Pra•,..... ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 19 of 21 (11) PUBLIC IMPROVEMENTS: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. The proposed stormwater line would not impose an undue burden on any public improvements, facilities, utilities and services. The applicant proposes a birdcage to reduce stormwater velocity prior to discharge to the Cedar River. The Environmental Review Committee (ERC) imposed a SEPA mitigation measure to require the applicant to coordinate with City staff to investigate alternative methods to better reduce the velocity and dissipate the energy from the stormwater outfall. RECOMMENDATION: Staff recommends approval of the conditional use permit for the Kensington Crest Condos, File No. LU -98-161,SA-H, CU-H,V-H,SM, ECF. 7. VARIANCE A. BACKGROUND The Tree Cutting and Land Clearing Regulations prohibit tree cutting and land clearing on parcels where the predominant or individual slope is in excess of 40% (Section 4-4-130.C.4.). The subject proposal includes a stormwater line that extends off the northeast side of the property and would cross a slope of 44% to 53% in route to discharge stormwater to the Cedar River. The stormwater line would be located within a 50 to 70 foot wide cleared utility corridor. There is a 200 to 300 foot elevation change between the site and the discharge point. In addition, there are several small steep slope areas on the site that would be graded for the proposal. These small steep slope areas are indicated on Plan Sheet 15 of 18 of the civil engineering plans for the proposal. The small slope areas are associated with Building 39 on the north end of the site, an area south of Building 32 in the center of the site, and Buildings 46, 45, 44, and 43 in the northwest corner of the site. The applicant contends that the slope area associated with Building 32 is a man-made slope resulting from previous grading activities on the site. The Code does not distinguish between natural and man-made slopes for purposes of regulating steep slope areas. B. DECISION CRITERIA The Reviewing Official shall have authority to grant a variance upon making a determination in writing that the conditions specified below have been found to exist: 1. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The site naturally slopes toward the Cedar River, located to the north of the subject property. The applicant contends that construction across the steep slope extending toward HEXRPT.doc City of Renton P/B/PW Department Pn;:_.=ary Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 20 of 21 the Cedar River(off the northeast end of the property)cannot be avoided for construction of a gravity stormwater discharge line. The applicant contends that this is the only alternative for a gravity flow stormwater line to serve the project and it is therefore critical to development of the proposed project. The steep topography could be considered a special circumstance of the site and the applicant would suffer undue hardship if regulation prohibiting disturbance of the slope prevented development of the site. The variance request also includes 3 other small areas of steep slopes as depicted on Sheet 15 of 18 of the civil engineering plans. The steep slope associated with Building 32 is a man-made slope located in the center of the site, and it is primarily under the powerline easement where permanent buildings are restricted. The other 2 slope areas are located toward the edges of the site and are contiguous with what is depicted as the general boundary of the 40% steep slope edge on the site plan. Although the topography of the steep slope area is a special circumstance applicable to the subject property, regulations restricting development on steep slopes apply to all other properties in the vicinity and identical zone classification. Because these steep slope areas are contiguous with the recognized edge of the 40% steep slopes, they should be afforded the same level of protection. The strict application of the slope regulations would not unduly deprive the subject property owner of rights and privileges enjoyed by other property owners in the vicinity. 2. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The subject property is isolated from surrounding development and the granting of the variance to allow for the stormwater line would not adversely impact public welfare or improvements in the vicinity of the site. The geotechnical report prepared by GeoEngineers, Inc. recommends a 25-foot setback from the edge of the 40% slope for purposes of slope stability. Granting a variance to allow grading of the smaller steep slope areas toward the north and west edges of the property would conflict with recommendations of the geotechnical report and therefore granting a variance to allow grading of these areas could be injurious to the subject property and/or other properties downslope. 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The alignment of the stormwater line is necessary for a gravity flow system to serve development on the site. Approval of this variance would not constitute agrant of special P PP P privilege. Other developments in the area (La Colina Plat) have been allowed needed stormwater lines down steep slopes. A variance from limits on grading and development of the other small steep slope areas may constitute a grant of special privilege because the regulation that limits development on steep slopes applies uniformly to other properties in the vicinity and zone in which the subject property is situated. • 4. That the approval is a minimum variance that will accomplish the desired purpose: The alignment of the stormwater line is required for a gravity flow system to serve development on the site and therefore approval of this part of the variance could be considered a minimum variance necessary to allow for site development. The proposed routing has been located to minimize disturbance to the steep slopes. HEXRPT.doc I A City of Renton P/B/PW Department Pre'-___:_3ry Report to the Hearing Examiner KENSINGTON CREST CONDOS LUA-98-161,SA-H, CU, V,SM,ECF PUBLIC HEARING DATE: OCTOBER 5, 1999 Page 21 of 21 Approval of a variance for the steep slope areas along the north and west edges of the site would allow the applicant to develop more units on the site, but may not be considered a minimum variance from the regulations. RECOMMENDATION: For the Kensington Crest Condos, File No. LUA-98-161, SA-H, CU-H, V-H, SM, ECF, staff recommends approval of the variance for the stormwater line alignment crossing the steep slope area and denial of the variance request to allow grading of the steep slope areas as depicted on Plan Sheet 15 of 18 of the civil engineering plans. The 25-foot building setback from the edge of the 40% slope, as recommended by the geotechnical engineer, should also apply from the edge of the steep slope areas as mapped on the plan. I - HEXRPT.doc CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-161,SA-H,CU-H,V-H,SM,ECF APPLICANT: Dick Butko/Bealko, Inc. PROJECT NAME: • Kensington Crest Condominiums DESCRIPTION OF PROPOSAL: Proposal to develop a 64-acre site with a condominium complex, including a total of 205 units (103 townhouses and 102 flat units) that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface lots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A variance from the Land Clearing and Tree Cutting Regulations is also required for disturbance of slopes greater than 40%. In addition, eI Shoreline Substantial Development Permit is required in order to install a stormwater line within 200 feet of the Cedar River. LOCATION OF PROPOSAL: 3500 SE Royal Hills Drive MITIGATION MEASURES: 1) The applicant shall follow the recommendations of the Report of Geotechnical Consultation, Proposed Parker Planned Unit Development, Renton, Washington, for Parker PUD Partnership prepaiLed by GeoEngineers, Inc. dated 1985 as amended by Geotechnical Consultation Report Update, Kensington Crest Development, dated October 8, 1998, and Geotechnical Services, Discharge Pipe Alignment Evaluation, Kensington Crest Development, dated January 28, 1999, with regard to any site disturbance, preparation, or development activities, including building setbacks from steep slope areas. 2) The applicant shall retain a qualified engineering geologist to observe installation of all erosion and sedimentation measures at the site. The engineering geologist shall make periodic visits to the site to observe site conditions and to verify the performance of the installations. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or.revision to either maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works Inspector. 3) The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the Iconstruction permit, and in the field prior to initiating site work. 4) The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities to occur during the relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with-successive stages not being cleared until erosion control measures of the previous stage are in place. 5) The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes. • • -Kensington Crest Condominiums LUA-98-161,SA-H,CU-H,V-H,SM,ECF Mitigation Measures (continued) - Page 2 of 2 6) The applicant shall provide cover for temporary cut slopes and soil stockpiles during periods of inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual (SWDM) - Appendix D. Mulch application shall conform to guidelines outlined in Section D.4.2.1 of the SWDM, Appendix D. 7) The applicant shall establish permanent cover over exposed areas that will not be worked for a period of 30 days or more by seeding in conjunction with a mulch cover or appropriate hydroseeding. Site seeding should conform to the specifications presented in Section D.4.2.4 of the King County Surface Water Design Manual,Appendix D. 8) The applicant shall provide stabilized construction entrances as specified in Section D.4.4.1 of the King County Surface Water Design Manual,Appendix D, prior to the initiation of site clearing. 9) The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual,Appendix D. 10) The applicant shall construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site: 11) The applicant shall provide on-site sediment retention for collected runoff. Depending on the contributory area of the runoff, adequate on-site sediment retention can be provided by perimeter protection controls (i.e. silt fencing). However, for larger areas, it may be necessary to construct an on site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications for design and construction of a sediment trap and settling pond are presented in Section D of the King County Surface Water Design Manual. 12) The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. 13) The applicant shall coordinate with City staff to investigate alternative methods (other than the proposed birdcage)to better reduce the velocity and dissipate energy from the stormwater outfall, prior to discharge to the Cedar River. The method selected shall be subject to the approval of the Development Services Division, prior to issuance of construction permits. 14) The applicant shall pay the applicable Fire Mitigation Fee at a rate of $388 per multi-family • residential unit, and $0.52 per square feet for the proposed recreation buildings. The Fire Mitigation Fee is due prior to the issuance of a building permit. 15) The applicant shall pay the applicable Transportation Mitigation Fee at the rate of$75.00 for each new afrerage weekday trip attributable to the project. This fee is payable prior to the issuance of a building permit. 16) The applicant shall pay the applicable Parks Mitigation Fee, equivalent to $354.51 per multi- family residential unit. Credit for up to one-third the required mitigation fee may be allowed for • provision of on-site recreation facilities, as approved by the Parks Department. The Parks Mitigation Fee is payable prior to the issuance of a building permit. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-161,SA-H,CU-H,V-H,SM,ECF APPLICANT: Dick Butko/Bealko, Inc. PROJECT NAME: Kensington Crest Condominiums DESCRIPTION OF PROPOSAL: Proposal to develop a 64-acre site with a condominium complex, including a total of 205 units (103 townhouses and 102 flat units) that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface lots, on driveway . aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A variance from the Land Clearing and Tree Cutting Regulations is also required for disturbance of slopes greater than 40%. In • addition, a Shoreline Substantial Development Permit is required in order to install a stormwater line within 200 feet of the Cedar River. LOCATION OF PROPOSAL: 3500 SE Royal Hills Drive 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. Police Department 1. The Police Department estimates that the proposal would result in approximately 202 police calls for service(cfs)annually. Fire Prevention 1. The preliminary fire flow required is 2,500 gallons per minute. Three fire hydrants are required • for each building. The primary hydrant is required to be within 150 feet of the structures and the secondary hydrants are required within 300 feet of the structures. The water plans submitted do not meet these requirements. 2. An approved fire sprinkler system shall be installed throughout all multi-family structures that excee two stories and/or 4 units. This appears to include proposed Buildings No. 32 through Building 48 (or 17 buildings total). 3. An approved fire alarm system shall be installed throughout all structures. 4. City ordinance requires a minimum of two access roadways from Southeast Royal Hills Drive into this project. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outside. Dead-end access roadways shall not exceed 150-feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city o ldinance. Recommend that streets be built to city street standards due to the estimated population and traffic use. 5: If applicant desires to phase the project as proposed, the full secondary access roadway and most of the water mains would be required to installed during the first phase. is Kensington Crest Condominiums LUA-98-161,SA-H,CU-H,V-H,SM,ECF Advisory Notes (continued) Page 2 6. Recommend a minimum of two exterior parking stalls per unit and one guest parking stall per unit. The Renton Fire Department fully recommends approval of applicants request for a deviation from the maximum number of parking stalls allowed as it comes close to meeting our recommendations. Plan Review-General 1. All plans shall be tied to the City of Renton Survey Control Network. 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. 3. Permit application must include an itemized cost estimate for these improvements. The fee for revievi 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. Refer to the Drafting Standards. Plan Review-Water 1. This site is located in Aquifer Protection Zone 2. 2. This site located in the 590 pressure zone and the 490 pressure zone. 3. A looped 12"watermain extension will be required by this project. 4. Per the City of Renton Fire Prevention the preliminary fire flow is 2500 GPM. 5. A drawing was.submitted with the formal application. This drawing shows a watermain system on the site with a second point of connection outside of the site. This conceptual location of the watermain is acceptable subject to it being a 12" watermain (plan currently shows an 8" main) and subject to the applicant securing all necessary easements and providing detailed engineering construction drawings prior to the issuance of a construction permit. 6. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM. Per the code the primary hydrant is required to be within 150 feet of the structure with the secondary hydrants installed.within 300 feet of the structure. This distance is measured along a travel(route. Additional fire hydrants will be required as a part of this project to meet this criteria. 7. The water Special Utility Connection Charge fees have been paid by an earlier agreement. Plan Review-Wastewater • 1. This project may have a private sanitary sewer system which may include, if deemed necessary by they engineer, a design to pump the sewer into the City sanitary sewer main in Royal Hill Drive. The lift station will be reviewed at the design plan review phase of the project for conformance with DOE and City standards. If a lift station is required, the maintenance of the facility would be the responsibility of the condominium owners. The CC&Rs for the proposal should reference that maintenance of a lift station would be the responsibility of the homeowners. 2. This project is not required to install a main to pick up the sanitary sewer main flows at Falcon Ridgel 3. The conceptual sanitary sewer plan appears to be in order. 4. Applicant needs to research all existing easements of record. 5. Sewer Special Utility Connection Charge fees have been paid by an earlier agreement. Plan Review-Stormwater 1. A Level 1 Downstream Drainage Analysis, stamped by a Professional Engineer as required, was submitted. • • Kensington Crest Condominiums LUA-98-161,SA-H,C U-H,V-H,SM,EC F Advisory Niotes (continued) Page 3 2. Both tie conceptual storm plan and the Level 1 recommend the use of a wetvault and a biofiltr tion system. 3. The storm conceptual plan appears to be in order subject to the applicant securing all the necessary easements. 4. The storm drainage system shall be a tightlined system down the slope to the river. 5. The January 1999 Geotechnical Report submitted states, "... the proposed alignment extends north'el-om near the northwest corner of the proposed multi-family residential development." This is inconsistent with the Level 1 submitted which included a copy of the. City's storm system inventory book with the site outlined on it and a line drawn to the east down to the river labeled "Discharge Point". 6. The Surface Water System Development Charges (SDC) fees of$0.129 per square foot of new impervious area (but not less than $385.00) applies to the proposed project. This fee will be collected prior to the issuance of a construction permit. Plan Review-Street Improvements - 1. The applicant shall be responsible for full street improvements to the property frontage along SE Royal Hills Drive. 2: Channelization plans, street lighting plans and street improvement plans and profile shall be submitted for civil review. 3. All neW electrical, phone and cable services and lines must be undergrounded. - 4. The Traffic Mitigation Fee of$96,690 shall be paid prior to issuance of a building permit. Parks and Recreation • - 1. A Parks Mitigation Fee would apply to the proposal at the rate of $354.51. per each multi-family residential unit. Previous donation of recreational easement was recorded under CAG-045-87 and was to offset System Development Charges and connection fees, not Parks Mitigation Fees. = Building Construction 1. The applicant shall follow the 1997 Uniform Building Code and State Amendments for accessibility. 2. Steep lope setbacks should be maintained per the soils report. • • • II CITY OF RENTON c o, FIRE PREVENTION BUREAU �NTo MEMORANDUM DATE: August 13, 1999 TO: Jennifer Toth Henning, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code Related Comments for Kensington Crest Condominiums 1 . The (preliminary fire flow required is 2,500 GPM. Three fire hydrants are required for each building. The primary hydrant is required within 150-feet of the structures and the secondary hydrants are required within 300-feet of the structures. Water plan submitted does not meet these requirements. 2. The fire mitigation fees are applicable at the rate of $388 per multi-family unit: 205 multi-family units x $388.00 = $79,540.00 Fire mitigation fees for the recreation buildings are applicable at the rate of $0.52 per square foot of building area: 2,452 square feet x $0.52 = $1,275.04 3. An approved fire sprinkler system shall be installed throughout all multi-family structures that exceed two stories and/or 4 units. This appears to include building 32 through building 48 (17 buildings total). 4. An approved fire alarm system shall be installed throughout all structures. 5. Citylordinance requires a minimum of two access roadways from Southeast Royal Hills Drive into this project. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outside. Dead-end access roadways shall not exceed 150-feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city ordinance. Recommend that streets be built to city 'street standards due to the estimated population and traffic use. 6. If applicant desires to phase the project as proposed, the full secondary access roadway and most of the water mains would be required to installed during the first phase. 7. Recommend a minimum two exterior parking stalls per unit and one guest parking stall per unit. The Renton Fire Department fully recommends approval of applicants request for a deviation from the maximum number of parking stalls allowed as it comes close to meeting our recommendations. CT:ct kcrest ‘`vi o CITY OF RENTON o FIRE PREVENTION BUREAU MEMORANDUM �- Nr1 O DATE: February 16, 1999 TO: Jennifer Toth Henning, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code Related Comments for Kensington Crest Condominiums 1. The preliminary fire flow required is 2,500 GPM. Three fire hydrants are required for eiach building. The primary hydrant is required within 150-feet of the structures and the secondary hydrants are required within 300-feet of the structures. Water plan submitted does not meet these requirements. 2. The fire mitigation fees are applicable at the rate of $388 per multi-family unit: 220 multi-family units x $388.00 = $85,360.00 Fire mitigation fees for the recreation buildings are applicable at the rate of $0.52 per square foot of building area: 2,452 square feet x $0.52, = $1,275.04 3. An approved fire sprinkler system shall be installed throughout all multi-family structures that exceed two stories and/or 4 units. This appears to include buil ing 32 through building 48 (17 buildings total). 4. An a proved fire alarm system shall be installed throughout all structures. 5. City ordinance requires a minimum of two access roadways from Southeast Royal Hills Drive into this project. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outs'de. Dead-end access roadways shall not exceed 150-feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city ordinance. Recommend that streets be built to city street standards due to the estimated population and traffic use. 6. If applicant desires to phase the project as proposed, the full secondary access roadway and most of the water mains would be required to installed during the first phase. 7. Recommend a minimum two exterior parking stalls per unit and one guest parking stall per unit. The Renton Fire Department fully recommends approval of applicants request for a deviation from the maximum number of parking stalls allowed as it comes close to meeting our recommendations. CT:ct kcrest •City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: noir\ ReUletkl — V COMMENTS DUE: AUGUST 25, 1 99 APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF,SM DATE CIRCULATED: AUGUST 11,1999 Oo APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: a�rtn•ing . 7eAr rebSCAct PROJECT TITLE: Kensington Crest Condominiums WORK ORDER NO: 78452 8 d 76. LOCATION: Royal Hills Drive and Index Avenue SE iV(, y`9 '7 SITE AREA: 64 acres I BUILDING AREA(gross): /1/4wo SUMMARY OF PROPOSAL Proposal to develop a.64-acre site with a condominium complex, including a total of 205 units (103 townhouses Ond 102 flat units)that would be developed on approximately 16 acres of the site. A nearly one-acre village green in thel central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface ots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A. ENVIRONMENTAL IMPACT(e.g. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet • 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ..'D 4.1 utOkaae r...c.-)titovLati • We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. A ?ti R,;:eQ- 1:4 / 1G /'g(€' ' Signature of Director dr Authorized Representative Date DEVAPP Rev.10193 • •City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:SLJ4 41 .e_ 1��� �� COMMENTS DUE: AUGUST 25, 1999 ' • APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF,SM DATE CIRCULATED: AUGUST 11,1999 APPLICANT: Dick Butko, Bealko, Inc. • PROJECT MANAGER: JenanfecToth-kienning-T -I%- PROJECT TITLE: Kensington Crest Condominiums WORK ORDER NO: 78452 CITY OF RFNTON wrI;PiVFO LOCATION: Royal Hills Drive and Index Avenue SE SITE AREA: 64 acres I BUILDING AREA(gross): AUG 3 199g SUMMARY OF PROPOSAL Proposal to develop a 64-acre site with a condominium cmplex, including a total of 205 units (103 townhouses and 102 flat units).that would be developed on approximately 16 al2.10skef-tl sit0IIGI 4.Dne-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface ots, on driveway abrons, in carports and garages. -The proposal also includes a recreation vehicle;parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants . Recreation Land/Shoreline Use Utilities Animals Transportation Environmental.Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet • 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 1V o ad it Iota cokta14tt-' 1 . We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. tt) 4/0 /I, , ' Signature of Director or Authorized Representative Date f7FVAPP I Rev.10/93 •City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:—11 ‘,;-Va-1 COMMENTS DUE: AUGUST 25, 1999 APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF,SM DATE CIRCULATED: AUGUST 11,1999 � - APPLICANT: Dick Butko, Bealko, Inc. -RROJECT MANAGER: Jenninfar Toth-t$i�tttgrr��D1:71\IfVN . PROJECT TITLE: Kensington Crest Condominiums WORK ORDER NO: 78452 LOCATION: Royal Hills Drive and Index Avenue SE AUG 1 3 1900 SITE AREA: 64 acres BUILDING AREA(gross): v SUMMARY OF PROPOSAL Proposal to develop a 64-acre site with a condominium complex, including alot61 Yif‘205iunits (103 townhouses and 102 flat units)that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface ots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS , Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major • Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet • 14,000 Feet B. POLICY-RELATED COMMENTS • C. CODE-RELATED COMMENTS • o 4d d it iota co uit iu t , We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to to erly assess this proposal. ' 9%3/fq • Signature of Director or Authorized Representative Date CITY OF RENTON MEMORANDUM DATE: February 25, 1999 TO: Jennifer Toth Henning FROM: Arneta Henninger X7298 Ac.., SUBJECT: KENSINGTON CREST CONDOMINIUM APPLICATION LUA 98-161 I have reviewed the application for this 220 unit project located in the vicinity of Royal Hills Drive in Section 21, 23N, 5E and have the following comments: SANITARY SEWER: • This site is located in Aquifer Protection Zone 2. •. This project may have a private sanitary sewer system which may include, if deemed necessary by the engineer, a design to pump the sewer into the City sanitary sewer main in Royal Hill Drive. The lift station will be reviewed at the design plan review phase of the project for conformance with DOE and City standards. • This project is not required to install a main to pick up the sanitary sewer main flows at Falcon Ridge. • The conceptual sanitary sewer plan appears to be in order. • Applicant needs to research all existing easements of record. • Sewer Special Utility Connection Charge (SUCC).fees have been paid by an earlier agreement. WATER: • This site is located in Aquifer Protection Zone 2. • This site located in the 590 pressure zone and the 490 pressure zone. • A looped 12" watermain extension will be required by this project. 1 crushed rock. . The right-of-way widths can be reduced to 42 feet provided ' additional easements are granted for street lighting and franchise utilities. • All new electrical, phone and cable services and lines must be undergrounded. • The Traffic Mitigation Fee of $96,690 shall be paid prior to issuance of a building • permit. GENERAL: • All plans shall be tied to the City of Renton Survey Control Network. • All required utility, drainage and street improvements will require separate plan • submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. • 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. Refer to the Drafting Standards. cc: Neil Watts • 3 55 • • • • , �-x o • • beIR Nas- R...�»..:...�.�, _ ... .,. ,.." "I O Fes.. Project Name Keiisnccito'd Girdow,tilaws Project Address , 3500 5 E Roc'c,I Hills r0r iti7Z Contact Person D i_k );<(tc o ' Address 1 13eglko , ►vic P.O. Bo), 3Z66 Fcctcv41 u;.;, g86,33 .. Phone-Number (Zo6) - 38I - rti $6 . . Permit Number L UA - qg - ICI Project Description 220 LAr,f co&rcro,c7ririmkr cc;ripk,.- • • Land Use Type: Method of Calculation: (•zsdebt,ul Condo v+.cse_ S3 Residential I ITE Trip Generation Manual (730) P �°2. ❑ Retail D Traffic Study - l.K 5. CI(,I/Cr ZrIP' per llillt ❑ Non-retail 0 Other Calculation: Nc-t sir") etAif tvrp3 : (220 5,E� ) = : / � � I2�d• ? cic,i Z: ,r_ -6 `t7�' peti• - • i Z`s((•2)( 7; ; _. $ 6 /qQ - • • Transportation Mitigation Fee: l rot Calculatedly: (1,rr c,( /LTfl ' Date: 01 Account Number: 105. 5Rq. 318D. 70. 00. Date of Payment • CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS,AND STRATEGIC PLANNING MEMORANDUM DATE: August 25, 1999 TO: Jennifer Toth Henning FROM: • :1 it ennison(#6576) SUBJECT: Kensington Crest Condominiums (LUA-98-161,SA-H,CU-H,V- H,ECF,SM) The secondary uses continue to be inconsistent with the intent of the designation and specifically with Policy LU-63.2. Policy LU 63.2 Development Standards should reflect the following criteria: a. hei hts, width and length of structures should be designed to resemble single family housing, with similar setbacks from the street as single family; b. p rking should be encouraged in the rear or side yards or under the structure; c. stru ctures should be located on lots or arranged in a manner to appear like a platted development to ensure adequate light and air, and views if any, are preserved between lots or structures; d. b ti ildings should be massed in a manner that promotes a pedestrian scale with a small neighborhood feeling; e. each dwelling unit should have an identifiable entrance and front on streets rather than courtyards and parking lots; f fences may be constructed if they contribute to an open spacious feeling between units and structures; and g. streetscapes should include green, open space for each unit. • There is nothing in the character of the secondary units that remotely suggests single family housing. • Parkinlg is not only in front of the units,but it would largely become the view from the street. • The 10' separation between three story structures will not promote a pedestrian scale, nor will it ensure light, air and views are preserved between the structures. • The u its lack an identifiable entrance. • 1 • There is no appearance of green,open space for each unit from the street. \\TS_SERVE \SYS2:\COMMON\-\\CENTRAL\SYS2\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\GREEN- F\Kencres2.dolc\od 1 1 August 25, 1999 Page 2 Further, Policy LU-61 states, "Longer townhouse building clusters or other multi family building clusters, considered secondary residential types, should be limited in size so that the mass and scale of the cluster retains a small scale multi family character rather than a garden apartment development style. Limits on the number of units which may be attached in one cluster should be established in the development regulations." The regularity, verticality, and proximity of the secondary unit structures will appear much closer to garden apartment housing type than to small scale multi-family, e.g. townhouse. .Variations in the height and roofline, horizontal and vertical modulations and some exposure of at least the groundfloor units'entryways could improve consistency with the policy. cc: Betty Nokes Rebecca Lind • • • • CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: March 1, 1999 TO: Jennifer Henning FROM: Rebecca Lind SUBJECT: Kensington Crest Condominium After reviewing the proposal in the context of our preapplication memo, we forward the following comments. The proposal does not yet meet the intent of policies for single family character ( see Policies LU- 60, LU-63, LU-63.1,LU-63.2), the requirements of code for building design and building location (Title IV 4-2-100F), or the requirements in Title IV Section 4-2-020 H. mandating consistency between the project and the comprehensive plan policies . Non compliance is based on the following deficits. 1. The proposal lacks entry features for the individual housing units that face the front yard and provides a landscaped pedestrian connection.The units and entrances of the dwelling units still are not individually distinctive with identifiable entry features. Instead the townhouse units are desi ed with two car and single car garages as the dominant structural element along the street. In a hig density design of this type, the garages dominate the facade in a manner which does not occur in single family neighborhood. This is because the garage, which has the same dimensions as garages for single family houses, becomes out of scale with the remainder of the townhouse unit • without the "rest of the house"and the yards typical of detached dwellings. In order to mitigate this condition and still create the feeling of a single family neighborhood, several techniques can be used. Several examples include: • a. Garages can be set back from the facade of the living unit thereby emphasizing the unit entry. b. Entries can be embellished with courts, trellises or other features'which allow them to become an identifiable structural element from the street. c. Garages can be put at the back of units, or under units. d. One garage can be provided. e.Facades can be enhanced architecturally to emphasize the living unit using bay windows, color, or variations in building material. \\Kencrest- i March 1, 1999 Page 2 This proposal fails to include such features (excepting the few one car garage units). The entryway of the units are recessed in most cases the full length of the garage. The townhouses have plain facades with a minimum or architectural detail creating interest. 2.The project as proposed does not qualify for bonuses. The proposal relies on bonus provisions for additional)attached primary units, building length, and height. The required documentation of.the features which make the project eligible for the bonus are missing. The project narrative discusses future submission of a new site plan which will address parking lot configuration, and 3 amenities which enhance single family character. These submissions are missing and can not be reviewed. However more fundamentally, "applicants wishing such bonuses must demonstrate that the same or better results will occur as a result of creative design solutions that(sic)than, will occur with uses developed under standard design criteria." The project as proposed does not qualify for bonuses. Standard design criteria would require a maximum of 3 attached townhouse units, and 6 units in stacked flats. Adherence to this standard would result in approximately 25% fewer double car garages dominating the front yards of the dwelling units, shorter building lengths in the townhouse units, and 25% smaller apartment complexes with less bulk and height Nothing in this proposal addresses the application of creative design to achieve better or equal • results. Based on this submission the project appears to be ineligible for the bonus. • There is no attempt to provide rear or side parking. • There is no attempt to visually reduce the impact of the garages on the street. • There is no evidence of entry ways or architectural features which reduce the apparent scale and mass of buildings. • There is no attempt to mitigate the greater length and height of either the townhouses or the flat complexes with higher quality design and creativity which enhance the single family character of the project. • f March 1, 1999 Page 3 Attachment Policy LU-60. Townhouse building clusters which qualify as a primary residential type should be limited in size so that the mass and scale within the cluster retains a single family character. Limits on the number of units which may be attached in one cluster should be established in the development regulations. Policy LCJ-61. Longer townhouse building clusters, and other multi-family building clusters, considered secondary residential types, should be limited in size so that the mass and scale of the cluster regains a small scale multi-family character rather than a garden apartment development style. Limits on the number of units which may be attached in one cluster should be established in the development regulations. Policy LU-63.1 Development standards should reflect single family neighborhood characteristics and access to public amenities and services. Policy LU-63.2 Development standards should reflect the following criteria. . a. heights,width and length of structures should be designed to resemble single family housing, with similar setbacks from the street as single family; b. parking should be encouraged in the rear or side yards or under the structure; c. structures should be located on lots or arranged in a manner to appear like a platted development to ensure adequate light and air, and views if any, are preserved between lots or structures; d. buildings should be massed in a manner that promotes a pedestrian scale with a small neighborhood feeling; e. each dwelling unit should have an identifiable entrance and front on streets rather than courtyards and parking lots. f. fences may be constructed if they contribute to an open spacious feeling between units and structures; and g. streetscapes should include green, open space for each unit. cc: CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: August 19, 1999 TO: Peter Rosen FROM: Sonja J. Fesser SUBJECT: Kensington Crest Condominiums,LUA-98-161 .Legal Description Review Bob Mac Onie and I have reviewed the above referenced legal description and find that the legal included in the Master Application is the same as that which appears in the Condominium Certificate from the title company, dated October 16, 1997 and on Sheet 1 of 18 (Cover Sheet) of the Civil Engineering, Design, Land Planning, Surveying,Environmental Services drawings. Said legal correctly describes King County Assessor's Account No. 212305-9068 as noted on said Master Application. The Kensington Crest Condominiums project covers a portion (approximately 19 acres) of the aforementioned described property(approximately 64 acres): We noted that none of the drawings submitted identified all of the property described in said legal description. Specifically, that portion of the property lying southerly of the southerly right of way margin of SE Royal Hills Dr. (described in the "TOGETHER WITH" portion of the legal description) is not included in the Vicinity Map or elsewhere. Easements, exceptions and agreements that affect the subject property are listed in the.Condominium Certificate (noted above). Easements are shown on various drawings, such as the Shadow Plat and the Site Plan, but specific reference to the type of easement and recording numbers of said document's are not noted on any drawing included in the submittal. It does not appear that references to pertinent exceptions and agreements, if any, are included on the submittal drawings. Per your request,the above comments cover the extent of our review. We assume that King County is still the,approving body regarding condominium plat drawings. \\TS SERVER\SYS2\COMMON\S:\USR\SFESSER\KNSNGTN.DOC •City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �� > COMMENTS DUE: AUGUST 25, 1999 APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF,SM DATE CIRCULATED: AUGUST 11,1999 APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: JenninferToth Henning PROJECT TITLE: Kensington Crest Condominiums WORK ORDER NO: 78452 I LOCATION: Royal Hills Drive and Index Avenue SE SITE AREA: 64 acres I BUILDING AREA(gross): 1 SUMMARY OF PROPOSAL Proposal to develop a 64-acre site with a condominium complex, including a total of 205 units (103 townhouses arnd 102 flat units)that would be developed on approximately 16 acres of the site. A nearly one-acre village green in the central portion of the site would include a sports court, picnic area and open recreation area. The proposal also includes a community building for residents. A total of 558 parking spaces would be provided in surface ots, on driveway aprons, in carports and garages. The proposal also includes a recreation vehicle parking area. Access to the site would be via a private street boulevard off Royal Hills Drive. A secondary, emergency access would be located east of the main access, also connecting to Royal Hills Drive. A. ENVIRONMENTAL IMPACT(erg. Non-Code)COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment I 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 I Transportation Environmental Health Public Services i Energy/ ' Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet OIL. Cam/ /X B. POLICY-RELATED COMMENTS 6 5 >� 7.1_0. r/r26„ ,z45. 17 r L,T72(—C.E./7.— OCQ-721-7 .S,pjupicee7-00--/6( to -/-7 ---/'2 C-r-4-7 27--(.. , 7----2.A___ c7e- 3a Jv c&1-�. 70 C. CODE-RELATED COMMENTS c.i. ( ��t We have reviewed tblis application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informatio 's needed to properly assess this proposal. -----/ y---/0/7 , Signature of Director or A t orized Representative ,. Date DEVAPP Rev.10/93 r City of Reniun Department of Planning/Building/Public W�...s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: L .6 COMMENTS DUE: FEBRUARY 23, 1999 APPLICATION N01: LUA-98-161,SA-H,CU-H,V-H,ECF - DATE CIRCULATED: FEBRUARY 10,1999 APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Henning PROJECT TITLE: 1 Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive SITE AREA: 64 acres I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a.. condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons! in carports and garages. Recreational vehicle parking area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Gradin is estimated to include the removal of 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan,approval, a conditional use permit and variance from the Land Cleanng and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required-if any project improvments or utilities are constructed within 200 feet of the Cedar River. 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 I Recreation Land/Shoreline Use Utilities Animals I Transportation Environmental Health Public Services Energy/ HistortdCuitural Natural Resources Preservation Airport Environment 10,000 Feet 14,000,Feeet c(feizorlv . 2-7 �7 ..d�;���� mkya S����Y 7 /0 G a i76'YI .c -- Z 5' Gl/Y7 / 7-1- > , .n/"/N()?a/Pe/P-ce,tA)7-404/C 1011-0L11-eCY 477 S � 6611-RE TED-C MMENT e� �-40 s.6/, C. C, 2 ,7 7i Id_ n- .74 CAC)(--- �� af71;3 / 40 4T i / 70-e/2 /7-2,61---?..-717‘- 7GL,frl.?- - C. CODE-RELATED COMMENTS We have reviewed ti4is application with particular attention to those areas in which we have expertise and have identified areas of probable Impact or areas where additional inforination is needed to Ilerly assess this propo L c / e, /�& 5 7 ' nature of Director Or Authorized epresentative Date City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET i REVIEWING DEPARTMENT: oC yt< COMMENTS DUE: NOVEMBER 18, 1998 APPLICATION NOI LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: NOVEMBER 10, 1998 APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Henning PROJECT TITLE: (Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive SITE AREA 64 aches I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parkin area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Cleanng and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from)the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. 