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HomeMy WebLinkAboutBernasconi Townhome MOD Report and Decision V2_15-000740DEPARTMENTOFCOMJNITYANDECONOMICDEVELOPMENT-----——Renton0A.ADMINISTRATIVEMODIFICATIONAPPROVALDENIALREPORTDATE:October29,2015ProjectName:Bernasconi4UnitTownhomesOwner:JoeBernasconi,P0Box1343,Renton,WA98057Applicant:SameasaboveContact:SameasaboveFileNumber:LUA15-000740MODProjectManager:JillDing,SeniorPlannerProjectSummary:Theapplicantisrequesting3modificationstothefollowingRentonMunicipalCodesections:UrbanDesignRegulations(RMC4-3-100),Parking,LoadingandDrivewayRegulations(RMC4-4-080),andRefuseandRecyclableStandards(RMC4-4-090)fortheconstructionofa4-unittownhomedevelopmentwithintheResidentialMulti-family-Urban(RM-U)zone.UrbanDesignRegulations:TheapplicantisrequestingamodificationfromRMC4-3-100E.5GroundLevelDetails“Anyfacadevisibletothepublicshallbecomprisedofatleastfiftypercent(50%)transparentwindowsand/ordoorsforatleasttheportionofthegroundfloorfacadethatisbetweenfourfeet(4’)andeightfeet(8’)aboveground(asmeasuredonthetrueelevation).”Parking,LoadingandDrivewayRegulations:TheapplicantisrequestingamodificationfromRMC4-4-080F.10.dParkingSpacesRequiredBasedonLandUse.TheproposalforfourattacheddwellingsintheRM-Uzonerequiresaminimumandamaximumof6parkingspacesontheprojectsite.Theapplicantisproposingatwocargarageforeachunit,whichresultsinatotalof8parkingspacesonsite.RefuseandRecyclableStandards:TheapplicantisrequestingamodificationfromRMC4-4-090D,whichprovidessizerequirementsforcommonrefuseandrecyclabledepositarea.Theapplicantisproposingindividualrefuseandrecyclablecollectionareaswithintheindividualgaragesofeachtownhomeunit.ProjectLocation:520WilliamsAvenueSSiteArea:0.14acresProjectLocationMapModificationReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdminisrativeModificationReport&DecisionBERNASCONI4UNITTOWNHOMELUA15-000740,MODOctober29,2015Page2of9[B.EXHIBITS:Exhibit1:StaffReportExhibit2:1stFloor(Garage)LevelPlanExhibit3:ExteriorElevationsExhibit4:RefuseandRecyclablePlanExhibit5:EmailfromWasteManagementC.GENERALINFORMATION:JoeBernasconi1.Owner(s)ofRecord:pQBox1343Renton,WA980572.ZoningClassification:RM-U3.ComprehensivePlanLandUseDesignation:UrbanCenter—Downtown(UC-D)4.ExistingSiteUse:Singlefamilyresidenceandassociateddetachedaccessorystructuresproposedforremoval.5.NeighborhoodCharacteristics:a.North:DetachedSingleFamily,R-14(formerlyRM-U)zoneb.East:DetachedSingleFamily,R-14(formerlyRM-U)zonec.South:DetachedSingleFamily,R-14(formerlyRM-U)zonedWestDetachedSingleFamilyandSt.AndrewsMasonicLodge,R-14(formerlyRM-U)..zone6.SiteArea:0.14D.FINDINGSOFFACT(FOF):1.Theprojectsiteislocatedat520WilliamsAvenueS.2.Theprojectsiteiscurrentlydevelopedwithanexistingsinglefamilyresidenceandassociateddetachedaccessorystructuresproposedforremoval.3.AccesstothesitewouldbeprovidedviaadrivewayaccessoffofWilliamsAvenueS.4.ThepropertyislocatedwithintheResidentialHighDensity(HD)ComprehensivePlanlandusedesignation.However,thisprojectisvestedtotheUrbanCenter—Downtown(UC-D)ComprehensivePlanlandusedesignation.5.ThesiteislocatedwithintheResidential-14(R-14)zoningclassification,howeverthisprojectisvestedtotheResidentialMulti-Family—Urban(RM-U)zone.6.