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 LIghVGlare Plants Recreation Land/Shoreline Use h� _ Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Alrport Environment 10,000 Feet 14,000 Feet c22ciczI 1 -6'P7/ �J-E LC.�1 G q-Nr 43 5 ��C�-�/ 7/7 5 i�i L� S�(�l/I•?�G�/1G1�(�� r�G'-'� � 92eac / 76 ate/7 - 4-2-0 1 B. POLICY-RELATED COMMENT L 7'�GZfIG'YI 4 016:—/ ��Qe �7G) 'GC CC.e C - ' C4 01,5-c;-7 ozr)c GCMg �,(/.Cf. 4)c=7 07/2 , ,AY rj2t,tic J� C j6) u1 / 2Le C-Cti17Gb?,-7 C- Z �� C. CODE-RELATED COMMENTS / f L 4/ ) 4 We have reviewed this application with particular attention to those areas In which we have expertise and p have Identified areas of probable Impact or areas where add'vnallnformation I n eded pelf assess this proposal. i I - _ ..,i . City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: N,,e...ed COMMENTS DUE: NOVEMBER 18, 1998 1 APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: NOVEMBER 10, 1998 APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Henning PROJECT TITLE:1 Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive SITE AREA 64 acres I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parkin area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of -' 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan)approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the i 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 i Light/Glare Plants I Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health; Public Services •----- Energy/ i Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 30 , a aratalic , too ,�2ir�G� � �° diuii B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS I We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable Impact or areas where ditional information is n ded to properly assess this proposal. fZ Ge 24 / S-2 P' . J PROJECT LUA-98-161, SA-H, CU-H, V-H, ECF Kensington Crest Condominium Complex City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL& DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 202.4 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 unit should have solid core doors, preferably metal or metal over solid wood with peepioles 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. Lower unit sliding windows, including glass patio doors, will need additional locks; these locks will need to secure the panes from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames, in addition to any lock that limits horizontal movement. Alarm systems are recommended for each unit. There should not be any solid walls in any stairway or decking that would serve to limit the visibility and provide a place for a criminal to hide while waiting for a resident to return home. Extra security lighting needs to be installed in the parking lots, along the sidewalks, in the stairways, and between the buildings. This would also be recommended for the RV parking area. Measures should also be taken to provide additional lighting for the Page 1of2 PROJECT LUA-98-161, SA-H, CU-H, V-H, ECF Kensington Crest Condominium Complex City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) common trash-dumping site. Each unit should have their individual unit numbers listed clearly, on the outside of the buildings as well, with the numbers at least 6" in height of a color that contrasts with the color of the building and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Additional lighting should also be provided in the mail kiosk, as well as a trash can to dissuade littering. It is rlecommended that the community building be a secured facility, with controlled entrances to dissuade trespassing of non-residents. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. Page 2 of 2 11 Tres as•s BUSINESS 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. IndicatII 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. VioIators 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 between (insert specific times). Anyone on the the hours of(insert the hours your business is closed). premises after business hours is subject to Violators are subject to arrest and/or citation for criminal arrest and/or citation for Criminal Trespass pursuant to Renton City Code#6-18-10.. Trespass and/or impoundment of vehicle. Per Renton City Code#6-18-10. 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. ^Y COURTESY OF RENTON POLICE DEPARTMENT • a CRIME PREVENTION UNIT l''sN 235 - 2571 �np a IK• _ � K ,51052, 01 ' l'eXt:1040,1r;* \ . .-.1 0.c / �I \ \ �^r, A 5y' to KOrro is. U F F. _ _ate r\��\\�0\\ \ #1 r o\ \ \\ -7-_______ ____ - _____ __ _sd-f---' 0._ * \ \ 4.,y.,-,.::,,,,,,. . $$i \'''''''''%:/ 4 ''' 9. 1 1 L. \ \ \ si '4-,2 go to, ,1„,m,,,,,,,,, . : c .--- .. \�01 \roo . \ \\ \ /�-' \ '4)•�� � // TYPICAL PARKING \ / ' ________,,, , _.. .' ' litir \ o a; • • * ‘\0 'A\ w , \\„ .\ \\ 14 ;. ��♦ rs0c° #0 ja,0 i. ,. mac/ /�. / /,T HOOP PARKING A_ Z(Z7) $J ' i,4V111i \ . \ ,,,°. e"". illf iii 4%\l‘\:. \ ''''':°:.° \ " °dada% 71/A ...,NA , ',,0`: .- \ r 0 °N1 \ . \ .10.41*- . 144: \ ROUT HUS DRIVE . ,•-\„----- -"/ ., ..... , , 7.4 . . \... , \.\\ \ AP 9*`' ''' .1 06*2,.,s>\ ....- ....' ....- ...- ....- 04.#160 : . si *4.0 .41%* \ \ ..- - ....0, - • \ •-: , - / 10 letit* • •4ftt. Ns°I-47, \ � � � \/ / �' e , & ♦ ♦ .`**, \ °ilk** ,. , ' ' • . 4 / / / � . �/ , ac , ♦ . fC \t*V1 tT ,,. t �� �/ ' \\ �� ;, , vs. •\ / __ ., \/ A\ � � �,�\'/ / / / � ,441 ! � , ` , / i lk \ \- ,-- .- , , ,- $.16.47%**,' ,• "IP \ . . . t-, 017- 4. eat.c.° • I/ / irSiir lee ' jos,. roor orig. . - 11.1111, AI. _Illir dm 11. ei 1 \i. t t**. • 044. I/ I/ .....v ----- \labia INN- -1-2 mimillic-__EFtsfaci // ���♦ ♦ it, *Vio / UNIT DESIGNATION BUILDI TESIGNATION-TOWNHOUSE UNITS \ a BR/2 r/E BATH MLR=UNIT 9XPLE GARAGE T GO uwrs) \. --- __ __ ♦ YY11`yy 406i ���v� / _ BrRre n BATH .a 12 r 12 uwrs)--___ _-- BRn.1 e.M/Mx; 5 1,.s (cq B"UI e.NG DESIGNATI• '-FLAT UNITS \ '4\ wOT r (arwrc • -eAm w u c� ou w °Nn rn BATH le R) _ OR/2 Tn BAM END w. 0.8LE GARAGE T hi.Uwrs) i Bn/2 R/M _-(r h__—ein s- l_2 and. rs few rw rop \ , #' / / UNIT C 2 Ban Tn BA r WIT COME w� 1342 SO FT(D Bwrs) ) a BRn Tn PAm a A A) A (B) /E BAM rs (a«wi 831/2 1/2 /oe, wT COME FT(a wars) ) a wrn va B.m a)B�n e.M(wm Te nMBrs (_., ) \ ,h / / [Amur ARE. a�E V A:IT MAPLE BAR.. 1 FT(e Nan) (q i enn BAm TOTAL Of FIAT um • ;.**le ra.RECRE„Ba AREA i. • w GE6) / U.o E Bun BATH FLAT owr CARPORT TOm FT 60 Vwrs) (E)B BR/ Va e.m n B,ocs 10 A A q PROJECT TOTAL 205 UNTS \ / / .T• E NA BATH FIAT r ARPORT BD TT w uwrsl (E))eR/i Tn BATM a MMS _ i•\" ///// \ vaT A " xwTHVES wwADRANT 74 W 6�Ts) (r)a Bun Tn BA µ r (CAA 0 COMMUNITY BUILDINGLW.MTH rt#47 INCLUDES: : m,Mc NI+n(s,e°)'"RED () BRnTnB.m ▪ ,wc/cNORTWAS ADRANT BAN /1,, PARKING PROVIDEDENCLOSED WIG.156 sT W.ApRAXr Aes Ann(rRvuwYUSE) rslrwmABY usI DIRCISE o�ASSOCIAMIN �GE�ussama ` / TS(SEcwmARY USESECONDARY ) 4 UNITS "212141 WOK. \' YATO(UNE w s PARR. PAVE PiroO PLAY AREA OF Row - Or \ rorAE eu THREE WIN.GAGE w Ettxssor Tom w LENGTH SITE PLAN - L. DATE: Symbol Type or vegetation: r,wt�, .+.•:x�i;:*;i•:ii{:•:::{;.i.}?;++<: 7/12/49 Ever8'een Tree. ':::fi�i:;%i:'ti!::;:;:;:}:::::<ii:;:?;::i:�}ij�•:::;:1•} t:i:•,i:T i:�:�:•i::}'}::�{:::'.:':^+::T:s�+?ti»}>ii:>i':�„{•:�:}i:s•: e..l:ar� c:..Y C X t t DI Lae..D eclwau Tres.: P. tit g t : 0 A b pp i U 7n• rledl� xlduw.Trees, :,•'.;?tit•j:`':• D fC9. t _ lige© 3 .. Bme I DeC dove.Trove Wlq is :•:% ` isi•:s•... P.. 6 I , a� NM Beaded u...JO 'o �I•: .a�•�.'•��° —Ux `®0 ..�� +, :;:•,'.;., dam �..g.D.°m,.w.a,rb. z z 1 § eis:.:.f.. - C \ r,J h. °o'-•!' .::,o i�: C� BmeII Dscld�w.BYrib� `.t A .I-..J Ler.Evm � �0 4„ 'ti @1' 9 9• f z �0. 1 .1\11, gg .�• r o `� G9 :,� - z�.. CAS. n .m elw: f C'.. gr Olt 0 1 U F..e' o„� M 1: - ••, ( :}yF, En•t V�aNllon Aril _ E.u Et o � t1 �.. gni. :;{.., to `' �, ',1 spa ;::;<:` t:::.{.;.> :::;{>:::::;:,:{>::;.. m W ::: ►) t r . G c\fi r'=�r t `' s k <�`f :• :''•.'> ;i• q U g k , , it 1 • Lib ilf Ar en Ai ., . ''''.1* \1:') , ..-0\01111) itk ,' Iii* 6) .•k It' Ei, .k z r 1 l� (-BBeetled Lam 44 ,� :. .pg ite E 'F � t Z i5) Ili Beaded Leon C:t %�� (t ® 2'U `viF:%, : "\1(J .�l-f, Beaded L.vn ,.F j!{{\:v>}::Y' .:;.+. 01 ® Si.T[.v 1 it-at �t m...�rw.n r. �I i.,vltr ��1'� ,��.-cQ tr,.♦♦�"° st4 D.��, tj ,y•` +k. '� "°a,,a,s .- .ic.,, 'Cit 1601 ,;.....':F*,,e1Naliitigillitle‘-',t.' ... .i, ( YJ♦• ° .r' `t�� ��t`il i. i '}iti"Ytic:i`:'?{`,;:n:, 'h. _.y, qv (t� ;'_'a.�f' 2 oA �o C `✓ - tY° ,/j Jo.:v. Y.': :`:. .t A0,..101110 • l v `o.y:,,-.01. . it ��� �. Beeded Leans •�^'::'`' . L � `•:::•••••• • At. • • ® .: , 1 aC �+ p �♦ ....„ ♦ fit• ? ,,i\� �{} '1`:Iii1! (� t���5� '�,}:...i\'•:'�::;. ti•.}'k s+. • o� t . '�FV� - ;lT ,s� •bo'•J �';�14:n_ e.t vw_°` �� r F;i:::iy..:.f:::.`� f. "111411111 1 1t°.. , s .I./ •k `1 �� ( S' 1:. 7: aa.. - \ ♦'� ♦ tee r,.. � :' J / ti . :� k�:v ��• :�� 1111r♦�t.� cll :.t R:rD >•{` :w..:,•o,:. .. :�'.. �$6' `R*' �F ' .o♦ •[;,k are 7n♦rYi+---- . -'fie � `/ y� -\sw%;�: `•:��<:i::�}{,,a °°♦ I�♦r,.> :w� '� '(•:� V- A.5 '� 1,+: r'\r` C�.i� oT�a bti .. • `.:::::i'i,:•`:a:•:'•'.`.;sue;:;j.'•'•. ® ZY� 5.�, )d j/ ,1 ' {� dZef,1, C�.r ♦..;e4INE „C7�� iMrl \\ R $}f :'`;;$ti:.. i. ® "a �flbti1�! � .:,� it i�7�1t �er�ii��,,�� ..;, ' 01:cd E♦�E.' t N eeeded Lem) ( ::::xf:;:;:; ,W;:.. it —� ��� t+` % '� r ti° J t ak7:4184 di �' �.. ai ,ao■r :* •vL :: • FA O ® .r44 I::r 01 a i�yi�� q;:G:::;4C::•. • Beaded Law J- -- (TM. \) - --- — -- —Beaded Leven :�-;,M : ,,p :ai.:I--- - - - MATCH TINE 7lEY' e � SCALE 1• = 40' ® ® �ro ao zoo ao eo 676 ® •''��k •Ak� 0 •Ob.'c... ,I. l5't' D- �'' SHEET rk� ram•. m 1 . . _ ]]]•Y�-, \` ,\ \\` \ 1 :çi : �\` rr.«iD /Yi \t I I • ` I \ \ 0 u .4 ---r,---,,... ri -I- ....., i �^ .�otili kii, \ ...,,,,i0" G ) 7 \ o�, ag \ It \. wit ill!Sir.552 \ii \ 1 ‘ ,rirr- ...,. s • \ VIIIN ‘.\ ' ‘,.,4, , 11 "' . 11\Y )1% -- \ %ow, • \ 1 1......j_2. X \% El w go f \ %\ \%e.Wal ‘kr, "‘• % lirr .c./" ---.. . - . Vt „ #'' '.---. ..%''‘;',''''''\lik • \ 15,\ *)%....,Acre-% %* s 161".' " 1#0,4 A• \ A Aw\ \ , ‘, ./.1,..koltih ..., .„._,). \sta. ,.. /,..0;- 0,,--",:f,k;<-:- „- , , --- I 11 %.\ \ .,5',0, I\,, CI°S&fr.-.- \ 44‘.. , A%1Pr9.' V.--- '-- --- '19 -1'4"-"--`-4`-'-`— \ 0 : , 1 ,,,,,...„ ..,,,,, \ ... , \ ,. -via .* . .....-,_--- \. )__)-- .4 v:::AK, ____ ..,---- .. , .;---\ \ „...\ .:.-# , , . , , , ,...„Aor, IA .s,,,,,-;',,..•;; ;;-\ ••••_____ __LLIA.,,,,,<...• \ \ • t )(\%/1,0\‘': "4\ , \ A\Vil% '\. .Orr ‘ ,, ,,''''\ '-. <.- \ \, \\,Al3d14044,4%. 4,,,,,.'‘,..\,'''. 1):, ,\ • .# --NUV. 4.\ 1, , sl , ,,‘.\2 ciit.,,,, ?`` ref` �' ✓71 �` /�4 t '',♦ 9 ,, .., - 40,-*740,),.,,..,-. „ .A ,,. .. N - - /\`�.```���.,�` M1 \� ����♦\\ •ram ♦•�Q� \\;; ��, ,�� 1\�\ .\ ,,,„ .,,..)....„ • \ ........ g.-' 'yam' . - \ '4,--5\- - "i� ,, ,Jai Iv .♦,,� ♦♦ f. ,• a , ♦,,„. • . cy� -., t.. i • `� • .-- ------,----' ----\\,\\' , r-.....;„.„. \ {� 1, \ v 4• ♦♦�� •� ` , i i J � �4 , , ;� ti® �_ _ ( \- ♦ / � - I ©i ■.Y■-P-•Ti I *r...\.■'�• ■`5j� ��■ b■ ` ■I ■■ � ■ I '1 r'� i\ \ \ &'' itit ♦� / / rr 4©J I r R48 I ♦. +\\ ♦�`-+i it /fifW.ne L•0� °O'Neill ARA- IP 4 � - I `loch I ,lk- •__'1 - -• :4-.+I r v �'� . �'� r � i� �l�� _ pia ' " I� � � � F6(]•d ,1 ' Ik'iritt.**\ 't-i'ooa4 1,,,/ / ,./ ° i `'•4 Orr' BUROING DESIGNATION-TOWNHOUSE UNITS _ -_--- -- `Y' _'_y,_-.410 1✓,, \` �, --" I _ �] _ UNIT DESIGNATION Tor-- aux n (])]ee/],n BAM/m„HOGS ;Wn Rr) • �,n�n e.M.,ineo,u.�.v,o]wda_ ) ro n _.� \ �. �: + e �TM. owe .14. , rt(]Wnl x (2)]an e/, MOTS IF r1 BUI INC OESIGNATI -FLAT UNITS y ��, j-// e ]e•n,n edM on Wi °a°a]ede a N]50 rt(b Wrs) e,ec Y t(t(77 ewn,n e•M ]sues ;u4. (°••) n R e,xs To Wrs p.,M,.7 Ste•IV , �� >� / // x euesa u1°r.T° ]ewn rn e• cameo,cart DOA/GMYa ISM w FT(•Wrs) (q i e•n n wm VMS () e•M e N Wrs (a a a) \ /) �/ MD.,"�, WI S ]e"n n e•M DO M NM GOAL coda ,]e°5°FT(r.Wrs) eux e• p)a sn e•M(wo)]ROCS Wrs COG now) \IV,,�� I/ / I a9,d]ae•na M. W r. ((]a,n ]e.n UM eeuy[coda im]s°rt(r Wrs7 u t u e� ]sn e.M i Wrs , '/ 6/51. IS wo MT)p and tij]sn R 4M lc•d cl ]a,n B.M a WR % / ]o,n MM MT Wr M�WPM,,OM 5Y/r(ee Wrs) Ott b M 1YT,TD \ Mr± (]I]./.,n e•M S ona a...n Ie..c) PROdGT TOTAL 206 UfT(/]swn ru,M iT•r Wr •,.�rd�r as rt l]e Wrn al]eenwe.M niuM rur ue, •dm,nva,r Me 5°rt p Wrs) (•%s,IDE,aoWq(San) COMMUNITY BUILDING/47 INCLUDES: �� iii, / PARKING PROVIDED SwT.e•Sr wdpu•r ea rs(.004,us) Ma ='mMITMG/GMIC kmOn\[••r B•leoq ,Y $gIMR$1 w�..r, rs(v�e,ur usi)' C,nesm Cu,•a5 , q,M,e]r `Irs(aWOulr u5qpMdx4 a„a/ZN]]/M• I w,o„5 ,r] d e••T;e Wrs Iaeo o•r u[7SITE PLAN �°°.^�• "a2SCROSt ROOM m,e .e�e >m Wrs MOWS a]Mes. MAOOMKAT � wTo„K o 5 e:i ILL MDT.OM MG.rz.ear.d]a•n Bo a„ert„o BM SHADOW PLAT AT OVERLAY :m.:° .�"°"a'°" ITMi,�, AtiL—,— i .aoeoull, t „.--__141111_ PAIMIFIR amoor, �- urn < E, S. i �G ' •'' ."''" '2'--='1::==------•-*=:::- .•=--""==--- --=-... rimi- 1 grill4 a. 24119ma- . , ___ .....iiiim-a.=1 _.... ,-.41iiiiiiiii..---.14111111,.. .mi.v.... ._ 1:111.1213 al-rzag; , 33525!152 ---- it'_-iii =' _ =_i1= li= :: _ ��� UNIT A a®ooP a aannnla UNIT C • FRONT ELEVATION BLDG TYPE 42 • UNIT C�a,1 UNIT A �' Ij II I� •,DER FLOOR PLAN BLDG. TYPE - 40 • . • ---- - - =L.1".I= = = =--__= I-.....I. - rz -i r L_J -11i TIL E= J ,,L_,.. .: ,,—..,..-2 ir_o_ _.= I_ ,i3V- ;<7.t g DIM DAM .. SEAR ELEVATION'BLDG TYPE - 4B i, Gk ; ,_ 1 L __ ~ i,:n- �ILye i- aR I, I` '. - INMfUOY I'VM�001 n -1 - w.r+ma11 ul+Ptlmol ; UNIT A UNIT C i 6 1 ago oo T UNIT C UNIT A -r_�i— J — 6 • uoa I H. C.,4 _ PM10 K 1F-1 ""°a11all0._III LOWER FLOOR PLAN BLDG. TYPE - 4B 1�._ i ,•— e.—r .1 -.-eL ,2• —•e•—e 11.- ♦.—#—1 I —— I LrJ • ENDLLEFT) ELEV. BLDG.. TYPE 4B C■ii I I 1 III I I z a PM 1 I 11 MJu' I I O d� N -L 1 I II .1 I I O 1 ; Ic7 I1- 1 I �=J. III f r n1 WII i I� ur JrLLLu uI -F1ur LI t III l r--1ur-t1 E--—lIr-- I ¢O J LIIJ L I II z to I; - I - I �- ; II w -..ig•' - �. III L_ =� ----- 2 4 R7 II I li Wg p1 :.,==,Site},,--- I .�.. e.. u. fY1- • • uaSunli'eP zr_o z,_0• • ._e'-0• a'-a•_V-0•_e'-e• e-e• r-o•t j a•-o• 21•-0• FFFQNDATION PLAN BLDG, TYPE - 4B 46 C► - EIORIGHT) ELEV. BLDG. TYPE - 4B KI ►l►►�-=:1::::= FRONT ELEV. BLDG. TYPE - 8B - Th-0-1:. t )t , . coon SCALE:1/e-.1*-0. 1 UNIT G UNIT G MQ,=_Mill - .-• ,:ii.4 3.11-5.- --MilnaE..........! p.i, p...„. ....-_, 1 €- 1111111111111111=IIIIIIIIIIIIIIII====_ sr- • -_..__Ac. - Mj SOW, .SOR001I2 WPC.. IEL2R0021, _ _I l l I I I I I I I I I I I I I-I I I I I I I I I I I I I I I I_=_,= 11-=31= ______ FLOOR PLAN BLDG. TYPE - 8B -- SCALE:,/e'-,'-? TM.(3)LEWIS REAR ELEV. BLDG. TYPE - 8B SCALE:,/e'.,'-e- • , 6 F . , ilrer--v= LU O ® I I 2 I x II II Z T2DGIYP $B % D"/°-' o UNITG UNIT 0= d � O II ,. ..... - —- - -- - - - - -- I-0 a—Q ....E PH'. cril FOUNDATION PLAN BLDG. TYPE - 8B 4 ® S�'�' wg- o Ei x�gxL' 11 ril EN :E 01111 iiiii END ELEV. BLDG. TYPE - 8B or SCALE,/r-,•-0 6B I I • I U L • / u iiia, ,- i r NORTHEAST ELEVATION (POOL SIDE) iiii y ]o • ILL• _ A 1 xir , . l . .nt=g-___ ,/% COMMUNITY BLDG.PLAN E SOUTHWEST ELEVATION . • z'-r n•-io• r-x• zr-o• •-o• • :I ] : U r______. ,_ _ --F-14-.41- - 2 r4 __ SOUTHEAST ELEVATION - `' , • I I Q • a n.a Z i r • mmuun■unen. - - imunBm, m I m ............................................................... wimmenTEE n fa PC■' ill ,", FOUNDATION PLAN Z " CORIAKIRN OVALS NORTHWEST ELEVATION Z-5 i a' COMMUNITY BLDG. w g yp4 a BULGING 4Y a 6 x Z E\ • Gam, OF BLDG 49 KY FRONT ELEV. BLDG. TYPE - 8A UNIT H UNIT H =„ SCALE:1/211.-0. r - ti7L4;119 - • I _ �Ii0P1 I 2 WORMY 2 ,ICY, _ ;I I I I I I I I I I I I I I I I=I I I I I I I I I I I I I I I I=---_ N= • : M FLOOR PLAN BLDG. TYP 8A• _iiiif glii1 iiiii IIIIIIiim I ''1mi= (3) - - -- REAR ELEV. BLDG. TYPE - 8A SCALE t/Y•_f-C - - • 11'111 IIIIII 1!l� 1�� ..-+_C W'j -1 i • nwi mni � 111111 O 6 1mni mnii-- U mm min nun ow n �� 2 1 IF UNIT H UNIT H d END ELEV. BLDG. TYPE - 8/� U n• a i CO w pi1 ni ...--"*".-- FOUNDATION PLAN BLDG. TYPE - 8A O!13 i ` SCALE t/e','-Y _Q 0_ _ - go ]_ Q �p xgg a q 2 - :E\ OF END ELEV. BLDG. TYPE - 8A • 6A SCALE t/C_P—C' , A G 11 '_�I�_ PAiq �— Ea.! �i I iiir1 I I I�Il I I II ,— I—.liA,—.J I-1 .!C_ ii III no n. _!!= II 1 II 1 r_m!_ ..■ ■.. III ... .!= ... ... ... ... =..= _.. ... ... ... .!. C!i' FRONT ELEVATION SOCIAL II il )III, II I , _ . gill rr='f ENTRY 17,„ _rrTi1—I.I t II I®f( ' 00= it i iii= 1 1 i - ... ... ... ... ■.■ ... ... ... g' ..1._ • P. REAR ELEVATION .,.•. SLQgR PLAN i • e- �.- ar / . iL. - i/1�111R.•.1I.11111.`afummnln.mm :.I.IIIILIIIILIIIILIIIILIIIIII�� r br —���` 1 !�=a in=8 f IL L ; i A A A U X F F. -I xE SIDE ELEVATION a fi 2 V U n I _ -.iinc.III IIII.11111. i11sAI•III�II ' O.4Ine.sma • • uomi L -1 d e ���' �� .� 0 d q uI ,< , .ee. = U 2 I =u it -- "'� ®i F it �,� I-I-g 1 1 L_J L_J W g 6 1 SIDE ELEVATION '" �_,- 'e i V 5 5 R, 01 COMMUNITY BLDG. F LIttRATION PLAN o1 N„�IVa.I.�."'"''"'"` BUILDNG 5 a Z E'o • Zo24 xecau.g s — OF -- • ,-r--LI fil • s_,..i.„,,____ _„,,..• , ..., t;;, DEOE,...,,, _==_ _= tar AFC - -PIT "ul FRONT ELEVATION • "*'Is "' _ SEAL. uN• ®Hoa,� moia nn,ow, naaor, n®ou,� _ �� H UN O UN O UPPER FLOOR PLAN - 8A s Mut-.t/a'-,'-a- rn.(x)axis .W:-=--.__.- -:-=----—---M I II _4:-_'7 .:-=--. .'-=—-' Mr 4"" 1111111111111111-1111111111111111=-"j-°0i00i7i= iff?=-�.==_��_= _' —_— __===__Ef.=-3_IIIIIIIIIIIIIII1-1111111111111111==—=_. , 1' ° - r-2I till, 1.021600011 LIWOROCEI _E ____-iE EE 1'-- "_ n ammo 2000 r COMO WOO tar • UNIT J -'' ^•r UNIT J BACK ELEVATION r=;= -L. UNIT G a:zip:_ a UNIT G f _art �' tw,n Po • J WC"'''':l �im,00r x — S OF ® LOWER FLOOR PLAN - 8B x SCALE:t/e--t•-o• 0 a O 41 N. 1. 2 J END ELEVATION 1 ;� "� z Z t H o a� II II O II II U, s 1I II II U • UNIT J UNIT GUNIT O UNIT J Z 9..... ....-:„...........L. , Hi; -2-ii Egi - co al I Oil '' Irrl'a . • ..... Ina' U END ELEVATION :E MN\ FOUNDATION PLAN o. . , M 1:: . kic ii_1... I _ _ _. rF- In 1::. -: — =—k.-.,.4.';'.;_i_'...:-.7..._---_-=....m---=....__:u..... g'...—=-- H:72=i_i/IF= 7i!, IN 191j=2.. .,„„ll r"-ARIII — gym= : ®OON�i .11M011, UNIT A /1i UNIT A UNIT C QNT ELEVATION'BLDG TYPE - 3A t RPR FLOOR PLAN BUILDING TYPE - 3A • 0 , , • ibligl 1 I ICivir Firdill LI__ILT—I—I ■J-, .-ai Sati 1 In I �I, 1 a 77 __ _ _._. , ,_ _ , 1 ,. _ . ,_ , REAR ELEVATION BLDG TYPE - 3A I�� H ��I II 1 UNIT A' UNIT A I UNIT C !, DORM -uw MOO — S aWLER FLOOR PLAN BUILDING TYPE - 3A w 0 U r� Z ENDLLEFT) ELEV. BLDG. TYPE - 3A inII �ijF LJ G a' I I cill-L 2 gi :441 II n - I L u 1 u u _ILuL u ¢ 1 1 III I I'I Z I III i V► 1-0 wo Y E i RI izz of a FOUNDATION PLAN BUILDING TYPE - 3A ENDSRIGHT) ELEV. BLDG. TYPE - 3A OF • 3A —ARM!NPR b___ ,.. _,9771_Firi, _ ,F., i , Kt lig.F1,1hH... 11!ir. I ri=„. ______ ,giiiiii.167 im-rammipppm- mvimmows 1:14P-W1 ig,..g. 1Z. illl 7Aii.H.E-_..E. WI _ c Eli{::— 'i _ = =l61-54:=' = - `n = it€= = = E_w._,; = = �� �II�, --- .Fl..O 3.2 ammo.. '®,00,1-] in'OOY 1 E�IIWY t. :Eoraxa= .®LW, E�IOOY, FRVQNT ELEVATIONn BLDG. TYPE - 4A ' UNIT C UNIT A UNIT A 9 UNIT'C II L -- —Liu .11 , �PIR FLOOR PLAN BLDG. TYPE - 4A -Alai _ .; Y' TWIT--=- I. if._ o , B:..— = c = = == ! tN n f r t1 I7 r�l � r. 7r. I�:,.� _ Hn__ — 1 —J71T ---1 _ I---` i I---�Cr—J z. ' 4_ „•„_ a _ , v1 -14 REAR ELEVATION BLDG. TYPE - 4A °"""0E• d _ - f f WAAGE • I 1 T21 1 : 1 ... ... CIF .5. „ ......_ 7 11 i UNIT C G UNIT A UNIT A UNIT C — i ta..3 ta.a o..- o.Om F. X wS W _ - v�ro v.m Ja U 1 uo.m.pu.w C. L01M1/3ER FLOOR PLAN BLDG. TYPE - 4A _- _— t._ -s. _yam t 2• _•s'-s t_• �._y -_y_ t x• _•5'-s _s. ._y_ Z = IA — t _1 n __w=_ !-_v=-I1 o ENDSLEFT) ELEV. BLDG. TYPE - 4A ��� f� I I �710 . HI o cg 1 Q,$ 1,1 II 1'1 O g yy _i" C;1�7 II Cill- co . ; I i II 11 II ¢ ', �_ n n ill n - nIlln '. ,' Oao u JLILIL u u u JLJLJL u Zg ' • �--- --- Ili -----Ill - - � -- -- Q�� E~ — — IJ I'I Z a ii II Ill N N !------- -- Ill 1 1 W 5 g o ----=--__==-EIFYGIA ---------- iiiiiiims--mtwani I:2 FQ DATION PLAN BLDG. TYPE - 4A 4A O► - ENDSRIOHT) ELEV. BLDG. TYPE - 4A — r mwT N -_41ilw_ _..._ __ � . - , • J L- _ -� _ _ __ (\HHum•Ilim i*nu11111 _= FRONT ELEVATION BLDG. TYPE - 28r I �_i III.- I I`� �, L UNIT B FUNIT B J ` `. REAR UPPER FLOOR PLAN BLDG. TYPE 2B _ - 17= " y� • SCALE Ii .1•-0' -...'�liiiuhl l= : a - � MITM IILLJ iRONT rLLi1 ,EAR ELEVATION BLDG. TYPE - 2B GARAGE 4 • IE_H :IL -- - -/\/\ 1 U IT B _ UNI I �� ,J s f C7 U • 11111= • ��•== = LOWER FLOOR PLAN BLDG. TYPE - 2 V / ENDyELEVATION BLDG. TYPE - 2B lart.rmi • I _ _li j z a.• o ai p a la • ..I.r. gp7, NE —aiiii J L EV: II! a_I =_„: END ELEVATION BLDG. TYPE - 28 '1111111111111111111111111M11111 :E ® or _ FOUNDATION PLAN BLDG. TYPE - 2B 2B • .. .., . . k.-e emVCAL 2 116001,a ®nar 3 MsOI.00r 2 FRONT ELEV. PLAN BLDG. TYPE - 2A UNIT E UNIT E SCALE:t/e--r-o- I I UPPER FLOOR PLAN BLDG. TYPE - 2A - scNE:1/e'-1.-0- • IiE_iBl 222:- —.. -,2'I = I L J L T -T i -7T' 1 _„ _J. Ifi el .L—J Li.—J o LI ,�i, Irmi s REAR ELEV. PLAN BLDQ. TYPE - 2ASCAB 1/e.-i'-o' .�.d �'_ B I • IOWA UNITE UNIT E LI U • S A. 1 LOWER FLOOR PLAN BLDG. TYPE - 2A I x w ' SCALE:1/e--,•_w I J a a 2 av O di , I!11 iIII END ELEV:PLAN BLDG. TYPE - 2K m d' SCALE:i/n•-r-o- O II O MI Wg4, ILJIu �_JLJLJL 7 "i UrA 11 I I 11 1J1j IUNITE H UNIT E—FjI ao 5._II •NII1!SU xu.g:3.41i END ELEV. PLAN BLDG. TYPE - 2A SCALE:vr-'_p FOUNDATION PLAN BLDG. TYPE - 2A or SCALE:1/1(-1'-0' I 2A r .' Z ' ,1.33HS NVld 3dv090NV1'OMB AJ1NrINVO0 NV1d 3dV090NV139f1O NMO11V06 •�%:�9• t•• �GCr'i ��0�9� a o 0 ' `Rob vrticrunia A - '.o. 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' I IIE KM PROPM NM IWO 11110161111 PLAN? Ut?.1€!!x ORAM10 Off i It?I _ 0111119 101 mnuqe.1na��m Mt raawr . a a +l IJBM CONSULTING ENGINEERS i I c i i I i i i i i i i i i i i i fig" — "� ow am ma w CIVIL ENGINEERING, DESIGN, LAND PLANNING, �i I EMERGENCY ACCESS_ROAD PROFILE SURVEYING,ENVIRONMENTAL SERVICES ,�/ aouc iorrrr,Mir 141Ctla M' arN�wr�a�aarta�wv onaw aEgaw 1 w•w. I • Q KENSINCTON CREST �— --- Ij11�8 a SECTION 21, TOI R.4IPS23 N., RANGE 5 E. W.M. �A1i800F424-55551Gj __ H8959'05 E 5307.08' - - ----- , alli \o, ! 1 i 5 igit ‘ta4 • _i . I :4 ... • Illitili a Thlt,1041 kii13174 LC1 11-''VA rot KM=TM PMKIKI I 'Tit 1, 1111;$ RI ill. 1116 08% S..4 . I I 4 IMAM KM ‹S%1;--'t .. t_i___O 1I1I--#"- A 4---•O--*-d.4.---.%O.°i1 l01•1'1*1• '.tV 0\-A' kA# II . i. • ICI /. ` aa' ♦•�1'r`* AVI*:* • . 0 % TYPICAL PAVING SECTION 1;\ *** It* ' 't4f v*** ';00* ••••••• .. .c. `t .V.i %\ .0001, ..';- • . • ..„,,,,,, .,,, ,,,, Aior .44, e . . . •• -Nro , vos, v,-,44,.. \,.. N. t.lw'i.s- i_ \ �e►�+`Ai ~41 S ► _ l4:1i ;fir i i v• ,. t �►�jJ. . grew.•a NVP al • s;: - -- <>---- -- -- ...... .... ... 11 \\NNV S. R--� I ,,,a = =—� DBM CONSULTING ENGINEERS .0"% MC=TIM NM OYMED ME MOMS M[FM M w_a[Q sn a dNEEPJNC, DESIGN,LAND PLANNING, y � PIM KR � x11i7 Mt � CAR EN SURVEYING, ENVIRONMENTAL SERVICES � g •MAp rR w r•[ DICONEENIO MAIMS r a.rr.c tau Am w ma riot On oar A•Pi or f ;y �,0111 CITr .?E' RENTON ..ILr%)' Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator • September 28, 1999 Mr. Dana Mower DBM Consulting Engineers 502 - 16th Street NE, Suite 312 Auburn,WA 98002 SUBJECT: Kensington Crest Condominiums Project No. LUA-98-161,SA-H,CU-H,V-H,ECF,SM Dear Mr. Mower: This letter is to inform you that the comment and appeal periods have ended for the Environmental Review Committee's (ERC) Determination of Non-Significance - Mitigated for the above-referenced project. No appeals were filed on the ERC determination. As you have been previously notified, a Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on October 5, 1999, at 9:00 AM to consider the proposal site approval, conditional use permit and variance. The applicant or representative(s) of the applicant is required to be present at the public hearing. If you have any questions, please feel free to contact me at(425)430-7219. For the Environmental Review Committee, Peter Rosen Project Manager cc: General Acceptance Corporation/Owners Bealko, Inc. Jill Gaston,William Cluckey,Dwight Potter/Parties of Record FINAL 1055 South Grady Way-Renton,Washington 98055 6i5This caner contains 50%recycled material.20%post consumer �; F tom,. , illt Ø . • ::<:_.<::;Gr >:::i , F:::RENTON>>>»»;> ::»> :::> >::<>»:<:::>:<::>:>:: »»::><: ><:<>:«<' >s»:>' <:>::>::>;::»«: iiiiiiiiMMINiiiiiiiiiiiiiiiiiiliii!ili>::>;: ::>::::: ::»:Ct1 .RENT:>pL.A 1. itiatimesnaigiummunsaggemem IC >; > .:>:<>AILIN iti» '>€ ><><>'»>»>><€[ > ' :.::.:. .;;:;:.:;.>:... .;:.;:.;;:.::<.::::.::.;::.;:.;::.:.AFFIDAVI .0 ...5E ......... .... ............................. ......:.:..::::::::. iisisiiiiii :: .:::::::;:.::.: On the Isj'�" day.of Sepleimber- , 1999, I deposited in the mails of the United. States, a sealed envelope containing erc 4e.Tevtvmtn0-*io-.ts .documents. .This information was sent to: • • Name Reoresentinq • Department of Ecology Don Hurter WSDOT KC Wastewater Treatment Division Larry Fisher Washington Department of Fisheries David F. Dietzman • Department of Natural Resources Shirley Lukhang . Seattle Public Utilities • Duwamish Indian Tribe Rod Malcom Muckleshoot Indian Tribe Joe Jainga ' Puget Sound Energy • (Signature of Sender) 54VAdt& it.... Se ar- - STATE OF;WASHINGTON ) ) SS COUNTY OF KING ) certify that I know or have satisfactory evidence that �n..,,,8,lq, YS- - �- c�,fe...A, signed this instrument;and acknowledged it to be his/her/their free and voluntary act for th-'uses and purposes mentioned in the instrument. Dated: 4,o,& I f, /ciiGj < � ((�v.,0 �C4 Notary Pu 'c in and for the State of Was4 • •n - : +r �y � Nota Print MARILYNMAR I! KKi' MCHEFF a ry ) KAMCHEFF • NOTARY PUBLIC My appointment ex PoIRITAAFnrr ErpIRE8:6a j STATE OF WAtomSHINGTON rO�iMSSI;ON EXPIRES ' Projey�,i : ', CJ�f�St wu(oS Project Number: LUA . 1a. Vol, 5A �GU V� SW1�'cfr . NOTARY.DOC EXHIBIT B Kensington Crest Condominium Complex PROPOSED SITE DESIGN SINGLE-FAMILY CHARACTER ENHANCEMENT PACKAGE. Orientation and Design of the Townhouse Units All of the primary residential (townhouse) buildings are oriented to the streets and will be enhanced by individual building entrances, garages, and landscaped front yards. Each Home will include a ground level patio with common open landscaped areas at the rear adjacent to the living/dining area. The facades of these buildings will be broken up to create smaller scale areas, further enhancing each Home's individual character. By such design features, the primary residential part of the project will have a village atmosphere with a recognized single family residential orientation. Coordinated Lighting The project will incorporate residential scale street lighting throughout. In addition, post lighting will be provided at each of the townhouse units, which will further enhance single- family character. Mailbox Detailing The project will incorporate contemporary, residential-style, U. S. Postal Service-approved locked mailboxes with configurations of 9 to 24 individual boxes at locations to be approved by the U. S. Postal Service. We anticipate 10 locations for the south townhouse village!units and 5 central locations for the north multi-family units, all easily accessible to both the residents and the Postal Service Mail Delivery Personnel. Address and Signage Details Each individual street will be assigned a street name and each intersection will include street,signs for easy recognition. Each townhouse residence, whether it be part of a duplex, triplex, or four-plex building, will be individually addressed, with the address easily readable from the street. The multifamily buildings, which will each incorporate six or eight individual living units, will have a single address, with individual unit numbers for easy recognition to each unit. The community buildings will also be properly signed. 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' ".*:-F4,•- .‘' ••••,M. , 1 ;••• , • ?-4vs.1..,••.yx•V,Xilit '' . :••••••-`..44?;•: ;;CP, •' .,;..';;;!44•4‘,,:4".1';'-`-'1"P".id ,.. ..;•.•‘-;.; "stij, ,;" .1,..t.-....k-- - - •_:k... ..,,,. — Table of Contents Preface Page High-voltage transmission lines can 1 be just as safe as the electrical Bonneville Power Administration Offices wiring in our homes—or just as General Safe Practices 1 dangerous.The.crucial factor is Induced Voltages 2• 3 ourselves: we must learn to behave Irrigation Systems safely around them. Underground Pipes and Cables 5 Wire Fences 5 This booklet is a basic safety guide Electric Fences 6 for those who live and work around Buildings 6 power lines. It deals primarily with Vehicles 6 nuisance shocks due to induced Lightning 6 voltages,and with potential electric Fires 7 shock hazards from contact with Kite Flying • 7 high-voltage lines.For persons who Model Airplanes 7 want more detailed information on Vandalism and Shooting 8 the electrical and possible long-term Metal Objects 8 biological effects of transmission Trees and Logging 8 lines,BPA provides another free Climbing booklet entitled: "Electrical and Pacemakers 8 Biological Effects of Transmission Explosives 9 Lines:A Review." Concerning Towers and Conductors 9 Using the Right-of-Way 9 In preparing this booklet,the Conclusion 9 Bonneville Power Administration has drawn on nearly 50 years of Dear Neighbor, experience with high-voltage trans- mission.BPA operates one of the BPA,along with your local electric utility,is continually looking for ways to world's largest networks of long- distance,high-voltage lines.This long- improve safety awareness and practices around electrical lines and equipment. system lines. s We feel that our efforts are best spent in reaching people like yourself—those and over has nearly,000 400t miles substationsof most likely to be "Living and Working Around High Voltage Power Lines." transmission lines,almost 4,000 h are operated at h of s which This booklet presents safe practices for work and recreation activities near miles lic. high-voltage transmission lines.It documents and expands on information that has generally been available to the public. BPA's lines make up the main grid for the Pacific west.The gridelivers large blocks Please take this opportunity to reacquaint yourself,members of your family, electricald North- and others having use of or access to your property,with these safety pre- substations located near cautions.If you have other questions,please feel free to contact-your-nearest power to our-nearest load centers. Public an investor BPA office (listed on page 1), or your local utility. owned utilities and rural coopera- tives takeakepower at of the p Thank you for taking the time to let us share how"working smarter"near power these delivery and soli thr itto the lines can save lives—even our own. ultimate customers. Sincerely, BPAs lines cross all types of 0:54---"`" property: residential,agricultural, industrial, commercial,recreational, etc.They traverse hundreds of miles Bruce Rogers,Chairperson of irrigated and nonirrigated Central Safety and Health Committee farmlands. Bonneville Power Administration l' 1 .. t YA .. pw-Fir , -: --.d. -. :-\' .—,, —lir ,. :i . , . „.. .,,... ...-no0221FAi- :.,-,' ....,„:„,,,., .-4.-f,::.":61,4.,Ar.• i't ' 1 . ; liv A ,i-:_...:. . - ',.- :' . . I, / . ., ..,..„ A iii&mr\--, :- .. - •.• , , , wri -,,,,. : ,..14.......;,. ..,:,.... :••••::. i.z, ,„:s.e-.- :.;-,,...„,..:of... 44 . . vs , - Ids f F q Eugene District Snake River Area If you have any questions U.S. Federal Building, Room 206 West 101 Poplar about safe practices near 211 East 7th Street Walla Walla, Washington 99362 transmission lines, call the Eugene, Oregon 97401 (509)522-6213 nearest BPA office. BPA (503) 687-6958 . offices are listed below. Boise District Puget Sound Area Federal Building, Room 376 201 Queen Anne Ave.,N. 550 W. Fort Street Due to safety considerations, many Seattle, Washington 98109 P.O. Box 035 of the practices suggested in this (206) 442-4130 Boise, Idaho 83724 booklet are restrictive. This is (208) 334-9137 because they attempt to cover all Upper Columbia Area possible situations, and the worst U.S. Court House, Room 561 Idaho Falls District conditions are assumed.Oftentimes, W. 920 Riverside Avenue 531 Lomax Street the restrictions can be tempered. Spokane,Washington 99201 Idaho Falls, Idaho 83401 To determine what practices are (509) 353-2515 (208) 523-2706 applicable to your case, contact BPA. Montana District 800 Kensington General Safe Practices BPA Offices Missoula, Montana 59801 BPA designs and maintains its (406) 329-3060 facilities to meet or exceed the rules Headquarters Wenatchee District set forth in the National Electrical Public Involvement 301 Yakima Street, Room 307 Safety Code. BPA provides informa- 905 N.E. l lth Avenue tion on safe practices because P.O. Box 3621 P.O. Box 741 serious accidents involving trans- Portland, Oregon 97208 Wenatchee, Washington 98801 mission lines can be avoided if 230-3478 (509) 662-4377 (503) simple precautions are taken. Every kind of electrical installation—from Lower Columbia Area the 110-volt wiring in your home to 1500 N.E. Irving Street, Room 288 a 500,000-volt transmission line — P.O. Box 3621 must be treated with respect. Portland, Oregon 97208 ' (503) 230-4558 1 i Y� w fr (6 7 , r + t \ dt .. . ` } ' ' • ,;nr " . l y c fit �d I 4/` Tarbo:7700 �,,rt . .4.,: • r a1•w'•� - f�' y, j 't T. Mr. _Skis F_, ,rxs,.� ,.,; ., f_7 •' / -.`'. i" 'i,..`'•its•• • � ' .� i x - •' + -� i 'r r • `f'ir Y'i•'i,,ti' "alfl „►Y� ..,,/ ••A �"r ,• l T., •r .i f ., ti:1, �. t.t,.ix' It' 1',, , '., { ' :1y..., .. .,i, r•c � ;i 6:„,,i r ,i1 I ll', '0 `, Il Ir ' 4 ! t ' 1 ;4. *. 1 1, �'�`'�` '7 ' 4 't t '7i,trt ''c , 'I 4 � "��i't, �i, �'" t s "f i) i� , ii� , •. Farm eqipment or open large machinery 14 feet or less in height may be operated safely under all BPA lines in cultivated fields. The most significant risk of injury In other words, do not lift, elevate, The 14-foot limitation is a general from a transmission line is the build, or pass under a transmission standard applicable in the worst danger of electrical contact.Electri- line any object, implement,facility, possible situations. In some in- cal contact between an object on or vehicle that could come near the stances, it can be exceeded without the ground and an energized con- energized conductors. any problems. However, care must ductor can occur even though the be taken since transmission lines two do not actually touch. In the BPA does not recommend that sag, or droop,when they become case of high-voltage lines,electricity anyone attempt to calculate how heated. Having passed safely be- will arc across an air gap. For close they can come to a transmis- neath a line in December with a example, during operation of a sion line.As a general precaution piece of equipment higher than 500,000-volt line, arcing can occur when under a line,never put yourself 14 feet does not automatically mean across a distance of 3 to 7 feet.The or any object any higher than 14 feet you can do so in July. distance varies with the voltage at above the ground. which the line is operated. Unlike Instead of enumerating every the wiring at home,the conductors The National Electrical Safety Code situation or exception,we suggest, of"overhead transmission lines are specifies a minimum safe clearance again,that you contact the nearest not enclosed by an electrical for each operating voltage. BPA BPA office,or your local utility,if you insulating material, builds its lines so that the clearance have need to exceed the 14-foot between the conductors of a line limitation. Injuries are more likely to result and the ground meets or exceeds with lower voltage power lines the minimum set forth in the code. Induced Voltages • (12,500 to 115,000 volts) than with higher voltage lines because contact The minimum clearance to ground Under certain conditions, a • is more likely.The electrical conduc- usually occurs midway betweenperce p- tors of lower voltage lines are closer towers beecause the conductors tible electrostatic voltage can be to the ground,smaller, and less sag.The clearance is usually greatest induced on such objects as a large noticeable.An injury from contact near the towers or poles. vehicle, a fence, metal building, or with a 12,500-volt line can be just as irrigation system.This can happen serious as that from a 500,000-volt Vehicles and large equipment up to when the object is near a high voltage line. 14 feet in height,such as harvesting transmission line and is insulated combines, cranes, derricks, and from the ground. The most important safe practice is booms, can be operated safely this: under all BPA lines thatt pass over When an induced voltage is present, roads, driveways, parking lots, touching a vehicle,wire fence,metal cultivated fields, or grazing lands. building or irrigation system can Avoid fringing yourself or any The operators of equipment that result in a sensation similar to the can be extended, such as bale shock you may receive when you object you are holding too cross a carpet and then touch a close to an overhead line. wagons, stack movers, or cranes, doorknob.The static discharge from should exercise extreme care when the rug is momentary.The sensation near a power line. from a voltage induced by an a-c 2 power line is similar, but may `` ��� ��� continue to be felt as long as contact ,; '�w ,� with the object is maintained. ' �— r �:..�,A_•,� The magnitude of an induced voltage \ ' 1,Or 1 j,.I depends on the voltage of the ��,' �=° ��7� ,, transmission line, distance from the ,,/►""` f, conductor, size or length of the \ V object,and its orientation to the line. 4t Shocks caused by an induced voltage ' 1 do not usually present a hazard; for /�wrI � this reason, we refer to them as ,'"�i/' \1 '' nuisance shocks.However,mitigation Alio. .�.` ,�, , methods to remove the possibility of , , hazards are indentified in sections of w the booklet that follow. \ '` Ah Safe practices for various situations .� r-- �. —including those involving irrigation �,;/ L'. systems, wire fences, and metal iaIa buildings — are discussed below. k -,--7\1116 . . Irrigation Systems c 4' 441 Alb" >1/®' All types of irrigation systems have • °�' \ been operated safely near BPA Viik power lines for years. Nonetheless, caution should beused in storing, handling, and installing irrigation \— -Ivier pipe, and in operating spray irriga .........._ - �_N i tion systems near power lines. fi� , _ a lii,Irrigation pipe should be it/ moved in a horizontal position _ under and near all power lines \ ®� to keep it away from con- ductors overhead. v ill , • t 1 a . 1" 1 ". ,: , gr rt• ti t .,:-.. • '• �� Again,we stress that the one critical y��� ��r -.,,� �ti 1. �,� „ ,•. ,•_ � •• < ,-�• �` hazard from overhead lines is the ate ' # �fl ,"•7 q• i danger of bringing an object—in this . ,., ,,; pipe �:r:^^T.. `iF��'" •';v"R:"!i'^' •'— .•:�� i. case,a le th of irrigation � :�r r�{. -. .��b.,, a�:��:,� ; 4�^>r., , ,<��;:;,;;'= ;•• p;• • , close proximity toaconductor.One g"&'. ;, ��`*�/:r:c '�" `:�r � ��'•'{ °`","�' �t��`="`:� ;;;; �•`•� ;� ' ' of this booklet is to re 1�j.' Y' -0.„.+fi h c`ket.- ,-.-,;,,?' t,fr i, •.,: `t,,,,',"',.'fh� ,,,4 purpose •,403%!rr,F014,., a a:rii' r'�r' :hl'.' �tq... - -..,,, `1 , . i��, ".tt' r:':¢:`�' eatedl make this warning.BPA has tp�,,�., ±j,j i,•_ 1 .. ?�� pg zi, a;ey*4, Yr 1 P Y g• Q {L 1 y - ''sl .%r tad` 4 n k i 'l',k; ' ( suggested to manufacturers that f �. i u ,. ,s 1. h•" .�, they affix to each section of pipe a ', ,;l,;f. '' `oi ;r,?,z; ``„ •` ' r,..i ',i ry`T "'t, '`4` W' ,6 `� + st y ; warningnot to lift the pipe near or '"�"''"+, „/�fc<'�� ,,,,� + ,+ "'r st - -',- , ,, '3�'' f PP r , ,f .g ,Al f 1.� rr�r h r+ ,rir,,g1, c'`y, }i�'c into electrical lines.This is,perhaps, , 4,4, ;A„`) . `fit+. , - rt { ,.:4:•4, 4—, ,, t:,"',`'t'tkF�}' > ,g, i r ng , , � 4•. , :•/ `,e, if 7y � 4 the mostpractical waytoprovide e-, $ e s#1. ' '!r''' . ' ''' �`tu'iyt -t.-g.'F,t , n r �i <r,,.',.�, ,C,�. ' �f 3� ��;4• '{ #•'y.ri.•;;�x. �' ;., ' a. such a warning. • rife- c,- '- , ` • � h iso - '`y° z�;:u, + • �� Asa recationa measure equip- tci 3 " "' ' ' r . fi�4.�i dt ro,y�• rS' 4c P rY �. ,�; t �, r ( "�: t j. `?yti 1,4' d ;`' �sr° , ment used to install irrigation !,,,`,t�• ¢'C�,' •4'1,�..�. 11-'' p, ;' A' Vr'°�'��-F' -i� .;'.�ti . i.,�'t,r' •r, ' r '1• � +,5 ' 1, 1 Pi.. 4 4 5-" Yy Stt ` f systems should be kept away from 1${ 3'�';�t '' f ' `�F•„r `F Ii`' .; , `' '`'' `-Z� 1, �' .0i . i I transmission lines if the equipment J�1 • 1r ei li- t lital exceeds 14 feet in height.If you wish ,` '*I `• 54l'.� ,1�g r +'r .pli4 �,, I 1f v ,1.1 � Y �,}' „ f!•!�' fPls � , 1G i. � ri• �•r Y r1r n �4 !t 4 Y Y 7 t� to exceed this height, contact BPA 'r ' '.•1;, t� .a;„.. r4/,' ' , r . ; './. t Qa + ° ' sl' ` \r'Ci , 1't;�{�r �{a 1�'0'': . ,�r'4 i � } r �. r � F f� F r,1 � f t � �� about your particular situation. If lr; ,� Ufa 1. y 4 c : ,, ',p p a i `r'-r• A r you are working near a line,it is wise '4Ir td"•' 4 A_h 1 { i� , , •l h: ' k '. x�, `��' Irrigation pipe should be moved in a horizontal position under and near all power lines to keep it away from the conductors overhead. 3 • • • • :Y. -,'tt^ '.:Ti, ..-7,,.7: .r.- normal precautions nt e autions _ _ to supplement <. P PP ,�<_ `��i.,.i r'i^, one per son to act1. .;�`� byassigning as a P f) ^t' i l•i'. •rr watcher. This �Y+F ' "safety person P o simply °x PY stands Lr b watche s, and warns the -•i' Y ,r. Y ` other workers against unsafe moves. '1 � a� _ "5C - 3 3' "i Great _caution should be used when - .:3 �® s movingA\�\lA� - a high-pressure irrigation �< ^{ � P ts r ..r, ,f�,: system, si','•Y--+uch as a Vermeer mobile l �, � �� �. Y .l4?n ,� :fi .. 'y .�3 4=•^. ,,,.,a .,r.: system,under a transmi ssion line. :, Y 1� a, l 1 The small w `�z�=� _a heel bases ,:r"`�`+ =of some of l `il' '.�.•',bra i.�,��~:trt these systems tend to make thema unstable. :'b. G b If one sho uld tipwhile ':Y�� s:f� , �r ..Yr.• a CY 1r.4`' under a line its boom could be liftedX- ► .� .- �.�,` ��:<-: - ':�: into "t .i'^ ty a conductor. :faf=•< i tor. ,x- ;rY: Y'`- �,l ? --;, . R.r You mayf= "`�M�' noticesomes��'a�.static v t c voltage g when unloadingirrigation pipe near • e�; .:r ;<'` ,:-• -t' Y�y N" ry:A' !A .0 rk: . a transmission . .line .The voltage ,`gip': induced and in this case is a nuisance ''Yt ate- �;� �,�- - :�i�°°:.� rather than a hazard. It can be ��({ �° '��•�°;?q' _ -�•' <:•4- ��' __ _==���';* ° • . reduced greatlyor eliminated .• �"€��- ' 'w ,'�� ��=��}�: entirely by unloading the pipe at 'r' • _: .�____._ _ _ ..-.r, least 50 feet away from the line.This Irrigation around BPA lines is safe when proper precautions are taken on the rights-of-way. also tends to reduce the risk that the All types of irrigation systems, shock.When asked,BPA will provide pipe will get too close to the conduc- including center pivot systems, can assistance as to the proper installa tors. Even if pipe stacked on a be operated safely near or on the tion or operation of an irrigation rubber-tired vehicle is unloaded right-of-way. However, irrigators system to avoid hazardous situations. under a transmission line, the should avoid situations where a solid possibility of nuisance shocks can be stream of water can come in contact If a sprinkler malfunctions and a eliminated by grounding.The with a conductor,even if the possibil solid stream of water reaches a grounding is done by clipping one ity is remote. Should this occur, a conductor, turn off the water at its end of a wire to a metal rod driven person in contact with the irrigation source -by switching off the pump into the ground and the other end system,or standing very near it(say -before attempting to correct to a pipe on the bottom of the stack. 5 feet or so), may receive a severe the problem. -7,:r �a -r E� • f y r.v, i ;hu nq> �`'Y. ,' '4o •tom ;z:r '�',a., ,<.t.�x'�` ' ' ,'?l`4 �`�Sst "',w ,, �iy'. -'` a,�,� ," s ,{ '• -ts c'1"�4,At �" - e tt + i s �4 7'c v,� +,',h effi',�aprX''4f �+ <� xd,'"q i.•`g.��,sF 4.' '. t+...: { .�c+..'J it'«niyW.. i'R ,: r! n L .IS'1 .{.� : 4' rf--�` ,,,\ ��"d { k„ GR �" F j- I-. • P L.Y -S' �s:.5tity 114, s� "q � ?' - +a'., 'T' '' °� £r k.r•,` ;�"7 4 44,,,,,, +r�k.�s +2 0,7,:�} •'M 'r�,qJp ,,i17 tt . -;4.`,�* f ,7 �L-.h�- • .� q: -Zv t.-4 i c t•. w ;t *fit• y'`'' '''r r,,,,..„.A.,:,a" i + •� a� '•- '` : . ►" r • 36i0- .3�s�xx` '= D� x. � � 'Y � .�''' ` <�:7+fe„"Z W F v'B.. �"�}.�` a' } 4. '''..5. '`'". rr � tab=^ 1, �`� a ��c�,,.,ri"r��� s .� � :.P +"x �` • r L M'r.4 `��•*. .,,�,, . .r '4„,,I.,„;,,,. �{�,t.yf r,,i,td,'i;{1.4,,,{ t"ar i .. - `i lk:r *.. z• n ,, y fir^- 1 ,G' .4 ' `_,:i ;t!��''w y, r^ y f:',1 ;, [�'>y�y ir-4 .� •r t k" .i �'% .x YY4^r' ,.'' --�'•;r ,y-�+ S'' '" + '.�`�' r 3„ ,+. 4i�5``1 ,�. ~le . , k .e ^ y��X.'ytC A�S�'�'"" '+ +a:`"'r r i a f' ' .- °»�`�L.' k,V ,.2,4, "+t,'i"t-r •' Yj,.,'.I' .�Z r '�a�`*3rty }}' i yt-t, ,r"' 'r�F� �'' ;VW!� '� 1,1' • fi '' { -� �l 1}y���vN�', Kil t �'.NtKlC 7.�'.]+' may! ' ' '' R.�' n ' S't .".C" ''Szf+ "ci t�Prl....'=.K• " .+ .^ � 1 y..1-.,"1�.,t-r. ' r 11 7` 7t.4.-w'„"^. :14.) 74�5,` .i; 'Y*, p15f� r £ fj ?f ,,,t "1„a wrt y x:' P f `�l, r v ° T'r �', f�� r 1 �4:4" }. - °, I "• - ( 'ii i j1 �`•k{ r::a q'! '•7h1.tfs 7' ' � �,, r%*t' `tr un ,_ t }y, =�r :i a � ~yam�� yr �• t t S� t �. dArt,>. 6r, ' _ ,� k -1 r,t.-ter lj+ -t "1'yC k. �n 3 • c,:s-Z34;114% :?: Ire-.�,€fis'= '£• ,Sr ...�xh'1K''t' ;;, ! O•• _ 1"�`., _�' r"' . •^ Y..:�v ,''. ,.• 'K�!'�;`•„" 1�•;.,L�">`,�Y .i' y ;•J""r,�"'. The possibility of nuisance shocks can be eliminated by grounding metal pipe when unloading near BPA lines. _ 4 /A/• i All nozzle risers in the vicinity of a • Do not touch the sprinkler pipe or However,in some situations,under- _ transmission line should be equipped its supporting structures when the ground pipe and cable can be with spoilers or automatic shutoffs. system is operating under or located closer. In any case,you This will prevent a solid stream from parallel to and near a trans- should contact the nearest BPA striking a conductor if a nozzle mission line. office before installing any pipe or breaks or falls off. cable which crosses a BPA transmis- • Maintain the system with the sion line right-of-way. Equipment with smaller diameter or sprinkler pipe perpendicular to fine mist spray nozzles do not the transmission line. Proper orientation of the line with usually present a problem. Ordinar- respect to underground pipes, ily,a broken spray will not conduct a BPA has prepared a"Guideline for telephone cables,and electric cables significant amount of current. the Installation and Operation of is required to prevent an accident in However, spray containing fertilizer Irrigation Systems Near High Voltage an extreme case when a fault on the is much more conductive.Therefore, Transmission Lines." Contact BPA transmission line might cause additional precautions should be for a copy of this guideline or for electricity to arc from the conductor taken to avoid spraying water with assistance in safely locating,operat- to the tower and go to ground.This fertilizer into contact with transmis- ing,and maintaining irrigation could produce a dangerous over- sion line conductors. systems near transmission lines. voltage on the entire underground piping system. High-volume irrigation systems Underground Pipes, which use large nozzles and high Wire Fences pressure to sprinkle big areas are of Telephone Cables, and special concern.Nozzle diameters Electric Cables Barbed wire and woven wire fences vary from 3/4 inch to 1-15/16 inches, insulated from ground on wood and water presures range from 80 to Underground pipes and cables are posts can assume an electrostatic 100 psi.Thus, a solid stream dis- compatible with transmission lines voltage when located near transmis- charged from one of these nozzles providing installation and mainte- sion lines. Normally,the voltage will may reach heights of 30 to 35 feet nance are properly done. Generally, not be noticeable. BPA's present and go as far as 200 feet.When such underground pipes and cables may practice is to ground wire fences a system is in operation, a safe pass under a line. However,they that are installed on wood posts distance must be kept between it should be installed at an angle of 60 near all 500,000-volt lines,and near and a transmission line.If requested, degrees or more to the transmission other lower voltage lines upon BPA specialists will gladly help you line centerline (a perpendicular proper investigation,if the fence: determine what a safe distance is for crossing is best). Normally,pipes your equipment.Contact the nearest and cables should not be installed • Crosses the right-of-way. BPA office if you want help. closer than 53 feet to a BPA struc- ture or the buried grounding system. • Parallels the line within 125 feet of Nuisance shocks may be experienced I� the outside conductor and is when touching mobile pipe-type 1II�; and wheel-type irrigation systems 11lI longer than 150 feet. located near transmission lines. ,N These shocks can occur when soilconditions are dry and there is a �long section of irrigation pipe '1�1��, II parallel to and within 50 feet of the — II. I. 11' ��_����I ,I��II`IItransmission line centerline. Simple1MO •� `•_ grounding procedures can prevent11■■ni nuisance shocks on these types ofsystems. Contact BPA for assistance �' I lh IMP'jr,!'�' it 11 or information about your particular `l� situation. j " �� I� Central pivot circular irrigation I �• II A systems installed near or under transmission lines can develop /'ij hazardous shock potentials during operation and maintenance.To I / eliminate these hazards: _ • Provide a good electrical ground Install metal fence posts on each side of for the pivot point. 2 ft• all gate openings. .Y, : "•'" '- • Parallels the line 125 to 250 feet ,N: from the conductor and is longer / than 2,000 feet. c.-J 5 These fences are grounded at each Buildings Vehicles end and every 200 feet with a metal post driven at least 2 feet into the Metal buldings are buildings whose A vehicle under an extra-high- ground.The wire strands of the frame,roof,or walls consist of voltage line (345,000 volts or above) fence are attached to the metal post. substantial amounts of metal.A will not normally carry an induced The grounding posts are installed at voltage induced on a metal building voltage because'the electric charge least 50 feet from the nearest is usually drained away through the drains away through the tires since transmission tower and its ground building's plumbing, electrical most tires are semiconducting.An system.These grounding practices service,metal sheeting, or metal . even better path-to-ground can be will avoid any possibility of a hazard. frame. Nonetheless, BPA's present achieved by attaching a chain to the If nuisance shocks are experienced practice is to ground any metal vehicle that reaches the ground.But when contacting a fence or gate, or building near a 500,000-volt line even then one can still get a nuisance if you have any questions about the when: shock if the vehicle is parked on a need for grounding, call the nearest nonconductive surface such as BPA office. • It is within 100 feet of the outside dry rock. conductor. Electric Fences Theoretically,it is possible that an • It has more than 2,000 square electric spark from an induced In certain situations, BPA provides feet of metal surface and is within voltage could ignite a gasoline vapor electric filters to ground 60 Hz 100-150 feet of the outside that is created during refueling of a voltages induced by a power line. conductor. vehicle. BPA has never had a report These filters will allow the charging of a refueling accident near our • voltage on the fence to be effective. It is used to store flammable lines. Such an accident could occur, BPA provides these filters if the materials and is within 250 feet of but the vehicle would have to be electric fence: the outside conductor. completely insulated from ground and the fuel and air would have to • Crosses the right-of-way. One grounding rod is adequate for mix together in proportions that a building with less than 2,000 would have to be almost exactly • Parallels the line within 60 feet of square feet of metal surface.Two right for an explosion.The chance the outside conductor and is grounding rods are used if a build- that all these conditions would longer than 1,000 feet. ing's metal surface exceeds 2,000 occur simultaneously is remote. square feet.Even if the metal • Parallels the line within 125 feet of surface is less than 2,000 square However,because such an accident the outside conductor and is feet,an extra grounding rod is is theoretically possible,BPA recom- longer than 2 500 feet. useful in case one is damaged or mends that vehicles be at least 70 develops a high-resistance contact. feet from an extra-high-voltage line Electric fences which use fence when they are refueled.If a vehicle chargers that are not approved by Aluminum windows, downspouts, cannot be moved,connect the metal gutters, or other metal parts on fuel can to the vehicle with a jumper Underwriters'Laboratories, Inc., buildings constructed of wood or wire before removing the cap.This may carry voltages and currents other insulating materials may also eliminates the possibility of an that are hazardous to anyone touch- require ing the fence—even if transmission q grounding. explosion. Nonconductive (plastic) containers should not be used in lines are not present.In cases where Again, call BPA if you have any these situations. a BPA line is located near an existing questions about grounding a building. charger that is hazardous, BPA will • provide a charger that carries the Lightning U.L. approval. For more information about fences,fence chargers, or Lightning will usually strike the filters, call the nearest BPA office. highest nearby object.In rural areas, 0 this may be a power line tower or Et. conductor.Transmission facilities are designed to withstand lightning . strikes by channeling them to ground at the tower.When lightning MINN strikes a tower,the damage is usually much less than if a barn or tree had been hit. Play it safe. Stay away from power .�,.% lines and other tall objects during ,,,,'14 i:;,14 i l t;'0iI'''i'.,: '1, �;y,�'.• A'zi electrical electrical storms. Lightning is 11 ' k•... e, dangerous if one is standingnear 1 1,,1 1+' !'�11 �i l�;�%' ' !�4;�'1+� �`�; !,,,�';'�' where it enters g ground. 1y 7 �I ; the ro 6 ages i6•' '( . j 4 - 1 ir;. , 1 • ��. 1. ry�1 a , yCrx; v r t i =1". •�:'S H[ �,�. Ar ��f, t t S;.jpr� _ I' ,t f, f +'� , ♦• �;•. , ,�� •,.s iF, .., , . _/,_.,� : � 1 tom.$, I-17-i_J V _ _._ f. • ,, -„,. ; 'Se 4 .t .,.tt{ t. •rr ,' ; 4,. ;3 • I r ri=' 1- pia°— 0 �;3i ''1'' _ W .v ,Gt ' ..1 a ,ti i r.-''t}`:. . . ....of.--i, i .r: 1•."re".i .4 , M..S+•+:.�Y I t ,lam a 5i, 4 6 �' _ _...__ z.,tea 7.t v.'t`-,- :;?--r* ; '. i t�-�y a.+4i �. i; c'. *Is v '; 4' :+=err .�.� �-'� � J,tip ;'� n � •"4'44' i.411,.4.ria3' ♦, j -tt•,3„,, • y. 4.7-{ 5011 tti''S `'' - '",+ ,� Fs '::LAA,... �'. '}i7 ��'1,s .iit Jt., .— f' ti Jf,�; a+7 , 4. .i:;, y,-^ 4,-e 'c ti.. e ` y '. 1. wr' ".?: a ^" *r ,?•ate •z. Y-.: `�, 1 f � ;°F (^ ! 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',1'�.•{N.� t ! i fir? :; { .1`P '.,4L:VN...',„•kN-:'p,,/t,..t..,.'if-.i,';‘M,.l,p. .s.. .1e-,•-,•.t-..:„..1''.4,•4.4..-....,........,,,.„...A0t;,'..-C,,'.,c,•V„,,.''ri1;,.e t.'.c,,„s1V.,:%.,,',",,7,L,,"i',,,',V:.,:P",. ,AL c t.'%.' ti',,, �fi'+ i y'kM1 r y t ,lr rn'tb 1 v 17; '4rY',y, .{ .' : ..) - n,_ '`1 w'o" ',. `.<r� k"t:STY, ,c`�'+><. v .ljS,�2'r 11'1 I. ^+i- ' Ti: w 'T g 'i, ., , 2... _•�/ , ..,k^4_'Ay 4 ; '{ f' 3 rM` y I A t.1,; ' ..)* '40,91 Fr 'f', `-A(I� dtl� s z"`i`'^. '✓' I -4. 1 ,ic y -4 .t ( / 1 £ r 3" ` ,,,, ,, , „.A, lr , , , f 4..., . ;My�f.Y , ,., kt 44 poiy� ,. t Afi -� ttip .i. .,a ..' Z{'2y '( 1'• '' y!, { :tt+z'? "A'''4� �ifl\x +,1. i '+ }"yrt1}�ff'� :y I a '�L: y },"u 1, J, t ,,, 6 H� r `t 1 k ?Y• s }}., 1 . , ,po#� j3 .. Ci \iil,mil , , 'rp'y.C1 , 4f/ ...N j „ ' aF r,,,,�F rws, ,c'1',I(,) } ��., f r ' l� •'rrL' Tll / �'d i.y."" ,t'N. .,,.�: f,,7?/1�Ftg t S .,h n 'fe I�"i ' r. ,, • ,I}.c' ;tj - Ll1.4*-'kl ..1 C`°� "Y'�`-} y.,. ly i,,S y,;t%., le- a�. -, t'"'i ',�� y C S. ..,„d�,'°/y1��).'L ''yy '7 `,,, .d �+`>. 1t {,t.iie„'7t C �, , 4_p. .1 .,1 s, nf,4 ,,,, .. •,, , .ti. h IV\,, ` ` ' -4in ,•er7:t i —%;.,4v.... 1 ,i, Y { ;a1 f r, i ♦;.'1 ti r,Jl , -K,t1 .i d_ ,i.,+,✓, ..•._k.A ' i,, If you must refuel a vehicle under a power line,connect the metal fuel can to the vehicle with a jumper wire before removing the gas cap. Fires Kite Flying Model Airplanes Smoke and hot gases from a large Use dry string,wood, and paper Always fly model airplanes well away fire can create a conductive path for when flying a kite. Never use string from power lines. electricity.When a fire is burning or kites of metal construction.This under a transmission line,an electric includes aluminized mylar plastic Use only monofilament fish line or current could arc from the conduc- and ornamental string with strands other nonconductive material for a tor to the ground, endangering of metal foil inside, hand line. people and objects near the arc. Always fly a kite so the wind will If your model airplane gets caught in Meld burning and other large fires in carry it away from power lines, a power line: and around transmission lines can damage transmission lines and If your kite gets snagged in a power ° If it has a handline, let go of it. cause power outages.Water and line, do not pull the string or climb •Do not try to pull it down or climb other chemicals used to extinguish the tower or pole. Drop the string up after it. those fires should never be directed immediately and call the nearest toward a transmission line, electric utility. • Call the nearest electric utility. 7 • Vandalism and Shooting Before you sail a boat on a lake or �0.M,;,. +k r ., rz, river, check the allowable clearance .. -Awaw,j''+�,1 1, . When hunting in remote areas, look under any transmission line.We q.„... t irf..S'l t ,. for power lines before you shoot so recommend that all masts or guy ', # ',.,), ----- that your shot does not accidentally wires above the deck be connected 'WE'i .t 1 j I. '' i ' .-c,..`,,. ,. ,:..,.,f,7- C -i our sever conductors or break insulators. electrically to an underwater metallic tr :,::•. y Y .z^ part such as the keel or centerboard. �* . h ; � `��� ,;,,�;.w- �,?, �' Insulators are,for the most part, This precaution, which protects ., .;,• 4 e..a: ,4„ ^ h rA made of porcelain and are easily against lightning or accidental M,Ii, I; .„ F_ �, it' broken. Not only can broken in- contact with a power line may Y .,r �"4, '' ' . -, +' ,,, sulators cause flashovers, an save your life. 3: t . ,' .',sr-,�s r ai insulator string hit by gunfire could �r r F � at. pull apart and let the conductor fall Swimming pool skimmers should "' ,i a� to the ground.This could be a not be raised vertically under any .� ;,' ,� I t_ a . serious hazard to anyone close to power line.BPA strongly discourages �` f„.x`X,3`41 lke.:=4'rP s the line. It could also cause a the building of swimming pools �k r� ., =,\ r. ;, power outage and possiblya fire within BPA rights-of-way because of ,�"- �,'. s''. °'' ' w^�-'_�- in dry areas. the possibility of an accident. 'sue. ' .., ,„ ,xi 3 Unfortunately,most insulator dam- E( f' " �'±' � �� age from gunfire is not a result of a gees and Logging Cutting trees within power line rights-of- badly aimed shot or ricochet,but way can be dangerous.It may be safer to simple vandalism. No logging or tree cutting should be have BPA do it for you. done within BPA's rights-of-way Hunters sometimes assume that the without first getting permission Climbing land under a transmission line from the nearest BPA office.Logging belongs to the Federal government near transmission lines can be very Climbing on power line poles, and is therefore public property. hazardous and requires special towers, or guy wires can be ex- This is rarely the case. Most land caution. Since trees conduct elec- tremely hazardous. Don't do it beneath power lines-except in tricity,if one should fall into a line, under any circumstances. Only National Forests or on BLM pre- the current could follow the tree specially trained people know how serves-is privately owned. trunk to the ground and endanger to do it safely-and even then, anyone standing near its base. Here accidents sometimes happen. Don't Those who cause willful damage to are two simple rules: If you should gamble with your life. Stay off of power facilities or property along come upon a tree which has fallen power line poles and towers. into a power rights-of-way can be prosecuted by line, stay away from it. the Federal government,the If you should accidentally cause a pacemakers property owner, or both. tree to fall into a line, run for your life! Do not go back to retrieve your Under some circumstances,voltages Remember,insulators and conduc- saw or equipment. Call the nearest and currents from household and tors are not fair game. Do not use BPA office or local utility other electrical devices may inter- them for target practice.To do so is inter- immediately. fere with the operation of some illegal and can be extremely implanted cardiac pacemakers. We suggest that if you have trees hazardous. Studies have also shown that electric either on or close to the right-of-way fields from power lines could affect a Please report broken insulators and which need to be cut and could fall few models with monopolar implant, conductors, or any other damage on or close to a transmission line, and which are sensitive to the you see, to the nearest BPA office. contact BPA.It may be safer to have electric power frequency (60 Hz). BPA remove the trees for you than to However,we know of no case where do it yourself. a BPA line has harmed a pacemaker Metal Objects patient. Since transmission line rights-of-way As a precautionary practice, do not are usually not owned by BPA,but As a precaution, persons who may raise any metal object more than leased in the form of easements have reason to be outdoors near 14 feet in the air underneath a from their owners, trees or logs high voltage facilities should consult transmission line -or nearer stacked within or alongside them with a physician to determine to the line than 15 feet. are not public property. People whether their particular implant removing trees and logs without may be susceptible to 60-Hz interfer- When you mount an antenna on a permission are stealing and can ence. (People inside vehicles or large vehicle, do not let it extend be prosecuted. buildings are largely shielded from more than 14 feet above the ground. power line electric fields.) If a person with a pacemaker is in an electrical environment and the pacemaker begins to produce a 8 • regularly spaced pulse that is not Concerning lowers and structures,trees,brush,and any related to a normal heartbeat,the Conductors vegetation that may interfere with person should leave the environ- the operation or maintenance of the ment and consult a physician. • Do not climb towers. line.Almost all farm crops can be grown safely under transmission lines. Experience shows that magnetic • Do not shoot or otherwise damage fields created by transmission lines insulators. Call the nearest BPA office if you have not affected the performance - plan to install fences,wells,gates, of cardiac demand pacemakers.This • Never touch a fallen line. drain fields,underground pipe, experience is supported by a Sep- irrigation systems,roads, cables, tember 1976 statement from the • Do not attempt to dismantle tower parking areas, storage areas, or Food and Drug Administration's steel members. radio and TV antennas within the Bureau of Radiological Health: right-of-way. • Do not apply additional loads to "Any possible problems with tower members for temporary Construction and maintenance of pacemaker malfunction from support of a structure or vehicle. homes, sheds,machinery buildings, electromagnetic interference have lean-to's, or any other structures, been generally eliminated • Stay away from towers and lines are specifically prohibited within through the development of during extreme wind storms, the right-of-way. Generally,the pacemakers which are highly thunder storms,ice storms, or individual landowner retains the resistant to such interference. under other extreme conditions. right to use the land in any way that Virtually all presently manufac- does not interfere with the rights tured pacemakers are not suscepti- Preventative measures include: granted to BPA. ble to interference from sources of . electromagnetic radiation en- • Stay away from and report broken These arrangements also serve to countered in the environment." or damaged insulators to BPA or eliminate possible hazards. your nearest electrical utility. Tests indicate a monopolar Ask for the "Landowners' Guide to pacemaker implanted in the ab- • Stay away from and report broken, Use of BPA Rights-of-Way,"which dominal area is the most sensitive to damaged,or abnormally low- explains how to apply for a permit to an electromagnetic field. Only hanging lines to BPA or your use a portion of the BPA right-of-way 3 percent of all the pacemakers in nearest electrical utility. for approved purposes. use are of this type. If you are uncertain about the type of _ Conclusion pacemaker you have, consult �" _1 a physician. We live in an age of , electric power. Almost everything we do requires it. Explosives \` Consequently,high-voltage power (0,,,,,,A. lines have become about as common- . If you plan to detonate explosives .place as the wiring in our homes— near a BPA transmission line,notify ` and just as safe. Nevertheless, every BPA well in advance. See the list at \ year people are killed or seriously the front of this booklet for the injured by power lines and wiring.In address and telephone number of almost every case,lives could have the BPA office nearest you. BPA will .\ been saved and injuries avoided if tell you if any special precautionary the basic safety practices outlined measures must be taken at a particu- in this booklet had been followed. lar blasting site. BPA and your local utilities make every effort to design and build As a general rule,do not use electric power lines that are safe to live and detonating devices when blasting Never climb towers or poles. work around. Ultimately,however, within 1,000 feet of a power line. the safety or hazardousness of Non-electric methods of detonation high-voltage lines depends upon will avoid the danger of accidentally Using the Right-of-Way people—upon people behaving discharging an electric blasting cap. safely around them.No line can Before a transmission line is built, practicably be made safe from a If you are blasting within 1,000 feet BPA negotiates with the landowner person who,through ignorance or of a power line and there is no for the right to cross the land as foolishness,violates the basic reasonable alternative to the use of required for the construction, principles of safety. So,please,take an electronic detonating device,you operation,and maintenance of the time now to learn the practices must clear the layout of the electric line.Usually,BPA acquires easement outlined in this booklet.And share detonation circuit with BPA. rights to construct, operate, and your knowledge with your family, maintain a transmission line and the friends,and colleagues.Your own . right to keep the easement clear of all life,or that of a loved one,might well hang in the balance. 9 DOE/BP-799- Fourth 2rinting September 1991 1M HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L.Halinen,P.E. Bellevue Place/Seafirst Building (425)454-8272 10500 NE 8th,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 November 9 19{99 HAND-DELIVERED � ;'`.; '; , .I Fred Kaufman, Hearing Examiner t`` II '' City of Renton 1055 S. Grady Way Renton, Washington 98055 Re: Proposed"Kensington Place"--Public Hearing Submittal The Applicant's Rationale as to Why Both (A) "Private Roadways" (When the Circumstances of RMC 4-6-060J are met with respect to those roadways) and (B) Alleys Should Be Allowed to Be Included Within Shadow-Platted "Lots" in the R-14 Zone and Count Toward the Lot Area of Those"Lots" Dear Mr. Examiner: On behalf of my client Richard Butko,the Kensington Place applicant, I have set forth,below an analysis of the Renton Development Regulations to demonstrate why, in the case of Kensington Place,both(a)"private roadways" (when the circumstances of RMC 4-6-060J are met with respect to those roadways)and(b)alleys should be allowed to be included within the boundaries of shadow- platted "lots" in the R-14 zone and count toward the lot area of those"lots". Analysis In the Case of"Private Roadways" Both Peter Rosen and Neil Watts of the City of Renton Development Services Division have explained to me that,when dealing with conventional residential subdivisions, the City allows private streets that fall within the circumstances of RMC 4-6-060J to both (a) lie within the lots that those subdivisions create and (b) count toward the lot area of those lots. RMC 4-6-060J states: 1. When Permitted: Private streets are allowed for access to six (6) or less lots, with no more than four(4) of the lots not abutting a public right-of- way. Private streets will only be permitted if the proposed private street is not anticipated by the Department to be necessary for existing or future traffic and/or pedestrian circulation through the subdivision or to serve adjacent property. (Emphasis added.) �� �. /4 Fred Kaufman, City of Renton Hearing Examiner November 9, 1999 Page2 In the case of Kensington Place (a project not intended for subdivision but for which the shadow-platting requirements apply), all of the proposed roads will be private roads. However, for shadow platting purposes, certain of the roads will be the functional equivalent of"public streets" while others will be the functional equivalent of RMC 4-6-060J"private streets" (or alleys, depending upon the design thereof). The northern sector of the Kensington Place (i.e., the portion of the site north of the"Village Green")will have two streets that functionally meet the RMC 4-6-060J criteria. Because, in dealing with conventional residential subdivisions,the City allows"private streets" that fall within the circumstances of RMC 4-6-060J to both (a) lie within the lots that those subdivisions create and(b)count toward the lot area of those lots, for shadow-platting purposes the City should likewise allow the Kensington Place streets that functionally meet the RMC 4-6-060J private streets criteria to both (a) lie within the shadow-platted "lots"and (b) count toward the lot area of those"lots". In the Case of"Alleys" Peter Rosen and Jana Hanson of the City of Renton Development Services Division have confirmed to me that,when dealing with conventional residential subdivisions, the City permits alleys to both(a)lie,within the lots that those subdivisions create and (b) count toward the lot area of those lots. It logically follows that, in shadow-platted projects like Kensington Place, the City should likewise allow alleys to both(a)lie within the shadow-platted"lots"and (b) count toward the lot area of those"lots". Please consider the above in your review of the Kensington Place project. Sincerely, HALINEN LAW OFFICES, P.S. David L. Hal nen cc: Richard Butko (via fax at (253) 946-4259) Robert Wells, MA (via fax at (425) 861-8471) Dana B.Mower,P.E./Gil Hulsmann,DBM Consulting Engineers (via fax at (253-887-0925) Peter;Rosen, AICP, City of Renton Department of Building/Planning/Public Works (via fax at(425) 430-7300) • t} OCr :.::.t•.v::. ....... :....:.:::::::. 4irN ....:n• ..}...... .. r...:...... ,a:•:{.}:::h•:h•::::i+>t:.:..{..:::k•>T:;;•>:%:>'•}••;}:{y:.}•:::::.:::.•.tt• .�::::.�?::�-::it:::.•:.:t••:::?::::i.::;?}5:;�:-:};•:::::::..r.:{.}..>Tn......r•.ttt•::?:•:•: .:.:.... .:....:. ..•:::..::•%••}x•:fi:•:{.:{:ti•:..::...... .. ..,.}v;: •rv$:::Sn:.r;}f,....;...;...r..T..{:•:n••:}:%:{:vx: ?. .y.........n}r: ?}}%S'• /TiY:.}}}}}\fi.VS}{}i}:?i{:}::{:{:{i:4Ti::}T}}rn yvj�htvi'•+x:r•v ..nyf.•$??$i:{i%ii ni:.v: ..r}.}'f.':':}t:,T+�{.rf,•;.{v..:;yii..r ...i...r mv::%•'�.... ....:v.•.vtiv..... t• ..n..r. :.. -: � q/ ::x:•:::r% x...x.....v. ;•v,:::::::.}}::.x:::•::...:A•n^:v......:....k.n.i$:Si};•}}'? ::•}•} }:•. •T:• :} •}: •. •:i } '. vvv4v r...:.......rr4 x:}'S'•%•i:•:::::. ..... ...v•::::::::::nv:.v:w:. �.�:•}.'.�:•�.�.' t}}TY•iT:S:ST}:{fi::•..: ..:?.{::::;ii`i?"-i:�iiiiiii}:?:S ::.v:....•v:v...::.v .n.t.. .....::::n}';:.}:}}.-.....vv...n....... ...:... ...........................................n....t...............::{v::S:•.i•}:•}::v............}.L.c'.. ::f ..:}r.: \v�.•::nv:}}. .,f .,..�.., ...f, ...{... 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' MUNICIPAL CODE SECTIONS: Tree Cutting and Land Clearing Regulations (RMC Section.4-4-130C) REFERENCE: N/A SUBJECT: Regulation of Tree Cutting and Land Clearing on Slopes Exceeding 40% BACKGROUND: Section 4-4-130:C(Prohibited and Allowable Activities)restricts tree cutting or land clearing "on parcels where the predominant slope or individual slope is in excess of forty percent(40%) except enhancement activities."Enhancement activities are defined as the "removal ofnoxious or intrusive species,plantings of appropriate native species.and/or removal of diseased or decaying trees which pose a clear and imminent treat to life or property. Enhancement activities shall not involve the use of mechanical equipment." The Code Section does not - provide clear direction as to how slope is to be calculated. JUSTIFICATION: According to the Tree Cutting and Land Clearing Regulations, slopes 40%or greater may not be cleared,nor trees.removed,unless the action is considered to • . be enhancement. The Greenbelt Regulations(Code Section 4-3-070:C.3)define steep slope areas subject to regulation as landform features of a site between significant and identifiable changes in slope. Slope is defined as the average slope of the lot or portion thereof in percent between significant changes in slope, determined by observation on simple slopes, or more precisely by the formula: S=100IL A Where"I"is the contour interval in feet but not greater than ten feet(10'); "L"is the combined length of the contour lines in scale feet; and"A"is the net area between significant changes in slope of the lot in square feet. A significant change in slope is defined as a bench or plateau at least fifteen feet(15')in width. •' • • • For consistency,the same slope,definition should apply to the Tree Cutting and • Land Clearing Regulations. DECISION: For purposes of the Tree Cutting and Land Clearing Regulations (RMC 4-4- 130:C.4) "slope" shall be defined as the average slope of the lot or portion thereof in percent between significant changes in slope, determined by observation on simple slopes, or more precisely by the formula: S=100 IL A Where"I" is the contour interval in feet but not greater than ten feet (10'); "L" is the combined length of the contour lines in scale feet; and "A" is the net area between significant changes in slope of the lot in square feet. A r- ► X significant change in slope is defined as a bench or plateau at least fifteen feet(15')in width with a drop or change in elevation of more than 10 feet. ZONING . ti, ADMINSTRATOR APPROVAL:/r (.��'0 / f/ DATE: ) 3 j APPEAL PROCESS: To appeal this determination, a written appeal—accompanied by the required$75.00 filing fee-must be filed with the City's Hearing Examiner(1055 South Grady Way, Renton,WA 98055,425-430-6515)no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-110 of the Renton Municipal Code provides further information on the appeal process. (Yi HALINEN LAW OFFICES, P.S 1"• ,',, t• 11�7ij is ' A Professional Service Corporation 1' ': David L.Halinen,P.E. Bellevue Place/Seafirst Building (425)454-8272 10500 NE 8th,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 MEMORANDUM ►'� Date: October 22, 1999 (revised to conform to updated site plan) From: David L. Halinen, P.E., Attorney-at-Law g� To: City of Renton Department of Planning/Building/Public Works And To: The City of Renton Hearing Examiner Subject: Proposed "Kensington Crest Condominium Complex" (1) Analysis of the Number of Residential Units Allowed Under the Site's R-14 Zoning, (2)Demonstration that the Proposal Qualifies for"Bonus Dwelling Unit Mix/Arrangement", and(3)Request for An Exception to the Minimum Density Requirement of the R-14 Zoning Regulations Analysis of the Number of Residential Units Allowed Under the Site's R-14 Zoning Discussion of Applicable Zoning Code Provisions The 63.96-acre Kensington Crest Condominium Complex site is zoned R-14. In the R-14 zone, RMC 4-31-7D.2.c specifies that"[d]ensity shall not exceed fourteen (14) dwelling units per net acre EXCEPT that density of up to eighteen(18) dwelling units per net acre may be permitted if such development can be achieved in accord with subsection D2d of . . . Section 4-31-7." (Emphasis added.) "Net density" is a defined term in the Renton Zoning Code. The definition as set forth in RMC 4-31-2 is as follows: DENSITY, NET: A calculation of the number of housing units that would be allowed on a property after sensitive areas and public streets are subtracted from the gross area (gross acres minus streets and sensitive areas multiplied by allowable housing units per acre). This calculation applies to residential uses only. The definition as set forth in RMC 4-31-2 is as follows: (Emphasis added.) (Note that no public streets are proposed on the Kensington Crest site.) "Sensitive areas"is also a defined term in the Renton Zoning Code. Its definition as set forth in RMC 4-31-2 is as follows: Page l kti, 9 SENSITIVE AREAS: Areas not suitable for development which are included within the City's greenbelt, geologically hazardous, wetlands or flood plain regulations. (Emphasis added.) In addition, "development" is a defined term in the Renton Zoning Code. Its definition as set forth in RMC 4-31-2 is as follows: DEVELOPMENT: The division of a parcel of land into two (2) or more parcels; the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure; any mining, excavation, landfill or land disturbance and any use or extension of the use of land. (Emphasis added.) The subject property is designated"Greenbelt"on the City of Renton's Comprehensive Land Use Map. Because of both (1) that fact and (2) the fact that the subject site contains Steep Slope Areas(i.e.,"[a]reas with slopes that exceed twenty five percent(25%)"--see RMC 4-31-35B.1)and major electricity line easements (see RMC 4-31-35B.3),RMC 4-31-35B makes clear that the City's Greenbelt Regulations (which are set forth in RMC 4-31-35) apply to the Kensington Crest site. The Greenbelt Regulations generally prohibit development in areas with average slopes greater than forty (40%). (See RMC 4-31-35D.1.b.) In view of the broad definition of "development" set forth in the Zoning Code and quoted above, all portions of the Kensington Crest site that have average slopes of 40% or less are "suitable for development" of some type (i.e., suitable for "any use or extension of the use of land"--see the above-quoted definition for "development"), including the major electricity line easements that cross the site. In fact, the Kensington Crest proposal specifies driveways,parking areas, landscaping and a special RV parking lot within portions of the major electricity line easements that have average slopes of 40% or less. Under the above-quoted Zoning Code definition for"sensitive areas", the portions of the site that are"suitable for development"are obviously not"sensitive areas"and are thus not to be subtracted from the site's gross area for net density calculation purposes. Only the areas of the site that have average slopes greater than 40%must be totally subtracted from the site's gross area for net density calculation purposes. Calculation of the Number of Residential Units Allowed The "Kensington Crest Slope Exhibit" map that I have prepared (see Exhibit A, attached) depicts the boundary of the Kensington Crest site superimposed upon portions of the City of Renton's 1996 aerial contour map. This exhibit map illustrates the locations of the 33 separate areas within'the site's boundaries that have slopes greater than 25%. The acreage of each of those 33 areas is set forth in the following table: Map Area Number Corresponding Acreage 1 3.254 acres Page 2 2 0.579 acres 3 0.468 acres 4 0.025 acres 5 0.312 acres 6 1.090 acres 7 0.032 acres 8 0.138 acres 9 0.075 acres 10 0.053 acres 11 0.095 acres 12 0.037 acres 13 3.367 acres 14 0.019 acres 15 0.321 acres 16 0.043 acres 17 0.022 acres 18 0.018 acres 19 0.034 acres 20 0.127 acres 21 0.228 acres 22 0.083 acres 23 0.013 acres 24 0.294 acres 25 0.022 acres 26 0.041 acres 27 0.023 acres 28 0.402 acres 29 0.592 acres Page 3 30 1.346 acres 31 0.032 acres 32 0.165 acres 33 0.232 acres Total 13.582 acres (Note that while under RMC 4-31-35D.1.c. a reduced maximum residential density is available for the areas of the site with slopes between 25%and 40%,because the allowable number of units based upon the area of the site with slopes less than or equal to 25% substantially exceeds the number of units proposed,no attempt has been made here to ascertain the areas of the site with slopes between 25% and 40% and to calculate the additional number of units that would be allowed accordingly.) Because the site encompasses 63.96 acres overall,the portion of the site with slopes less than or equal to 25% is calculated as follows: 63.96 acres overall - 13.582 acres with slopes greater than 25% =50.378 acres with slopes less than or equal to 25% Thus,at a density of 14 units per acre permitted under the R-14 zone regulations (see the"maximum density"paragraph under RMC 4-31-7D.2.c),the maximum allowable number of units(not counting bonus density, which this project also qualifies for) is calculated as follows: 50.378 acres x 14 units per acre=705.29 units (rounded to 705 units) This allowable number of units is far greater than the 201 residential units proposed. Demonstration that the Proposal Qualifies for "Bonus Dwelling Unit Mix/Arrangement" The Project's Use of the "Bonus Dwelling Unit Mix/Arrangement" The Kensington Crest proposal takes advantage of the "Bonus Dwelling Unit Mix/Arrangement"set forth in RMC 4-31-7D.2.d(2)(B). That subsection of the Zoning Code reads as follows: (B)Bonus Dwelling Unit Mix/Arrangement: Dwelling units permitted per structure may be increased as follows: (i) Primary Uses: A maximum of four (4) units per structure, with a maximum structure length of one hundred feet(100'). (ii) Secondary Uses: A maximum of eight (8) units per structure with a maximum structural height of thirty five feet(35'), or three (3) stories and a Page 4 maximum structural length of one hundred fifteen feet (115'). In particular, 72 of the proposal's 103 townhouse units are in 4-unit, 100-foot long structures (structures that would otherwise be limited to 3 units per structure and a maximum length of 85 feet- -see RMC 4-31-7B.1.a(5)) and 12 of the proposal's flat units are in three-story (6-unit)structures (structures that would otherwise be limited to 2 floors per structure--see RMC 4-31-7D.2.a(5)). The Project's Qualification for the "Bonus Dwelling Unit Mix/Arrangement" To qualify for the Bonus Dwelling Unit Mix/Arrangement,the"Bonus Criteria"of RMC 4- 31-7D.2.d(3) must be met. RMC 4-31-7D.2.d(3)reads: (3) Bonus Criteria: (A) To qualify for one or both bonuses the applicant shall provide either: .(i) Alley and/or rear access and parking for fifty percent (50%) of primary uses or secondary use townhouses permitted under subsection B of this Section. (ii) Civic uses as listed in subsection B2 of this Section, Secondary Uses: - Community meeting hall, - Senior center, -Recreation center, or - Other similar uses as determined by the Zoning Administrator. (iii) A minimum of five percent (5%) of the net developable area of the project in aggregated common open space. Common open space areas may be used for any of the following purposes:playgrounds,picnic shelters/facilities and equipment,village greens/square, trails, corridors, or natural. Structures such as kiosks, benches, fountains and maintenance equipment storage facilities are permitted provided that they serve and/or promote the use of the open space. To qualify as common open space an area must meet each of the following conditions: - Function as a focal point for the development, -Have a maximum slope of ten percent(10%), - Have a minimum width of twenty five feet(25') except for trails or corridors, Page 5 • - Be located outside of rights of way, - Be improved for passive and/or active recreational uses, - Be improved with landscaping in public areas, and -Be maintained by the homeowners' association if the property is subdivided, or by a management organization if the property is not subdivided. (B) Developments which qualify for a bonus shall also incorporate a minimum of three (3) features selected from the improvement options as described below: (i) Architectural design which incorporates enhanced building entry features (e.g., varied design materials, arbors and/or trellises, cocheres, gabled roofs). (ii) Active common recreation amenities such as picnic facilities,gazebos,sports courts, recreation center,pool, spa/jacuzzi. (iii) Enhanced ground plane texture or color, e.g., stamped patterned concrete, cobblestone, or brick at all building entries, courtyards, trails or sidewalks. (iv) Buildings or structures incorporating bonus units shall have no more than seventy five percent (75%) of the garages on a single facade. (v) Surface parking lots containing no more than six (6) parking stalls separated from other parking areas by landscaping areas with a minimum width of fifteen feet (15'). (vi) Site design incorporating a package of at least three (3) amenities which enhance single-family character, such as coordinated lighting (street or building), mailbox details, address and signage details, and street trees as approved by the reviewing official. (Emphasis added.) The proposal satisfies the bonus criteria of both subsection (A) and subsection(B) of RMC 4-31-7D.2.d(3). As to subsection (A), the proposed community building (which includes a meeting/game room,a lounge with kitchenette, an exercise room, and entrance office/sales area, an association manager's office, a hot tub, mens' and women's restrooms, a hot tub equipment and storage room, and an associated outdoor paved patio play area--see the site plan) satisfies RMC 4- 3 1-7D.2.d(3)(A) because the building provides for"civic uses" under RMC 4-31-7D.2.d(3)(A)(ii) as both a "community meeting hall" and "recreation center". As to subsection (B), the applicant has elected to satisfy items (ii), (v) and (vi). First, the provision of picnic facilities, a sports court, and the above-described community building(with its recreational facilities and hot tub)as indicated on the Site Plan satisfies item(ii). Second,to satisfy Page 6 • item(v),the project's surface parking lots will contain no more than six(6)parking stalls separated from other parking areas by landscaping areas with a minimum width of fifteen feet. The site plan generally satisfies this criteria.' Lastly, to satisfy item (vi), the applicant proposes the Site Design Single-Family Character Enhancement Package prepared by project architect Robert Wells that is attached hereto as Exhibit B. Request for An Exception to the Minimum Density Requirement of the R-14 Zoning Regulations The applicant hereby requests an exception to the Minimum Density requirement of the R-14 zoning regulations. The Minimum Density text of the R-14 zoning regulations is set forth in RMC 4-31-7D.2.c and reads as follows: Minimum density: (1) Dwelling unit density shall not be less than eight (8) units per net acre. (2) Exceptions to minimum density may be granted by the reviewing official based on the criteria established in Section 4-31-5E.