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.7.ComprehensivePlanCompliance:ThesiteisvestedtotheUrbanCenter—Downtown(UC-D)ComprehensivePlanlandusedesignation.TheUrbanCenter-Downtown(UC-D)isexpectedtoredevelopasadestinationshoppingareaprovidingneighborhood,citywide,andsub-regionalservicesModificationReport CityofRentonDepartmentofCo(nity&EconomicDevelopmentAdmrativeModificationReport&DecisionBERNASCONI4UNITTOWNHOM-LUA15-000740,MODOctober29,2015.Page3of9andmixed-useresidentialdevelopment.UC-Dresidentialdevelopmentisexpectedtosupporturbanscalemulti-familyprojectsathighdensities,consistentwithUrbanCenterpolicies.Siteplanningandinfrastructurewillpromoteapedestrianscaleenvironmentandamenities.TheproposaliscompliantwiththefollowingComprehensivePlanlandusepoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysisObjectiveCD-C:PromotereinvestmentinandupgradeofexistingresidentialVneighborhoodsthroughredevelopmentofsmall,underutilizedparcelswithinfilldevelopment,modificationandalterationofolderhousingstock,andimprovementstostreetsandsidewalkstoincreasepropertyvalues.PolicyCD-18.Architectureofnewstructuresinestablishedareasshouldbevisuallycompatiblewithotherstructuresonthesiteandwithadjacentdevelopment.Visualcompatibilityshouldbeevaluatedusingthefollowingcriteria:a.Wheretherearedifferencesinheight(e.g.,newtwo-storydevelopmentVadjacenttosingle-storystructures),thearchitectureofthenewstructureshouldincludedetailsandelementsofdesignsuchaswindowtreatment,rooftype,entries,orporchesthatreducethevisualmassofthestructure.b.Garages,whetherattachedordetached,shouldbeconstructedusingthesamepatternofdevelopmentestablishedinthevicinity.c.Structuresshouldhaveentries,windows,anddoorslocatedtomaintainprivacyinneighboringyardsandbuildings.PolicyLU-190.Allowstand-aloneresidentialdevelopmentofvarioustypesandurbanVdensitiesinportionsofCentersnotconducivetocommercialdevelopment,orintheUrbanCenterindistrictsdesignatedforresidentialuse.PolicyLU-193.Renton’sUrbanCentershouldbemaintainedandredevelopedwithsupportinglandusedecisionsandprojectsthataccomplishthefollowingobjectives:1)Enhanceexistingneighborhoodsbycreatinginvestmentopportunitiesinqualityurbanscaledevelopment;2)Promotehousingopportunitiesclosetoemploymentandcommercialareas;V3)Supportdevelopmentofanextensivetransportationsystemtoreducedependencyonautomobiles;4)Striveforurbandensitiesthatuselandmoreefficiently;5)Maximizethebenefitofpublicinvestmentininfrastructureandservices;6)Reducecostsofandtimerequiredforpermitting;and7)Evaluateandmitigateenvironmentalimpacts.PolicyLU-202.DevelopmentandredevelopmentofUrbanCenter-DowntownshouldVstriveforurbandensityandintensityofuses.PolicyLU-204.ProjectsintheUrbanCenter-DowntownshouldachieveanurbanVdensityandintensityofdevelopmentthatisgreaterthantypicalsuburbanneighborhoods.Characteristicsofurbanintensityincludenoorlittlesetbacks,tallerstructures,mixed-uses,structuredparking,urbanplazasandamenitieswithinbuildings.VPolicyLU-207.MaximizetheuseofexistingurbanservicesandcivicamenitiesandrevitalizetheCity’sdowntownbypromotingmediumtohigh-densityresidentialdevelopmentinthedowntownarea.AlloweddensitiesshouldconformtothecriteriaforUrbanCentersintheCountywidePlanningPolicies.ModificationReport CityofRentonDepartmentofCo(nity&EconomicDevelopmentAdrrrativeModificationReport&DecisionBERNASCONI4UNITTOWNHOPA-LUA15-000740,MODOctober29,2015Page4of98.ModificationAnalysis:TheapplicantisrequestingamodificationfromtheUrbanDesignRegulations,specificallyRMC4-3-100E.5BuildingArchitecturalDesignwhichincludesthefollowingrequirement:“Anyfacadevisibletothepublicshallbecomprisedofatleastfiftypercent(50%)transparentwindowsand/ordoorsforatleasttheportionofthegroundfloorfacadethatisbetweenfourfeet(4’)andeightfeet(8’)aboveground(asmeasuredonthetrueelevation).”Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-3-100Fand4-9-250.Therefore,staffisrecommendingapprovaloftherequestedmodificationasnotedbelow:ComplianceUrbanDesignRegulationModificationCriteriaandAnalysisa.TheprojectasawholemeetstheintentoftheminimumstandardsandguidelinesinsubsectionsEl,E2,E3,E4,E5,E6,andE7ofthedesignregulations.StaffComment:Theapplicantcontendsitisnotstructurallypossibletocomplywiththe50%windowand/ordoorrequirementonthegroundlevelfaçadefacingWilliamsAvenueS.Duetothecurrentlocationofthestaircaseitisnotpossibletoachieve50%windowsanddoorsalongthegroundlevelfacadewhilemaintainingbuildingcode&thestructuralshearofthebuilding.InlieuofwindowsinordertoaddbetterstreetappearancetheapplicanthasproposedbrickaroundthebuildingandontheentrypostsaswellasenhancedlandscapingtoreducethevisualbulkofthebuildingandenhanceVthepedestrianenvironment.Staffhasreviewedthemodificationrequestandconcurswiththeapplicant’sassertionthatitisnotpossibletocomplywiththe50%windowanddoorrequirementalongthegroundlevelfaçadefacingWilliamsAvenueSduetothelocationofthestaircase.TheprojectasawholemeetstheintentandminimumstandardsandguidelinesoftheUrbanDesignRegulations.Theonlyminimumstandardthatcannotbemetistherequirementfor50%transparentwindowsand/ordoorsonthegroundfloorfaçadefacingWilliamsAvenueS.TheapplicanthasproposedbrickaroundthebuildingandontheentrypostsaswellasenhancedlandscapingtomitigateforthereductioninwindowsandcomplywiththeintentandguidelinesofsubsectionESGroundLevelDetails.b.TherequestedmodificationmeetstheintentandguidelinesoftheapplicabledesignVstandard.StaffComment:Seepreviousdiscussionundercriterion‘a’above.C.ThemodificationwillnothaveadetrimentaleffectonnearbypropertiesandtheCityasawhole.StaffComment:Theapplicantcontendsthatthecurrentdesignwillnotbeinjurioustootherpropertiesinthevicinityoftheproject.InfactthenewproposedstructurewillVenhancetheneighborhoodasitwouldreplaceanexistinghomethatisadilapidatedstructurewithmanynegativevisualcharacteristics.Staffconcurswiththeapplicant’sassertionthattheproposedstructurewouldenhancetheneighborhoodthroughthereplacementofarundownsinglefamilyresidencewithafourunittownhomedevelopmentthatcomplieswiththeUrbanDesignRegulations.VThedeviationmanifestshighqualitydesign.StaffComment:Seepreviousdiscussionundercriterion‘a’above.Ve.Themodificationwillenhancethepedestrianenvironmentontheabuttingand/oradjacentstreetsand/orpathways.ModificationReport CityofRentonDepartmentofCor(Nfnity&EconomicDevelopmentAdrr(rativeModificationReport&DecisionBERNASCONI4UNITTOWNHOMcLUA5-000740,MODOctober29,2015Page5of9StaffComment:Seepreviousdiscussionundercriterion‘a’above.1.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheVproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:SeeFOF7,ComprehensivePlanAnalysis.g.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponVsoundengineeringjudgment.StaffComment:Seepreviousdiscussionundercriterion‘a’above.h.Willnotbeinjurioustootherproperty(ies)inthevicinity.VStaffComment:Seepreviousdiscussionundercriterion‘c’above.VConformstotheintentandpurposeoftheCode.StaffComment:Seepreviousdiscussionundercriterion‘a’.V•Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andStaffComment:Seepreviousdiscussionundercriterion‘a’.Vk.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seepreviousdiscussionundercriterion‘c’.9.ModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-4-O8OF.1O.dParkingSpacesRequiredBasedonLandUseinordertoexceedthemaximumnumberof6parkingspacespermittedandallowatotalof8spaceswithin2cargaragesbeloweachtownhomeunit.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250.Therefore,staffisrecommendingapprovaloftherequestedmodification,asnotedbelow:ComplianceParkingModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheVproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:SeeFOF7ComprehensivePlanAnalysis.