(R-8 Exceptions) of this Chapter. The particular one of the "R-8 Exceptions" that is relevant to this proposal is set forth in RMC 4- 31-5E.2.c. That subsection reads: c. In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access or physical constraints, minimum density requirements may be reduced by the reviewing official. (Emphasis added.) Here,the minimum dwelling unit density of 8 units per net acre is not achieved. (Assuming that the net acreage is the 50.378 acres of the site with slopes less than or equal to 25%, the 201 units proposed,amounts to a minimum density of 3.99 units per net acre.) The reasons that the minimum dwelling unit density cannot be achieved are that: (1) Large areas of the site are encumbered with major electricity line easements and other easements (including a major recreational easement granted to the City of Renton in conjunction with the Parker PUD under King County Recording No. 8705171394)that prohibit buildings from being built within them (see the map attached hereto as Exhibit C for an illustration of easement layout); and (2) Significant portions of the site lying outside of the easements along parts of 'The parking area at the community building has two 6-stall rows of parking at a 90-degree angle from each other. If the 15-foot separation rule bars the two stalls on either side of the corner, plenty of abutting space exists for redesign of this parking area in order to eliminate those two stalls at that location. Page 7 the site's west, north and east edges have average slopes in excess of 40%, within which development is ordinarily prohibited under the City's Greenbelt Regulations. All portions of the site where residential buildings can be sited have been fully utilized. In fact, when considering the approximately 19 acres of the site within which the development is proposed, the 201 proposed units would amount to 10.6 units per acre, which is greater than the 8 units per acre minimum density and less than the 14 units per acre maximum density. In view of these facts, reduction of the minimum density is appropriate and the applicant hereby requests that the reviewing official grant a reduction that is sufficient for the proposal. Attachments (Exhibits A, B and C) Page 8 • 'Y',/ • \). ) :71/if:.;••(;/. ;:-''.-".---..'- --."--- /17 / II/ r;-' % '/ � ✓[ , ;"'j1 ,�'Ji+l.�,i!%`' r! �::Y_�_ -• ( //•' ` I�/ ,l, / / /' _ ll "/'+•' . •,:rr,/•:.,..•.% `� • _ -.: -ter _ �� '/r/ I �� 1.. 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':-_. ♦•_ ..r. %,, / ' ,'f..,• ,' rii/ /his•-// / %2 \• \\♦, -:` i1` • ...-% / % � ,•- .':., , •,r l/j,/rrr�r'.:��r i'/ram•/�/,' 'i� �i / \'l :1,1 \,• �, .�- • : `'• �;1 ! ,1,•;•; ;t,• - •1 •',lu,�,,,i+/,',r/1 / ;i 1!9,/••% ,, •/:��� i- / I I ( I �I '\•.'�� 1. ,!• /' /:':�/'. ..--�. •\:\:.. : i,�, 1 J EXHIBIT B Kensington Crest Condominium Complex • PROPOSED SITE DESIGN SINGLE-FAMILY CHARACTER ENHANCEMENT PACKAGE. Orientation and Design of the Townhouse Units All of the primary residential (townhouse) buildings are oriented to the streets and will be enhanced by individual building entrances, garages, and landscaped front yards. Each Home will include a ground level patio with common open landscaped areas at the rear adjacent to the living/dining area. The facades of these buildings will be broken up to create smaller scale areas, further enhancing each Home's individual character. By such design features, the primary residential part of the project will have a village atmosphere with a recognized single family residential orientation. Coordinated Lighting The project will incorporate residential scale street lighting throughout. In addition, post lighting will be provided at each of the townhouse units, which will further enhance single- family character. Mailbox Detailing The project will incorporate contemporary, residential-style, U. S. Postal Service-approved locked mailboxes with configurations of 9 to 24 individual boxes at locations to be approved by the U. S. Postal Service. We anticipate 10 locations for the south townhouse village units and 5 central locations for the north multi-family units, all easily accessible to both the residents and the Postal Service Mail Delivery Personnel. Address and Signage Details Each individual street will be assigned a street name and each intersection will include street signs, for easy recognition. Each townhouse residence, whether it be part of a duplex, triplex, orfour-plex building, will be individually addressed, with the address easily readable from the street. The multifamily buildings, which will each incorporate six or eight individual living units, will have a single address, with individual unit numbers for easy recognition to each unit. The community buildings will also be properly signed. Prepared by Robert Wells, AIA Page 1 of 1 July 9, 1999 ›..� \ SO:i H`�`` 3E53 3 22 2P+211 636 et' _ l _ I" ____ ___.__-________-___ _ — Nortneest_c°rner Sec=2!_--- 1 1 ) Two.-23N.. Rnp 5E..K:M.- I I \\\\ _.......... Northwest corner Sec. 21, Calculated from Record of Twp. 23N., Rng SE.. M.M. Survey by Robert M. Boyd Found lead and tack In 1 P.L.S. recorded under stone. Le ` I ReCorpin0 No. 9�g43990f 4, .t — \ EXHIBIT C 1 PSPL easement \\ • � / / • ] 50' '� Yec. No.3527697 \ .•r 11n•• 100' No. easement / \\ P es �3� • CC335216C73521E96 / � .........„ ,,� war line: 2&.. Kensingt®n Crest 1 . / / ._• P `�' ,. Site Boundary and Easement Exhibit $ • amen °a. • / 62. ,/ P e S .�Ni$ _ '•80p2,�oE�3�lQl? \ / / 0. / P/� — Rea / P P �,J- m / el./0..„.„.....! j / P P 200• Power trans /. NOTE: PARCEL B IS NOT PART OF'1'13E KENSINGTON CREST PROPOSAL Po.sr lines25' - l]itY easement Rec. Torsr Bee cement Rec. N0. 36305011,E ``� N , No.B902110614, ��� ' 7 5• .'__ . W Power lines/.. /' �� • !, • This map was prepared by Centre Pointe Surveying, Federal Way, Washington • l `_• / — 1 / Parcel A ` — _ I / • Pwwer 1SneL_ 60.9600acres ft `_ — Power 11nes—P �P (\/�/1'°wV Bell P _ 1 / V P — 'PB • Ton _ • Lee. `E . .,E.•-, r�' JP/� Fe r l ine• PawV linen �X•'f i`- iowvr� \ ti_ / Beet \\V/j — p • OTOwer Bean �-O �'Q Ozyi�i�"+"�R /� �1rp. iowsr Beav Sa 3•.73. P OrsTIC)• �•46567 N • _..•.w0r lines • s• • Playgroun0 ease ant eQfi Ppw.r line Rec. NI. 6399529. / ,p6)3j, OTonr Bose / Recreetoinal eeeement •t°� •2g. Og. T• ower Baas , Rec. No. 8706l7136a. e• to 1 II-.______---- Bey,.! l..2aB.14• Power line- •ws"re `ri R•3f6.9a• I ! / • 3p_ a7 ; 0 r0. P 1 --- —_— / / i�s6 p4 ,p . 4.4: /03 �69 P. / P Tower Beer ---L'�_ — �a Q / / .` P' �'' 09' q.3' '� �p� —� — --- — //a0' 61co•eetvmant / ' 4 56;.00 II ,sir Iinns 0• carer•suwnt— // Rec. N0. 566t763. ��`�r II P 1be. No. 56W763. 4-/ / Found ussel enmcenierlire a>t. fl �P ~rpro // \\ / ,4, I � 4 3671 26\ \ _ II 1 set 11 2s E ie_ tP_•� r0// \\\ o •4 Ps:rc el f tH \ a3 21 FowarPl lne �/ \\`-- \ 4+ /0 0' 2.651-acr0•es •st• - - - - - �/ ---- - 4i - .{' v • f0' utility easement` /Power lines �` �' 9��0�' I / \ Rec. 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Z • - A,�' ; �� , ,-�� ILIA, II _. -._n1?It c—= -=mug- owooM 1 ` LORoOM _[ _. •_. _ =—�= ==nm�lu L _z _ - - EIIIIIIIIIIIIIIIAIIIIIIIIIIIIIII =_ ll COI FLOOR PLAN BLDG. TYPE - 6B r SCALE:I/B"=I'-J' TAP(3)LEVELS BACK ELEVATION - BLDG TYPE 6B SCALE.1/4'=F-0- — mm nun v Imo mill w III � min ��mp)ppL) J :��' --II x o mill 1��'WIIII t� J v alrq <. U immi I Z :"±' yRIGHT ELEVATION - BLDG TYPE 6BSCALE:I/A'=I'-0' 2 ¢o (n 0o w D .2 z IIIII OMNI I O 0 o o E-z I�, — Zg I I FOUNDATION PLAN BLDG. TYPE - 6B n no w r SCALE:I/e'-r-o' Z -' C2 mm m wo`> of mm Tni ,& C o ik-41111 LEFT ELEVATION - BLDG TYPE 6B . SCALE:I/a'=1'-0' OF • . -tI . BRONSON WAY N ,NE 4TH ST. - 5i. - I 111111116. ,..- ,• . GRPD1'44P1 "e, SE ROYAL HILLS DR • / ,.. 41/1111PL'I'• . . . PV. VIr - •• •• tia, ____-- . • 1 4" ' . ____ ---- - . ., . . S Eg --- -- • e•31 K /ENsiNGToN CREST . I ___. ,. __ -- • VICINITY MAP RI imn-r Trl crei Pl c r �_ �_ e ___________-_-=-------1-________ ** — VP j �, �IIIIIIIIIIIIIIIIIIIIIIII�]IIIIIIAItt •' I IIII — m.�. I �, i_ a� • s xrx ���� III el ,.. l IIII II III IIIIIIIIIIIIIIIIIIIIIII �� n1I11i _� 1 _ . s �>� ntig •1( I � =_I�I�II� llllllllllllllllllllllllllllllc, C'—�EE. ll1_ .... „mi.., n,.'INIE I —�■h -I'�•—� FEE iimii iii lial--- r -1--T-ii=pri aEO 1_ �IBC ,.. �„_ �FRONT ELEVATION - BLDG TYPE 8B --1_ SCALE.1/4"--F-0` ` , UPPER FLOOR PLAN - 8A SCALE:1/8,F-0" i1P (2)LEVELS • 1 __FF=== ��41�IIII�1`__—__ —_— _ I� T�TCK JI I� �JL14 T_ ==m!=f�unnll111�11=II�uuull1101mn�1=a1m�_- ===�NINIO = 1 __=__ ___ __—= m!_liuuuuuu11=1uunmuui ���� = Is1.r� �� . - EEI�IIniE_�===■■=EI�I_IIII �_=— -- = I ss r.� '1 S =e==_IIIIIIIIIIIIII 11111111A111111_-- _�=__M- x.la a,a -- ���I �JIIIII1111111111=11111111111111 ����__ NI' I EV= 1 sgN,a E n A; Cs�� �Cs�1.�.. 1 REARELEVATION - BLDG TYPE 8A - �'�� hI �o I �_��—L— 7 -, SCALE 1/6`-V-0" I — Ma_r�L—111 �*�- BEOao0u I .-- 8 to- L LOWER FLOOR PLAN - 8A & 8B x F m SCALE.1/8-=1'-0- IJ x o 1111111 IIIIII 11 li J IIIIII! IIIIII JYJJI a ]IIII 0 ¢N II IIII' 111111 I, ,n U w Ilnnl -' °- ••- Z i END ELEVATION - BLDG TYPE 8A - .� �� O' - -.SCALE.1/6"=1'-0" (j o Z z z 60 Q Z 5 C.)z a O 3 • V)�o 9` LJ D Z -' 71 E— ) V Il z zo w _ w O — -IIIIII IIIIII`= w,} I N x ll � d Y m �' Inns— ann1== ET'II ]-= n11111—EEi min nm== Inn FOUNDATION PLAN SCALE'1/8"=1'-0" OF 1 _____..., ,,,..,,,..„ 41.... Tp kt 1Wasere 4 1 ,w, — _ _ g1 r LEDR0031] BEDROOM a6EOROw f BETRCON 1 I ffDROON 1 ',T®gpW R'10 p1 ] NED1 a EEORO1 FRONT ELEVATION BLDG. TYPE - 4A UNIT C UNIT A I UNIT A , UNIT C - s I— UPPER FLOOR PLAN BLDG. TYPE - 4A ill 11 in 822= --- =iffEllii- =E9B II I- _ == I \N t -1--Fir 7 — r _ I1-nF- ' Ill I c L_.�L_J L_-J L_J �rv, T -- L-J4._J . . ,E 11-=ii i- 11'�1 :M.=. ==11 -- , ERDr F. REAR ELEVATION BLDG. TYPE - 4A `""` [ d� _ _ C 1 11L1 --.-'I '- — -T�I— I1 1 �• .jr:.: IOf :. i�f I I II hE — '�2-- UNIT C UNIT A UNIT A UNIT C I _ s yam wab omro o.un F. RRw a x ——=0R01.all ' VIitO/ ng - OLOWER FLOOR PLAN BLDG. TYPE - 4A j ! -._y z :'- s's+ r s- 1 :_•s-s r � :•_r_ /2• z ENDSLEFT) ELEV. BLDG. TYPE - 4A . �- -- ,!U J --=—-- P!JP,-- ? --.- o�j$ %'un i II .'�.r--i� Z Q I 1I II III — 0 1 II o4 �1I1 it II �11- yam; I III L II ICI w¢ a f �'r �r III = u u 11 III I _ :�q_; z o i I I __ __, in Lill_it L_ _LI I IJ L_ 1 -. _ II IIQ0a : — — •; { — Ih IIIw x m E,g '..1 - Zjd x. III III Z CO 01 TIM-111A= 1� z Ill :3C1 FOUNDATION PLAN BLDG. TYPE - 4A DP ENDARIGHT) ELEV. BLDG. TYPE - 4A 4A i 1 pEp oEE � I 1I! !!PPiuIPuII * om. o. i ,- agora:OVINE- ,------ - 1 =59 sowEn= ini lnliu IIIIIII fllI111 _ ■ __ ---= __IIIIIII_-_ __ = IIIIIIIIIIIIIIIIIIIII — _=■■ llllll l __ 1_ P- 1J111111- I _ 1mm11 ■■7U- y--- _ IIIIIIIIIIIIIILIII itm — 4-, ..,. __,, i =5:MITE Mill III I I I 1 —--- FRONT ELEVATION - BLDG TYPE 4C `E�� e yx SCALE•1/4•=L'-0' UPPER FLOOR PLAN - 4C SCALE:1/S"=1'-0• 11P.(2)LEVELS I __\_ _--= IIIIIIIIIIs'=_111111111\ I ' .1 . 1111111111==1111111111_�i=II11IlIIII=IIIIIIIIII== . px, =ununn=_umnui= ==_ —:_III IIII= __-_-- =u mn==mmm�= w��1" 1 -�N1Z ,1 p,,.`a"" IIIIIIIIilliIIIIIIIh,_IIIIIIIIII=BIIIIIIIIII== W, R s -- 1111111111E11111111111M—_=__=__� _ __=_==_ s a..,,�7 P REAR ELEVATION - BLDG TYPE 4C I EMF, a EE. I Jam litn � - _ 11Ip0111111 milli LOWER FLOOR PLAN - 4C x hii SITh _'l1 II'l SCALE.I/8'e,•_p• J lii U n o av, U . END ELEVATION - BLDG TYPE 4C ----,,L I z SCALE.1/4•=1'-0• ---- z i___----- i d a — L O o o Z z ¢o 0 -vx, _ C O a O 3 O z I /\ w - '------- ------ ------ ------- z 8 W r O p �r — — — -- 117'i — — 1-O N F= z-'= CG. — III[ I(L7111 I I1� 1 m END ELEVATION - BLDG TYPE 4C FOUNDATION PLANSCALE:1/s•=r-0• OF SCALE:1/4'=1'-0• DATE: 10/21/99 x w a a. 0 U A O P ZFl ,_ i ® -1��,e' * �. • b`p00 $5 � O�a�tiQ�� llr U° $ 1 4' .41)7.. OF , • eon,\`� ,Gl° .°°., .-01 v 4 380741110.o off' : z TYPICAL FLAT LANDSCAPE PLAN TYPICAL BLDG W/HANDICAP UNIT LANDSCAPE PLAN ..6�„, �i. r / Ati„� dA bi1'O-.'''. 9 •i.DY .41r, i 014111144111. i Abe?• ( 1�r. p�..!'�'.:` �®6: co i���i4 o�i. aQ rr 1 ; ��;,�i� s�EC� �D I GGTY � 4 O A �'y': bbtltk 6) 6 'DOD,:. IF,MigOth , -e4P4...7,1,, :.,,,',..',.'.-*.::-7 % 0: TYPICAL TOWNHOUSE LANDSCAPE PLAN COMMUNITY BLDG.LANDSCAPE PLAN SHEET 2 — DATE: 23263 '' 5ymbol Type of vegetation: PROPERTY �, 10/21/99 :X•:c Eve eml Trees.r ..n x a- i w er,+:o^ nips. e-a a Largev P - L i. !Ideuri(?) iit 410 a 'A � L F ■ c:c_ c 5 m� e= - \/�{,\) Gardcover_ Y C>• �tt;iN ® 'S O -u 4 1 z IL WA .1 V I�o�..e � g e191, l � O 9 ... :::4::p::•::•?:•:•:•:;:•;•;•:••:::'•::::..•.;;{.•.;{y:i.�is e s4 e:... Ara ii. ® ,�G IA •�;w• �4re \![ ram r' ���� -;.fi. e % :' J$ fi\I, ��, z t - o� v IIII O ,' 1� �. •. ��, � ■ --i,;',1' 1R `a= k r L r Seeded Lawn gi$ ill 71 W - • colimol?2 e'en mo • 't•'..!!:7 liall0., ' • 1.11r_ A_ \TO ...t.w.d.'s Vii. \seeds- G♦� AI.A • `` \� - vtr.. v .:.x.�>'•:.• go is Seeded Lemn \ 4, J�! 1/ . , ;t•,:G yfi:•r:r•X i•:§' :• :, '�. ills �� OeededLa' ,,t ,:.: .F, �_1: ��° W::» .. .r eSTATE Ch "►tom', . 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J I `.,nAr� earn. GARAGE •__ -_- - _ _ -- GARAGE ! 1 • GARAGE ENTRY REAR ELEVATION BLDG TYPE - 4B M 1— ; '" J Li. L_ , __ I . L_I G I 1 11VNGROOM'1 WMGROpY , I wNGRow, ENNGROOM MI UNIT A UNIT C DING DINING UNIT C UNIT A _ 6 DM. BNNG F. L �yl GJ/i J__ x [s] ■ - PATb 1E-1 I g a$ :211.E••. LOWER FLOOR PLAN BLDG. TYPE - 4B O d I =11111i.11111•IMYI. �1111.1E111.1E111.11 0 r- a M- b' ,/z•a'-r s'-s4/'iar-3 z I i f �o, ENDSLEFT) ELEV.'BLDG. TYPE - 4B I EC' I I 11 II I r III I Z ti- '" , I I' it: Z-,1 El I1 �1r� jl 1 V Z �0 " I f �J L� II IL T 'I III 11 . I O I I 1Ir II Ij I n 11 n 1r;rI �� w�c I _J1 III I�__JI JIJLJL ¢� 151 _flr�r�� n III n ur�r�I �---�r-- o z . a -i1 �=_ruiLJL-� 1 IIII j ao �7 I r--- I pl 1 A m 0 o 1 s s 9 _� I I I 1 C7 x F ,v 1 I11 1 11 1 Z. m 1 III _L-- --_II CO m w6 Ell 1 ..- = �.\ III I-- �s iLr-�_- Za W o 0 p •I 1n�"n1__ - L----- cr-IIL_ 1 __J I Y a fZ� -1�1�L�Gm�11�11((0� - • -•�kili':Iti4�!L MM. •1 n-u --.. '-.- S'-0- 6'-6• 6'-6• $-�—$�- B'-D•—FOUNDATION PLAN BLDG. TYPE - 4B OF ENZRIGHT) ELEV. BLDG. TYPE - 4B -4~ 4B •G 0 I I / 11MM ,�III� IIIIII.. \_ SALESAAGR' !Ili .ilk Ii10111..111.11.1.111.... - IIM.III.IIU.IIIIMll COW.. GGE ENTRY cUkfttJJk -- $ _ NORTHEAST ELEVATION (POOL SIDE) � i ^ II ' I PAT" .fvJ LOUNGE iii L E _• -- .. - • WOMEN AEN 111 Il/ II.IIII.R 1 IIIII.I1111n. — .AI�IIII■IOII 11 R71.11111.... 11110-- ..61 11.11 =���� iaiitiiil mo��_ 1 COMMUNITY BLDG. PLAN _ _.... lulus uu= V .�w..... ...... _uu .:- ■nnm - - Iprn SOUTHWEST ELEVATION � !6'-5- A lit'�h'e., ) 'm ^ E.a .� —'YIl{'ll 1M1'fYIY — x F II ..::::::=11.1111I�1,71}Ly�I�{'{11111■Iit- . b W . ..u.o_IIILIIIyllalllll - J '„[�'o CNN iiii—IIIIII.II®®®111.1111 m. -�` - ~ I� o U m SOUTHEAST ELEVATION *a-o: D —ice o.C. '" 2 E % d� _ 11 zg Q iu. 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Ir.'4%,'AV' :i-.41. 1` / � ` '♦` a` ' • ' '� .by \�� �``� ♦ 4 ,' • \-„' % .7,,'S' .,% .\\''';- / I.41#14# -'''''''‘' 1 '—• 0' 44,14.-A,1 ,Ite,* Afft.4A,, ,,,,,,„-- ., *'\-- i / klitsillt.',71 sv,,,Et. ,Izeit,w,yovio, s• ,/ ,, • -_.\-- .\ , \ .....- ......_ ....- .....- ....„ ....- ....- ..-- ....-- ... ,, / ar '� r r m-- '' • \<. ♦ \ \.'♦ `N +T -rq,--- a___ arra*:G-r r--w1--0, \ � ®, rr- —_Q�I �r • _ ♦`>_ •n�>_. ,�. •;�'-.mil �—as-m �` .a "' '18 r_"L:, ". '.�"'�''"'L \ \ `\\ • NE 44‘PA*0011:111".1.\jr. .\!;11--''' / / ir,;: /4__ iteder . cr., ,2. 4,12 ilizgly_i.„ ..- Iwig4.1" &I • , _____ \' , , Poo -,,,,,. , \ 1 •t♦ \\ i + --- -li- -_* ! p ' "' ,i , I . i r •A� J ` acaa.nox,a wune \ ♦ �♦' ♦ �IP)' it P'�',= - ILDING DESIGNATION—TOWNHOUSE UNITS \ \tea„ ... II ♦♦fir-`. \ ��,'. ,\ UNIT DESIGNATION �' ♦ fir \♦ r. BARRONara :�n,na„»a�O UNIT �. .� �' cxl=�n,ne.wmw a� al �wrn a n=a.n,na. z aal —� 1042 ♦•+ ♦41� s flei�i� -. EASEL..AR. 3Ba/x'`2 BATH°a,UNIT BLE°ARAE So rr c x m ' M x w+n:H,H IF yI` ♦ aATM ENO UNIT uu am/G.A. � u 1 �n n�TM ®� r Ic h Al' \ ...Bill ING DESIGNAT1 -FLAT UNITS J �) / BR/2,n a _ a.E FT c•a U.�a> 03 z FI.n,n a„« °ern •I=FIFn amp uma a. / \ �, O� / r1 oFT,.aEo�.Uw,�. U E"F 2'�n n a.TM/m. T Ua,�GARAGE 36z w Fr c o oral ®nc. I,I =OR/2�n o,,. ,_aLU� uwa ®nc� c•I x x;,x c''''s I uwa ca cU al \ ,� F l r F ENO UNIT. .FT c r.Ururn 1:>a a.n•„»cal=ama a c..�x�q r ` V. /i r / RAILI uw uw,!-ee RE0.)oa ors=w FT\(HUNTS) A M 84n Vi e:m u=74 a A A e) �n e:,'•i� TOT.o Fur um \ ER/2 a,T.FLAT UNIT Uo.w FT c.e UN.) amG.= cx/=rA+n vx BA. a BUNS a.A cl =PROECT TOTAL 205 UNITS \ r :., x G+n.,w FIAT UNT .•• �. •SO FT c.>a u..al c=I x BR/2 1n a. lo UNITS ,arw o Ta..o■INT. r _na T.FIAT aa.�Fr ccumrsl� `p5fjrPARKING(PROVIDEDuw1)(a�0.) T.c.s?auTµ*as(ww.ar ug) COMMUNIT/BUILDIN LOUNGE NIN G 47 INCLUDES: \FA I' I C,,,,'A:„<:,, ¢s,2 a TwFAsr a.m,aT =a UNITS�sfcwo.xr ) MANAGERSaF a ORTM,EST a.aa.aT I.�o,ar USE, SITE PLANASSOCIATON OFT STI.E7 ac�oNOT RIB SHADONIPIwr a' WO:Ul• o.a"�T PA " SHADOWKAT OVERLAY AG,- \ Tom TEN au.n..cs,.E KT.�E.100.To„=FT FI LE,.GT. .A m PA a F Ar a" _ — / KE�'AP 40 ."'°"°off. \ X / l \ry \ifffr ff a E.ea I.acP.a E— _ /I \ \ gp 4'Y q"\ MOT-Tfl� _ U 0w. . \ 0 : \\ \ /��14 I \ of \ \\ \ s� / B AaN d \\ \ ,_\,_______ - - - > ' \ :I _ [Coof .-. ♦ \ \ ac \\\ \ Gli 41� El s� ` I // \,,,, / �Yp am ♦g \ \ �a` e ` /// ,�. ,rP sB• ewai w T �\ \ \ /a-/ \ _� / // >, TYPICAL PARKING R \ ,� '}' \ ♦,� ��\\ '\ \\ \ _',•�, r-' . e�,♦ / r__ --/�/k // \ NO COMPACT STALLS CURB Z N. E.o rs. 0 et m 1 w \� f \ .\\ ` ♦ cveviwwc ,VW_...„/AV'i� ,�� // ,// Mkt/ ,--\HDCP PARKING \ +DI / raN stow / \ 0 / \\ \ tea;„\ ,` \ �♦ �� �^ . /fP /� \ itio�\ At f // ROYAL xu=Ga� le..441k• \ \\ >,- 'c'<k- 0 "... ,„..., **** ..: \ \,,,,,,, . e s'" ••11g. 10.,A )-<,, 1 '''c''' 0.,'"' 1,. ,E0 \ i1\ - - ;; - ---i :- / la 1 \/ • ♦ , . , ET+P�o \ . . \ , . N.1,t**V?. • •SW:**• ..... , ,..- . \ ,\ ill VIT414. • th".1. ‘e, • Ac_. 't. it. ir**. . ***0 os ... ..• m+, • *Sr., \,'/ /' /'/ /'/ \ AB a at/ ♦I' l 11 `�.�1 ���" ,��,,�♦ ♦ �� �,. �,,� \\ ■ '/ /'/ a�� ,��%/ "Ilk/ 1 1�.` ♦ x 413 ■ - 4A \ ' ea• ♦' ;/ l if4 ,� liter �� i t�� is, ses. �' - ►� � - Mite nE • BARRIER VA 4 ,��♦ ♦ ��� / � +:Wes m // ���♦♦ ��,,4 / UNIT DESIGNATION UNIT z BATH wTERIOR UNI SNTaE BUILDI r ESIGNAGON-TOWNHOUSE UNITS, V, ♦ ♦ ♦ lOgii Ban In BA 1BBB SO T Gv UNITS) BR/2 I/z BATH/DEN e e) BUI.ING DESIGNATIa. -FLAT UNITS\ V\ xH ♦��,/ / B/2 n BATH wo UNIT FT(:UNITS) ATM +,UNITS iBNE BEnaGa./OxE BATH ON MaN no�ay`GARAGE ) a :BR/1 ATH ATM r BLOCS B UNITS (F F) BLOC B B):BRn• SLUGS 30 ,s_(lc( Hro BR/2+/:BATH ENO UNIT r NB UNITS (s) :./z BATH (cc cc GC) ��� / // z B/:v:BATH INTER OR UNIT B E GARAGE IO:sB BLE GARAGE 1342 SO n I O UN s) s N/A,/B (a A A A (:)B BR/1 (HOOP) (J=Gr HOGH) / / BR/2 2 BATH/DEN END UN r FT(:UM.) ) BR/ In B"'" BR/T BATH `O" B n H')END FT I B UNIT) (a):BBn VII ���� // uswwr AREA fw UNIT)(B RED)DOUBLE NITS :RAT.a • \ / BR/2 BATH Fur UNIT n Go UNITS) (z)B WA +/z eAm �B BIDGs Ts (c A A c) PROJECT TOTAL 205 UNITS B \ / OPEN RECREATION AREA UNIT H :Ban BATH Fur UNIT r ORT.N 0 CARPORT 894 SO n as UNIN.) a):Ban,/:BAT ENTRANCE GEFIrB // / i�/��\ UNIT z ;Bnsa�TTMc xoca unip(s a[B)SHARED CARPORT sIc son fi uxirs) _ (i)z;VA�n BATM s BOGS +B uNirz (`A"c) COMMUNITY BUILDING N<7 INCLUDES SOUT.ES LOUNGE VON KITCHENETTE ERCISE ROOM \� // r DRPIVEWAY PROVIDED NORTHWEST Ts(PRIM., SEu TOTAL IN TOWNHOUSE oars vc/cA MAN AREA AGERS la `\ / UNITS s(scONDARr SE) ASSOCIATION Ts(SECONDARYUSE) HOT TUB \' yATGH O OFF STREET PAWN°15D TOTAL 205 UN.NE ON STREET PARKING PAVED PAno Pur AREA AGE coca SITE PLAN Or \ TOTAL aae THREE BUILDINGS ARE IN EXCESS0+o0T Iry 0E0GTx . 2r i - -= _ _ _ _==_ _ �` 'I 1 1, K. _=-- _ _=-_ _ _ ____ _ a;==;= I 1; ; - g ilk. .:� I'� ,. �:, I FRONT ELEVATIONIIEDS0011, _ „ SCALE:t/e•-,•-o• __UN �nHma,: em20c,i 2 e®,mw, 'r.®uCw' ;CDROM] = BEDROOM I 1 H - UN G UN 0 - UPPER FLOOR PLAN - 8A 4 SCALE:1/e•-1-O TM.(z)LEVELS IIIII1iiiiill_IIIIIIII1111111 II _m ■■- 1,. E 1 ;, 111111111111111 11111111111.1. 1. o Pli ' __4 uvrxuw Qp L_ r'^ec= Ervxcaoeu a�����'�'-� trvr�cnoo,+ H & . UNIT J },✓ UNIT G UNIT J 8 UNIT G BACK ELEVATION • Jr==a, LI La+zR n_;a, . `mal, -RL SCALE:,/1+ ,'-o• • ...' . ICE__SlOr.I� i,. �'-! ' BA,x emmou 1 emu0m,+ _ J= eEnnoce+a� �imrsoou a S .-..‘4111111111111_7" - _ I j=! LOWER FLOOR PLAN - 8B w F i ,,,,,, I a= SCALE 1/8,1._0. - elllll l x a E...)I _II C _1,, - U 2 _ END ELEVATION ,r 1En� r. �� SCALE:,/e-1 a � ■, i E d y I I I I Vo II II ~1=Y t II II W° a W ,.... ;:rt.: .._ —-- a � a h UNIT J UNIT 0 UNIT 0 UNIT J O III II- ,le u)03 w I Y°ga il END ELEVATION :Z 01011 FOUNDATION PLAN SCALE:1/1 1.-0' 8A,.-�OP ,i • eAw.xn Symbol Type of Vegetation: DATE: `\ 7/12/99 Ev®reen Treae, _ fi•<,1 i► x ev«me en eve. W Ler ,.� 9 1 ... FL > O o k Idueue Tram: i. fi .... Medlum D« U 7�I e•eu v«Iduow ttooe: a i. v'"'�"ueeis ::>.:� carol uu e Y° a t eje:- :•wiv:\ eoodod Leen — - enduoue&rNoe:♦ Ler eD O g '� G 1 t � 3 l :Y < a° . emell Declduow eirub: �:a CWFi:• 7 O Fr4•• .o,,� ,It ��11• bti° �yao •`.ti L E NW� A � Q gmt: D°t fa z>:• dW0 i�-�` EF( � •v:® Z °W� i °` U 11:off _ _ �o _I r� :s� � � v t` � M ^n / •v e •` .!0- 1 ` :4� r F ee� r • ® 1 F f W n1 1 a� S.' \ tl G e,:k a i �. n i i U S va„d a cev 1 3 O v1111P. k 4 •I m>• g , C firm) - G z�- t to lQ �eL 1 - .I eaeetFNr cr _ p8 �P '�!� C \� ,s� .<I♦ s � \ t3 • ill ® co ,.,,,,„0: 0, 11. b \ ' �11 of �.: ,a `. � c (:\ill' 0 . . 11 \ ;: \ `3 `rC,`/ \\•al •\ `: e/aesm-rt ace, 0 •',Seeded 1.dan 1' 4, evaded Leun • J111k \ I`t•.. - ``' ��• w.\,� .`(�• �� do Fw.. o, beetled Leun b• ['�^ � f. OF ��l 1 t , ` e ,,,,. �• �; rZ• evaded Leon �u'd •-(�•'/'1', ` , .'t�ill \4 • ® u� �oo�r. . k •"� r .w STATE � I. l U 3- F. \ 1 i I 1 �a3^' gat..": Oeaarsr ♦ 6 e� sl .f� .o t >•i l: �P.Ia;.■01,o, M ire:, :ol :., :�.. .m ter) w;, '�aa� ... .:.:..::::::.:..:: I ,.5, ..., a.\ `ooe/�. ' It °•.�'C7 .'�°o:� -tl•' Iiiiiieigriggie :::at• . ";l ,, Y- foe vfli��� .J-o \ `r? V I°c- i \ ��Oo a ° 4 1 :;:t t. `�a G e 111P41.4* r .� l e.�so 1 ''< 1�u rc.a Y. ao. ,..,tee:, r �•_ •.:::�;:. exceed wun .. 9� °Y v.� 1 °.J o l� �14�+ o C Y e_ °a.,. a •..-, '� �•>� v I �a 'c i •7n, \ ,a . 1 i• t � "'t �o �... `off ,m �� < I v: .el� 'iJ f h.- • J 151". \ itl t/ x a.. s.,. ..� . �e,.e t:. . k r.,. �,a . . am k o:7� ♦ I 4�. °Da• r�a°/ 1 l rT 7r ) d+ ei ti. s/ A 9n� a 1 /.4fifiviii, ,g.q0,..at..z.,:,.. 4-e>igi.„6 I tiV- ` .o' I •J "go- 0,1 � Imo•, w,�v L 3? of �I) 1 .,1 ••:C,I • }:j::::d r•:p .:�`r �/ ►� ►, .``c: -.Jl J ,,1 imib oir 1s.a."..air ,� seeded Lem ,le••�_ :. r.••' i t lor` ,, , `—.gil xt'- (I r a .; p U -.a :.`.•• ,_� �t�- \ -- am@ .-/-1)_• .rt „sal 'O' 14 °c,J ;o'+p�.�'.t ,- '%i::a :•••:,... Smacked Lem l rtr'/ ` _ _ _ _ beetled Lawn J \, `� '�11,•,r • ',k Jl ® 7H beaded Leun ® •' t•r. pa.W.T r&aw MATCH UK ® ,' .�k. '.• SGALE 1• = 40' , ® ® 'k_ ��� 40'20.0' 40• 80' ® - •"a`k k I .' a:i W �I. _;c41- ! � {, ,/., SHEET o. P ill 1 . I DATE: • 4/1g/99 k W a a 0 4:& 1 J ^41 U �f�:SS5,..t::nArr-.N.r� 9 i ^e i ;4 ;; .2. Symbol Type of Vegetation: gE. • i ;" .1. Evergreen Trews o i Z ' 111111111"1 s1 O urge Deciduous Tram -44t6.-aiiiiiiiitoo-g4to ri*ill*.•°W-t)e\ .1 f 34 I QOi i'o8 i ► e email Deciduous Trees: •Q}'y + i.• ql,�1100(�O 4• . �♦ f: o .s rubs Email Deciduous 6Ynd�: iri Large Evergreen Brvbs vzz(•, =. •l .4Y{♦1. ottPti "+,.i.00:00TAY. rn ''*ct.,_ 4,0 .." Prf��.Dii♦. Esall Evergreen&rb: . �■� • c..:09:��-'�., :.,L'�i a• _�.. Existing Vegetation ® caa.xovr TYPICAL FLAT LANDSCAPE PLAN TYPICAL BLDG W/HANDICAP UNIT LANDSCAPE PLAN • STATE OF .. i,f*Ph40`*-.1 *WV%..i.,/.'ls-'-',°,•.11 it'9i4.0."°..4.:4,.,„,-.---:'.,.•.-:.':'''".:,:,.)•k...s--' i A1,7,jri 6.Ot.... LA" aEc,5 RT "tc♦ibti' off• :i. .. rs?Liah' O �° ':'.: tsi• COMMUNITY l Ka ♦ •per• BUILDING 0:!• 4. G •:•-r 94 0<,8 `,�hf e41 4 ty' ....• TYPICAL TOWNHOUSE LANDSCAPE PLAN COI&9l1ITTY BLDG LANDSCAPE PLAN SHEET er , 2 . kt FRONT ELEV. BLDG. TYPE - 8B SCALE:1/8•-1.-0• LAm oROcu Ln...... UNIT G UNIT G b � €1 TI*1 e�,Rr e+mr Ti E _l.11._. _. 1wIWmi M BmRoou,I BEMOdI i BEDROOM 2 BEDROOM, �IIIIIIIIIIIIiIiIIIIIIIIIIIIIIII== IRS!_ i- --1ii! - _ - •_ - FLOOR PLAN BLDG. TYPE - 8B SCALE:L/8•-v-0• 1TP.(3)LEVELS REAR ELEV. BLDG. TYPE - 8B SCUD:1/8•-P-o• _pi ,1 . __ 0 ..‹,,i a F. . 1 1, 1 .. a\ :i.: ,, . 1 , . ,, 1 z . II . . O �` END ELEV. BLDG. TYPE - 8B c $ ,.€ SCALE:1/B•-1'-0• V TiIT G UNIT G 0 ¢ z U O< F r i 1 S W m g a I i I z� as I FOUNDATION PLAN BLDG. TYPE - 8B Z RI4 CO i ® SCALE:1/8•-1.-0• W O) O m II— Y Li.2x2 END ELEV. BLDG. TYPE - 8B oL= SCALE 1/E•-1.-0• 6B r �' Ow Ste' of Ibis 98401 162305 9078 - CITY OF RENTON. {� I 200 Mill Ave S Renton, WA 98055-2132 212305 9066 212305 9067 1 12123059069 ) CITY OF RENTON CITY OF RENTON CITY OF RENTON 100 S 2nd St 100 S 2nd St e . 200 Mill Ave S Renton, WA 98055-2013 Renton,WA 98055-2013 Renton,WA 98055-2132 s) po9d' So(AAA i• �r I ,, , J _J , , Robert Strachan I Larry L Palmer 1406 Indrx Ave SE 1305 Harrington Ave SE Renton- WA 98058 i Renton WA 98058 i (Bonneville Power Adm. - DEnvironmental Protection I 1200 6th Avenue 1 r v : Seattle, WA 98101 ( • Teresa Buettner , Rudy & Jerry Adams 1301 . Harrington Ave SE 1309 -Harrington Ave SE Renton _WA 98058 Renton WA 98058 y � f Leonard Plodzien 1402 Index Abe SE .. Renton, WA 98058 1.9 • � George H Nelson Royal Hills Assoc 61) 1313 Harrington Ave SE A 2810 E Lake Ave E % Renton WA 98058 iF Seattle ;WA 98102 Harchand S Malhi 1317 Harrington Ave SE Renton WA 98058 . 1 J 1 . - ea 0-",.1/L.)1r' 1lU V • •/ I I Puget Sound'Energy Puget Sound Energy j City of Renton P.O.Box 90868 , • P.O.Box 90868 200 Mill Avenue South Bellevue,WA 98009 Bellevue,WA 98009 ; 1 Renton,WA 98055 • City of Renton City of Renton City Hall City' of Renton I 1 1 200 Mill Avenue South I 200 Mill Avenue South City Hall Renton WA 98055 1 200 Mill Avenue South Renton,WA 98055 Renton,WA 98055 11 — jI • 1 : I United States Royal Hills Association 1 City of Renton Bonneville Power,Sub Station I ; II „d 2810 East Lake Avenue East 100 South 2 Street 1300 Edmonds Avenue NE Seattle,WA 98102 Renton,WA 98055 Renton,WA,98056 I ; ' I II !, II ; II City of Renton City of Renton : 1 City of Renton 200 Mill Avenue South I 200 Mill Avenue South , 1 200 Mill Avenue South Renton,WA 98055 I i Renton,WA 98055 ' 1 Renton,WA 98055 III II j — — — ( I ) 1 ' Edward&Christina Arreola I Melvin Carpenter Kenneth&Gayle Evetts 1320 Lake Youngs Way SE 1319 Lake Youngs Way SE 11325 Lake Youngs Way SE Renton,WA 98058 1 Renton,WA 98058 I 1 Renton,WA 98058 I - I ; I . Paul Dean 1 Paul Dean ; I Timothy&Tina Riffle 1401 Lake Youngs Way SE 1 I 1401 Lake Youngs Way SE I 1409 Lake Youngs Way SE Renton,WA 98058 1 ; Renton,WA 98058 I Renton,WA 98058 I1 I ' Donald Sc1 olzen Don&Marie Little I Wendell&Ann Reed - 2640 Lake Youngs Court SE 1 i 2632 Lake Youngs Court SE ' 2626 Lake Youngs Court SE Renton,WA 98058 Renton,WA 98058 Renton,WA 98058 1 Michael Saunders I Gregory McDonald Hupe Sandra L Swan ! Gurmit&Mohinder Gill 2616 Lake Youngs Court SE Y 1, 1409 Harrington Avenue SE 2608 Lake Youngs Court SE Renton,WA 98058 Renton,WA 98058 Renton,WA 98058 ;1 1 Jason Thanh Huh Arlen Notch 11 Harchand Malhi 1405 Harrington Avenue SE 1 Lynn My Thai 1317 Harrington Avenue SE Renton,WA, 98058 1 14206 SE 188 Way I Renton,WA 98058 Renton,WA 98058 '1 11 George Nelson Rudy&Jerry Adams Larry Palmer 1313 Harrington Avenue SE 1309 Harrington Avenue SE I 1 1305 Harrington Avenue SE Renton,WA' 98058 j Renton,WA 98058 ' I Renton,WA 98058 i I — — 1 .. Teresa Buettner Leonard Plodzien Robert Strachan 1301 Harrington Avenue SE 1402 Index Avenue SE I ! 1406 Index Avenue SE Renton,WA 98058 Renton,WA 98058 Renton,WA 98058 Andrew Hi11/Kim Tanaka I Francisco Gaspay I ! Timothy Tran 1410 Index Avenue SE ! . 1414 Index Avenue SE 19324 138th Avenue SE Renton,WA 98058 Renton,WA 98058 Renton,WA 98058 ' -< James Nakata Jeffrey Suenaga Bobby&Lavonne Sayler 1306 Harrington Avenue SE 1300 Harrington Avenue SE 1407 Index Avenue SE Renton,WA 98058 I Renton,WA 98058 Renton,WA 98058 ' % I ' 2 ,; Matthew&Julie Omelas 1 Edward Martz Joyce Follis 1408 Harrington Avenue SE I 3406 SE 16th Place 3400 SE 16th Place Renton,WA ,98058 I Renton,WA 98058 I Renton,WA 98058 , Paul Thronson Bruce Higgins 1 Marc Taylor/Leona Lyon 1402 Olympia Avenue SE 1401 Olympia Avenue SE L ! 1409 Olympia Avenue SE Renton,WA 98058 I ' Renton,WA 98058 Renton,WA 98058 I � Carol Franks ! Simon Tran Timothy&Evelyn Lutz 1413 Olympia Avenue SE I 1410 Newport Court SE , I 1324 Lake Youngs Way SE Renton,WA 98058 Renton,WA 98058 Renton,WA 98058 — ! — Gurmit&Mohilnder Gill Norwood McCleave 19314 138th Avenue SE 1408 Lake Youngs Way SE ' ! 5511c.028 Renton,WA198058 Renton,WA 98058 i I ! , I : I1 ' I , I , I I I 1 G Y� Sel ILJJJ\ v c V\ I Puget Sound Energy Puget Sound Energy I City of Renton P.O.Box 90868 P.O.Box 90868 I 200 Mill Avenue South Bellevue,WA 98009I Bellevue,WA 98009 ; I Renton,WA 98055 , I I City of Renton City of Renton City Hall City of Renton I City Hall ' 200 Mill Avenue South I 200 Mill Avenue South Renton WA 98055 200 Mill Avenue South Renton,WA 98055 ; I I Renton,WA 98055 Fill ; I ( United States I I Royal Hills Association City of Renton Bonneville Power Sub Station 2810 East Lake Avenue East 100 South 2nd Street 1300 Edmonds Avenue NE I I I Renton,WA 98056 Seattle,WA 98102 Renton,WA 98055 I , I City of Renton I , City of Renton i City of Renton 200 Mill Avenue South I 200 Mill Avenue South I i 200 Mill Avenue South Renton,WA 98055 I I Renton,WA 98055 I - Renton,WA 98055 II II I 1 ' I ' I Edward&Christina Arreola I , Melvin Carpenter I Kenneth&Gayle Evetts 1320 Lake Youngs Way SE 1319 Lake Youngs Way SE 1325 Lake Youngs Way SE Renton,WA 98058 Renton,WA 98058 Renton,WA 98058 — — I . , 1 11 I ' Paul Dean I i Paul Dean ' I Timothy&Tina Riffle 1401 Lake Youngs Way SE III 1401 Lake Youngs Way SE I 1409 Lake Youngs Way SE Renton,WAI 98058 I Renton,WA 98058 I Renton,WA 98058 -- — — I Donald Scholzen Don&Marie Little 1 ! Wendell&Ann Reed 2640 Lake Youngs Court SE 2632 Lake Youngs Court SE 1 2626 Lake Youngs Court SE Renton,WA 98058 Renton,WA 98058 ; Renton,WA 98058 II ; 1 ! Michael Saunders II Gregory McDonald Hupe I Gurmit&Mohinder Gill 2616 Lake Youngs Court SE Sandra Lynn Swan g 2608 Lake Youngs Court SE 1 1409 Harrington Avenue SE Renton,WA 98058 Renton,WA 98058 ' Renton,WA 98058 II I Arlen Notch Jason Thanh Huynh Harchand Malhi 1405 Harrington Avenue SE Lynn My hai 1 1317 Harrington Avenue SE Renton,WA 98058 I 14206 SE 188thWay I I Renton,WA 98058 Renton,WA 98058 I I ' I - — 11 George Nelson Rudy&Jerry Adams ; 1 Larry Palmer 1313 Harrington'Avenue SE 1 1309 Harrington Avenue SE 1305 Harrington Avenue SE Renton,WA 98058 Renton,WA 98058 1 Renton,WA 98058 'I i , 1 1 • 1 1 1 I Teresa Buettner F Leonard Plodzien 1 Robert Strachan 1301 Harrington Avenue SE ', 1402 Index Avenue SE 1 1406 Index Avenue SE Renton,WA 98058 Renton,WA 98058 Renton,WA 98058 I 1 II I i l Andrew Hill/Kim Tanaka I I Francisco Gaspay I 1 Timothy Tran 1410 Index Avenue SE I 1414 Index Avenue SE ' I 19324 138th Avenue SE Renton,WA 98058 1 Renton,WA 98058 I Renton,WA 98058 l ; III I ( ' 1 Jame I s N lakata � i Jeffrey Suenaga Bobby&Lavonne Sayler 1306 Harrington!Avenue SE I 11 1300 Harrington Avenue SE I 1407 Index Avenue SE Renton,WA 98058 1 Renton,WA 98058 j I Renton,WA 98058 I it ; II ) I -- — 1 — — — I Matthew&Julie Omelas 1 Edward Martz 1 ' ; Joyce Follis 1408 Harrington Avenue SE 1 3406 SE 16th Place 1 I ' 3400 SE 16th Place Renton,WA 98058 1 , Renton,WA 98058 I I Renton,WA 98058 1 ; I Paul Thronson 1 I Bruce Higgins ' I Marc Taylor/Leona Lyon 1402 Olympia Avenue SE 11 1401 Olympia Avenue SE ! I 1409 Olympia Avenue SE Renton,WA 98058 1 Renton,WA 98058 j I Renton,WA 98058 II . 1 I ! H . 1 , Carol Franks 1 I Simon Tran ; 1 Timothy&Evelyn Lutz 1413 Olympia Avenue SE I 1410 Newport Court SE 1 1324 Lake Youngs Way SE Renton,WA 98058 1 Renton,WA 98058 1 Renton,WA 98058 1I ; 1 1I ; 1 Gurmit&Mohinder Gill I 1 Norwood McCleave I 19314 138t?,venue SE 1 I 1408 Lake Youngs Way SE ' I 5511c.028 Renton,WA 98058 1 Renton,WA 98058 I 1 1 J I —, I I 1 11 1 1 I ! II 1 I 1 ` I 11 II � 1 I 11 ' I l II I I> I ` — —1 I ' , I I Il 1 , II 1 ' II I II 1 , ' 1 r 1 1 I i 8 0 CITY OF RENTON . . . • arsawn. ..4j="7,176ffras IMIlle ....18••••Ma - • mil. Planning/Building/Public Works CCao1.1CC1 \4. A ,•. '1,7)Dge.jD,r.t 1055 South Grady Way - Renton Washington 98055 19 9 Ag Aoi Zr2a diZa,m,:. ,........3r....d..........0........i...41 :**ft • 1 zi * ADDRESS SERVICE REQUESTED ..— Q.aT, \ , ru METER 7204269 u•S.:POSTAGE ...t e ._ Vb -' . • 4. :``-;-.4- ', '',, ' - ' " Ir.'i'. %I.e.;;h•-.J,...1 k:i ::::, _ k : . . United States cild ---, Bonneville Power Sub Station 1300 Edmonds Avenue NE - - Renton,WA 98056 ITO WRITE".'. "-. I' ' —, DAV 2 r."3)1/2 DDRESS ,Ci) ! 1 •P'r, A d r,0 :J N K N 0 W N — • \ - i' zs. • _ 4/ . 4 v is-,-.-62 119.82856 ii11,111111ilimilillitiltilitiliiiiiiiiitiliali1111111111,1 ' 4. . IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIPIIIIIIPIIIIMIMWMIMP _ 0 0 CITY OF RENTON 0 ,.-----,24. 4==............_.___, , I .71 ir A 4 -°/.4037 — ...u. Planning/Building/Public Works 1055 South Grady Way - Renton Washington 98055 o , col-4 AUG 1 1'9 9 0/.4 a :: @ 3 0 xmizet . 111 Ca CC CC ADDRESS SERVICE REQUESTED a.IT. METER 7204260 ti.S.'POSTAGe * 7-^t ,-,,T,-;-1i4.;,,,:::-24'..v; ';•1 --': 1 7 '''''''"7).::7: tfl ii,,-_,L-',!. .:.•; ; :' ;.1;,),;,,--,:, 1\,-!? • - ' ' .. 1 Gurrnit&Mohinder Gill ,...•• . 1409 Harrington Avenue SE . Renton,WA 98058 . = NOT OELI VERABLE '.2,;1`f EL , AS ADDRESSED -3 .- . UNABLE TO FORWARD RETURN TO SENDER a;,_ . --,,:i• 1:487fse"::-..*:::-..,,-7I 1.1.1..1.1 ..ii . 1.1 1 ...1.1.1. . 1. .ii. .i I iLisihshiLa..13.,misiii,i ,:1"-i•—•til:11:i1111„:1,1:1,1,1„1:111,1 7 311 .-.' I , ----, - ..__ A - a 0 CITY OF RENT ON ....._- ,..=.ia Planning/Building/Public Works rz. -4.1 cc ... 0 0 , AUG I 19 9 0,..i...eg ..1 1055 South Grady Way - Renton Washington 98055 ca ..asmin .... u4 cc ' PB METER ADDRESS SERVICE REQUESTED \ \--, "._ - ;- r 7204260 U.'S:POSTAGE ..,]:1. "•-o Paul'Thronson 1402 Olympia Avenue SE Renton,WA 98058 NOT DELI VERABI.E 1 666/ AS ADDRESSED 4--. ..c. ;', IY ET LINABLE TO FORWA ...._ RD -'1, m 3 ii II il iiii ilr 1 RETURN TO SENDER 1.. •?-fift4S17::..7-!-71 „ , III - VI -I I\--4 , JUN.30.1999. 12:32PM SCL Rq- 1, ESTATE SERVICES � NO.941 P.1/2 t Cjii) City of Seattle Paul Schell,Mayor Seattle City Light , Poet-It•Fax Note 7671 oate4/30 p,g®p►� Gary Zarker;Superintendent ; ToJeNNhc&g.774:4/v/4 Rams, Lccie•to)/ June 29, 1999 Co./Dept/'rf OGirE4,. O co.Se L. Phone# Phhop�p�I�I�-6 f54-3 ra(72— Butco Construction,Inc. Fax4�, -130-7340 F GLL —Z33-Z760 Attn: Dick Butko P.O.Box 3266 Federal Way, Washington-98063 - 3266 Dear Mr.Butko: Re: Kensington Creek Condominium Project,Renton Washington—PM#230521-2-001 I have received your letter, dated June 21, 1999, regarding your proposed Kensington Creek Condominium development in Renton Highlands, After reviewing your sketch it is still unclear whether or not your proposed development will potentially and adversely affect Seattle City Light's 200 foot right-of-way located within and through the Northwest Quarter of Section 21,Township 23 North,Range 5 East of W.M. Will you please send me complete plans and profiles of your proposed project development indicating what your proposals are within the right-of-way owned by Seattle City Light and what impact they will have on this section of right-of-way.Any installation within this right- of-way will require the issuance of written approval from Seattle City Light prior to the commencement of construction of any ldnd. The following outlined comprehensive plans with associated profiles delineating improvements and site development are required for submittal before Seattle City Light engineering and power line maintenance staffs will be able to review and comment on the above referenced development for Kensington Creek Condominium. 1, Site Plan 2. Utility Plans.&Profiles a. Water b. Sewer c. Storm Water &Retention Ponds d. Gas e, Electricity f. Phone&TCI Cable&Fiber Optics 3., Landscaping &Signage 4. Recreation Areas 5. Parking including RV Parking& Storage Areas • 6. Outdoor Lighting with design standards used 7. Sidewalk and Road crossings Your submittal of two complete sets of these/required plans and profiles will be appreciated. 700 Fifth Avenue,Suite 3300,Seattle,WA 98104-5031 Tel:(206)625-3000,TTYITDD:(206)684-3225,Fax:(206)625-3709 An equal employment opportunity,affirmative action employer.Accommodations for people with disabilities provided upon request, JUN.30.1999 12 33PM SCL REAL ESTATE SERVICES , NO.941 0P.2/2 (.4.7D - eitz It is an essential element in our approval process that our engineering and maintenance personnel review and comment on the preliminary design drawings prior to Seattle City Light's determining whether or not.to approve or deny the any proposed improvements or development to be located within our right-of-way. Your request for consent should address any and all proposed improvements or development within the 200-foot segment of Seattle City Light right-of-way. The consent agreement to "Mr. Al Parlcer" which you have referred to is no longer a valid agreement. This agreement was submitted in 1987 and does not meet prevalent requirements. Should you have any questions, please give me a call at (206) 684-5970 in Seattle. Your early attention to this request will be greatly appreciated. • Sincerely, • rJ�� William P. Cluckey Senior Real Property Agent Real Estate Services • cc. Mr.Dick Downs,PSE Ms.Jill Gaston,BPA• • • . r i�\ City of Seattle William P. Cluckey • Senior Real Property Agent Seattle City Light Real Estate Services 700 Fifth Avenue,Suite 3300 Seattle,WA98104.5031 Tel:(206 684•3872 Room Number 2808 Foe:(206`233.2760 www.ci.eeaKle.wo.ue bill.cluckeY@ci.seoftle.wo.us • • 700 Fifth Avenue,Suite 3300,Seattle,WA 98104-5031 • Tel:(206)625.3000,TTYITpD;(206)684.3225,Fax:(206)625.3709 An equal employment'oppoRunity,affirmative action employer.Accommodations for people with disabilities provided upon request. , _„ ISA �,. ;,� S` CITY l�-AE' RENTON LIO N Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator April 23, 1999 Mr. Dick Blutko Bealko PO Box 3266 Federal Way,WA 98633 SUBJECT: KENSINGTON CREST CONDOMINIUMS(FILE NO.LUA-98-161,SA-H, CU-H,V-H,ECF) Dear Mr.Btitko: I spoke with Lany Fisher of the Washington State Department of Fish and Wildlife following his visit to the Kensington Crest site earlier this month. As I understand it,he met with you on the site to discuss potential concerns regarding discharge of stonnwater from the project to the Cedar River. Mr.Fisher indicated to me that the project should use standard details from the King County Surface Water Design Manual and locate the proposed birdcage above the 100-year flood line. Rip-rap should be installed below the birdcage. Mr.Fisher indicated that Hydraulic Permit Approval would be required by his agency for project. Please contact Lany Fisher with your questions regarding this correspondence. He can be reached at(425)64917042. Sincerely, . • VL- �J rmiferfioth Henning Project Manager cc: Project File Dana iMower,DBM Engineers Larry Fisher,WDFW H:\DI VISION.SIDE VELOP.SER\DEV&PLAN.ING\PROJECTS\98-161\fishltr.doc 1055 South Grady Way-Renton,Washington 98055 • III f'I�n.:...................•....enoi-.....,...i..A.........t..i nnoi.......,........•...... • t % Geoff%Engineers February 26, 1999 Consulting Engineers and Geoscientists OF TA Offices in Washington, Butko Construction, Inc. IVO D RFNTo�N/l Oregon,and Alaska P.O. Box 3266 �� '999 Federali Way, Washington 98063 Attention: Dick Butko Revised Letter Report Geotechnical Services Discharge Pipe Alignment Evaluation Kensington Crest Development Renton, Washington GEI File No. 7016-001-01 INTRODUCTION This revised letter presents the results of our evaluation of site conditions along the proposed stormwater discharge pipeline alignment at your property in.Renton, Washington. The property encompasses approximately 45 acres and is located between Royal Hills Drive and the Cedar River in southeast Renton. We understand that a multi-family residential development is proposed for the site, and that the project will be named Kensington Crest. We completed a geotechnical consultation report for this site for a previous owner of the property', the Parker PUD Partnership. The report is dated September 26, 1985 (GEI File No. 654-02): We also completed a geotechnical consultation update for you dated October 8, 1998. Ourl current services and this summary letter are provided at your request. Our services are performed in accordance with our proposal dated January 26, 1999, that you authorized at a site meeting on January 26, 1999. SCOPE Our services are to visit the site to evaluate the present conditions along the proposed stormwater discharge pipeline alignment. The services provided by GeoEngineers consisted of the following: 1. Review the existing geotechnical consultation report and other geotechnical data in our files for the site and vicinity. GeoEngineers,Inc. • 8410 154th Avenue N.E. Redmond,WA 98952 Telephone(425)861-6000 Fax(425)861-6050 wwwgeoengineers.com Printed on recycled paper. ,' - Butko Construction, Inc February 26, 1999 Page 2I 2. Visit the site to observe the following: • Physical setting and condition of the property along the pipeline alignment and immediate surrounding area. We will focus particular attention on any sensitive areas on or adjacent to the property,including slopes,landslides, streams and areas of erosion. • Photographs will be taken of noteworthy features,where possible. 3. Discuss our observations with you and your team during the site visit, if you request. 4. Summarize our observations and opinions regarding the pipeline alignment and any perceived geotechnical problems or considerations in a letter. SITE OBSERVATIONS A representative of GeoEngineers met with you on January 26, 1999, visited the site, and performed a reconnaissance of the proposed stormwater discharge alignment. We were not provided with a plan showing the alignment; rather, you indicated the alignment to our representative in the field. It is our understanding that the proposed alignment extends north-northeast from near the northeast corner of the proposed multi-family residential development. The alignment follows an existing gravel road along a utility corridor before descending a relatively steep north- northeast facing slope to discharge near the south bank of the Cedar River. Both above ground power lines and below ground petroleum product pipelines are currently located within the utility corridor. We understand that the proposed stormwater pipeline will consist of an 18-inch-diameter, high density polyethylene (HDPE) pipe. The pipeline will be buried within the existing gravel road that extends from near the northeast corner of the property to the top of the relatively steep slope above the Cedar River. The pipeline will daylight near the top of the slope and extend down the steeper slope segment on the ground surface. The pipe will discharge at the base of the slope into a catch basin and energy dissipater near the edge of the Cedar River. We ;observed no evidence of geologic hazards or concerns along the gravel road portion of the alignment extending from near the northwest corner of the property to the top of the steeper slope segment. The gravel road ranges from about 12 to 20 feet wide, is surfaced with fine to coarse gravel and 1- to 4-inch quarry spalls. The ground surface along the road segment is inclined at 2 to 8 degrees from horizontal (3 to 14 percent). Large depressions are located east and west of the alignment approximately 150 feet south of the top of the steep slope. These depressions may be the result of past surficial gravel mining activities at the site. The slope extending from the north end of the gravel road down to the Cedar River is inclined at 24 to 28 degrees from horizontal (44 to 53 percent) along the proposed alignment. The 50 to 70 foot wide cleared portion of the slope within the utility corridor is vegetated with grass, scotch broom, sword fern, and blackberry. Near surface soils on the slope are composed of light brown fine to coarse sand and gravel with silt. Surface water runoff within the utility corridor is diverted by four water bars (low soil berms) and two 12-inch diameter CMP half- GeoEngineers File No. 7016-001-01-1130 Butko Construction, Inc.' February 26, 1999 Page 3, round culverts. Soils beneath the western portion of the upper half-round culvert have been eroded'by misdirected surface water. The base of the slope is armored with '/- to 3-foot- diameter riprap within about 30 feet of the river's edge. We observed occasional slightly bowed tree trunks on the slope areas adjacent to the utility corridor. This condition is indicative of shallow soil creep on the slope. This type of slope performance is typical for slopes of this inclination. We observed no evidence of deep slope instability on or adjacent to this portion of the pipeline alignment. CONCLUSIONS AND RECOMMENDATIONS We observed no evidence of past or present geologic hazards or concerns along the proposed stormwater discharge pipeline alignment that extends north-northeast from the northeast corner of the proposed Kensington Crest Subdivision to near the south bank of the Cedar River. Nevertheless, care should be taken to ensure that construction and placement of the stormwater pipeline does not disturb the slope excessively, and that the slope is restored such that erosion of the disturbed soils is minimized. LIMITATIONS We have prepared this letter for use by Butko Construction, Inc. in evaluating the proposed stormwater pipeline alignment for the referenced site. No additional explorations were completed as part of this consultation, nor were design level geotechnical recommendations developed for the proposed pipeline, structures and other site improvements. Within the limitations of scope, schedule and budget, .our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared. No warranties or other conditions, express or implied, should be understood. G e o E n g i n e e r s File No. 7016-001-01-1130 • r' Butko Construction, Inc., February 26, 1999 • Page 4 We trust that this letter presents the information that you need at this time. We appreciate the opportunity to continue to provide geotechnical consultation services on this project. Please call if you have any questions regarding the information presented in this letter, or if we can provide additional services. Yours very truly, GeoEngineers, Inc. --T-A441440 71-6.e-te‘K- Thomas A. Tobin, P.E. Principal TAT:ss P:\7016001\01\Finals\701600101 Ll.doc Two copies submitted cc Kathy Ruff DBM Consulting Engineers 502- 16th Street NE, Suite 312 ,Auburn,Washington 98002 GeoEngineers File No. 7016-001-01-1130 I 1 CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: March 1, 1999 TO: Jennifer Henning FROM: Rebecca L Lind SUBJECT: Kensington Crest Condominium After reviewing the proposal in the context of our preapplication memo, we forward the following comments. The proposal does not yet meet the intent of policies for single family character ( see Policies LU- 60,LU-63, LU-63.1, LU-63:2), the requirements of code for building design and building location (Title IV 4-2-100F), or the requirements in Title IV Section 4-2-020 H. mandating consistency between the project and the comprehensive plan policies . Non compliance is based on the following deficits. 1. The proposal lacks entry features for the individual housing units that face the front yard and provides a'landscaped pedestrian connection. The units and entrances of the dwelling units still are not individually distinctive with identifiable entry features. Instead the townhouse units are designed with two car and single car garages as the dominant structural element along the street. In a high density design of this type, the garages dominate the facade in a manner which does not occur in a single family neighborhood. This is because the garage, which has the same dimensions as garages for single family houses, becomes out of scale with the remainder of the townhouse unit without the "re'st of the house"and the yards typical of detached dwellings. In order to mitigate this condition and 'still create the feeling of a single family neighborhood, several techniques can be used. Several examples include: • a. Garages can be set back from the facade of the living unit thereby emphasizing the unit entry. b. Entries can be embellished with courts,trellises or other features which allow them to become an identifiable structural element from the street. c. Garages can be put at the back of units,or under units. d. One garage can be provided. e.Facades can be enhanced architecturally to emphasize the living unit using bay windows, color, or variations in building material. \\Kencrest- March 1, 1999 - Page 2 This proposal fails to include such features (excepting the few one car garage units). The entryway of the units are recessed in most cases the full length of the garage. The townhouses have plain facades with a'minimum or architectural detail creating interest. 2.The project as proposed does not qualify for bonuses. The proposal relies on bonus provisions for additional attached primary units, building:length, and height. The required documentation of the features which make the project eligible for the bonus are missing. The project narrative discusses future submission of a new site plan which will address parking lot configuration, and 3 amenities which enhance single family character. These submissions are missing and can not be reviewed. However more fundamentally, "applicants wishing such bonuses must demonstrate that the same or better results will occur as a result of creative design solutions that(sic)than, will occur with uses developed under standard design criteria." The project as proposed does not qualify for bonuses. Standard design criteria would require a maximum of 3 attached townhouse units, and 6 units in stacked flats. Adherence to this standard would result in approximately 25% fewer double car garages dominating the front yards of the dwelling units, shorter building lengths in the townhouse units, and 25% smaller apartment complexes with less bulk and height. Nothing in this proposal addresses the application of creative design to achieve better or equal • results. Based Ion this submission the project appears to be ineligible for the bonus. • There is no attempt to provide rear or side parking. • There is no attempt to visually reduce the impact of the garages on the street. • There is no evidence of entry ways or architectural features which reduce the apparent scale and mass of buildings. • There is no attempt to mitigate the greater length and height of either the townhouses or the flat complexes with higher quality design and creativity which enhance the single family character of the project. March 1, 1999 Page 3 Attachment Policy LU-60. Townhouse building clusters which qualify as a primary residential type should be limited in size so that the mass and scale within the cluster retains a single family character. Limits on the number of units which may be attached in one cluster should be established in the development regulations. Policy LU-61. Longer townhouse building clusters, and other multi-family building clusters, considered secondary residential types, should be limited in size so that the mass and scale of the cluster retains a small scale multi-family character rather than a garden apai talent development style. Limits on the number of units which may be attached in one cluster should be established in the development regulations. Policy LU-63.1 Development standards should reflect single family neighborhood characteristics • and access to public amenities and services. Policy LU-63.2 Development standards should reflect the following criteria. . a. heights,width and length of structures should be designed to resemble single family housing, with similar setbacks from the street as single family; b. parking should be encouraged in the rear or side yards or under the structure; c. structures should be located on lots or arranged in a manner to appear like a platted development to ensure adequate light and air, and views if any, are preserved between lots or structures; d. buildings should be massed in a manner that promotes a pedestrian scale with a small neighborhood feeling; e. each dwelling unit should have an identifiable entrance and front on streets rather than courtyards and parking lots. f. fences may be constructed if they contribute to an open spacious feeling between units and structures; and g. streetscapes should include green,open space for each unit. cc: II • CITY OF RENTON • PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: I September 24, 1997 • TO: Jennifer Henning FROM: Rebecca Lind STAFF CONTACT: Owen Dennison(277-2475) SUBJECT: Kensington Crest Condos Preapplication-Long Range Planning Comments (14XX block of SE Royal Hills Dr.) 1. Intent of the land use designation The site is designated Residential Planned Neighborhood (RPN) in the Comprehensive Plan. The designation is intended to create opportunities to develop new neighborhoods that include a variety of housing types and incorporate features from both single family and multi-family development. Development in the RPN should support cost-efficient housing, transit service and the efficient use of urban services and infrastructure. (Obj. LU-K) Developments should have the character of a neighborhood rather than that of a multi-family complex. The Purpose statement in the R-14 code states, "Reviewing official approval of projects in the R-14 Zone is contingent upon the determination that the proposed developments are compatible with site characteristics: and are consistent with the purpose of the R-14 designation and the Residential • Planned Neighborhood policies of the Comprehensive Plan." Consistency with the Comprehensive Plan is also required through the site plan process. Conformance should extend to'all policies, not just density and unit type. . 2. Consistency with the Comprehensive Plan The proposal i!s generally consistent with the intent of the policies in terms of the mixture of housing types,the organization of streets and structures Residential Options and Residential Planned Neighborhood General Policies Policy LU-41. Provision of small lot single family detached unit types, townhouses and small scale multi family structures should be encouraged provided that density standards can be met. Policy LU-44.' The dwelling types, including detached and attached units, should be clustered and connected within the overall development through the organization of roads, blocks, yards, central places and amenity features-to create a neighborhood with diverse housing types. Policy LU-45. Development should occur on a flexible grid street and pathway system to the extent feasible given,environmental constraints, traffic flow, and the pattern of existing development. Residential Planned Neighborhood September 24, 1997 Page 3 e. units and entrances of each dwelling unit should be individually distinctive and front on streets rather than courtyards and parking lots. f fences may be constructed if they contribute to an open spacious feeling between units and structures; and g. streetscapes should include green, open space for each unit. Policy LU-59. Multi family building clusters should be limited in size so that the mass and scale of the cluster retains a small scale multi family character rather than a garden apartment development style. Limits on the number of units which may be attached in one cluster should be established in the development regulations. 4. Density Policy LU 56. Density in the Residential Planned Neighborhood designation should be in the range of 8 to 18 dwelling units per net acre. The entire site is mapped as Greenbelt. When mapped as Greenbelt, utility easements are deducted from the gross area in calculating net density. Areas of the site outside transmission line easements total about 17.2 acres. 192 units on 17.2. acres represents a net density of about 11 units per net acre. However, areas with slopes over 40%are also fully deducted from gross area, and density is reduced for those areas between 25 and 40% slope. Since these areas are not identified in the submitted materials, the true net density of the proposal, and hence the maximum number of units, cannot be calculated by staff. 5. Additional policies directing development in the Residential Planned Neighborhood designation Residential Options and Residential Planned Neighborhood General Policies Policy LU-42. A range and variety of lot sizes should be encouraged. Policy LU-47. Non-residential structures may have dimensions larger than residential structures • but should be compatible in design and dimensions with surrounding residential development. Residential Planned Neighborhood Policy LU-62. Condominium ownership. may,occur.in either single family or multi family unit types. Policy LU-63. Single family townhouse development should provide either condominium or fee simple homeownership opportunities. Policy LU-63.1 Buildings should front the street rather than be organized around interior courtyards or parking areas. Policy LU-63.3 Mixed use development in the form of civic, convenience commercial development, or other non-residential structures, may be allowed in the central places of development subject to compliance with criteria established through development regulations. • H:\DIVISION.S\P&TS\PLANNING\PREAPP\RPN\KENCREST.DOC September 24, 1997 Page 2 Policy LU-S7. Single family development should consist of a minimum of 50% of a project in the RPN designation. Single family development in this designation may be traditional detached, zero lot line detached, or attached ground related townhouses with private yards which are designed to reflect a single family character. The policy does not specify standards differentiating single family from multi-family in the context of the R-14 Zone. Therefore,the mix of unit types may still be inconsistent with the Code. Policy LU-58. Single family attached building clusters should be limited in size so that the mass and scale within the cluster retains a single family character. Limits on the number of units which may be attached in one cluster should be established in the development regulations. Policy LU--61. Projects in a Residential Planned Neighborhood designation should have no more than 50%multi-family development designed as townhomes or stacked units. See comment following LU-57. Policy LU-63.2 Development Standards should be developed to address developments in the Residential Planned Neighborhood designation. Standards should reflect single family neighborhood characteristics such as coordinated structural design, private yards and amenities, public amenities, ground related orientation, screened service areas, and access to public services. 3. Areas of potential inconsistency with the comprehensive Plan Central place amenity. As noted in Policies LU-43 and LU-44, it would be preferable to have a central place amenity, in this case the Community Building, function as a basic element of the overall organization. It would be more consistent to locate the building in a more central location in the development. Access to the building should be convenient from all portions of the development. Policy LU 43. Central place public :amenities should function as a focal point within the development and should include features such as a public square, open space, park, civic or commercial uses. The central place should include passive amenities such as benches and fountains, and be unified by a design motif or common theme. Multi-family. The intent of the designation is to create neighborhoods with interspersed housing types rather than segregating the multi-family from the single family as is shown in the proposed Site Plan. Policy LU-60. The mass and scale of multi family components of projects should not preclude locating multi family units types adjacent to single family components. Additionally, the policies are intended to avoid creating typical multi-family parking lots that detract from the single family character of the development. It is recommended that parking areas be located beside or in the rear of multi-family structures to the extent possible. Policy LU-46. Specific design standards should be developed for residential structures and building clusters based on the following criteria. • a. heights, width and length of structures,should be designed to resemble single family housing, with similar setbacks from the street as single family; b. parking should be in the rear or side yards of multi family lots or under the structure; c. structures should be located on lots to ensure adequate light and air, and views if any, are preserved between lots; d. buildings should be massed in a manner that promotes a pedestrian scale with a small neighborhood feeling; • City of Renton Department of Planning/Building/Public Works ENTQNERE DEPT ENVIRONMENTAL & DEVELOPMENT APPLICATION FR,E Irt-w SHrI ET REVIEWING DEPARTMENT: Rm. fy-eARAktteh COMMENTS DUE: FEBRUARYFEV i.9b 999 APPLICATION NO:,r LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: FEBRUARY'gy, ,1999 APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Tote ning t t PROJECT TITLE: Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive SITE AREA: 64 acres I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units(110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons,;in carports and garages. Recreational vehicle parking area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. 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 Wafer Ught/Glare Plants Recreation Land/Shoreline Use Utilities Animals I Transportation Environmental Health Public Services Energy/ HistoridCultural • Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 6111e-• B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ' „�_ Q 4/4/9g iJVI.Qi�©,. 1'�D1 We have reviewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable impact or areas where additional information is need d to properly Jassssess this proposal �//%� !.��/p !/f‘/ Signature of Director or Authorized Repntative g Date DEVAPP.DOC Rev.10/93 ti�Y o� CITY OF RENTON o ;; FIRE PREVENTION BUREAU • irl,FR MEMORANDUM INTO DATE: February 16, 1999 TO: Jennifer Toth Henning, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Code Related Comments for Kensington Crest Condominiums 1. The preliminary fire flow required is 2,500 GPM. Three fire hydrants are required for each building. The primary hydrant is required within 150-feet of the structures and the secondary hydrants are required within 300-feet of the structures. Water plan submitted does not meet these requirements. i 2. The fire mitigation fees are applicable at the rate of $388 per multi-family unit: 220 multi-family units x $388.00 = $85,360.00 Fire! mitigation fees for the recreation buildings are applicable at the rate of $0.52 per square foot of building area: 2,452 square feet x $0.52 = $1,275.04 3. An approved fire sprinkler system shall be installed throughout all multi-family structures that exceed two stories and/or 4 units. This appears to include building 32 through building 48 (17 buildings total). 4. An approved fire alarm system shall be installed throughout all structures. 5. City ordinance requires a minimum of two access roadways from Southeast Royal Hills Drive into this project. Access roadways shall meet fire department requirements for 20-feet width and turning radius of 25-feet inside and 45-feet outside. Dead-end access roadways shall not exceed 150-feet unless an approved turnaround is provided. Roadways shall be signed as fire lanes per city ordinance. Recommend that streets be built to city street standards due to the estimated population and traffic use. 6. If applicant desires to phase the project as proposed, the full secondary access roadway and most of the water mains would be required to installed during the first phase. 7. Recommend a minimum two exterior parking stalls per unit and one guest parking stall per unit. The Renton Fire Department fully recommends approval of applicants request for a deviation from the maximum number of parking stalls allowed as it comes close to meeting our recommendations. CT:ct kcrest CityRerun of Department of Planning/Building/Public s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p COMMENTS DUE: FEBRUARY 23, 1999 APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: FEBRUARY 10,1999 APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Henning PROJECT TITLE: Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive SITE AREA: 64 acres I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units(110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parking area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. 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 7'}')per, cC,1-io-17 , X1- ��,'75-Z,L-. D'ef /0--a/1),(7772/ CDoer, `�''f7 ' / 7 ) G � /6-6C( 741-70-71 •-3CGT Ze>fr-LeSo/ 5 / (251 efte.(A) a4/C, '') IelLalfse/)Cif 40/7 I OLI 1 RE TED C MMENcz T 6,deC4,6. �� --ei 71"--G2s,0 'el.�i CA ? -09,3_ 2,--7 2,,, ,:y 047%4_ _. A? / 5 life_/) /121.,e.--6-71-;- 1.c.,' / � � , TJe_s_,, ,f- C. CODE-RELATED COMMENTS /W n / We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to pr6berly assess this propo 1. '' ' '1 5 7 nature of Director or Authorized epresentative Date DEVAPP.DOC Rev.10/93 R - CITY OF RENTON MEMORANDUM DATE: February 25, 1999 TO: Jennifer Toth Henning FROM: Arneta Henninger X7298 SUBJECT: KENSINGTON CREST CONDOMINIUM APPLICATION LUA 98-161 I have reviewed the application for this 220 unit project located in the vicinity of Royal Hills Drive in Section 21, 23N, 5E and have the following comments: SANITARY SEWER: • This site is located in Aquifer Protection Zone 2. • This project may have a private sanitary sewer system which may include, if deemed necessary by the engineer, a design to pump the sewer into the City sanitary sewer main in Royal Hill Drive. The lift station will be reviewed at the design plan review phase of the project for conformance with DOE and City standards. • This project is not required to install a main to pick up the sanitary sewer main flows at Falcon Ridge. • The conceptual sanitary sewer plan appears to be in order. • Applicant needs to research all existing easements of record. • Sewer Special Utility Connection Charge (SUCC) fees have been paid by an earlier agreement. WATER: • This site is located in Aquifer Protection Zone 2. • This site located in the 590 pressure zone and the 490 pressure zone. • A looped 12" watermain extension will be required by this project. • Per the'Cit of Renton Fire Prevention the preliminaryfire flow is 2500 GPM. Y • A drawing was submitted with the formal application. This drawing shows a watermain system on the site with a second point of connection outside of the site. This conceptual location of the watermain is acceptable subject to it being a 12" watermain (plan currently shows an 8" main) and subject to the applicant securing all necessary easements and providing detailed engineering construction drawings prior to the issuance of a construction permit. • Any new construction must have a fire hydrant capable of delivering a minimum of 1,000:GPM. Per the code the primary hydrant is required to be within 150 feet of the structure with the secondary hydrants installed within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet this criteria. • The water Special Utility Connection Charge (SUCC) fees have been paid by an earlier agreement. STORM DRAINAGE: • A Level 1 Downstream Drainage Analysis, stamped by a PE as required, was submitted. • Both the conceptual storm plan and the Level 1 recommend the use of a wetvault and a Biofiltration system. • The storm conceptual plan appears to be in order subject to the applicant securing all the necessary easements. • The storm drainage system shall be a tightlined system down the slope to the river. • The ; January 1999 Geotechnical Report submitted states, "... the proposed alignment extends north from near the northwest corner of the proposed multi- family residential development." This is inconsistent with the Level 1 submitted which included a copy of the City's storm system inventory book with the site outlined on it and a line drawn to the east down to the river labeled "Discharge Point". • The!Surface Water System Development Charges (SDS) fees of $0.129 per square foot of new impervious area (but not less than $385.00) applies to the proposed project. This fee will be collected prior to the issuance of a construction permit. STREET IMPROVEMENTS: • Channelization plans, street lighting plans and street improvement plans and profile shall be submitted for civil review. • The new internal streets for this project must also be improved with curb, gutter, sidewalk, paving, street drainage and street lighting. The pavement section must be 'a minimum of 32 feet in width, with a minimum thickness of 4" asphalt over 6" • crushed rock. The right-of-way widths can be reduced to 42 feet provided additional easements are granted for street lighting and franchise utilities. • All new electrical, phone and cable services and lines must be undergrounded. • The Traffic Mitigation Fee of $96,690 shall be paid prior to issuance of a building permit. GENERAL: • All plans shall be tied to the City of Renton Survey Control Network. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. • 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. Refer to the Drafting Standards. cc: Neil Watts City of rienron Department of Planning/Building/Public works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ftkik ReVltuJ Wq,YCOMMENTS DUE: FEBRUARY 23 1 $�, CITY OF APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: FEBRUA YY1196999 APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninftrr Rth _nningiq PROJECT TITLE: Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive R1.DILI')Im, ►. • . SITE AREA: 64 acres I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons,;in carports and garages. Recreational vehicle parkin area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major information Environment Minor Major information Impacts Impacts Necessary Impacts impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS Ji-j4- . 1---g--,-7----1) C. CODE-RELATED COMMENTS We have reviewe this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional formation i needed to properly assess this proposal. Signature of Director or Authorized Repre e ative Date DEVAPP.DOC Rev.10/93 City of rienron Department of Planning/Building/Public works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET • REVIEWING DEPARTMENT: Iln Ttlr o111 COMMENTS DUE: FEBRUA13X1,23, 1999 Op APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: FEBRUARY� 10,19.9EA1rr APPLICANT: Dick Butko, Bealko, Inc. PROJECT •MANAGER: JenninFe Zl otf�Henning ctiv PROJECT TITLE: Kensington Crest Condominium Complex WORK ORDER NO: 7aiipp ,, U /999 LOCATION: 3500 SE Royal Hills Drive ��+ `,i SITE AREA: 64 acres I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parkin area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from'the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. 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/ 1 Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS jize 0:49-47,--7,--2.12-v--..-t C. CODE-RELATED COMMENTS We have reviewed this application wiiarticular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information" nee eproperly assess this proposal. .71 S 11�� Signature of Director or A ho" ed Representativ Date DEVAPP.DOC Rev.10/93 • City of rcenion Department of Planning/Building/Public works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: S(.4c.Gl WOM(,(4)a" -tr COMMENTS DUE: FEBRUARY 23, 1999 APPLICATION NO: 'LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: FEBRUARY 10,1999 C APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Henninn ",.:!O Ar4, PROJECT TITLE: Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive elf/, U 799,0 �IIyV SITE AREA: 64 acres BUILDING AREA(gross): 250,000 sq.ft. LJi I r0 SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a r- condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parking area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is need d to properly assess this proposal. rc,b Signature of Director or Authorized epresent tiv Date DEVAPP.DOC Rev.10193 5 5 5 • • • saR Alm • 5.vr krywY ,» •y7.'C1'^.l.T:•!W',N'.FM!40•••.i"�'.+;'i'. ..4, ••W%tZ*>t•i�.M. X. w f1 1 a PE RTY. I I: L = • Project Name Ke►'srhritovi Cvest Caeidoyi,,,Ilt S Project Address 3500 5E Roc!aI Hills Ov • i�rz, Contact Person Dy_-k l;utco Address fie°K(ko , NAG P,O. go), 3Z66 Fcc(ev4 cvcy 618633 Phone-Number (206) - 8 I - I LI % . • Permit Number L UA - qS - 1 E 1 Project Description 22'0 o'w►t co,,c c`ionrimo ccrcrF iky • • Land Use Type: Method of Calculation: r csicf'e,,tigi Condo/Ivui hoL{se_ la Residential ITE Trip Generation Manual (Z30) petejc, 3F2, ❑I Retail 0 Non-retail ❑ Other Study I?utc 5. ��t',Ic� ib-,�s Ptir Calculation: - Met ,1e✓ ) dui1 p3 : (zz 5,$6) = q Z p t�s o) C Iz� - � ola� i►�� f� f $75 pev" ip ' • • I20'2)($75 ). = $ (� 6,(1."0 • • Transportation Mitigation Fee: rn) • Calculated by: kit() ((Jag/ Date: a/%0/9 Account !Number: 105. 5Rq, 3)S0. 70. oo. Date of Payment • **************************************************************** City of Renton WA Receipt ***************,************************************************* Receipt Number: R9900559 Amount: 500 . 00 02/09/99 13 :31 Payment Method: CHECK Notation: #4258 butko cons Init: LN Project #: LUA98-161 Type: LUA Land Use Actions Parcel No: 212305-9068 Location: 3500 SE ROYAL HILLS DRIVE Total Fees: 4,259 . 60 This Payment 500 . 00 Total ALL Pmts: 4,259 . 60 Balance: . 00 **************************************************************** Account Coder Description Amount 000 . 345 . 81. 00 . 0016 Shoreline Subst Dev 500 . 00 AP WASHINGTON STATE DEPARTMENTOF Natural Resources JENNIFER M.BELCHER Commissioner of Public Lands DEVEWPMEN t PI�1NN%NG DATE: November 23 , 1998 CITY OF REMTGN NoV 2 5 1999 TO: Jennifer Henning ��,�r V ED Development Service Division 1055 South Grady Way Renton, WA 98055 FROM: David John Weiss Resource Protection Specialist South Puget Sound Region SUBJECT REVIEW OF: Kensington Crest LUA-98-161 SA-H CU-H V-H ECF ACTION SPONSOR: Dick Butko PROJECT: Timber Harvest/Land Conversion [] We do not have an interest in the above project and have no comments on the proposal. EX] We do have an interest in the above project and wish to make the following comments: A *forest practices permit will be required for the harvest of timber associated with this project. CC: Dave Dietzman - SEPA Center - DNR SEPA#: 014707 SOUTH PUGET SOUND REGION 1950 FARMAN ST N I PO BOX 68 I ENUMCLAW,WA 98022-0068 FAX:(360)825-1672 I TTY:(360)825-6381 I TEL:(360)825-1631 Equal Opportunity/Affirmative Action Employer RECYCLED PAPER L~jl _ AO 4CIT.�':�::• :�JF?RENTON ... .. . ... .. Planning%Building/Public Works Department Jesse Tanner,Mayor` :' - Gregg-Zimmerman P E.,Administrator • November 19,"1998 . . Mr.'Dick Butko . Bealko • PO Box 3266 Federal Way,WA 98633 : - j SUBJECT: KENSINGTON CREST CONDOMINIUMS (FILE NO.LUA-98-161,SA- H, CU-H,V-H,ECF) • Dear Mr. Butko: . _,This letter serves gas notification that the City of Renton has determined that,additional information is needed in order-to continue processing your application for Kensington Crest Condominiums. The comment period ends on Monday;;,N'ovember 23;r:1998 at 5:00.p.m. Preliminary review comments have been received from staff. Several issues have been raised,regarding stormwater and sanita y:sewer design,site stability, and grading. Staff is not able to advance the proposal to. the'Environmental Review:Committee until the additional material is received and evaluated by- staff. . .. The material need to continue with the review of your application includes: :Stormwater . • 1.r The Level 1 Drainage Analysis is incomplete and must be supplemented to include the information required per the City's Drainage Report Content List especially Items B through I (see attachment). The report needs to fully address the Detention and Water ' Quality since those two;items are a major concern on the,project. _ - 2. The Conceptual Utility Plan needs to show the -off-site storm drainage plan. The plan • ! : needs to 'show the alignment of the storm drainage facilities as'well:as the point of , 'discharge and method of discharge into the Cedar River. • ' . - (Note: Per the 1990 King County Design Manual outfall pipe systems can be installed in trenches with standard bedding on slopes up to 40%. On slopes greater than:40%, outfall pipe systems shall be placed on the ground surface with proper pipe anchorage. The conceptual utility plan submitted with the application shows detention and a bioswale, "• the engineer may want to consider oversizing a wetvault and thus'eliminate a bioswale.. If : - this is an option that is being.considered, then it could be shown on the conceptual utility plan,). 3: A grading.plan 'must be provided that includes'both -the existing and;:finished:grade con tours at 5-foot intervals m addition to the finished floor elevations shown on the.current , su mi 1 b tta .r= •, ,:H:\DIVISION.SIDEVELOP.SER\DEV&PLAN.ING\PROJECTS\98-143nTTH\HOLDLTRDOC : :` r' 2 OO Mill Avenue'Soutli - Renton; n on;Washin ton98055 Mr' ick B -utk -o- A"' November 19, 1998 = . Sanitary Sewer - • : ' 4. The conceptual utility plan needs to also show an engineered alignment of the off-site sanitary sewer main. The conceptual off-site sanitary plan must include contour lines, sufficient section lines and section ties as well as landmarks (Cedar River,the park, Maple • Valley Hwy).: The conceptual plan must provide a clear orientation of where that pipe is exiting the parcel of land and where it is coming down the hill. (An approved plan is on file with the City, and could be used instead.) Water • 5. The conceptual utility plan also needs to show'a plan of the entire water system which will indicate a second point of connection to provide a looped 12-inch watermain. The second • 'point of connection will be to the west to tie into the existing watermain in Falcon Ridge. - Geology • 6. The geotechnical report must be amended to document:soil conditions and slope stability- instability in the areas where'proposed;sanitary-sewer and other utilities would be installed. • The geotechnical report should-address the proposed'construction methods for installation of the utility lines.,,`In addition,the Building Departinent`has'requested that any soils report include an analysis of liquefaction potential'.: The'proposed Kensington Crest Condominiums is ON-HOLD, effective as of the date,of this letter. The]proposal will not proceed to the Environmental'Review Committee until materials are received that satisfactorily address the issues raised in this letter, and until staff has had time to evaluate and comment on the revised materials.'This will delay your proposal and the public hearing before the City's Hearing Examiner will need to be rescheduled. . Please feel free to contact me if you would like to discuss this correspondence. - Sincerely, ennifer Toth Henning Project Manager cc: David Halinen Dana Mower,DBM Engineering • - , C_ e CITY OF RENTON DRAFTING STANDARDS I details. ' Also include table of wiring Then a separate right of way plan shall be • schedule, wiring schematic, le for prepared giving the following plan luminaire schedule, notes and deta' s. information: I 14. Traffic , controI plan is r fired on all a) Easement limits,easement centerl' e, projects;.. centerline stationing, bearings a 1 distances. 15. On composite utility plan, ow overhead and b) Location of the utility within e • underground electrical d communication easement. . facilities. c) Distance from the utility 'ne to the i I easement centerline. 16. Plans for structures all be full dimensional d) Centerline stationing d offset for all: and shall show complete construction valves, fittings,meters, hydrants, vaults, elevations and oading diagrams when manholes,blow-o assemblies, bends, applicable. AI plans shall provide the outfall structure ,utility crossings, necessary detai required for preparation of intersection wi street centerlines and. bar schedules d bar placement without the rn property lines. necessity, o making separate shop or ' e) Watermai s,sanitary sewers and storm placement • wings. Structural steel use shall drain li s shall normally be located 2.5 include s h'detail that shop drawings can be feet o% of the easement centerline. prepared ithout additional design. f) Eas meets for utilities shall be fifteen ( )feet in width or greater if required 17. Each I.ubmittal shall include on the first or y the Utility Director to accommodate seco r d sheet of the Transportation Plans a larger pipe sizes,access needs or other "S mary of Quantities", describing the special requirements. iti s to be removed, relocated, or.installed, d their quantities. DRAINAGE REPORT CONTENT LIST Eas-mentCriteria: A. Stamped and signed by a Registered Washington P.E. on front page. Complete Utilities and roadway improvements that are to Technical Information Report (TIR) be a part of the public system and r,•resent a part Worksheet that is enclosed. (see attached) of the City's capital improve ents shall be constructed in public rights-of ay or easements. B. Briefly describe the construction involved. Easements granted to the C . of Renton for the placement of public utili 'es shall be in a form C. Describe existing and proposed on-site acceptable to the City. e following information drainage features. shall be provided for a easements: D. Core and Special Requirements: 1. Legal description, which shall be certified by ' a register d Land Surveyor or Professional 1. Show that Core Requirements I-5 in Engine- if it is a 'Metes & Bounds or a Section 1.2 are addressed. Cent- fine based description. 2. Show that all Special requirements in 2. ' J scaled drawing on 8-'/2" by 1 1" sheet Section 1.3 that are applicable to this showing the easement in a clear legible project are addressed. manner. . 1 E. Use the SBUH/SCS hydrograph method to I compute required on-site detention. (Using 2,10, and 100 24 hour design storm events for • •e4 ; CITY OF RENTON rr DRAFTING STANDARDS I ' pre-developed and post-developed conditions (6 separate peak flows). This should show sizing for the peak rate runoff control facility, with a routing table. F. Biofiltration design caics (per Section 4.6), if for project site sub-basins with more than 5000 square feet of new impervious area subject to vehicular use or storage of chemicals. G. Wet pond sizing design caics(if there is more than 1 acre of new paved impervious area and meets j other conditions of Special Requirement#4). H. Conveyance velocity calculations (show that . major conveyance pipes velocity>=3 fps). I. Conveyance capacity calculations. Show that all conveyance pipes on-site have capacity for the 25-year design event (Hydraulic grade line> 0.5 feet below rim of structure). Also • show that the 100-year event conveyance fulfills(Core Requirement#4. J. A Level 1 Downstream Analysis,as described in Core Requirement #2. (Level 2 or 3 analysis may be requested later if a downstream problem is found or anticipated from review of the initial submittal of the Drainage report). TEMPORARY EROSION/ SEDIMENTATION CONTROL A. Proper design for containment of erosion on- site shown on construction plans. B. Calculations for a sediment trap(for sites less than 3 ;acres) or a sediment pond (for larger than 3 acres),as shown in Section 5.4. ALL REFERENCES REFER TO THE 1990 KING COUNTY SURFACE WATER DESIGN MANUAL • ' - f City of Renton Department of Planning/Building/Pubic Works ENVIRONIMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ��1,c...ed COMMENTS DUE: NOVEMBER 18, 1998 I APPLICATION Na LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: NOVEMBER 10, 1998 APPLICANT: Dick!Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Henning PROJECT TITLE: ,Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500,SE Royal Hills Drive SITE AREA: 64 acres I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate'64-acre site with a condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles'would'be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parkin area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c. . of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plani approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition,.a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the J 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 I Aesthetics Water i Light/Glare Plants Recreation Land/Shoreline Use' Utilities Animals Transportation Environmental Health Public Services 9----. Energy/ 1 Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 6 Fs ao a,y as�Juitally, eigirtinm,Ao .:��3�au`/rem �° B. POLICY-RELATED COMMENTS 1 C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas In which we have,expertise and have Identified areas of probable impact or areas where drfional information is n ded to properly assess this proposal. Signat a of Director or Authorized Repr se tative Date nivaoa nnr. PROJECT LUA-98-161, SA-H, CU-H, V-H, ECF Kensington Crest Condominium Complex City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 202.4 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 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. Lower unit sliding windows, including glass patio doors, will need additional locks;these locks will need to secure the panes from being pried out of the frames vertically. This means the locks will need to be placed into the top or bottom of the frames, in addition to any lock that limits horizontal movement. Alarm systems are recommended for each unit. There should not be any solid walls in any stairway or decking that would serve to limit the visibility and provide a place for a criminal to hide while waiting for a resident to return home. Extra security lighting needs to be installed in the parking lots, along the sidewalks, in the stairways, and between the buildings. This would also be recommended for the RV parking area. Measures should also be taken to provide additional lighting for the Page 1 of 2 PROJECT LUA-98-161, SA-H, CU-H, V-H, ECF Kensington Crest Condominium Complex City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL &DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) common trash-dumping site. Each unit should have their individual unit numbers listed clearly, on the outside of the buildings as well, with the numbers at least 6" in height of a color that contrasts with the color of the building and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Additional lighting should also be provided in the mail kiosk, as well as a trash can to dissuade littering. It is recommended that the community building be a secured facility, with controlled entrances to dissuade trespassing of non-residents. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. Page 2 of 2 I ' I Trespass BUSINESS 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 between (insert specific times). Anyone on the the hours of(insert the hours your business is closed). premises after business hours is subject to Violators,are subject to arrest and/or citation for criminal arrest and/or citation for Criminal Trespass pursuant to Renton City Code#6-18-10.. Trespass and/or impoundment of vehicle. Per Renton City Code#6-18-10. 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. 1'Y 0 COURTESY OF RENTON POLICE DEPARTMENT . .1* . CRIME PREVENTION UNIT 235- 2571 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 7:7cv..vtr.s3 COMMENTS DUE: NOVEMBER 18, 1998 APPLICATION NO: LUA-98-161,SA-H,CU-H,V-H,ECF DATE CIRCULATED: NOVEMBER 10, 1998 APPLICANT: Dick Butko, Bealko, Inc. PROJECT MANAGER: Jenninfer Toth Henning PROJECT TITLE: Kensington Crest Condominium Complex WORK ORDER NO: 78452 LOCATION: 3500 SE Royal Hills Drive SITE AREA: 64 acres I BUILDING AREA(gross): 250,000 sq.ft. SUMMARY OF PROPOSAL: Dick Butko, of Bealko, Inc. proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units (110 as townhouses and 110 flats) in 51 structures. Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons, in carports and garages. Recreational vehicle parking area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y. of topsoil; additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Cleanng and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt. Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. 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 , /,ccf ` _ _//(/) ((e �7 y /) Via( c-v gel mod/ / '/s G eG/ �- S �'7", / -'/ 77-- 7 ex?6ci 70 G'-e2r .s if'1 - , U �D Cam/70--2 t.e-- S/ 7 . 7 G1/�G�'/ 7 cycle. ... B. POLICY-RELATED COMMENTS 0 ,26 7i-eyi. v/w/ e, O'Iccf-cv..e7n.ei,)7LG,i -/2G(Ce ��C- G- ", �1�q 7 GZ/��i,GcTcgla ,<</.CC e i'?c n6 f l J t,s. -7--42____ ,t., /)--12 izi---u-- ,yz-0 6 -) Vit&_:-/----e A-, c- ,--) \a< /71-c.___'-//4,1-e- ai e-( A----- C. CODE-RELATED COMMENTS A / �G�l',J`J J ,. /) 1 We have reviewed this application with particular attention to those alas in which we have expertise and have Identified areas of probable impact or areas where add'onal information i n eded roper' assess this proposal. Ae_.-1% ) G 1 A2 9 signature of Director or Authorized Representative Date (-7-1 • i3gvordigiAci?oggemoirigiigisilliatingigaitio • - ismismieRSURROUNDING IP ROPERTYgOWNERSIM • PROJECT NAME: Kensington Crest Condominium Complex • APPLICATION NO: LUA • tie• 1(9 - H, CU— V- 11 The following is a list of property owners within 300 feet of the subject site. The Development - Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER See 'attached list of property owners. .,.„ • • • • ... • • • -• . , . • (Attach additional sheets, if netessarY) - • „ . . _ . . . . (Continued) , . NAME , ADDRESS ASSESSOR'S PARCEL NUMBER • Applicant Certification I, Q/G/f,#R j C.. ►3 u 7r o , hereby certify that the above list(s) of adjacent property . (Print Name) owners and their addresses were obtained from: . 011IIIII111//qecip��i D City of Renton Technical Services Records o�.c\�. NT.. �,,• C Title Company Records 4 �'N F ,' ❑ King County Assessors Records • SEPT _'*':� 23 . . Signed / Date /d//�/9� • ."j� 200� • NOTARY 4G,,�i��4/4 IIP%J �`�,. • • ATTESTED: Subscribed1 and sworn before me, a Notary Public, in and for the State of Washington,� - residing ac Puna._�,l,Ve n on the 17 day of UL /� (C�, 19 . Signed /� . 43—,,s-, (Notary Public) 1 • i Yi;:::ii :i:;::: i�s:<•:�»»��:`::8';:::3ii$::::::5:�>::: ii;:ze:>s>: :»ii:;>: ... ..::..... ..- .. .. ..... .... .. ... -... ...........::...........:..:...................:..... ......................... ..r. �•:�:::. ....:.::::.;:� ..:....,..:--:<::.-:::�•.ic'#:i�.iF:�;:�>::�>::»::>:�>::»s:�>:�>:�:a:�::>:�>:<z::rs>:�><:�s>s>s:::>«z:;>�:;::::;<•:;:::-v-<:n:a;:�;;:�;:�:; r: : ;:.;:�Fo i - f `< `>:{.CE••R•T FI.CATIIO i. — ••"OF ..,. I11( rclitaii „ r '`hereby certify that notices of the proposed application were matted to ' ::::::.....:._:(City Employee}..:.::::.:::::. i e:..,::. ::,,..,�':. rooe.... :owner..:.or: :th:li.0A:ft. :.:::::.:.:::.:.:::::: :::::::::.::::::::::::::::;<..::<:.::::::::::::;:.;::..;:.;.:.. :_:: :: ::::...:::::::::::::::::,.:::::.: S n .... ;f .... ...• to 9 . .AttE ... ::;::. S ......S b ri a .ands o.n. . ,.. ....of,�y.:.P...0 ..c�.. ...and:;for:tlieStatevfUtitasfiiri- tors»:: �>: >..>; 1: :ii i a o <:>:°::> .2€' ;:iigili>gi > `< ii:6.0 <:-:: r::' >>` >> »>' :<:>:>:.»»;:;<:<y:;; • ...... th.;:-:......�...... ......day:>° :�� ..................................;:<�::g��-��- :;::>;:: :>:>:>:<: ..;;•::. :::.::;>: listprop.doc 4 REV 07/95 MARILYN KAMCHEFF 2 COMMISSION EXPIRES 6/29/99 • MetroScan / King • * wner :Plodzien Leonard Parcel # : 864551 1200 08 ite 1402 Inds:: Ate SE Fenton 98058 Sale Date : 03/23/88 ail : 1402 Inde% :)(e SE Renton Wa 98058 Sale Price :$81, 000 se : 101 Res, Sin.r e Family Residence Asd.V :$126, 500 g1 :ELK 6 LOT _ ITI_F.J-fY PARK DIV # 2 Q:NW d ^L -_ 1 i.l S:�i T: 23N R:05E rm:_ Er_.- -, / Stories :1 EldgSF:2, 520 Ac: . 94 YE: 1976 Ph: . MetroScan / King * weer :Strachan Robert Parcel # : 64551 1210 06 to . 1406 Inde:: ye SE Renton 98053 Sale Date ail : 1406 -r:6e:: A-,le SE Renton Wa 98058 Sale Price se : 101 Res, Si. cle Family Residence Asd.V :S137, 300 .1 :BLK 6 LOT 13 'TIFFANY PARK DIV # 2 . Q:NW S:21 T:23N��� F.: 05E edrm:3 F3 :'1/1 / Stories: 1 BldgSF:3, 050 Ac: .75 YB: 1977 Ph: . MetroScan / King * Dwner :Buettner Teresa Parcel # :864551 1190 00 Site :1301 Harrington Ave SE Renton 98058 Sale Date 29i' '89 ?ail : 1301 Harrington Ave SE Renton Wa 98058 Sale Price . Jse : 101 Res, Sing e Family Residence Asd.V :$131, 300 :g1 :BLK 6 LOT 11; TIFFAN'i PARK DIV # 2 Q:NW 5:21 T:23N R:05E 3edrm:3 Bth F3-i: 1/1 /1 Stories : 1 B1dgSF:2, 390 Ac: . 36 YE:1977 Ph:206-235-9621 . MetroScan / King :wner :Palmer Larry L Parcel # : 264551 1180 02 Site : 1305 Harrington Ave SE Renton 98058 Sale Date !ail : 1305 Harrington Ave SE Renton Wa 98058 Sale Price ;se : 101 R.es, S n;le Family Residence Asd.V _ 122, 400 :31K 6 LOT 10 TIFFANY PARK DIV r 2 Q:NW S:21 T:23N R: 05E ?edr;1:3 . gth _ _H:' 1/1 / Stories: 1 BldgSF:2, 520 Ac: .26 YB: 1977 Ph:253-271-3021 . c MetroScan / King . caner :Adams R: Jerry I Parcel 4 :. 54,51 1170 04 __ . _emu: .._ _.. _ a Ave SE Renton 93053 Sale Date :07/19/8S .a-1 : 130: ..__--nc on Ave SE Renton Wa 98058 Sale Price :$91 , 000 : DI Res, Single Family Residence Asd.V --, _ 0l0 :31K 6 LO' 9 TIFFANY PARK DDIV ; 2 Q:NW S:21 T:23N R:05E .,-3dr.,.._ Eth F3E: 1/1 /1 Stories: - B1dgSF:2, 150 Ac: .21 YB: 1977 Ph:425-226-2439 MetroScan / King : -- -- Ou:ner :Nelson G••ord,-- H rat,•' II :th45',1 1160 06 Site :1313 Harrington Ave 5, Renton 98058 Salt_ Jate Mail :1313 Harrington Ave SE Renton Wa 98058 Sale Price Use :101 Res,Single Family Residence Asd.V :$128, 600 Lgl :BLK 6 LOT 8 TIFFANY PARK DIV # 2 Q:NW $:21 T:23N R:05E Bedrm:6 Eth F3H2/1 / Stories:1 B1dgSE:2,510 Ac: .30 YB: 1977 Ph:253-271-0423 • * MetroScan / Kg in : Owner :Malhi Harchand S Parcel # : 864551 1150 08 Site :1317 Harrington Ave SE Renton 98058 Sale Date :07/31/q5 ?ail :1317 Harrington Ave SE Renton Wa 98058 Sale Price :$25, 000 Full Jse :101 Res,Singl'e Family Residence Asd.V :$137, 000 Igl :BLK 6 LOT 7 TIFFANY PARK DIV ## 2 Q:NW S: 2 t T:23N R: 5E 3edrm:4 Bth F3H: l/1 /1 Stories:1 B1dgSF:2, 770 Ac: . 46 YB: 1977 Ph:206-226-9852 • • I MetroScan / King w Saner :United States t tes Parcel # :212305 9042 04 to : 1300 Edmcnds Ave NE Renton 98056 Sale Date -1 :Bonneville _wr, Sub Sta Sale Price . :e : _22 _nd,Ut ' i =s, _ - . .-,Garage/Electra Asd.V : S104 300 R: 05E "'.1 :STR 2123C5 __<iOT 42 FOR. OF W 1_/2 Q:NW S:2 T:23T:23N� _ _ •r t: __.. _ I / Stories: BldgSF: Ac: 6.00 YB: Ph: )wner. :Royal Hills ASsoc P ^.1 # :212305 90.5 5 08 site : 3000 Royal :-1 Dr SE. Penton 98058 Sale Date . ?ail :2810 E Lake Ave E Seattle Wa 98102 Sale IPrice ;se : 115 R s,. _ _Men_, - D . Units Asd.•'J .., 000 • g 1 : S ... -__._..- .5 .. .K . . 7.-:. ATt7 NE S 2 y J` : :2 3 it R: 0 I, - edrm: l .z MetroScan/King (WA) Owner : Puget Sound Energy/Elec Site : *No Site Address* Renton Parcel# : 162305 9012 07 Mail : PO Box 90868 Bellevue Wa 98009 Sale Date . Sale Price Use : 901 Vacant,Residential Lgl : STR 162305 TAXLOT 12 POR OF GL 3 Asd.V :$4,000 Bedrm : Bth F3H: / / Stories: BldgSF: Q : SW S : I6 T:23N R : 05E g Ac:2.07 YB: Ph: Owner : Puget Sound Energy/Elec Parcel# : 162305 9037 08 Site : *No Site Address* Renton Sale Date Mail : PO Box 90868 Bellevue Wa 98009 Sale Price Use : 901 Vacant,Residential Asd V :$5,000 Lgl : STR 162305,, TAXLOT 37 200 FT STRIP O : SW S : 16 T:23N R : OSE Bedrm : Bth F3H: / / Stories: BldgSF: Ac:2.43 YB: Ph: Owner : City Of Renton Parcel# : 162305 9078 08 Site : *No Site Address* Renton Sale Date Mail :200 Mill Ave S Renton Wa 98055 Sale Price Use : 901 Vacant,Residential Asd.Y : $42,000 Lgl : STR 162305 TAXLOT 78 POR OF GL 3 & Q Bedrm : Bth F,3H: / / Stories: BldgSF: ' SW S : 16 T:23N R : OSE g Ac:21.08 YB: Ph: Owner :City Of Renton Parcel# :212305 9066 05 Site : *No Site Address* Renton Sale Date : 01/25/96 Mail : 100 S 2nd St Renton Wa 98055 Sale Price Use : 901 Vacant,Residential Asd.V :$20,000 Lgl : STR 212305 TAXLOT 66 POR OF NW 1/4 O :NW S :21 Bedrm : Bth F3H: / / Stories: BldgSF: Ac: 10.30 YB: T 2Ph 3N R 05E Owner : City Of Renton Parcel# :212305 9067 04 Site : *No Site Address* Renton Sale Date : 08/03/95 Mail : 100 S 2nd St Renton Wa 98055 Sale Price Use : 901 Vacant,Residential Asd.V :$16,000 Lgl : STR 212305 TAXLOT 67 POR OF NW 1/4 Bedrm : Bth F3H: / / Stories: BldgSF: � 8.60 S YB:21 T'23N R : OSE Owner : City Of Renton Parcel# 212305 1_ Site : *No Site Address* Renton 305 9069 02 Mail :200 Mill Ave S Renton Wa 98055 Sale Date . Sale Price Use : 901 Vacant,Residential AsdLgl : STR 212305 TAXLOT 69 POR OF SEC 21 : V :$50,000 0 Bedrm : Bth F3H: / / Stories: BldgSF: Ac:25.00 YB:NE S :21 T:23N R : 05E Ph: Owner : City Of Renton Parcel# :212305 9070 09 Site : *No Site Address* Renton Sale Date Mail :200 Mill Ave$ Renton Wa 98055 Sale Price Use : 901 Vacant,Residential Asd.V :$100,000 Lgl : STR 212305 TAXLOT 70 POR OF SEC 21 Bedrm : Bth F3H: / / Stories: BldgSF: 0 50.40 YB: T' 2Ph 3N R : 05E The Information Provided Is Deemed Reliable,But Is Not Guaranteed. 0 V P ENTIRE MAP KC.79 111711../75/011;;;PERI . CITY OF RENTON * aAGE1000A 82•187110 IT 14C1,111117.10 . MIR=AM fr.S.4 07.2./.,TI,j NW 21-23-5 * KING COUNTY ASSESSOR -,...=" -:417...7,!ft-:;';7—‘-- ..-=, • cr"=----V- • ..A.'Ll!,\- .4....t'F.e41.;22"''''.-- ='ic."' '''' ,•• , 1 \ \. . , i: A\ ' k '‘ r \\ \‘‘,.. ,..k. — '1\ 'c _J , • 1 . 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' - • _ ••. ,.. ,.. .. ,;,............._, ,.../ „.:- .. .._ SW 21-23-5 ' - • ei . . -....•4 I KING • COUNTY ,0;..,P�,r<Ce I ENTIRE MAP KC.61 DEPT. ASSESSMENTS '�••c^•R -• CITY OF RENTON SW 16-23-5 A. " _ NW 16-23-5 .....:' .r•....... .•.. -- SCALES I"=IDO• I I 1. •/%/ ,:..V. „; /v //� •I A '\ i, /y • t;1 1 1 (,. (\‘'' r`• •r0y1/+� C r \ \ ` +•' 5 :`i \\ \ , ) \: \ \I.,\\ :"..',-*, � 4 .1..,,1'. 10,\C-./.-- .....i \\\ • \:: . . . T''' I— .....,,.., -- 1 5 --\\ \ :1,-- . o . t.. t_ ,,...4-,. \\ 1\ 7 As ---/ • 0 II, • � Oi1 ca .• 5126 '\ IV r „.�\ . St rf k, • .---i- 'Or 'It116\-- -i'; ,./4, . ,„ ... —li ,r,• Rs ' I c r°� I - r „.%.,-„. -..),..‹,.--::...-., ., it • , ,,..s.e,,?... R .. 0,- ...- , 1 \;; . \ ,,...<,„ .,... ,_.,_ :,.:01.7 „. ....„ , , ...:j,.:„.: „...\.:....„. .... . . ..„.:, 0*-......,.,. 7... ,./.4.iik,„4.5 ...---• :-.1.• 1 \r- \ \ •. \ . 's'_ s,. =If it, 3' ' �� h. 0 a L1lAttf,. .. \ ....‘ A . \ 4--Ll'69',\ \,c''16\'',\;\\ II"-00-.1, `' I y// NW 21-23-5 G w.. y / ���y 1 l --" _ _• _—_ —_ -- 1 OtitY O� .A® • r� 15.0 dWae to 19.0 Was are permitted when bonus criteria Co maL Applicant NT estimates density will be less than pemglted In the range and has applied for a reduced density.Shadow plats re required when planing Is not proposed,the NOTICE OF APPLICATION applicant has submitted a shadowploL AND PROPOSED DETERMINATION OF Density: Applicant estimates density at 4.37 dwelling units per ace(dWae)when the net acreage of the site Is assumed to be approximately 50 acres.The applicant NON-SIGNIFICANCE-MITIGATED(DNS-M) estimates that the net density for the approximate 19 sues to be developed Ls 11.8 dufac. Environmental Documents that Evaluate the Proposed Project: Geolechnial Consultation Report for Parker PUD(September 28,1995);Traffic DATE November 9,1998 Analysis Update(November 21,1997).Environmental documentation for Parker PUD(ECF-085-81,PPUD-078-Ht,eM FPUD-024.05) LAND USE NUMBER: LUA-98-161,SA-H,CU•H,V-H,ECF Development Regulations Used For Project Mitigation: The proposal Is subjeel to the City'e Environmental(SEPA)Ordinance, • APPLICATION NAME: KENSINGTON CREST CONDOMINIUM COMPLEX Zoning Coda,Public Works Standards,Uniform Building Code,Uniform Fire Code,eta„ PROJECT DESCRIPTION: Dick BMW,of BeaOw,Inc proposes to develop an approximate 64-acre site with • a condominlum complex The proposal would Include 220 units(110 as townhouses and 110 fiats)In 51 structures.Two Proposed Mitigation Measures: . community buildings and a sport court are proposed: Parking for 624 vehicles would be provided In surface lots,on The following Mitigation Measures will likely bo Imposed on the proposed project.These recommended Mitigation driveway aprons.In carports and garages.Recreational vehicle parking area would be developed in a 0.35 ace parcels Measures address project impacts not covered by existing codes and regulations as cited above. an the western portion of the site in the existing power!Intl easement Grading Is estimated to Include the removal of 15,000 Ay.of topsoil;additional at and fill is estimated a1150,000 cubic yards. 1. Fire Mitigation Fee:payment of the applicable fee at 8388 per each new unit,and 50.52ra.L anon- . residential construction. The proposal requires environmental review,site plan approval,a conditional use permit and variance from the Lord Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on sleep slopes within a greenbelL 2. Traffic Mitigation Fee:payment of the applicable fee at the rate of S75.00 per each new average weekday Applicant also seeks an administrative modification from the Parking and Loading Ordinance In order to exceed the trip generated by the proposal. amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code.In addition,a Shoreline Substantial Development Permit will bo required V any project hnprovments or utilities are 3. Parks Mitigation Fee:payment of the applicable fee,al the rate orsas4.51 per each now multi-family constructed wMln 200 feel of the Cedar River. unit PROJECT LOCATION: - 3500 SE Royal Hills Drive 4. Slonewaten provide effective slonnwator management during construction activities and following development 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. 5. Earth/Soils:follow recommendation of the geotechnlcal engineering report.Provide for effective Therefore,es permitted under the ROW 43.21C.110,the Oily of Renton Is using the Optional DNS(M)process to give erosion control during construction. notice that a DNS-M Is likely lobe 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 Comments on the above application must be submitted in ling to Ms.Jennifer Henning,Project Manager. Non-Significance Mitigated(DNSM).A 14 day appeal period will foliar/the Issuance of the ONS.M. Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5t0a PM on November 23,1998,This matter Is also scheduled fare public hearing on December 22.1998 at 9:00 AM,Council Chambers,Seventh Floor, PERMIT APPLICATION DATE: October 23,1998 - Renton City Hall,1055 South Grady Way,Renton-If you am Interested In attending the hearing,please contact the Development Services Division,(425)430.7282,to ensure that the hearing has not been rescheduled-If comments NOTICE OF COMPLETE APPUCATION: November9,1998 • gnat be submitted Kling by the date Indicated above,you may slit!appear at the hearing and present your comments on the proposal before the Hearing Examiner.If you have questions about this proposal,or wish to bo made Permlts/Revlew Requested: Environmental Review,Conditional Use Peril.Site Approval,Variance,and a a party of record and receive additional Information by mall,contact Ms.Henning al(425)430.7286.Anyone who Shoreline Substantial Development Permit for any project improvements or submits written comments will automatically become a party of record and will be notified of any decision an this project. utilities within 200 feel of the Cedar River ' CONTACT PERSON: JENNIFER TOTH HENNING(425)430.7288 Other Perils which may be required: Hydraulic Permit Approval(HPA)fern the Washington Department of Fish and Wiidbfe la discharge stommvalerto the Cedar River PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Requested Studies: Level 1 Downstream Drainage Analysis;Geotechnlal Consultation Report for • ''' �e ti- =7 :-.s_-1,1;Sti: ref" Parker PUD(September 26,1995).and Geotechniwl Consultation Report J � ��• y j�- Update(October 8,1988);Traffic Analysts Update(November21,1997)and y !'f`_''�p��i1��c• ^' - Traffic update for Kensington Condominiums(October 1,1998) "'-"`_ =���= " Location where opptialion may pi';-:"' `i _:`�"-2.:. .d f '• ,1 be reviewed: Planning/Bulkfing/Public Works Division,Development Services Department, n�(,:' ,,� -t tAt ,. `,(/ 4g` N _ 1055 South Grady Way,Renton,WA 98055 S„l1." - 'N.,• 't.. i-; 1-� i ,_ j PUBLIC HEARING: APubtic Hearingw8l beheld by the Renton Heating Examiner at his raguler ' ',. �'`•,� t ,'„r--•e^ae..--• P) „ ` -' �" mbcling In the Coattail Chambers an the seventh floor of City Hall,Renton. �w��l'.k _�_"�✓- Washinglon,'on December 22,1995,et 9:00 AM to consider the Site Approval, r 1 �' ',! eL.+r �`��- '. _ -;-� ft��• Conditional Use Permit and verl. ce. 114� 'r` //„ `:al ..-- _ r,$�,r CONSISTENCY OVERVIEW: "a % i.a. ?�, f b+/i 1 —f -..s� �t"n`/ ',�,\ Analytical process I% _ '?SA ,; Land Use/Zoning: The project she u designated Residential Planed Neighborhood(RPN)and � G r -`no �rk�-j ti zoned Residential a pneull edUnitsni per Ace(R-14).Densities of from 8.0 •!..,• ��M r_- (G �._m-. r31 don to 14,0 duke are permitted wltNn the R44 Zone,Bonus densities up to v,/ .i , .a _ ____ 11 .1 //r-- N. Vibe • aENWIOT.eOa , • . -- -- - - CERTIFICATION • I, fehhl al-�6h`11 , hereby certify that • �✓ copies of the above document were osted�me in 3 conspicuous places on or nearby. • p Y the described property on Nov • q , /qq • s • . Sign-. d: Itk ATTEST: Subcribed*vorn before me,a Nortary 'a' e State of Washington residing .%rv��'•► , on the 3 day of 1 . • • ,. MARILYN KAMVICHEFF • COMMISSION EXPIRES 6129199 6. . Iik*-4 ONY,T; • I NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) DATE: November 9,1998 LAND USE NUMBER: LUA-98-161,SA-H,CU-H,V-H,ECF APPLICATION NAME: KENSINGTON CREST CONDOMINIUM COMPLEX PROJECT DESCRIPTION: Dick Butko,of Bealko,Inc.proposes to develop an approximate 64-acre site with a condominium complex. The proposal would include 220 units(110 as townhouses and 110 flats)in 51 structures: Two community buildings and a sport court are proposed. Parking for 624 vehicles would be provided in surface lots, on driveway aprons,in carports and garages. Recreational vehicle parking area would be developed in a 0.35 acre parcels on the western portion of the site in the existing power line easement. Grading is estimated to include the removal of 15,000 c.y.of topsoil;additional cut and fill is estimated at 150,000 cubic yards. The proposal requires environmental review, site plan approval, a conditional use permit and variance from the Land Clearing and Tree Cutting Ordinance in order install storm and sanitary sewer lines on steep slopes within a greenbelt: Applicant also seeks an administrative modification from the Parking and Loading Ordinance in order to exceed the amount of required parking and to provide a recreational vehicle parking lot with more spaces than required by Code. In addition, a Shoreline Substantial Development Permit will be required if any project improvments or utilities are constructed within 200 feet of the Cedar River. PROJECT LOCATION: 3500 SE Royal Hills Drive V OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21C.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: October 23,1998 NOTICE OF COMPLETE APPLICATION: November 9,1998 • Permits/Review Requested: Environmental Review,Conditional Use Permit,Site Approval,Variance,and a { Shoreline Substantial Development Permit for any project improvements or utilities within 200 feet of the Cedar River Other Permits which may be required: Hydraulic Permit Approval(HPA)from the Washington Department of Fish and Wildlife to discharge stormwater to the Cedar River Requested Studies: Level 1 Downstream Drainage Analysis;Geotechnical Consultation Report for Parker PUD(September 26,1995),and Geotechnical Consultation Report Update(October 8,1998);Traffic Analysis Update(November 21,1997)and Traffic update for Kensington Condominiums(October 1,1998) . Location where application may be reviewed:" Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall,Renton, Washington,on December 22,1998,at 9:00 AM to consider the Site Approval, Conditional Use Permit and variance. CONSISTENCY OVERVIEW: Analytical process Land Use/Zoning: The project site is designated Residential Planned Neighborhood(RPN)and zoned Residential 14 Dwelling Units per Acre(R-14). Densities of from 8.0 du/ac to 14.0 du/ac are permitted within the R-14 Zone. Bonus densities up to GENMALOT.DOC 1 4__� 1 15.0 du/ac to 18.0 du/ac are permitted when bonus criteria is met. Applicant estimates density will be less than permitted in the range and has applied for a reduced density. Shadow plats re required when platting is not proposed,the applicant has submitted a shadow plat. • Density: Applicant estimates density at 4.37 dwelling units per acre(du/ac)when the net acreage of the site is assumed to be approximately 50 acres. The applicant estimates that the net density for the.approximate 19 acres to be developed is 11.6 du/ac. Environmental Documents that . . Evaluate the Proposed Project: Geotechnical Consultation Report forParker PUD(September 26,1995);Traffic • Analysis Update(November 21,1997). Environmental documentation for Parker PUD(ECF-085-81,PPUD-078-81,and FPUD-024-85) Development Regulations Used For Project Mitigation: The proposal is subject to the City's Environmental(SEPA)Ordinance, Zoning-Code,Public Works Standards,Uniform Building Code,Uniform Fire Code,etc. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. 1. Fire Mitigation Fee: payment of the applicable fee at$388 per each new unit,and$0.52/s.f.of non- residential construction. • 2. Traffic Mitigation Fee: payment of the applicable fee at the rate of$75.00 per each new average weekday trip l generated by the proposal. 1 3. Parks Mitigation Fee: payment of the applicable fee,at the rate of$354.51 per each new multi-family unit. 4. Stormwater: provide effective stormwater management during construction activities and following development. 5. Earth/Soils: follow recommendations of the geotechnical engineering report. Provide for effective erosion control during construction. Comments on the above application must be submitted in writing to Ms.Jennifer Henning,Project Manager, , Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on November 23,1998. This matter is also scheduled for a public hearing on December 22,1998 at 9:00 AM,Council Chambers,Seventh Floor, Renton City'Hall,1055 South Grady Way,Renton. If you are interested in attending the hearing,please contact the • Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. If comments . . • cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made • a party of record and receive additional information by mail,contact Ms.Henning at(425)430-7286. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: JENNIFER TOTH HENNING (425)430-7286 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION J ,�} r, , '- �`��r�'_ _ 'ra.'.,fie \ P` _-�'�. — •.• NI V,• _ tom• `• \\ - • -r--` \ __ -]-`.�_r•• 1▪ \\\�lam▪ __ ... .�\ +/' .\/'.f .. \ •'i \\`\\ $y � �✓' X� \`.�,,_Consav@°cy Zone. \\\ ' 4 ,,,tv.. 7,,..,2 .,...-." efl. ..,---I__ _____________ ___.: —:•_;,...--- ,..„..tio---wi*,),7 IeN, ;1" J, ..•,7: i / '''' \ \ .. . ::•—•''-----... " --..--•• -•'`'• • . • ' 06 /•..i.r.--Va'''ri•-..°"J..i;;‘'i X ) • . .1- rim f��.." ss i'�• // "1 1 Royal H'Oi s '� \ W • / \.,, JP AV.,',.,--. ...., • - ....,, pi,„, '1 , 4 life C vA‘NI:fif• 1.. GFNMALOT_DOC ' - . ON >. •�� _ CITY �F --RENT -.,-•,- ,..- .,;:��.: fir: - _,. - _ - Planning/Building/Public Works Department 4 I , Jesse Tanner,Mayor - - - Gregg Zimmerman P.E.,Administrator • November 9, 1998 • .:Mr.•Dana Mow DBM Consulting Engineers .. 502-1;6th Street NE, Suite 312 - - " Auburn,WA 98002 - , SUBJECT: :. Kensington Crest Condominium Complex _ `. l. Project No. LUA-98-161,SA-H,CU-H,V-H,ECF,. DearMr. Mower: - The: Planning. evelo ment": :Section••of.the .City of-Renton has determined that the P ._. 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 November 24, 1998.,-';;Prior to that review, 'you will be :notified if any additional information is required to continue processing your application.' - • Please contact me, at (425) 430-7286, if you have any questions. • Sincerely, • • • Jennifer Toth Henning Project Manager • • cc: ' ; General Acceptance Corporation/Owners Bealko, Inc:.. . AC t TLIK.OuC • .. - 1055.Syouth Grady,Way=Renton,Washington_98055 �p Thic naner rnntainc FO%recycled material.20%cost consumer - DBM CONSULTING ENGINErS CIVIL ENGINEERING DESIGN • LAND PLANNING • SURVEYING ENVIRONMENTAL SERVICES PROJECT NARRATIVE FOR THE KENSINGTON CREST 220-UNIT CONDOMINIUM COMPLEX Located at Royal Hills Drive and Index Avenue SE, Ren gin° A, Our Job No. 5511 0 of hF,� �,� CT 2 3 1998 The following is a narrative that describes various elements of the proposed Kensi .s ( �,1 Condominium Complex in accordance with the site plan review narrative requirements for-the-C y of Renton: 1. Side and Location of Site The subject approximately 64 acre site is located in Section 21,Township 23 North, Range 05 East in the City of Renton north of Royal Hills Drive and east of Index Avenue (if extended). A vicinity map depicting the site is enclosed. 2. Current Use of the Site and Any Existing Improvements The site is currently undeveloped. However,portions of the site are encumbered with utility easements. Both the Bonneville Power Association and the Seattle City Light maintain several overhead 115 kv lines through the property,including support poles and structures. In view of the constraints posed by the existing utilities and utility easements and by the site's steep slopes, only about 19 acres of the site are proposed for development. 3. Special Site Features Including Sensitive Areas Most of the developable portion of the site consists of a plateau that generally slopes less than 25%. (See the 30" by 42" multi-colored drawing entitled "Kensington Crest Condominium Complex Slope Exhibit"prepared by Centre Point Surveying bearing a revision date of October 5, 1998 for a breakdown of the primary developable part of the site into various slope ranges.) Areas in excess of 40% lie along parts of the site's west, north and east edges. The steep slopes along the site's north and east edges generally continue down approximately 200 vertical feet to the Cedar River across abutting property owned by the City of Renton. The topography maps included with the application materials illustrate the location of the site's steep slopes. Currently, the site is undeveloped (other than the power lines and gravel access roads) and vegetated. The 502 16TH STREET NORTHEAST•SUITE 312 • AUBURN, WASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 0 I —2— October 12, 1998 site is engrossed in thin forest that includes conifer and deciduous trees and a great deal of sage brush and pasture grasses. 4. Existing Structures That May Have Views Obscured Due to Development of the Project No obstruction of views of existing structures is anticipated as a result of the proposed development. 5. Proposed Use of the Property, Project Name, and the Scope of the Proposed Improvements Such as Height, Square Footage, Lot Coverage, Parking,Access,Etc. The proposed Kensington Crest Condominium Complex is to consist of approximately 220 units (110 townhouse units and 110 flat units) to be developed on approximately 19 acres of the site. The proposal includes a community building (which will house a meeting/game room, a lounge with kitchenette, an exercise room, an entrance office/sales area, an association manager's,office, a hot tub,men's and women's restrooms, and a hot tub equipment and storage room), and an associated outdoor paved patio play area. A nearly one-acre village green in the central portion of the site will feature a sport court,picnic area, and open recreation area. In addition, a recreational vehicle parking area to serve the development is planned to the west of the village green. The maximum height of any structure on the property will be limited to a maximum height of 35 feet as required by the Renton zoning code. The typical square footage per unit for each of the townhouse units will be approximately 1,200 to 1,400 square feet while the typical square footage for each of the flat units will be approximately 800 to 1,000 square feet . The total number of parking stalls provided for the project will be 624,more than meeting the requirements of the City's parking requirements. Access to the site will be off of Royal Hills Drive. A private main boulevard access road will be provided into the site from the northerly-most portion of Royal Hills Drive. A secondary access roadway will be located east of the main access and will serve as emergency vehicle access for the development. Approximately 65% of the developed portion of the site will have impervious surfaces with approximately 30% of this area consisting of building square footage. The total proposed impervious area amounts to approximately 20% of the entire approximate 64-acre site. As mitigation for offsite recreational impacts,a major recreational easement over approximately half of the site has already been conveyed to the City of Renton. That easement,which was recorded'under King County Recording No. 8705171394,was conveyed during 1987 in conjunction with the previous Parker PUD proposal for the site. DBM:kc 5511c.004 502 16TH STREET NORTHEAST•SUITE 312 • AUBURN, WASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 a , CONSULTING ENGIh' :.";ERS CIVIL ENGINEERING DESIGN • LAND PLANNING • SURVEYING ENVIRONMIENTAI- SERVICES JUSTIFICATION FOR THE CONDITIONAL USE PERMIT REQUEST FOR THE KENSINGTON CREST 220-UNIT CONDOMINIUM COMPLEX Located at Royal Hills Drive and Index Avenue SE, Renton Wash ngton,l,,,, ..4„ Our Job No. 5511 C T Y OF RENT OCT23 998 CONDITIONAL USE REQUEST RECEIVE D Under the City of Renton Municipal Code (R-MC) 4-31-35F.2, a conditional use permit is required for the extension of utilities through areas with slopes greater than 40% for land development projects located within the City of Renton. The Kensington Crest 220-Unit Condominium Complex will require the extension of both a storm drainage discharge pipe and a gravity sewer main as shown on the preliminary drawings. An analysis for a conditional use permit to these proposed pipes follows: A. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives, and standards of the comprehensive plan, the zoning ordinance, and any other plan,program, map, or ordinance of the City of Renton. RESPONSE: Crossing of areas with slopes in excess of 40% is the only way to provide gravity stormwater and sewer lines for the project. Comprehensive Plan Policy U-56 indicates that "(a) 11 new developments should be required to connect to the sanitary sewer system...." B. Community Need: There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors among all other relevant information: 1.) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use. RESPONSE: Because both storm drainage pipes and sanitary sewer pipes will be located in isolated areas, and the sewer pipe will be required to be buried (the storm drainage pipe will be above ground), the proposal will not result in a detrimental over concentration of either use. 502 IGTII STREET NORTHEAST•SCITE 312 • ACBCRN, WASHINGTON• 981)02 PHONE (253) 887-0924 • FAX (253) 887-0925 —2— October 12, 1998 2.) That the proposed location is suited for the proposed use. RESPONSE: There are only a small number of potential gravity routes for a stormwater discharge pipe and a sewer main discharge pipe to serve this project. The proposed route for the storm drainage discharge pipe seems wise because the route lies within an already cleared power line easement. One or two other routes are possible and may yet be selected after further consultation with City staff. All of the routes will involve crossing slopes in excess of 40%. The proposed route for the sewer main was previously approved by the City as part of the approved sewer main construction drawings for the Parker P.U.D. C. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. RESPONSE: The location of a buried sanitary sewer line and an above ground Driscopipe storm drainage line will not result in substantial or undue adverse effects on adjacent property. No adjacent developments will be located next to or within the immediate vicinity of either storm or sanitary sewer pipe because of the topography of the area that the pipes will cross. DBM:rm 5511c.006 502 16TI1 STREET NORTHEAST•SUITE 312 • AUBURN, \VASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 DBM- LONSULTING ENGINEritS CIVIL ENGINEERING DESIGN • LAND PLANNING • SURVEYING ENVIRONMENTAL SERVICES 1 JUSTIFICATION FOR THE VARIANCE REQUEST FOR STORMWATER AND SANITARY SEWER FOR THE KENSINGTON CREST 220-UNIT CONDOMINIUM COMPLEX Located at Royal Hills Drive and Index Avenue SE, Renton, Washington Our Job No. 5511 i��;�[:� ; Prepared October 12, 1998 �-�-OPBS�Ei�T>,l1`, CG TY OF R N-(ON OCT 2 3 1998 VARIANCE REQUEST RECEIVED The applicant hereby requests a variance from RMC 4-9-5D for construction of a gravity storm water discharge pipe and a gravity sanitary sewer main across slopes in excess of 40% for the Kensington Crest 220-Unit Condominium Complex. The proposed routes for these pipes are as shown on the accompanying preliminary storm drainage and sanitary sewer plans. The routing of these utilities'is necessary in order to accomplish gravity systems for both storm and sanitary sewer. The storm water will be routed through an overland pipe ("Driscopipe") through the steep area to the north of the site and the sanitary sewer main will be buried beneath the steep area. As demonstrated below, the proposal meets the four conditions for a variance. a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the subject property; and the strict application of the Building & Zoning_Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical classification. RESPONSE: The site's geometry and topography are such that construction across steep slope areas cannot be avoided for construction of a gravity stormwater discharge line and a gravity sewer main outlet for this project. The site naturally slopes toward the Cedar River that is located to the north of the property. Crossing of approximately 200 to 300 vertical feet of elevation change will be necessary in order to extend the proposed pipes to their respective discharge/connection points. For the stormwater discharge line, this will be the Cedar River. For thei sewer, this will be the existing sanitary sewer pipe that is located at the City Park to the north of the site along the south edge of the river. Both of the proposed pipes are critical to development of the proposed project. 502 16TH STREET NORTHEAST•SUITE 312 • AUBURN, NASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 —2— October 12, 1998 b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. RESPONSE: Granting of the variance will not be materially detrimental to the public welfare or injurious to property improvements in the vicinity because there are no other developments located adjacent to or in close vicinity of the proposed pipes. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. RESPONSE: The City has not forbidden other nearby developments adjacent to steep slopes from constructing needed storm lines and sewer mains down steep slopes. Accordingly, approval of the variance will not constitute the grant of a special privilege. d. That the approval, as determined by the Hearing Examiner or Board of Adjustment, is a minimum variance that will accomplish the desired purpose. RESPONSE: The proposed routing for the storm water and sewer pipes have been located to minimize disturbance to the steep slopes. DBM:rm 5511c.007 502 16TH STREET NORTHEAST•SUITE 312'• AUBURN, WASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 DBOCONSULTING ENGINRS C I V I L 1 ENGINEERING DESIGN • LAND PLANNING • SURVEYING EN V IRON MENTAL SERVICES DEVELOPMENT PLANNEAO October 12, 1998 CITY OF RENTO Ms.Jennifer Toth-Henning OCT 1998 City of Renton Planning Department R -CEII\ i ram® 1055 South Grady Way Renton, WA 98055 RE: Tree Location Plan/Tree Cutting Plan for the Kensington Crest Condominium Complex. Our Job Number 5511. Dear Jennifer: In accordance with our past meetings, we are submitting the site plan design review package for the proposed Kensington Crest 220-Unit Condominium Complex project as noted above. During our rdiscussions, we reviewed the tree cutting and tree location ordinance required for this project. Based upon our discussions, we are submitting the entire site plan review package without a tree location plan or tree cutting plan. The reasons for this are as follows: 1. The southern portion of the property consists of open, cleared, scotch broom, and non-treed areas. We are confident that there are few, if any, trees that meet the City of Renton's tree location or tree cutting ordinance in this area. 2. The northerly half of the site does have trees that would meet the criteria for the preparation of a tree location plan and cutting plan as per City ordinance. However, you will notice on our engineering grading plans that the entire site will be graded substantially. 3. The southerly portion of the site which essentially has no trees on it will be graded extensively a minimum of two to four feet, average depth. This will require the removal of all significant trees within this area. 4. The northerly portion of the site will have even more severe grading constraints imposed as part of this project. In order to maintain minimum emergency vehicle access grades on the northerly half of the property, we anticipate that average cuts and fills in this area will be approximately eight to ten feet. Please see the attached proposed grading and drainage plan for this project. This plan clearly outlines the areas of cut and fill in the northerly portion of the site where significant trees exist. 5. During our discussion, we discussed the rationality of locating significant trees on the property in accordance with the City of Renton ordinance which we know for a fact will need to be removed in order to accommodate the grading and development of the property. During our discussions, you agreed that it was probably not necessary to spend the time and money to survey each of the existing significant trees because it is clear from the grading and drainage plan that virtually all trees within the developed area, particularly on the northern half of the 502 16TH STREET NORTHEAST • SUITE 312 • AUBURN, WASHINGTON • 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 libr _2_ October 12, 1998 project, would need to be 100% cleared in order to accommodate the project. The other approximate two-thirds of the property remain as is and the developable area will be completely cleared. 6. As part of the development application, it is also clear that the approximate 64-acre site is highly constrained by existing easements, rights-of-ways and other factors. Out of the 64-acres, only approximately 19 acres of the site is available for development. Within these 19-acres, the density for the project needs to be 14 units per acre or higher. This means that the entire developed portion of the site will need to be 100% cleared. 7. When grading applications are considered with the density applications on the site, there is little question that none of the existing significant trees within the developed portion of the property can be saved. 8. The proposed grading and drainage plans clearly indicate the limit of development for the property and 100% tree clearing will need to occur within these areas as part of the development. Therefore, this plan will serve as a clearing plan for the project with the overall limits of the buildings and yards shown on the plan as the limits of clearing. 9. A second map has been submitted along with this application indicating the specific location of 40% and steeper slopes. This is a colored map that clearly delineates the location of slopes between 0% and 25%, 25% to 40% and slopes over 40%. Any slope over 40% will not be subject to clearing and cannot be developed. All slopes less than 40% will be cleared within the developed area as shown clearly on these maps. Based on all of the above, the applicant has asked us to prepare this letter so that the City of Renton can consider not requiring a separate tree survey plan and tree cutting plan for this proposed development'. We agreed that it does not necessarily make sense to spend the significant funds required to complete both of these plans, knowing that due to site density requirements as well as grading requirements, that all of the trees within the developed area will be lost. As part of this submittal, please be aware that Mr. Richard Butko has also discussed this situation with Mr. Neil Watts, and Dick has indicated that Mr. Watts has agreed that a tree location/tree cutting plan would probably not serve any constructive purpose for this project given all of the above. Please review the above noted comments regarding the tree location/cutting plan. If you have any questions or need any further information, please do not hesitate to contact our office at (253) 887 • - 0924. pectfu y, DANA B. l LOWER, P.E. President DBM:u Enclosure 5511c.015 5°2 161'I1 STREET NORTFIEAST•SLITE 312 • ALBLRN, \\'ASIIINGTON• 98002 PHONF. (253) 887-0924 • FAX (253) 887-n925 DBM CONSULTING ENGINEERS CIVIL ENGINEERING DESIGN • LAND PLANNING • SURVEYING ENVIRONMENTAL SERVICES CONSTRUCTION MITIGATION DESCRIPTION FOR THE KENSINGTON CREST 220-UNIT CONDOMINIUM COMPLEX Located at Royal Hills Drive and Index Avenue SE, Renton, Washington Our Job No. 5511 The following is a description of the various elements of the proposed Kensington Crest Condominium Complex in accordance with the construction description requiremetitsi_ozi uired under the site plan review for the City of Renton: Cftyo �JTP� ,,, OCT 1998 1. Proposed Construction Dates, Phasing ® gyp Construction on the proposed 220-unit condominium project may commence as early as 1999--f or as late as 2000. Most likely construction will begin during the middle of next year (1999) after the winter months. The project is anticipated to be completed in four phases over 8 years. Please refer to the enclosed phasing description for specific phasing information. 2. Hours of Operation Proposed hours of construction will be approximately 7:00 a.m. to 7:00 p.m.,Monday through Friday, and 9:00 a.m. to 7:00 p.m. on Saturdays. 3. Proposed Hauling/Transportation Routes Proposed hauling and transportation routes currently anticipated will consist mainly of Royal Hills Drive SE out to Puget Drive SE and Kirkland Avenue SE to SE 164th Street. 4. Measures'to be Implemented to Minimize Dust, Traffic and Transportation Impacts, Mud, Noise, and Other Noxious Characteristics Because,of the site's remote location from existing development, dust and noise are not anticipated to cause significant problems. During dry weather,watering trucks will be used to help suppress particles on the site during construction. Mud and erosion control will be mitigated per the Temporary Erosion Control Plan. The plan will involve the construction of a siltation pond to remove sediment from stormwater run-off 502 16T1-I STREET NORTHEAST•SUITE 312 • AUBURN, NASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 —2— October 12, 1998 on the site, the construction of Mirafi filter fabric fences to ensure that silt-laden water does not escape onto adjacent properties and cause damage, the construction and use of ditches and rock-check dams to attenuate the velocity of stormwater on the project, the use of hay bales to provide additional filtering as necessary, the construction of rock entrances to remove soil from construction machinery wheels prior to exiting the site, utilization of mulch and/or hydro- seeding to stabilize the site during wet weather conditions, and other temporary erosion controls as deemed necessary by the City inspector in the field during construction. DBM:rm 5511c.005 502 16TH STREET NORTHEAST•SUITE 312 • AUBURN, WASHINGTON• 98002 PHONE (253) 887-0924 • FAX (253) 887-0925 ENVIRONMENTAL CHECKLIST Purpose of Checklist: The State Environmental Policy Act (SEPA), Chapter 43.21 RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals 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 whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if the question does- not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers to provide additional information reasonably related to determining if there may be significant adverse impact. If you are not already submitting an 8-1/2" x 11" reduction of your project site plan to the city as part of a companion case submittal, please submit a copy as a part of this SEPA application. Please submit twelve (12)_cmiiles`'df the completed SEPA checklist application packet. '\ ci 19CA Page 1 \data\word\ecapp.doc c CHECKLIST NO: A. BACKGROUND 1. Name of proposed project: Kensington Crest Condominium Complex 2. Name of Applicant: Bealko Inc. 3. Mailing address, phone number of applicant and contact person: Dick Butko (Applicant) Dana Mower (Agent) Bealko Inc. DBM Consulting Engineers P.O. Box 3266 502 16th Street NE, Suite 312 Federal Way, WA 98063 Auburn, WA 98002 (253) 839-1901 (253) 887-0924 4. Date checklist prepared: October 6, 1998 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction is anticipated to begin on the project within the next 12 months, and to be completed as a four phase development project within the next 8 years. 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. A previous environmental determination of non-significance (ECF-085-81) was made on this project for the originally proposed 344-unit Parker P.U.D. project (PPUD-078-81) at the subject site on December 7, 1981. Subsequently, the Parker P.U.D. proposal was reduced to 307 units in conjunction with a final P.U.D. application (FPUD-024-85), another environmental review was conducted, and another determination of non- significance was issued by the Renton Environmental Review Committee on April 30, 1986 under ECF-04-85. • Page 2 \data\word\ecapp.doc 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. List any governmental approvals or permits that will be needed for your proposal, if known1l. A. Building permits B. Grading permit C. Stormwater and sanitary sewer variance for installations on slopes exceeding 40% D. Right-of-way use permit E. Hydraulic Project Approval from the State of Washington Department of Fish & Wildilife F. Conditional use permit for storm drain and sewer main construction on slopes exceeding 40% G. Shoreline Substantial Development permit (may be required if substantial storm water facilities and/or a sewer main is constructed within 200 feet of the Cedar River) 11. Give brief, complete description of your proposal, including uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information or project description). The site is approximately 64 acres in size. The proposed project will consist of a 220-unit residential condominium complex plus a community building for the development and amenities including a sport court, picnic area, open recreation area and recreational vehicle parking area. A copy of the King County assessor's map showing the property configuration and approximate dimensions is attached for reference. The proposal calls for development of approximately 19 acres of the property. This property zoned as R-14 and is currently undeveloped. 12. Location of proposal. Give sufficient information for a person to understand the precise location of your proposed project, including street address, if any, and section, township, and range, 'if known. If the proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal description, site plan, vicinity map, and \data\word\ecapp.doc I Page 3 I I 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 property is located at the northeast corner of Royal Hills Drive SE and Index Avenue SE (if projected). The property is located in Section 21, Township 23 North, and Range 05 East,, Willamette Meridian. Included as part of this package are a legal description for the property, a site plan for the proposed project, and a vicinity map. A topographic survey map is also included. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep, slopes, mountains, other: 1 b. What is the steepest slope on the site (approximate percent slope)? The steepest slope on the site is approximately 40%. 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. The general types of soils found on the site are gravely, sandy loam. Also refer to the attached soils report for specific soils to be found on the site. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No, there are no surface indications or history of unstable soils in the immediate vicinity. e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of filling and grading the property would be to enhance the collection and disposal of storm drainage water on the site. Approximately 151000 cubic yards of topsoil would be removed, and there would be approximately 150,000 total cubic yards of cut (90,000 cubic yards) and fill (60,000 cubic yards)if this site were developed. f. Could erosion occur as a result of clearing, construction or use? If so, generally describe.. Jk-1N 2 2 A Page 4 \data\word\ecapp.doc I — Yes. Erosion could occur during clearing and construction. During construction, a substantial amount of the site will be exposed as vegetation is removed. During construction activity, siltation could occur due to the construction activities themselves as well as the presence of heavy machinery on the site. g. Al bout what percent of the site will be covered with impervious surface after project construction (for example: asphalt or buildings)? Total lot coverage on the site will be approximately 65% of impervious area over the developed portion of the project, with approximately 30% of this area consisting of building square footage. The total impervious area will be approximately 20% of the entire approximate 64-acre site. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if arny: Proposed measures to reduce or control erosion or other impacts to earth are as follows: 11 Design and have approved a temporary erosion control plan by the City of Renton. 2. Implementation of best management practices in the field during construction. 3. Follow-up during construction activities to provide additional temporary erosion control measures as necessary and as required by the City of Renton. 4.'� Specifically, the following measures will be implemented during construction on this project: construction of a siltation pond to remove sediment from storm water run-off on the site, the construction of Mirafi filter fabric fences to ensure that silt laden water does not escape onto adjacent properties and cause damage, the construction and use of ditches and rock-check dams to attenuate the velocity of storm water on the project, the use of hay bales to provide additional filtering systems as necessary, the construction of rock lentrances to remove soil from construction machinery wheels prior to exiting the site, utilizing mulch and/or hydro-seeding to stabilize the site during wet weather conditions, and other temporary erosion controls as deemed 'necessary by the inspector in the field during construction. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, . automobile, odors, industrial wood smoke) during construction and when the Page 5 \data\word\ecapp.doc • Project is completed? If any, generally describe and give approximate quantities, if known. Dust during construction and diesel emissions from the construction machinery would result during construction. Once the project is completed, no significant emissions would result from the proposal. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None. c. Proposed measures to reduce or control emissions or other impacts to air, if any. The use of watering vehicles to inhibit dust during construction. 3. Water a. Surface: 1 ., Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and,provide names. If appropriate, state what stream and river it flows into. Yes. The property is located approximately 600 feet to the south of the Cedar River. 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. The storm water discharge will be collected as indicated on the enclosed storm drainage plans. The discharge will flow along a 200' easement and be discharged into the Cedar River (offsite gravity storm system). Also, construction of a gravity sewer line to the north of the site to connect to an existing sewer main will be constructed. The sewer force main pumps to the southeastern portion of the site. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. CITYU;=I=:ci'�'iC ,d JAN 0 5 1999 Page 6 \data\word\ecapp.doc RECE VED li 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No. 5. Does the proposal lie within a 100-year floodplain. If so, note location on the site plan. No. 6. Does the proposal involve any discharges of waste materials to surface li waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground: 1. Will groundwater be withdrawn, or will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. Uncertain at this time. The preliminary drainage plans call for a storm water discharge toward the Cedar River. However, infiltration of storm water may be a desirable design element for this property. The Department of Ecology, King County, and the City of Renton all encourage infiltration of storm water into the groundwater sources. If this technique is used to control groundwater on the property, adequate water filtering/bio- filtration systems will be utilized per City, County, and State codes. 2. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number_of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. All sewage facilities on the site will be connected to the existing li City of Renton sanitary sewer system. ,Therefore, there will be no discharge from septic tanks or other sources into the groundwater. c. Water Runoff (including stormwater): Page 7 \data\word\ecapp.doc it 1. Describe the source of runoff (including stormwater) the method of collection and disposal, if any (including quantities, if known). Where will this water flow? Will this flow into other waters? If so, describe. Storm water runoff will be generated from the proposed development of the property. Additional stormwater above and beyond the pre-developed storm water rate will occur due to the construction of impervious surfaces on the property, including the construction of asphalt roof areas, landscaped areas, etc. The method of collection will be to construct a surface or sub-surface piped or ditched collection system which will collect storm water from the impervious portions of the site and direct the stormwater into storm water filtering systems and/or detention or retention facilities. Unless a storm water drainage discharge pipe of adequate capacity to handle undetained flows is constructed to safely convey flows to the Cedar River, it is anticipated that approximately 5,000 to 7,000 cubic feet of storm drainage detention or retention will need to be provided per developed impervious acre except for any portion(s) of the site for which infiltration systems are constructed Except for stormwater draining into storm water infiltration systems, the collected storm water will be discharge to drain into the Cedar River, where it currently drains . 2.i Could waste materials enter ground or surface waters? If so, generally describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. Sto'rmwater mitigation measures will include the following: 1. 'Construction of a surface or sub-surface storm water collection system. 2. IDesign and construction of a surface or sub-surface detention system to limit ',the post-development flows to that of the pre-developed site (unless a discharge pipe is constructed to safely convey undetained stormwater flows to the Cedar River). 3. Biofiltration and/or water quality will also be provided in addition to the above in accordance with City of Renton requirements. Page 8 \data\word\ecapp.doc li 4. Plants a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other X shrubs X pasture crop or grain wet soil plants: cattail, buttercup, bullrush, 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? ,I \ 1;00% of the existing vegetation within the portion of the property to be devloped Will be removed or altered. New landscaping, however, will be provided in and around the project in accordance with City codes and requirements. c. List threatened or endangered species known to be on or near the site. None are known to be located on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. Proposed landscaping provided at the time of the ultimate development of the property will be designed, approved, and constructed per city codes and requirements. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other: squirrels, rodents Fish: bass, salmon, trout, herring, shellfish, other: b. List 'any threatened or endangered species known to be on or near the site. None. Page 9\data\word\ecapp.doc c. Is the site part of a migration route? If so, explain. No. d. I Proposed measures to preserve or enhance wildlife, if any. Project landscaping. 6. Energy and Natural Resources a. ;What kind 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. Electric and natural gas energy will be utilized to serve the finished project's needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kind of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. All buildings on the project will adhere to state and local energy conservation standards . 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazard waste, that could occur as a result of this proposal? If so, describe. No. 1.1 Describe special emergency services that might be required. None. 2. Proposed measures to reduce or control environmental health hazards, if any. None are proposed. \data\word\ecapp.doc Page 10 b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None. 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, operation, other)? Indicate what hours noise would come from the site. Noise generated from the project would occur during the construction phases of the project, and primarily be limited to the use of construction vehicles and construction activity on the site. Proposed hours of operation are 7:00 a.m. to 7:00 p.m. Monday through Friday and 9:00 a.m. to 7:00 p.m. on Saturdays. Because of the site's remote location from other residential development, construction noise impacts are anticipated to be relatively insignificant. After construction, the noise levels on the project would be those generally associated with activities as allowed on this property. These would likely be noises associated with cars enteringand exiting parking areas. 3. Proposed measures to reduce or control noise impacts, if any. No specific measures are proposed. 8. Land and Shoreline Use a. (What is the current use of the site and adjacent properties? 1. North of the site: Undeveloped with slopes between 10% and 40%. 2� East of the site: Undeveloped with slopes between 10% and 40%. 3 South of the site: Existing multi-family residential development. 4.� West of the site: Undeveloped property with slopes between 10% and 40%. b. Has the site been used for agriculture? If so, describe. No. Page 11 \data\word\ecapp.doc c. , Describe any structures on the site. Power line towers. d. Will any structures be demolished? If so, what? No. e. IWhat is the current zoning classification of the site? The current zoning classification of the site is R-14. f. What is the current comprehensive plan designation of the site? The current comprehensive plan designation of the site is medium-density residential. g• lif 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. Yes. Portions of the site have slopes in excess of 40%. Approximately how many people would reside or work in the completed project? Approximately 500 people would reside in the completed project. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any? None. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. Compliance with the city's zoning code and other applicable City code requirements. \data\word\ecapp.doc Page 12 li 9. Housing a. !Approximately how many units would be provided, if any? Indicate whether high, !middle, or low-income housing. Approximately 220 units would be provided for the proposed project. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any. Not applicable. 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? Zoning in the R-14 zone limits the maximum height of structures to 30 feet or 35 feet depending upon various circumstances and buildings of such heights are proposed. Vinyl siding is proposed for the project. b. What views in the immediate vicinity would be altered or obstructed? None. i c. Proposed measures to reduce or control aesthetic impacts, if any. No aesthetic impacts are anticipated. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light or glare will be produced by the completed project in the form of: 1. ,Traffic headlights during the evening. 2. Parking lot lighting. Page 13 \data\word\ecapp.doc , b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any? None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vilcinity? Designated informal recreational opportunities are those generally associated with the Cedar River including the Cedar River Park, which is located immediately adjacent to the site on the north side. 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. Proposed measures to reduce or control impacts on recreation facilities include the additional tax revenues that will be collected as a part of this proposal. A portion of those funds will be utilized by the Renton Parks Department to provide additional recreation facilities for the community. In addition, a recreational easement has already been granted to the city for about half of the subject approximate 64-acre site under King County Recording No. 8706171394 in mitigation of offsite recreational impacts. I 13. Historic a Ind 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. \data\word\ecapp.doc I Page 14 • b. 'Generally describe any landmarks or evidence of historic, archaeological, scientific, Or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any. Not applicable. 14. Transpdrtation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. See attached site plan for specific traffic routing in, through, and around the project. b. Is';site currently serviced in public transit? If not, what is the approximate distance to the nearest transit stop? See the attached traffic study. c. How many parking spaces would the completed project have? How many would the project eliminate? The proposal would provide approximately 624 parking spaces. No parking spaces would be eliminated due to the development of this project. 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). See:the attached traffic study. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. See the attached traffic study. \data\word\ecapp.doc Page 15 g. I Proposed measures to reduce or control transportation impacts, if any. See the attached traffic study. 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. 1'Yes, the project would result in the increased need for public services including fire protection, police protection, health care, schools, etc. The increase in these services would be commensurate with the proposed residential use. b. Proposed measures to reduce or control direct impacts on public services, if any. The direct financial impacts on public services will be offset by an increase in property tax and sales tax revenues for the community resulting from the proposed development. 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 construction activities on the site or in the immediate vicinity which might be needed. 1. Electricity: Puget Sound Energy 2. Natural Gas: Puget Sound Energy 3. ,Telephone: U.S. West Communications 4. Sanitary Sewer: City of Renton 5. Water: City of Renton 6. Cable Television: Viacom Page 16\data\word\ecapp.doc C. SIGNATURE I hereby state that I am the owner or authorized agent listed above, and certify that all information contained above and in exhibits attached hereto are true and correct to the best of my knowledge and belief. ,I understand that the processing of this application may require additional supporting material upon request to City staff. RIGHT OF ENTRY: By signing this application the applicant grants unto the City and it's agents the right to, enter upon the premises for purpose of conducting all necessary inspection to determine compliance with applicable laws, codes, and regulations. This right of entry shall continue until a certificate of occupancy is issued for the property. Signature of Property Owner: �'`4'C' Date: lo/ 4 f`I$ I • Signature of Agent:/checklist Preparer /47/e-7pc'i Date: • Signature of Applicant: �. Date: /e//y/PF- DBM:rm 5511 c.003 • Page 17 \data\word\ecapp.doc Cf J� rg N •+p� l� p A , Kensington Crest Condominiums Phasing: The Applicant wishes to phase the construction of Kensington Crest The applicant needs to reseive the right to adjust the phasing plan, within reason,based on marketing and construction conditions. However,the applicant's general phasing plan would be to construct the project in four phases as shown on the attached site map. The Phases are approximately 55 units each and would likely be undertaken in sequence commencing with Phase I and ending with Phase IV. The Phases would be constructed approximately 12 to 13 months apart. A substantial portion of the overall site development would take place during Phase I because most,of the utilities need to be constructed in order to serve Phase I, and some cuts and fills beyond any particular phase may be necessary in order to balance that phase.However, no more site development would typically take place with each phase than would be necessary in order to serve and construct that phase. The applicant anticipates that Phase I would be commenced within two years of site approval; Phase II within three and one half years; Phase III within five years and Phase IV within six and one half years. I' Althc•ugh the applicant needs to retain some flexibility to adjust the size,content and sequence of each Phase, the applicant would make every effort to minimize the conflicts between existing residents and construction activities. For example,after completion of Phase I.construction traffic would be confined to the emergency access to the maximum extent possible. However, some conflicts are inevitable due to the configuration of the site and the unavoidable proximity of some construction activities and some nearby occupied units. • • • II J III c'.�t 30dd • 01 '1,1Odd Ob• L t es-t0-Loo . ... • 1 0 ........','!.it:.; ....,"' 1489'59'05nE 5307.06' 'i.-..•' , . ...1.1, I \\ \ ' ---- -------- • . ,. , .____.-r1 _ ___-1.-.: yr--,-)._\ •.,.. ..,,,,•:„ .,. _ v--:..p. A . .. • ___. --1> -- ' .t.,'' r,_„..„71-1 ,1 \ \ I -;4 4:11 .A i j_,...?r.....,...: el- rc;11,1k: %,:1-k ‘f.A.,,_\___ • , ".,---4-.1-''.zz.: --—-;-. ---7 .i i 71 ri---1 1111- AlAt 1-TI"- -fr‘--) ------- ---- .:tk; i_i --:------,001---\?,- —:.-1 ''' T7 7::- - -- -'3'.--..th' .--`--4- :: .. ft.: .1, ..... —... ii. ' 1.i- Nivc,.....:._ Ili, :„..-...---'1 - - Fri:3'3,7(R .... ____ ______, - .:....(4...,..,.... .- - --<1.-4:L, a'• - k _ .f,,,, • if. ..<--- ----, o \ • )1. ":1 \ --AS: ..:71-r.W.... . V.A\.=--- - . t ,,,.• ... ..-- cS. •I )•, ',...'•4 4. . — i ..... ... V......,,....., r .......„ ...., ... • ..,?.., w . • .--- b 1 - • AK . _.-• - rr ....---,* (?,‘ Rail ;;-, 1;71.• --t) lic- '"" - 4-11E454) .....::,.........‘'.. LINE A ts „------.— ..../..----. ,' • ...--"--....--•'-''..-". .rCil • ‘k- . iti -. tin k. ,...--1 •- i. ...-. \ x.:, _„..--,, it.."----- ..---•--......, . F..- .., ••-------) i 11$1, \i„,, ":1 1 1 .s.:iN,N C—1.‘' ----- \ -' .., ...A. ------. .........-- • .:I'1 Nor TO SC ..,, SA---:, ----: t / /14- Ai)....\)\.‘\To • - \. 1 •1- k> A •-c / ...", \-/__ •,)' r. c ,r. ,,,, . ‘ ‘..... .. ,. . . ,-* 3r: ' ;)''‘. ----- • •.-- \ \ k‘ S-' --,-. :,..! .....t :-......VI . -CO-__ ''•-‘ .-4,........:1:1-.- -_ _____ 1'; ' • ..., 4'/ r vAt.7.t.r t.oci----;,,::;.•:t,41;•71-------- -ii .. - ,,:• al halcr imt c • ., . •:•.:' ...'. •4 :.,!' ;',1 :• .--., ---........ ' • -----4 • -•:.: .1i:'. • .......-4. .•-..•y..• ,..,.... •-•4-. .. ..:,,:•..."I.:. ....t...r 4., • / .11 • I thmio,,,„. . •••'.'..:4 \ J.:010,,,: / D ‘" ZitlAtints• / 0 1 \ Pit.V4c1N . --------•„_ ..,-""-- m .•-•.• '..z. 4.• I ro -. . ' - ...T.,,1... \ • . --._ --, to I. .;.-::-.• ., . li ��SI GeoN�Engineers - CITY OF RE TON RECEIVED JAN 2 9 1999 January 28, 1999 i UsLl MNe, DiV'd„ION Consulting Engineers i and Geoscientists • Offices in Washington, Oregon,and Alaska Butko Construction, Inc. P.O. Box 3266 • Federal Way, Washington 98063 Attention: Dick Butko Geotechnical Services Discharge Pipe Alignment Evaluation Kensington Crest Development Renton, Washington GEI File No. 7016-001-01 INTRODUCTION This letter presents the results of our evaluation of site conditions along the proposed stormwater discharge pipeline alignment at your property in Renton, Washington. The property encompasses approximately 45 acres and is located between Royal Hills Drive and the Cedar River in southeast Renton. We understand that a multi-family residential development is propolsed for the site, and that the project will be named Kensington Crest. We completed a geotechnical consultation report for this site for a previous owner of the property, the Parker PUD Partnership. The report is dated September 26, 1985 (GEI File No. 654-0). We also completed a geotechnical consultation update for you dated October 8, 1998. Our current services and this summary letter are provided at your request. Our services are perform ed in accordance with our proposal dated January 26, 1999, that you authorized at a site meeting on January 26, 1999. SCOPE Our services are to visit the site to evaluate the present conditions along the proposed stormwater discharge pipeline alignment. The services provided by GeoEngineers consisted of the following: 1. Review the existing geotechnical consultation report and other geotechnical data in our files for the site and vicinity. GeoEngineers,Inic. 8410 154th Avenue N.E. Redmond,WA 98052 Telephone(425)861-6000 Fax(425)861-6050 www.geoengineers.com • Printed on recycled paper. Butko Construction, Inc. • January 28, 1999 Page 2 2. Visit the site to observe the following: • Physical setting and condition of the property along the pipeline alignment and immediate surrounding area. We will focus particular attention on any sensitive areas on or adjacent to the property,including slopes,landslides, streams and areas of erosion. • Photographs will be taken of noteworthy features,where possible. 3. Discuss our observations with you and your team during the site visit, if you request. 4. ,Summarize our observations and opinions regarding the pipeline alignment and any perceived Igeotechnical problems or considerations in a letter. SITE OBSERVATIONS A representative of GeoEngineers met with you on January 26, 1999, visited the site, and performed a reconnaissance of the proposed stormwater discharge alignment. We were not provliided with a plan showing the alignment; rather, you indicated the alignment to our representative in the field. Tt is our understanding that the proposed alignment extends north from near the northwest comer of the proposed multi-family residential development. The alignment follows an existing gravel road along a utility corridor before descending a relatively steep north-facing slope to discharge near the south bank of the Cedar River. Both above ground power lines and below ground petroleum product pipelines are currently located within the utility corridor. We understand that the proposed stormwater pipeline will consist of an 18-inch-diameter, high density polyethylene (HDPE) pipe. The pipeline will be buried within the existing gravel road that extends from near the northwest corner of the property to the top of the relatively steep slope above the Cedar River. The pipeline will daylight near the top of the slope and • extend down the steeper slope segment on the ground surface. The pipe will discharge at the base of the slope into a catch basin and energy dissipater near the edge of the Cedar River. We observed no evidence of geologic hazards or concerns along the gravel road portion of the alignment extending from near the northwest corner of the property to the top of the steeper slope segment. The gravel road ranges from about 12 to 20 feet wide, is surfaced with fme to coarse, gravel and 1- to 4-inch quarry spalls. The ground surface along the road segment is inclined at 2 to 8 degrees from horizontal(3 to 14 percent). Large depressions are located east and west of the alignment approximately 150 feet south of the top of the steep slope. These depressions may be the result of past surficial gravel mining activities at the site. The slope extending from the north end of the gravel road down to the Cedar River is inclined at 24 to 28 degrees from horizontal (44 to 53 percent) along the proposed alignment. The 50 to 70 foot wide cleared portion of the slope within the utility corridor is vegetated with grass, scotch broom, sword fern, and blackberry. Near surface soils on the slope are composed of lightil brown fme to coarse sand and gravel with silt. Surface water runoff within the utility corridor is diverted by four water bars (low soil berms) and two 12-inch diameter CMP half- round culverts. Soils beneath the western portion of the upper half-round culvert have been GeoEngineers File No. 7016-001-01-1130 Butko Construction, Inc.' January 28, 1999 Page 3 • eroded by misdirected surface water. The base of the slope is armored with '/z- to 3-foot- di�ameter riprap within about 30 feet of the river's edge. We observed occasional slightly bowed tree trunks on the slope areas adjacent to the utility corridor. This condition is indicative of shallow soil creep on the slope. This type of slope performance is typical for slopes of this inclination. We observed no evidence of deep slope instability on or adjacent to this portion of the pipeline alignment. CONCLUSIONS AND RECOMMENDATIONS We observed no evidence of past or present geologic hazards or concerns along the proposed stormwater discharge pipeline alignment that extends north from the northwest corner of the proposed Kensington Crest Subdivision to near the south bank of the Cedar River. Nevertheless, care should be taken to ensure that construction and placement of the stormwater pipeline does not disturb the slope excessively, and that the slope is restored such that erosion of the disturbed soils is minimized. LIMITATIONS We have prepared this letter for use by Butko Construction, Inc. in evaluating the proposed stormwater pipeline alignment for the referenced site. No additional explorations were completed as part of this consultation, nor were design level geotechnical recommendations developed for the proposed pipeline, structures and other site improvements. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared. No(warranties or other conditions, express or implied, should be understood. G e o E n g i n e e r s File No. 7016-001-01-1130 Butko Construction, Inc.' January 28, 1999 Page 4 We trust that this letter presents the information that you need at this time. We appreciate the opportunity to continue to provide geotechnical consultation services on this project. Please call if you have any questions regarding the information presented in this letter, or if we can provide additional services. Yours very truly, GeoEngineers, Inc. Thomas A. Tobin, P.E. Principal TAT:ss P:\7016001\01\Finals\701600101 Ll.doc Two copies submitted cc Kathy Ruff DBM Consulting Engineers 502— 16t'Street NE, Suite 312 Auburn,Washington 98002 GleoEngineers File No. 7016-001-01-1130 ,Uct-01-98 11 `-36A William Popp Assoc_ 425-454-0187 . p_O2 • • William Popp Associates Transportation Engineers/Planners (425)454-6692 FAX(425)454-0187 MEMORANDUM October'1, 1998 To: Richard Butko Butko Construction • From: William Popp, P.E. William Popp Associates Subject: Kensington Condominiums Re: Traffic Growth at Puget DriveiEdmonds Avenue The following memorandum was prepared to review the conclusions noted in the November 21, 1997 traffic analysis update and to verify whether these conclusions are still accurate. The results are summarized below. • Existing Traffic Volumes A 1998 average weekday traffic count(AWT) on Puget Drive west of Edmonds Avenue and Edmonds Avenue south of Puget Drive was obtained from the city of Renton. This count updates the 1990 through 1997 counts presented previously. The 1990 through 1998 volumes are presented in Table 1 below. CM'OF - - ®fg 2 3 1998 Bellevue Financial Center•Suite 314.225 108th Ave NE-Bellevue, WA•98004 vct—' l—�ti 11 :36A William Popp Assoc_ ` 425-454=018777 P.03 r • Mr.Richard Butko Page 2 10/1/98 Table I AWT Traffic Volumes Puget Drive Edmonds Ave west of south of 'Year Edmonds Ave Puget Dr 11990 11,030 10,240 1991 11,900 10,360 19992 10,690 10,220 1993 10,530 9,380 1994 1 0,3 00 9,210 1995 10,190 10,080 1996 9,020 8;380 1997 9,430 8,670 1998 9,037 8,614 As shown in Table 1,traffic volumes in the vicinity of the Puget Drive/Edmonds Avenue intersection have been declining on average throughout the nine year period but appear to be leveling off. Project Trip Generation Impact The original LOS analysis results and recommendations (September 1994)were based on existing traffic volumes that were some 20%higher than today's volumes as well as a project trip generation level some 40% higher than the current proposal. The November 1997 traffic analysis update was based on 200 condominium units --the current proposal is for 2201condominium units. The additional twenty units will add some 120 daily trips to the road system. Clearly, that level of increase is not sufficient to invalidate the conclusions of the November 1997 traffic analysis update. Conclusions Based on the most recent AWT counts, traffic volumes are not expected to change significantly in the foreseeable future. Thus,the September 1994 TIA report remains as a conservative estimate of traffic volumes and project traffic impacts. Further analysis of traffic conditions does not appear warranted and the conclusions and recommendations presented in the previous studies could thus be retained and even noted as being conservative(on the safe side). cc: DBM Consulting Engineers FAX(253)887-0925 William Popp Associates Transportation Engineers/Planners (206)454-6692 FAX(206)454-0187 November 21, 1997 To: Richard Butko From: William Popp William Popp Associates Subject: Parker PUD Re: Traffic Analysis Update The following memorandum was prepared to summarize the trip generation and traffic volumes for the proposed Parker PUD project located on Royal Hills Drive in east Renton, Washington. The purpose of this analysis is to compare project trip generation results 'and surrounding traffic volumes with previous traffic findings conducted for this projectiwithin the September 1, 1994 study; as well as previous studies conducted in 1993 and 1989. The results are summarized below. Proposal The current proposal for the Parker PUD is a 200 unit condominium/townhouse development. The previous PUD submittal was for a 307 unit development with a 50/50 split between single-family and multi-family dwelling units. The site is located on the west side of Royal Hills Drive north of the Puget Drive/Edmonds Avenue intersection. Existing'Traffic Volumes Average weekday traffic counts (AWT) on Puget Drive west of Edmonds Avenue and Edmonds Avenue south of Puget Drive were obtained from the city of Renton for the years 1990 through 1997. The majority of these counts were counted during the summer months between May and August. However, in 1996 the count was conducted in January. These volumes are presented in Table 1 below. • Bellevue Financial Center•Suite 314.225 108th Ave NE-Bellevue, WA•98004 • Mr. Richard Butko Page 2 , 11/21/97 Table 1 AWT Traffic Volumes Puget Drive Edmonds Ave west of south of Year Edmonds Ave 1990 Puget Dr 1991 11,030 10,240 19912 11,900 10.360 10,690 10.220 1j993 10,530 1994 9,380 1995 10,300 9,210 10,190 10,080 1996 9,020 1997 8,380 9,430 8,670 As sh w o n in Table 1, traffic volumes in the vicinity of the Puget Drive/Edmonds Avenue intersection are declining at a rate of approximately 2% per year. In addition, this consultant conducted PM peak hour turning movement counts at this intersection in 1989 and 1993, and obtained a 1996 count from the city of Renton. The total entering PM peak hour volume is 1,134, 1,028. and 952 respectively. Based on these counts, the PM peak hour volume at this intersection is decreasing at an approximate rate of 3% per year. Also, as shown from the AWT and PM peak hour traffic count findings, it is estimated that the Ali peak hour volumes are decreasing at the same rate, ic. between 2 and 3 percent per year. Trip Generation Trip generation for the Parker PUD was calculated using data presented in the Fifth Edition of the Institute of Transportation Engineer's (ITE) report entitled Trip Generation, 1991 under Land Use Code 230 - Residential Condominium/Townhouse. Residential',condominiums are defined as single-family ownership units that have at least one other single-family owned unit within the same building structure. In addition'the previous analysis for the project. submitted September 1. 1994. identified trip generation volumes based on a 307 unit PUD with an approximate 50/50 split between single-family and multi-family dwellings. • Mr. Richard Butko Page 3 11/25/97 A summary of the trip generation is presented in Table 2 for the previous and current site plan. Table 2 Trip Generation Land Use AM Peak PM Peak AWT Total In Out Total In Out 307 Units n/a 157 38 119 184 123 61 200 unit Condominiums 1,172 88 15 73 110 73 37 Net Decrease n/a -69 -74 -44% -40% As shown in Table 2, the current project proposal is estimated to have a maximum impact of 1,172 daily, 88 AM, and 110 PM peak hour trips on the surrounding street system. The volumes generated from the current site plan are approximately 42% less than the previous site plan submittal. The actual peak hour volume decrease is 69 and 74 trips during the AM and PM peak hours respectively. Conclusions As shown above, the traffic volumes in the vicinity of the project primarily along Edmonds Avenue and Puget Drive are decreasing at a rate of approximate 2 to 3 percent per year. Likewise, the latest trip generation estimates for the project show a decrease in volume of approximately 42% for both peak hours. Based on the foregoing analysis, the previous traffic analyses submitted to the city provide&a conservative estimate of existing traffic volumes and project traffic impacts. Therefore, further analysis of traffic conditions does not appear warranted and the conclusions and recommendations presented in the previous studies could thus be retained and noted as being conservative (on the safe side). Mitigation As noted'in the September 1, 1994 traffic analysis, level of service based mitigation cannot reasonably be required at the intersection of Puget Drive SE/Edmonds Avenue SE/Royal,Hills Drive since the analysis showed more than adequate available gaps and • • Mr. Richard Butko Page 4 11/25/97 satisfactory level of service with the 307 unit PUD. However, based on field observations it appears that some modifications to the intersection would improve traffic operations over the current condition. The best solution appears to be reconstruction of the intersection's northwest corner to provide a designated right-turn lane around the corner that would merge into the westbound lane on Puget Drive. Because there is adequate roadway width on (1) Puget Drive to delineate two westbound lanes and (2) Royal Hills Drive to delineate two southbound lanes, the majority of the expense of this improvement would be reconstructing the radius of the northwest corner to promote smooth flow. With this modification southbound right turns would no longer be required to sop and could merge into traffic in a more desirable manner. A concept sketch for this improvement is shown in Figure 1. •'• Q� 0 J J Q I Existing Sidewalk New Curb ;` New Sidewalk .' _ i ...... "••--,—L2.........); .\ • . • • i • • • •� i • E • sc • • • • til 1 1 Z u► Q 0 • Z 0 • E 0 w WILLIAM POPP PROPOSED INTERSECTION CONFIGURATION PARKER ASSOCIATES • ----. _ — Figure 1 ' PUD ' .L lltilY 1 lylll L!J:e,L 14L'1.J 11.L aJ 4 11Y L7 .L' VII II.E 1Y r.314Y UTA [Jilt `VIFROIM 'N TUN , ., Paeudostuga menzie3si Douglas Fir 6' - 6' Ht. B & B ' Pin us contorts Shore Pine 5' - 6' Ht. B do B Thyia plicate ! Western Rod Cedar 5' - 6' Ht. B do B Tanga canadensis Canadian Hemlock 8' - 7' Ht. B & B Caioa.drvs d aiurreru California Incense Cedar • 6' 7' Ht. B & B 1 LARGE DECIDUOUS TREES _ @emus c000inea Scarlet Oak 1 3/4' CAL. .B&B / 8R 'Tagus aylvaiiaa 1 European Beech 1 3/4" Cal. B&B / 8R Liriodendr+on haiipifera Tuliptree 1 3/4" col. B&B / BR MEDIUM DECIDUOUS TREES _ _____ Prat-into ox�ycarpa. 'Ragweed' Roy�wood Garet Ash ._.-_ 1 3/4" CAL B&B / BR Ater rubrusm 'Red &'csaset' Red Sunset Maple 1 3/4' cal. B&B / BR Pyrris caneryana 'ChlantiolaeT' •Chanticleer Flowering Pear 1 3/4' cal. B&B / BR 1 ' SMALL DECIDUOUS TREES Prunus c.'Nswpport' 1 Newport flowering Plum 1 3/4' CAL. B&B / BR ifca3ue sap. Flowering Crabapple 1 3/4" cal. 1 / BR � yedoend s 'Akebom Akebono flowering Cherry 1 3/4' cal. &A / BR I4RCE EVERGREEN SHRUBS ~ Prunus la+arocsraaus 'Otto Luykent Otto Luyicen Laurel 24" Ht. a' O.C. Ssaalfonia fradesii Escallanlla 24" ht. 5' 0.C. loilburnean tints 'Spring Bouquet' S.B. Viburnum 30' apr. 4' 0.C. Nausea dornsstfca 'Moyers Real' Moyers Red Heavenly Bamboo 5 gal. cant. 30" fit./epr.5' O.C. itvrica. calforraica •Pacific Wow Myrtle • 30" spr. 4' 0.C. Ilahouga aqua foi um • Oregon Grape 301 eye: 4' 0.C_ SAUL EVERGREEN' SHRUBS - - — Berberis buxifoiia var. 'Nand Dwarf Magellan Barberry 18' Ht. 3' 0.C. Vtwciniwn +avateo n : Evergreen Huckleberry 3 gal. cant. 18"epr. 3' 0.C. Jfa+corvia vwswmsa Cascades Mahonia 3 gal. cont. 18'spr. 3' O.C. Poteentilia. Jraticosa 'Tangerine' Tangerine Cinquefoil 3 gal. cont. 18"spr. 3' O.C. LARCE DECIDUOUS SHRUBS • Murrain plicatean to,wntosurn Doubleflie Viburnum 5 gal. cont. 30" ht./spr.5' 0.C. Rosa Rugosa Rugaeo Rose 5 gal. cont. 5' 0.C. Hamamalis rnauis 1 WRchHazei 5 gal. cont. 5' 0.C. Auer oiroin tun Vine maple 5 gal. cont. 5' 0.C. SMALL DECIDUOUS SHRUBS alsgus porinareue d _... Orchid Rockrose - 3 gal. cant: t8'iapr. - 3'-$.0:C. • Spirava japonica Little Princess little Princess Spiraea 3 gal. cont. 18'epr. 3'-6"O.C. Pow fratoosa Taigerine Tangerine Cinquefoil 3 gal. Cont. 18"apr. 3'-6"O.C. Berba:r tux bergii 'Crimson Pygmy' Crimson Pygmy Red Barberry 3 gal. cont. 18"epr. 3'_6'O.C. GROUNDCQYER PLAINTS • Cavdthvrfa shallan --� V" Sold '____ _ __-__ -'-1 gal. cant.--- __ .3' O.C.__ Yiraoa Miner I Dwarf Perriwinkle 1 gal. cont. 3' 0.C. arefoat+t, loyk UV a--tint Krnnikinnrk h1/4uo1ymtS forfiurwi 'ICaiuotzvta' Kew'nors Win tnrcr oc J. t c; 'iti Pi.'',.',. 3' O.C. ' Li9Q1 1c'an}.t._... 3' O.C. �1 A•Vi I..a_4 OCT 23_ 998 HALINEN LAW OFFICES,P.S. A Professional Service Corporation David L.Halinen,P.E.' Bellevue Place/Seafirst Building (425)454-8272 10500 NE 8th,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 MEMORANDUM 41N- Date: I October 19, 1998 `�A From: David L. Halinen, P.E., Attorney-at-Law ?)."- qqf OFF TA/ • To: City of Renton Department of Planning/Building/Public Works `)9 And To: The City of Renton Hearing Examiner Subject: ' Proposed"Kensington Crest Condominium Complex" (1)Analysis of the Required Number of Parking Spaces Under RMC 4-14-8 and (2) Request for a Deviation from the Maximum Number of Parking Spaces Allowed Under that Code Section Analysis of the Required Number of Parking Spaces Under RMC 4-14-8 (Parking Standards) The first paragraph of RMC 4-14-8 (Parking Standards) states in relevant part that: Inl determining parking requirements, when a single number of parking spaces is required by this Code,then that number is to be interpreted as the general number of parking spaces required, representing both the minimum and maximum number of spaces provided for that land use. (Emphasis added.) The Kensington Crest project fits most closely under the"Multi-family and apartment houses" subcategoiry of the Parking Standards (RMC 4-14-8A.1.c). That subcategory requires"11/2 parking spaces for each dwelling unit." In addition, under RMC 4-14-8A.1.d, "1 guest parking space shall be required for every 4 dwelling units required in apartments or planned unit developments with 5 units or more." Thus, for the 220-unit Kensington Crest project, a total of 1.75 parking spaces per unit are required and permitted by the Parking Standards, which equates to a total of 385 parking spaces. Page 1 Request for a Deviation from the Maximum Number of Parking Spaces Allowed Under that Code Section The Kensington Crest Parking Proposal The Kensington Crest site plan depicts the following number of proposed parking spaces:' South of the Village Green (Townhouse Units): Driveway Parking 166 spaces Enclosed Garages 172 spaces Offstreet Parking 46 spaces (including 12 spaces at the Community Building and 12 spaces at Village Green) Pull-Out Parking 10 spaces Subtotal 394 spaces North of the Village Green (Flat Units): Covered Carports 110 spaces Offstreet Parking 123 spaces 2 Subtotal 233 spaces Overall Total 627 spaces 1The "Parking Provided" summary set forth near the bottom of the current Site Plan is slightly inaccurate. The correct counts of the numbers of parking stalls depicted on the current Site Plan are set forth in this Memoraiidum. Also, a rectangular 0.35-acre R.V. parking area is proposed as shown on the site plan. A striping layout for it has not yet been proposed. However,given its proposed dimensions(109 feet by 140 feet), it appears toll be about the right size for 15 stalls for substantial-size vehicles,which is the number of stalls required and permitted under RMC 4-14-8A.1.e (i.e., 1 for every 15 units) when the option of having "recreational parking"is utilized. 2To satisfy the R 14 zone's bonus criterion set forth in RMC 4-31-7D.2.d(3)(B)(v),the project's surface parking lots may contain no more than six(6)parking stalls separated from other parking areas by landscaping areas with a minimum width of fifteen feet. The applicant recognizes that some adjustments to the current site plan will have to be made to accommodate this condition and intends to submit to the City a slightly revised plan prior to Renton Planning/Building/Public Works staffs preparation of the Staff Report to the Hearing Examiner for the public hearing concerning the proposal. An estimated 6 or 7 of the currently depicted 123 off street parking spaces north of the Village Green will likely be eliminated in conjunction with those adjustments. Page 2 Code Provisions Dealing with Deviations from the Minimum or Maximum Number of Stalls Ordinarily Specified by the Code The 627 parking spaces proposed exceeds the 385-parking space maximum generally permitted under the parking standards for 220"multi-family and apartment house" units. However, as explained in the first paragraph of RMC 4-14-8, deviations from the minimum or maximum number may be authorized by the Planning/Building/Public Works Department"for a specific development should conditions warrant as described in [RMC] 4-14-1Cla" and"[w]hen seeking a deviation from the minimum or maximum requirements, the developer or builder shall provide the . . . Department with written justification for the proposed modification." RMC 4-14-1C1a states: a. Approval for Deviation from Standards: Whenever there are practical difficulties involved in carrying out the provisions of this Chapter, the Planning/Building/Public Works Administrator may grant in writing modifications to the standards for individual cases provided that such modification: (1) Conforms to the intent and purpose of the Code; and (2) Can be shown to be justified and required for the use and situation intended; and (3) Will not create adverse impacts to other property(ies) in the vicinity; and (4) Will be made prior to detailed engineering and design. As, to the first of these four items (the "intent and purpose of the Code"), RMC 4-14-1B (Intent) states in relevant part that: It is the goal of this Chapter[Parking and Loading Ordinance] to allow the provision of sufficient off-street parking to meet the needs of urban development while not providing an excess surplus of spaces. The next subsection of this Memorandum explains that conformity to that code intent is met with the Kensington Crest parking proposal(satisfying item(1)) and that the second of the above-quoted four items is met as well. Because the remoteness of the site will inhibit visual impacts of the parking proposal Viand because a stormwater control system meeting City standards will be provided, the proposal will not create adverse impacts to other properties in the vicinity, thus satisfying item(3). And as to,item (4), the requested deviation is being made prior to detailed engineering and design, thus satisfying that item, too. Page 3 Justification for the Kensington Crest Parking Proposal Conditions concerning the Kensington Crest proposal do warrant a deviation from the maximum number of stalls ordinarily permitted by the Parking Standards and, accordingly, the Kensington Crest applicant hereby requests a deviation from the 385 parking space maximum permitted under the Parking Standards to allow the 627 spaces depicted upon the site plan. The justification for the requested deviation is explained below in relation to the parking proposal for the 110 proposed townhouse units(i.e., the units south of the Village Green) and the parking proposal for the 110 proposed flat units(i.e., the units north of the Village Green). The Parking Proposal for the 110 Proposed Townhouse Units Three main factors justify the 394 parking spaces that are proposed south of the Village Green: (1)I the fact that all of the units will be townhouse units that will have their own garages, (2) 62 of those 110 townhouse units (56.4% of them) will have two-car garages, and (3)there will be a driveway parking stall(i.e., a stall just outside the garage) corresponding to all but 6 of the garage stalls. Let me first explain why these factors exist and then explain the practical implications of these factors as to parking space count. These three factors flow out of the major design goal for the townhouse units: to create a village atmosphere with a truly single-family residential orientation. In furtherance of that goal, all of the proposed townhouse units are quite substantial in size (106 of them ranging from 1208 square feet to 1360 square feet and the other 4 planned at 1052 square feet) and all of them have at least two bedrooms (60 of the units are planned to have two bedrooms and the other 50 are planned to have three bedrooms). To both complement the single-family orientation design goal and meet the anticipated market expectations for such substantial units, the applicant believes that garages for all of the units are called-for, that the majority of them should be two-car garages, and that wherever possible there should be driveway parking spaces just outside the garages corresponding to the number of arage spaces. (Only at proposed Building 27, which has two units with one-car garages and two units with two-car garages, did site constraints make that last condition impossible to achieve.) Thee practical implications of the above-stated three factors are these. First, every unit that has a two-car garage with additional parking spaces in the driveway has 4 parking spaces of its own, not"1'/2 parking spaces for each dwelling unit" as the Parking Standards ordinarily permit. (There are 60 such units proposed.) Second, every unit that has a one-car garage with an additional parking space in the driveway has 2 parking spaces of its own. (There are 46 such units proposed.) Thus, taking into account the condition at proposed Building 27 (i.e., no driveway spaces in front of that building's garages)the number of stalls in the garages and in the driveways in front of them add up to 338 of the 394 proposed parking spaces south of the Village Green. Of the remaining 56 parking spaces, 12 spaces are located at the proposed Community Building(which will serve the entire Kensington Crest development) and 12 are located at the south Page 4 edge of(or near the south edge of)the Village Green. Those 24 stalls are anticipated to be necessary for those residents (or their guests) wishing to park at the Community Building and at the Village Green. The other 32 stalls proposed are scattered throughout the townhouse area to serve as guest parking. That 32-stall figure is quite close to the 0.25 parking stall per unit guest parking ratio specified by the Parking Standards, which amounts to 27.5 stalls for the 110 proposed townhouse units. The 4.5 extra stalls are certainly justified by the substantial size of the townhouse area, which will help to avoid some longer walks for guests when larger gatherings of residents' guests occur. In sum,the parking proposal is necessary to the"provision of sufficient off-street parking to meet the needs of[the southerly portion of the proposed] urban development while not providing an excess surplus of spaces" and satisfies the four-part test of above-quoted RMC 4-14-1C1a. Accordingly, the requested deviation in relation to the proposed parking for the portion of the Kensington Crest project lying south of the Village Green should be granted. The Parking Proposal for the 110 Proposed Flat Units One main factor justifies the 233 parking spaces proposed north of the Village Green: namely, that all of the units are two bedroom units. Let me elaborate. The Parking Standards are no doubt written with projects in mind that have a fair percentage of one bedroom units. (Many apartment projects have half of their units as one-bedroom units or studio apartments.) However, on the face of the Parking Standards, there is no distinction between "multi-family and apartment houses" with all one bedroom units and "multi-family and apartment houses"with all two bedroom units(or any mix in between). Two bedroom units are certainly more likely to have multiple-car occupants than one bedroom units are. Assigning 28 of the proposed parking stalls to guest parking (i.e., 0.25 guest stalls for each of the 110 proposed flat units) leaves 205 parking spaces for the residences, which amounts to only 1.86 parking spaces per unit. Considering that about 6 or 7 spaces will yet be eliminated from the Site Plan to satisfy the R-14 zone's bonus criterion set forth in RMC 4-31-7D.2.d(3)(B)(v),3 198 or 199 parking spaces will be left for the residences, a rate of only about 1.8 spaces per residence. That rate is only slightly higher than the 15 spaces per residence rate specified by the Parking Standards. In view of the fact that all of the proposed units are two bedroom units, this slight increase from 1.5 parking spaces per residence!to 1.8 spaces per residence certainly is justified here. Iri sum,the parking proposal is necessary to the"provision of sufficient off-street parking to meet the needs of[the northerly portion of the proposed] urban development while not providing an excess surplus of spaces" and satisfies the four-part test of above-quoted RMC 4-14-1C1a. Accordingly, the requested deviation in relation to the proposed parking for the portion of the Kensington Crest project lying north of the Village Green should also be granted. 3See footnote 2,above. D:\CF\2264\001\KENSING\PARKING.D1 Page 5 • KENSINGTON CREST CONDOMINIUM COMPLEX 220 Unit Multi-Family Development, Renton, Washington GROUND DISPLACEMENT PER BUILDING(INCL GARAGE) BLDG # UNITS BLDG BLDG #UNITS BLDG NO AREA NO. AREA 1 2 B (2 Units) 2684 SF 26 2 A (2 Units) 2680 SF ; 2 4 B (4 Units) 3980 SF 27 4 A (4 Units) 3980 SF 3 4 A (4 Units) 3980 SF 28 4 A (4 Units) 3980 SF 4 4 A (4 Units) 3980 SF 29 4 A (4 Units) 3980 SF 5 • 4 A (4 Units). 3980 SF 30 2 A (2 Units) 2680 SF 6 4 A (4 Units) 3980 SF 31 4 A (4 Units) 3980 SF 7 3 A (3 Units) 2877 SF 32 8 B (8 Units) 3840 SF 8 2 A (2 Units) 2680 SF 33 6 B (6 Units) 2008 SF 9 4 A (4 Units) 3980 SF. 34 6 B (6 Units) .2008 SF 10 4 A (4 Units) 3980 SF 35 . 6 B (6 Units) 2008 SF ' ' 11 '•" 4 A (4 Units) 3980 SF 36 6 B (6 Units) 2008 SF 12 4 B (4 Units) 3980 SF 37 6 B (6 Units) • 2008 SF • 13 4 A (4 Units) 3980 SF 38 8 A (8 Units) 3796 SF 14 4 C (4 Units) 5050 SF 39 6 B (6 Units) 2008 SF 15 4 A (4 Units) 3980 SF 40 6 B (6 Units) 2008 SF 16 3 A (3 Units) 2877 SF 41 6 A (6 Units) 1788 SF 17 3 A (3 Units) 2877 SF 42 6 A (6 Units) 1788 SF 18 4 B (4 Units) 3980 SF 43 6 A (6 Units) 1788 SF 19 2 A (2 Units) 3980 SF 44 6 B (6 Units) 2008 SF 20 4 B (4 Units) 3980 SF 45 8 B (8 Units) 3840 SF 21 3 A (3 Units) 2877 SF 46 6 B (6 Units) 2008 SF 22 4 A (4 Units) 3980 SF 47 6 B (6 Units) 2008 SF 23 4 A (4 Units) 3980 SF 48 8 B (8 Units) 3840 SF • 24 4 C (4 Units) 5050 SF 49 Comm Building 1830 SF 25 4 A (4 Units) 3980 SF 50 Comm Building 622 SF TOTAL AREA OF GROUND DISPLACEMENT 159,124 SF All Buildings including Enclosed Garage CM'OF . - 'J98 Oil- 23 1998 9 'NEMIGTORI Ca1�f,, CQVID®DIEBNE CORO= 220 Unit Multi-Family Development, Renton, Washington BLDG ; BLDG BLDG BLDG BLDG BLDG NO TYPE AREA NO. TYPE AREA 1 2 B (2 Units) Primary 2712 SF 26 2 A (2 Units) Primary 2720 SF 2 4 B 1(4 Units) Primary 5100 SF - • 27. 4 A (4 Units). Primary 5.100 .SF 3 4 A i(4 Units) Primary 5100 SF 28 4 A (4 Units) Primary 5100 SF 4 • 4 A;(4 Units) Primary - 5100 SF 29 4 A (4 Units) Primary 5100 SF . , 5 4 A (4 Units) Primary 5100 SF 30 2 A (2 Units) Primary 2720 SF 6 4 A; (4 Units) Primary 5100 SF 31 4 A (4 Units) Primary 5100 SF 7 3 AV (3 Units) Primary 3758 SF 3? 8 Ti (8 units) Secondary 7616 SF 8 2 Ai (2 Units) Primary 2720 SF 33 6 B (6 Units) Secondary 6024 SF 9 4 A (4 Units) Primary 5100 SF 34 6 B (6 Units) Secondary 6024 SF 10 4 A (4 Units) Primary 5100 SF 35 6 B (6 Units) Secondary 6024 SF 11 4 A (4 Units) Primary 5100 SF 36 6 B (6 Units) Secondary 6024 SF 12 4 R (4 Units) Primary 5100 SF 37 6 B (6 Units) Secondary 6024 SF 13 4 A (4 Units) Primary • 5100 SF 38 8 A (8 Units) Secondary h92 SI; 14 4 C (4 Units) Primary 4788 SF 39 6 B (6 Units) Secondary 6024 SF 15 4 A (4 Units) Primary 5100 SF 40 6 B (6 Units) Secondary 6024 SF 16 3 A (3 Units) Primary 3758 SF 41 6 A (6 Units) Secondary 5364 SF 17 3 A (3 Units) Primary 3758 SF 42 6 A (6 Units) Secondary 5364 SF 18 (4 Nils) Primary 5100 SF 13 6 A (6 Units) Secondary 5364 SF 19 2 A (2 Units) Primary 5100 SF 44 6 B (6 Units) Secondary 6024 SF 20 4 B (4 Units) Primary 5100 SF 45 8 B (8 Units) Secondary 7636 SF 21 3 A (3 Units) Primary 3758 SF 46 6 B (6 Units) Secondary 6024 SF 22 4 A (4 Units) Primary 5100 SF 47 6 B (6 Units) Secondary 6024 SF 23 4iA (4 Units) Primary 5100 SF 48 8 B (8 Units) Secondary 7636 SF 24 4iC (4 Units) Primary 4788 SF 49 Community Building 1830 SF 25 4i A (4 Units) Primary 5100 SF 50 Community Building 622 SF • TOTAL AREA OF ALL BUILDINGS 249,484 SF Total '110 Primary Units Total 110 Secondary Units All Primary Units are Townhouse Style �' G�� ' �9g All Secondary Units are Flat Style in two & three story buildings �; `L • All Primary Units to have enclosed single or double car garages c; '-' All Secondary Units to have one covered parking stall and at least one undesignated open parking stall \KENSINGTON çREI'1 CONDOMINIUM COMPLEX UNIT DESIGNATION . UNIT A 2 BDRM/2 BATH INTERIOR UNIT SINGLE GARAGE 1208 SQ FT (48 UNITS) UNIT B 3 BDRM/2 1/2 BATH END UNIT DOUBLE GARAGE • 1356 SQ F L' ( 2 UNITS) (ONE BDRM/ONE BATH ON MAIN FLOOR) UNIT C 3 BDRM/2 1/2 BATH END UNIT .. DOUBLE GARAGE 1342 SQ FT (44 UNITS) • UNIT ' D 3 BDRM%2 1/2 BATH INTERIOR UNIT _, . DOUBLE GARAGE 1342 SQ FT ( 4 UNITS) UNIT E 2 BDRM%2 1/2 BATH/DEN END I NIT DOl JBLE GARAGE 1360 SQ FT • ( 8 UNITS) UNIT F 2 BDRM 2 BATH END UNIT DOUBLE GARAGE 1052 SQ FT ( 4 UNITS) ' ' (ONE LEVEL UNIT) - UNIT G 2 BDRM%2 BATH FLAT UNIT SHARED CARPORT 1004 SQ FT ( 64 UNITS) UNIT H 2 BDRM/ 1 BATH FLAT UNIT SHARED CARPORT 894 SQ FT ( 36 UNITS) UNIT J 2 BDRMI/ 1 BATH FLAT UNIT SHARED CARPORT 916 SQ FT ( 6 UNITS) (WASH STATE HDCP UNIT/6 REQ) BUILDING DESIGNATION - TOWNHOUSE UNITS (TOTAL 110 UNITS) BLDG 2A (2) 3 BDRM/2 1/2 BATH/DEN 4 BLDGS 8 UNITS (E E) BLDG 2B - (2) 3 BDRM/2 1/2 BATH 1 BLDG 2 UNITS (B B) BLDG 3A (1) 3 BDRM/2 1/2 BATH 4 BLDGS 4 UNITS (C A A) (2) 2 IiDRM/2 1/2 BATH '8 UNITS (C D B) . (1) 3 BDRM/2 1/2 BATH(BDRM MAIN FL) 4 UNITS (C D B) BLDG 4A (2) 3 BDRM/2 1/2 BATH 16 BLDGS 32 UNITS (C A A C)c:d Y Vi i _.. (2) 2 BDRM/2 1/2 BATH 32 UNITS OCT 23 1998 BLDG 4B (2) 3 BDRM/2 1/2 BATH 4 BLDGS 8 UNITS • (C A A C) (2) 2 BDRM/2 1/2 BATH . 8 UNITS nl' ._—_9 —J •v 4J' BLDG 4C (2) 3 BDRM/2 1/2 BATH 2 BLDGS 4 UNITS (F D D F) (2) 3 BDRM/2 1/2 BATH 4 UNITS BUILDING DESIGNATION - FLAT. UNITS ( TOTAL 110 UNITS) BLDG 6A (6) 2 BDRM/ 1 BATH 3 BLDGS 18 UNITS (HH HH HH) BLDG—6B (6) 2 BDRM/2 BATH 10 BLDGS 60 UNITS (GG GG GG) - BLDG 8A (8) 2 BDRM/ 1 BATH 1 BLDG 4 UNITS (HGGHHGGH) . • 2i BDRM/2 BATH 4 UNITS BLDG 8B (8) 2 BDRM/ 1 BATH 3 BLDGS 6 UNITS (JGGJ HGGH) 2I BDRM/ 1 BATH 6 UNITS 2 BDRM/2 BATH 12 UNITS COMMUNITY BUILDING INCLUDES • MEETING/GAME ROOM LOUNGE WITH KITCHENETTE • EXERCISE ROOM ENTRANCE OFFICE,/SALES AREA ASSOCIATION MANAGERS OFFICE OUTDOOR SPA MEN'S&WOMEN'S CHANGING&RESTROOMS SPA EQUIPMENTI&STORAGE AREAS PAVED PATIO PLAY AREA PARKING PROVIDED • ENCLOSED GARAGES 264 COVERED SHARED CARPORTS 106 OFF STREET PARKING 180 ON STREET PARKING NOT COUNTED TOTAL PARKING 480 SOUTHEAST QUADRANT 92 UNITS (PRIMARY USE) SOUTHWEST QUADRANT 18 UNITS (PRIMARY USE) NORTHEAST QUADRANT 82 UNITS (SECONDARY USE) • NORTHWEST QUADRANT 28 UNITS (SECONDARY USE) TOTAL 220 UNITS • • _ KENSINGTON .. y KENSINGTON CREST CONDOMINIUM COMPLEX 220 Unit Multi-Family Development, Renton, Washington TOTAL SITE AREA 2,786,098 SF ( 63.96 acres) TOTAL BLDG FLOOR AREA 249,484 SF BLDG FOOTPRINT AREA 159,124 SF CARPORT FOOTPRINT AREA 22,000 SF BLDG& CARPORT AREA 181,124 SF 6.5 % Coverage IMPERVIOUS PAVEMENT 247,800 SF 8.9 % Coverage SIDEWALKS, PATIOS, SP C1 . 57,900 SF 2.1 % Coverage GRAVL BED R.V. PARKING 15,400 SF 0.6 % Coverage DEV. LANDSCAPE AREA 632,800 SF 22.7 % Coverage Beds Surrounding Bldgs 111,238 SF (Interior Pkg Lot Landsc 13,922 SF Open Grassed Areas 507,640 SF UNDEVELOPED AREA 1,651,074 SF 59.2 % ALLOWABLE MAX. BUILDING HEIGHT 35 FT PROPOSED BUILDING HEIGHT 12 FT TO 32 FT BLDG SETBACKS ALLOWED BY CODE 20.FT FRONT YARD 5 FT SIDE YARD ` - 15 FT REAR YARD Proposed Building Setbacks vary per building. PARKING REQUIRED 386 SPACES PARKING PROVIDED 172 SPACES IN GARAGES 166 SPACES IN DRIVEWAYS 100 SPACES IN CARPORTS 4 179 SPACES - OFFSTREET ** 10 SPACES - ONSTREET TOTAL 629 SPACES * Carport Parking Stalls 10 ft wide x 20 ft deep, max 8 units per carport ** Open Parking Stalls 9 ft wide x 20 ft deep, (2 ft overhang to sidewalk& landsc) No wheel stops used. Cars will abut 5 ft wide sidewalk or colittim.ous curb @ Landsc No loading spaces used ��'° ' i... KENSINGTON CREST CONDOMINIUM COMPLEX 3500 ROYAL HILLS DRIVE, RENTON, WASHINGTON VICINITY MAP . < . 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L )i(C r/// ���JI/�1\II\\ \X.a j\ I / //N \ \ \ / (f+ ♦, C3 ��e.f. 7 `•a // Ir/�,%: --, 1I \\\ \►� I l ( 1 ) J 1 1 g o a 1•'/---n U(r. ��1 I I \\.r vw. 1 \ 1 \ \ i \ I I i, d d L ,° • . 11 �I \\\\\1\\ _ I 1 \ >f I \ -` 1 a� o. £ i d j ' \\ e \ • \ 1` ..�o_ i 1�f' J I / 1 I u � 0 p//' 51c I \\\\\\ \\ \�,; \ . 1\ L \ I • ♦ \ �t> e. 0 / / N t \\\\\\\ l ; S\\\\ a, i I\\ \l \\ 1 `1•'` 6 —h c . U °I° <' 1f . 't._ I` \\`� �\ ( \\ Y 1 \ /\.'\{ ) �\ \ 1 /„ ' '?V v F:,, g~t 0 f .. r c- 'iS.�J,\\s' C•lU ,II\\\I \t\ \� / / �- ( (. O ` \ mil j 1 l HAILINEN LAW OFFICES,P.S. A Professional Service Corporation David L.Halinen,P.E. `''' Bellevue • Place/Seafirst Building -l (425)454-8272 '10500 NE 8th,Suite 1900 r, Q,Fax(425)646-3467 Bellevue,Washington 98004 0 c;•\''i MEMORANDUM �'^ ' x,, Date: October 12, 1998 � �`' ,�;\'� 17 From: David L. Halinen, P.E., Attorney-at-Law e To: City of Renton Department of Planning/Building/Public Works And To: The City of Renton Hearing Examiner . • Subject: Proposed "Kensington Crest Condominium Complex" (1)Analysis of the Number of Residential Units Allowed Under the Site's R-14 Zoning, (2)Demonstration that the Proposal Qualifies for "Bonus Dwelling Unit Mix/Arrangement",and (3) Request for An Exception to the Minimum Density Requirement of the R-14 Zoning'Regulations Analysis of the Number of Residential Units Allowed Under the Site's R-14 Zoning Discussion of Applicable Zoning Code Provisions The 63.96-acre Kensington Crest Condominium Complex site is zoned R-14. In the R-14 zone, RMC 4-31-7D.2.c specifies that"[d]ensity shall not exceed fourteen (14) dwelling units per net acre EXCEPT that density of up to eighteen(18) dwelling units per net acre may be permitted if such development can be achieved in accord with subsection D2d of. . . Section 4-31-7." (Emphasis added.) "Net density" is a defined term in the Renton Zoning Code. The definition as set forth in RMC 4-311-2 is as follows: • DENSITY,NET: A calculation of the number of housing units that would be allowed on!a property after sensitive areas and public streets are subtracted from the gross aria (gross acres minus streets and sensitive areas multiplied by allowable housing units per acre). This calculation applies to residential uses only. The definition as set forth in RMC 4-31-2 is as follows: (Emphasis.added.) (Note that no public streets are proposed on the Kensington Crest site.) "Snsitive areas" is also a defined term in the Renton Zoning Code. Its definition as set forth in RMC 4 31-2 is as follows: Page 1 • SENSITIVE AREAS: Areas not suitable for development which are included within the City's greenbelt, geologically hazardous, wetlands or flood plain regulations. (Emphasis added.) In addition, "development"is a defined term in the Renton Zoning Code. Its definition as set forth in RMC 4-31-2 is as follows: DEVELOPMENT: The division of a parcel of land into two (2) or more parcels; the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure; any mining, excavation, landfill or land disturbance and any use or extension of the use of land. (Emphasis!added.) The subject property is designated"Greenbelt" on the City of Renton's Comprehensive Land Use Map. Because of both (1) that fact and (2) the fact that the subject site contains Steep Slope Areas(i.e4"[ajreas with slopes that exceed twenty five percent (25%)"--see RMC 4-31-35B.1) and major electricity line easements (see RMC 4-31-35B.3), RMC 4-31-35B makes clear that the City's Greenbelt!Regulations (which are set forth in RMC 4-31-35) apply to the Kensington Crest site. The Greenbelt Regulations generally prohibit development on slopes greater than forty (40%). (See RMC 4-31-35D.1.b.) In view of the broad definition of"development" set forth in the Zoning Code and quoted above, all portions of the Kensington Crest site that have slopes of 40% or less are "suitable for development" of some type(i.e., suitable for"any use or extension of the use of land"-- - see the above-quoted definition for"development"), including the major electricity line easements that cross the site. In fact, the Kensington Crest proposal specifies driveways, parking areas, landscaping and a special RV parking lot within portions of the major electricity line easements that have slopes of 40% or less. Under the above-quoted Zoning Code definition for"sensitive areas", the portions of the site that are"suitable for development" are obviously not"sensitive areas" and are thus not to be subtracted from the site's gross area for net density calculation purposes. Only the areas of the site that have slopes greater than 40% must be totally subtracted from the site's gross area for net density calculation purposes. Calculation of the Number of Residential Units Allowed The "Kensington Crest Slope Exhibit" map that I have prepared (see Exhibit A, attached) depicts the boundary of the Kensington Crest site superimposed upon portions of the City of Renton's' 1996 aerial contour map. This exhibit map illustrates the locations of the 33 separate areas within.the site's boundaries that have slopes greater than 25%. The acreage of each of those 33 areas is set forth in the following table: Map Area Number Corresponding Acreage 1 3.254 acres Page 2 2 0.579 acres 3 0.468 acres 4 0.025 acres 5 0.312 acres 6 1.090 acres 7 0.032 acres 8 0.138 acres 9 0.075 acres 10 0.053 acres 11 0.095 acres 12 0.037 acres • 13 3.367 acres 14 0.019 acres I - 15 0.321 acres 16 0.043 acres 17 • 0.022 acres 18 0.018 acres 19 0.034 acres 20 0.127 acres • 21 0.228 acres . 22 0.083 acres 23 0.013 acres 24 0.294 acres . 25 0.022 acres 26 0.041 acres 27 0.023 acres 28 0.402 acres 29 0.592 acres Page 3 30 1.346 acres 31 0.032 acres 32 0.165 acres 33 0.232 acres Total 13.582 acres (Note that while under RMC 4-31-35D.1.c. a reduced maximum residential density is available for the areas of the site with slopes between 25% and 40%, because the allowable number of units based • upon the area of the site with slopes less than or equal to 25% substantially exceeds the number of units proposed, no attempt has been made here to ascertain the areas of the site with slopes between 25% and 40% and to calculate the additional number of units that would be allowed accordingly.) Because the site encompasses 63.96 acres overall, the portion of the site with slopes less than or equal to 25% is calculated as follows: 63.96 acres overall - 13.582 acres with slopes greater than 25% =50.378 acres with slopes less than or equal to 25% Thus, at a density of 14 units per acre permitted under the R-14 zone regulations (see the"maximum density"paragraph under RMC 4-31-7D.2.c), the maximum allowable number of units (not counting bonus density, which this project also qualifies for) is calculated as follows: 50.378 acres x 14 units per acre=705.29 units (rounded to 705 units) This allowable number of units is far greater than the 220 residential units proposed. Demonstration that the Proposal Qualifies for "Bonus Dwelling Unit Mix/Arrangement" The Pro'1ect's Use of the "BonusDwelling Unit Mix/Arrangement" The Kensington Crest proposal takes advantage of the "Bonus Dwelling Unit Mix/Arrangement" set forth in RMC 4-31-7D.2.d(2)(B). That subsection of the Zoning Code reads as follows: (B) Bonus Dwelling Unit Mix/ Arrangement: Dwelling units permitted per structure may be increased as follows: • (i)Primary Uses: A maximum of four(4)units per structure, with a maximum structure length of one hundred feet (100'). (ii) Secondary Uses: A maximum of eight (8) units per structure with a maximum structural height of thirty five feet (35'), or three (3) stories and a Page 4 maximum structural length of one hundred fifteen feet (115'). In particular, 88 of the proposal's 110 townhouse units are in 4-unit, 100-foot long structures (structures that would otherwise be limited to 3 units per structure and a maximum length of 85 feet-- see RMC 4-31-7B.1.a(5)) and 78 of the proposal's flat units are in three-story (6-unit) structures (structures that would otherwise be limited to 2 floors per structure--see RMC 4-31-7D.2.a(5)). The Project's Oualification for the "Bonus Dwelling Unit Mix/Arrangement" To qualify for the Bonus Dwelling Unit Mix/Arrangement, the"Bonus Criteria" of RMC 4- 31-7D.2.d(3) must be met. RMC 4-31-7D.2.d(3) reads: (3)Bonus Criteria: (A) To qualify for one or both bonuses the applicant shall provide either: (i) Alley and/or rear access and parking for fifty percent (50%) of primary uses or secondary use townhouses permitted under subsection B of this Section. (ii) Civic uses as listed in subsection B2 of this Section, Secondary Uses: - Community meeting hall, - Senior center, - Iecreation center, or - Other similar uses as determined by the Zoning Administrator. (iii) A minimum of five percent (5%) of the net developable area of the project in aggregated common open space. Common open space areas may be used for any of the following purposes: playgrounds, picnic shelters/facilities and equipment, village greens/square, trails, corridors, or natural. Structures such as kiosks, benches, fountains and maintenance equipment storage facilities are permitted provided that they serve and/or promote the use of the open space. To qualify as common open space an area must meet each of the following conditions: -Function as a focal point for the development, -Have a maximum slope of ten percent (10%), -Have a minimum width of twenty five feet (25') except for trails or corridors, Page 5 -Be located outside of rights of way, -Be improved for passive and/or active recreational uses, -Be improved with landscaping in public areas, and - Be maintained by the homeowners' association if the property is subdivided, or by a management organization if the property is not subdivided. (B) Developments which qualify for a bonus shall also incorporate a minimum of three (3) features selected from the improvement options as described below: (i) Architectural design which incorporates enhanced building entry features (e.g., varied design materials, arbors and/or trellises, cocheres, gabled roofs). (ii) Active common recreation amenities such as picnic facilities, gazebos, sports courts, recreation center, pool, spa/jacuzzi. (iii) Enhanced ground plane texture or color, e.g., stamped patterned concrete, cobblestone, or brick at all building entries, courtyards, trails or sidewalks. (iv) Buildings or structures incorporating bonus units shall have no more than seventy five percent(75%) of the garages on a single facade. (v) Surface parking lots containing no more than six (6) parking stalls sepiarated from other parking areas by landscaping areas with a minimum width of fifteen feet (15'). (vi) Site design incorporating a package of at least three (3) amenities which enhance single-family character, such as coordinated lighting (street or building), mailbox details, address and signage details, and street trees as approved by. the reviewing official. (Emphasis added.) . . The yI"_proposal satisfies the bonus criteria of both subsection.(A) and subsection (b) of RMC 4-31-7D.2.ti(3). As to subsection (A); the proposed community building (which includes a meeting/game room, a lounge with kitchenette, an exercise room, and entrance office/sales area, an association manager's office, a hot tub, mens' and women's restrooms, a hot tub equipment and storage roo and an associated outdoor paved patio play area--see the site plan) satisfies RMC 4-31- 7D.2.d(3)(A) because the building provides for "civic uses" under RMC 4-3 1-7D.2.d 3 A ii as both a"community meeting hall" and "recreation center". As to subsection (B), the applicant has elected to satisfy items (ii), (v) and (vi). First, the provision of picnic facilities, a sports court, and the above-described community building (with its recreational facilities and hot tub) as indicated on the Site Plan satisfies item (ii). Second, to satisfy Page 6 item (v), the project's surface parking lots will contain no more than six (6) parking stalls separated from other parking areas by landscaping areas with a minimum width of fifteen feet. (The applicant recognizes that some adjustments to the current site plan will have to be made to accommodate this condition and intends to submit to the City a slightly revised plan prior to Renton Planning/Building/Public Works staff's preparation of the Staff Report to the Hearing Examiner for the public,[hearing concerning the proposal.) Lastly, to satisfy item (vi), the applicant plans to submit a site design package of at least three amenities which will enhance single-family character. The applicant's architect will submit the package for staff review prior to staff's preparation of the Staff Report td the Hearing Examiner Request for An Exception to the Minimum Density Requirement of the R44 Zoning Regulations The applicant herebyrequestsan exce ption to the Minimum Density requirement of the R-14 zoning regulations. The Minimum Density text of the R-14 zoning regulations is set forth in RMC 4-31-7D.2.c and reads as follows: Minimum density: (1) Dwelling unit density shall not be less than eight (8) units per net acre. (2) Exceptions to minimum density may be granted by the reviewing official based on the criteria established in Section 4-31-5E (R-8 Exceptions) of this Chapter. The particular one of the"R-8 Exceptions"that is relevant to this proposal is set forth in RMC 4-31- 5E.2.c. That subsection reads: c. In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access or physical constraints, minimum density requirements may be reduced by the reviewing official. (Emphasis;added.) Here, the minimum dwelling unit density of 8 units per net acre is not achieved. (Assuming that the net acreage is the 50.378 acres of the site with slopes less than or equal to 25%, the 220 units proposed amounts to a minimum density of 4.37 units per net acre.) The reasons that the minimum dwelling unit density cannot be achieved are that: (1) Large areas of the site are encumbered with major electricity line easements and other easements(including a major recreational easement granted to the City of Renton in conjunction with the Parker PUD under King County • Recording No. 8705171394) that prohibit buildings from being built within them(see the map attached hereto as Exhibit B for an illustration of easement layout); and (2) Significant portions of the site lying outside of the easements along parts of Page 7 the site's west, north and east edges have slopes in excess of 40%, within which development is ordinarily prohibited under the City's Greenbelt Regulations. All portions of the site where residential buildings can be sited have been fully utilized. In fact, when considering the approximately 19 acres of the site within which the development is proposed, the 220 proposed units would amount to 11.6 units per acre, which is greater than the 8 units per acre minimum density and less than the 14 units per acre maximum density. In view of these facts, reduction of the minimum density is appropriate and the applicant hereby requests that the reviewing official grant a reduction that is sufficient for the proposal. • II • • D:\CF\2264\001\KENSING\YIELD-M1.F1 Page 8 �:,'\ �� \ . •\ . P:,,,:.;. .;;,Y: 'ate: 5 ! ; \ :,\. - -- =---- - • • - .( , ll /, !. !,/y J 11;,.�_;-_ •';fR❑ .•Y` `.'`� .•si -` .\` �.i.'‘1:...,‘, 1 I :&:sZ. • \ `���`` . • •w.•R • \` t\,,,\♦Y\,\ c�••.'�• ,, ,\ . • '1I /1, . /J!/!/ /, , _ __ihill \ \` !``. ' .\�` , •`.'',, L. „ \. V:\„i• 1 =1'.Y�' `1 , ,I /J/. �J/Jj: '�J-1=-/- - -- I It1\\\Y,\\\`� -�Y, �`� ��: ` ..: \•. ,. 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Ili':0,, g1,;, 1 11 \,\, 11 1 . :,1 ,,\„\\,`♦ \\ ;1 THE NUMBERED, OUTLINED AREAS ;-,., �'ft ♦'\ \ \\\ \\\.,'..• a.\ • 11 1, ,. \1 \\\,. ,100.14 ; ` 1 .7 ` \ �, \\•• •\`\♦�': \i\\ ` II t , 1\ilt« • , ! _ -• - : ' : ;: a !_ mi.? yam, `_ , � ,\,.•.\ HAVE SLOPES IN EXCESS OF 25/ __�� / / ' •'J l ill hit, .\,\,�\`v•% ' �� / j ' t__ ` - .-. . / _ 1 - • \QI'•,ItttV\,• a:if- f •r•, r i \ , ;(ll't I4Jr. .,:i)1 I 1 \ rt...,,;.��, --- `, \\ 1,a Y , _ ; - NOTE: EVERYTHING DEPICTED ON THIS MAP (EXCEPT FOR THE SITF ` f � ,11k1 kI ii i fi ' \ `�• `\,*...`''\ \ i .i' �\ N. ,, \Y\\ i .: �;^�-f II1I :,�\•\ -__ ___ �`�1 ;� \ �`\ \ ', i ,1 �;`' �u' , \`\ / t _ • BOUNDARY AND NUMBERED, OUTLINED AREAS)IS FROM THE CITY OF -� 1\ \•' \,a�,\,�\t ;�'l�l,� _�„ ,,\\ , \;Y' /. � Y \ •, .\` \ /' '11 t! - • _cam tea'- ^� i 1 �'1`:`,`',,a,'a,a'• - ',;`11t',1i.,,,;: ;\" —� - -- ` ` /, • 1, __ ___ RENTON'S 1996 AERIAL CONTOUR MAP • \ i (_i ( ! 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BOyO ' • Found lead end tack in • atone. \ • . I I Recorolnpcjm0e 940419901a. ll 1 \ \ \ st EXHIBIT B • • • \ / 1 PSPL easement \\\�\ / 50 '�'Fec. No.3521597 \ r.r]inaa _ - too' PSPL 521696nt , / p p s • Pet No 3525696 P wee line: ��. , Kensington Crest C 3S2 f697.� / • P / N • Site Boundary and Easement Exhibit 4s / 6z.5Y / p P �„N 850211p13,1ZVj- j'\\ . '< c m // .5Qc tO / s Pe ��1 -- A / • �/� / /P P 200' Power trans . Power 11n.'! 25' - 311ty easement Rec. , ''1 / NOTE: PARCEL B IS NOT PART OF THE KENSINGTON CREST PROPOSAL Torer Bae. _sement Rec. No. 3430�Q$,i /C \ /+ No.B802110014�„�� �,��i5• Power lino • �� .......„..../ . This mapwas prepared byCentre Pointe Surveying, Federal Way, Washington j'R • P P Y� g� in • / :. : -:. Parcel A — 1 • / • Porer ii,,. 27e6090 C- ft — _P E3.960 acre, / Power lines.—p / \ /Torer Beae P �— _ _ • /��p _ 43,` 1 _ fig. • / • /� P__ 2�Fw l Tor. • p ? '�,r. . erpeee "`�lw. Po er line, ""• ..; ` `�� P Pe 1ne. Tow.r _ ' .. • T� tp� Bee. POTorer Bese I, rtilliPEI°117111;12 p r0�fLR �m� \��// �P sei•11t p. Cb1g7TS7•n, *y Torer Be.e 3 73' I � 4UeE 1A 4gtq+ i aT P L --•war lines Pleygrouna easem.nt °° Se,3j• OTewer Bee. Rec. Na. 6399529. .if `'� w.r lin.a / '23. 09- I • Recreetoinel easement . 'o . war line _ Rec. No. 6706171394. L-2eB.f4• Power ]She p I �� Tower Bee., pref. I •al'S3'2a'_ I P I�_ ��_��___�_ _ � N+ aR._16.94• L_____ �� =--__ _s 1 f. I 1 • �••5.5T O7. P.3 C. 6',3feC,.�o. P =z�___�__ 7o r� // ti D.0256. 4 4. C.• 10a A:, / P Tower Bee �� L_ • @. /in / / .'rb• /40• Slope easement / As II r�pr line. 0• _____serer eessment—�_—�--__ // Rsc. Na. 5664763. o\ J`a — ___ _ __—_ // ____ __ Rec. No. 56647153. � :�_1/ 9i PC mon J ��.,� Found monument. 1 _ incased on centerline \ F /I .7e _.ate\ _- / _.›• ___ Bs.1i'26 6 II P �s /�/ \\\\ / ••y+ 4.36• • ••• Parcel B ,\ 1 551'1/•e6• �1? eD// \\\ / ^ b o 4'i 11 490 sq. ft. 6 1633.21' p 1... * �. /m 0 2.651 acres +59 I \ Por.. 31n! / 9.i. l fi ai 2• �// \v ~\ \ •� J. ,� 3,a160 I / \ Rec.LNc3.97072302116 t,�*n..r line. `` it7 \op, PI Found nDreeS plug ) =r \ I / \ \ %%• / 44w s,.ZS. in concrete. viceseP. / /• // ws.F eE / 'tom T i F�ian fr' ' ^' 'yi f I�• 0\\ �?o • �, ,,,' /•� �.,� ' I ICI L!i v I �/. �� � eom �jt J g �' .p \ Cul-de-sac eonueent. Found n. w7 3 9 7'^, Dress Plug 1n tantret., inteaeC. one -Go., i`;p9- D P / not73 surrouned duettaf features y e' .30 Op :I\ / \ lane surrounding f.etur.s were `}�aR J<¢ '!D el6�� \ / • / that this portion'1s unDuilaeDl. •gyp E,l • • . / •/ > ' 1 ` / /' �J \� / / . / J. • \\`�[\/ , ��i • 0-FOR R CDPD AT EGET LT RECtt.:t. 111.1 _SAC S7 06 17 *1394 E .. Et/ G1MM RECc F 7.00 ElTON 111.1031/Elfli't CA HEL . !� Ju. .7 -� r.: ;n '91 - 00 RF.CREAT.IONAL. EASEMENT COME NOW the Grantors herein and grant unto the CITY OP RENTON a non-exclusive recreational easement over and across the d' following described real property: See Exhibit •A• attached hereto and made a part hereof as if fully set forth herein. Grantors further agree to not permit any other easement or use of the land which would interfere with this recreational 2 easement. 9 1 DATED: Me1,4 1987. f` i Cli: 61SZIPF,17-.) , STATE OP WASHINGTON ) SS COUNTY OF KING ) srtify that I know or have satisfactory evidence that tic ear and signed this instrument and acxnowledged it to beit4**etrr free and voluntary act for the uses and purposes mentioned in the instrument. RR�� DATED: MA. 4 87/ 71 I-23- Notalic ror the St of Washington _ _y fir.. -N i-[=1_::. . ...-_� My appointment ex "r expires: `�yt,r- F.1�i'.ii,, CITY:31:4/24/87 Aires i,F�JS�j 40 l ' 7,1 OCT EX:1Sc TAX NCI i fling Co.8tt;7ris.0ivi ,.: • • • EXHIBIT "A" PLAYHIELD EASEMENT That portion of Section 21. T 23 N, R 5 E. W.M. , in King County, Washi-sgton being described as follows: Beginning at the intersection of the northerly margin of SE Royal Hills Drive with the south line of Bonneville Power Administration Rocky Reach-Maple Valley No. 1 Easement, thence N 35°27'06" W. along said northerly margin of SE Royal Hills Drive, a distance of 26.27 feet. to the centerline of proposed Royal Hills Place; Thence • N 541l32'53" E. along said centerline; a.diatarce of 4.10 feet; Thence r, along said centerline on a curve to the left with a radius of 90.00 feet. a central angle of 58°40'39" and an arc length of 92.17 feet; r. Thence N 04°07'46" W, along said centerline, a distance of 183.65 '4 feet; Thence along said centerline on a curve to the right with a ;, radius of 200.00 feet, a central angle of 67°19'23" and an arc length of.235.00 feet; Thence N 63°11'37" E. along said centerline, a Ndistance of 162.19 feet; Thence along said centerline on a curve to the right with a radius of 200.00 feet, a central angle of 38°42'48" and an arc length of 135.14 feet; Thence S 78°05'35" E along said • centerline, a distance of 129.74 feet; Thence leaving said centerline S 76°15'09' E a distance of 840.30 feet, to a point of intersection of the west line of Government Lot 4 of said Section 21 with a line 167.5 feet southerly of the north margin of Bonneville Power Administration-Mapla Valley Loop North Line as measured perpendicular frcmIsaid margin; Thence S 80°23'40" E. parallel with said margin, a distance of 634.26 feet; Thence S 32°17'10' E. parallel with said margin, a distance of 248.67 feet, to the westerly margin of the City of Seattle-Mercer Island Pipe Line Right-of-Way; Thence S 28°25'18" N alongg said westerly margin. a distance of 222.09 feet; Thence southeasterly along said margin on the arc of a cu--re to the left with a radius of 814.46 feet, a central angle of 30°00'02' and an arc length of 426.46 Peet; Thence S 01°34'44' Z. along said margin, a distance at 112.48 feet to the southerly margin of the Bonneville Power Adainistration Rocky Reach-Maple Valley No. 1 Easement; Thence x 3217'10' W along said southerly margin. a distance of 502.75 feet; Thence X 80°23'40' '! along said margin. a distance of 1648.18 feet. to the True Point of Beginning. Subject to an ingress-egress easesent over the westerly 16 feet. therrot. lying adjacent to and easterly of the herein described cen.erline of Royal Hills Place. • Subject to slope easement over the westerly portion thereof, as necessary to construct said Royal Hills ?lace. • Subject to future utility easements as say be necessary to develop the 'Parker P.U.C.' Subject to easements of record. • '1 a • • • �`zT'r`'�++s�`-'�1=tom • CITY OF RENTON. i DTTTTTTTTT OP PUBLIC WOARB �':G `�- •� I PGAYF/£GD EASEMENT I "::-...----." -:---- ":44\* . . 1-13 :.."5 0 Bonk 0 i '"\ okA ••• , \ \\I\... 1 C 1 - \\-A-- .\.\.:14 . =ram ���� • c ! 1.-______.---.„, I ti 01 >> • i I BONNE 0 i 1 I r "�•ac. •.rtiJL�� pOW_G ~ems. ro 1 Ica.•• ) B„ rY T1.....*•./-.1,1/.,..-..... ac 4DMA ' K.A.y.y,.�. y V•Y1••4 in- ..i-,v, �� ! 1 4i K ,y�,., mar T\ V.L. • ! J \ 1 . . , Lc. wrti ww aia I• • . \ • I • . < •t �; hoc 1-.:sue.. • • • L 1 • , . • • DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS <>:WAIVEDMODIFIED> .:: LAN...::US....�P.....::.M..T.:.:..0...::...:.::.::.:.A......::.::::::. .:..:.:.::.....V.........::::. M.:..:...:.:�........::. .:::::::::::.�:..:..:..:::::::. .:::::::::.:::::.:;;•.::::.::::: :........ .............. ........... ...............X ................................................:...........:...�.:::.:::::::.�:::....... ....._ ..:......:..:................................................. .............................. ........................... Calculations, Survey, Drainage Report 2 ':': .<Elevations.,.Archi.......t.......:......... :.. . :............ Elevations, Grading 2 Exis a e R d Existing Easements (Recorded Copy) 4 i . Floor Plans 3ANol4 Geo a hni al.Re ort A. t Grading Plan, Conceptual 2 .:...:: : :: ::::<;;;< ..... King County As.............:.::..:.:.....::.....:.. .............:.:....:..... ..:..... .....:........... ..,.:.......::.:.,.:...:.:.... ..,..:..,.....,..,.,..,....:..,.:.,,.::....,....:..::,.::.:,...:. ...:,.,:.::::::;,:;:::::<:::. sessor's Map Indicating Sites Legal Descriptions Mailing Labels for Property Owners 4 M ;Site::Co yditions.a :. :... .:....:.:.:..:...:..: .... ...:.... ..:.....:.:....:.::::..:..:..::: Master Application Form 4 Parking, Lot Coverage & Landscaping Analysis 4 • .;.an e: .. ................:..... ..............................:..............::..... .......... Postage 4 Public..Works:A ro.v.al:Letter2 • Title Report or Plat Certificate 4 O o a 5 :c0 T ra h M tours 3 n Traffic Study 2 • T ree Cuttin 9 Ne.. . 9 etation Clearin Plana 9 Utilities Plan, Generalized 2 6.. (Vetlands Planting Plan 4 etlands:Study4. This requirement may be waived by:c ItiirOF 1. Property Services Section , z 9; `e; PROJECT NAME: I< 5(�� ( ZS& 2. Public Works Plan Review Section fit' k 3. Building Section ='mod E '_'- t / 1 DATE: /0—/3 —9R 4. Development Planning Section { j • **************************************************************** City of Renton WA Reprinted: 10/23/98 16 :51 Receipt **************************************************************** Receipt Number: R9806428 Amount: 3 , 759 . 60 10/23/98 16 :51 Payment Method: CHECK Notation: #11704 GAC Init : LMN Project # : LUA98-161 Type: LUA Land Use Actions Total Fees : . 3, 759 . 60 This Payment 3 , 759 . 60 Total ALL Pmts : 3 , 759 . 60 Balance: . 00 Account Code Description Amount ' �'' 000 .345 . 81. 00 . 0006 Conditional Use Fees 1, 000 .00 • • ' ';11 000 .345 . 81. 00 . 0007 Environmental Review 500 . 00 000 .345 . 81. 00 . 0017 Site Plan Approval 2, 000 .00 000 .345 . 81. 00 . 0019 • Variance Fees 250 . 00 000 . 05 .519 .90 .42 . 1 Postage 9 . 60: - '1. • i • • • I i I • • . • 1 j II ' I I ' .