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:Theapplicantcontendsthatthemodificationrequesttopermit8Vparkingspacesontheprojectsitewouldmeettheintentoftheparkingstandardstoprovideadequateparkingfortheresidentsofthetownhomes.Theapplicantfurthercontendsthattheadditional2spacesareneededasthereislimitedstreetparkinginthevicinityoftheprojectsite.Inaddition,theproposedtownhomesincludeasideloaddesignforthegaragessothegarageswillnotbevisiblefromWilliamsAvenueS.StaffconcurstheproposedmodificationwouldmeettheobjectivesoffunctionandModificationReport CityofRentonDepartmentofCo(nity&EconomicDevelopmentAdn{rativeModificationReport&DecisionBERNASCON14UNITTOWNHOMLUA1S-000740,MODOctober29,2015Page6of9maintainabilityintendedbytheparkingregulations.Theproposedtwoadditionalparkingspaceswouldallowforthecurrenttownhomedesignwith2cargaragesbeloweachtownhomeunit.Thegarageswouldbeprivategaragesattachedtoeachtownhomeunit,whichissimilartoasinglefamilyresidenceasopposedtoanapartmentstyledevelopmentwheretheparkingislocatedwithincommonareastobesharedbyalloftheunits.Thereforetheproposed2cargarageswouldbeappropriate.C.Willnotbeinjurioustootherproperty(ies)anthevicinity.StaffComment:Theapplicantcontendsthattheproposalforthe2additionalparkingspaceswouldnotbeinjurioustootherpropertiesinthevicinityasthereislimitedparkingavailableonthestreetandtheprovisionfor2cargaragesbeloweachtownhomeunitwouldprovideadequateparkingfortheresidentsonsite.Inaddition,thetownhomesincludeasideloaddesignforthegaragesandnosurfaceparkingVreducingtheadversevisualimpactofgaragesfrontingonWilliamsAvenueS.Staffconcursthattheproposed2additionalparkingspaceswouldnotbeinjurioustootherpropertiesinthevicinity.Theprovisionfor2additionalparkingspacesonsitewouldreducetheimpactoftheproposeddevelopmentonexistingstreetparkingandtheproposedsideloaddesignforthegarageswouldresultinasuperiordesignforthetownhomesallowingforadditionallandscapingalongWilliamsAvenueSandadditionalfaçadetreatmentswhichwouldenhancethepedestrianenvironment.d.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘a’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘a’.VWillnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.10.ModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-4-080RefuseandRecyclablesStandardsinordertoprovideindividualbinsforrefuseandrecyclabledepositareas.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250.Therefore,staffisrecommendingapprovaloftherequestedmodification,asnotedbelow:Cbnpliai*eandRecyclingModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheVproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:SeeFOF7ComprehensivePlanAnalysis.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.VStaffComment:Theapplicantcontendsthattheproposalforindividualrefuseandrecyclingbinsforeachtownhomeunitwouldmeettheobjectivesintendedbytherefuseandrecyclablestandards.Theapplicantisproposingtoprovideatotalof8squarefeetwithintheindividualgaragesattributabletoeachtownhomeforgarbageandrecyclingbins.Inaddition,WasteManagementhasbeencontactedandtheyhaveModificationReport CityofRentonDepartmentofCo(ynity&EconomicDevelopmentAdn(rativeModificationReport&DecisionBERNASCONI4UNITTOWNHOMLLUA15-000740,MODOctober29,2015Page7of9noobjectiontotheproposalforindividualbins(Exhibit5).WasteManagementalsoprovidedtheapplicantwiththedimensionsfortherefuseandrecyclingbins(19inchesx23.75inchesand24inchesx27inches).Noyardwastebinsastheonsitelandscapingwouldbemaintainedbyalandscapemaintenancecompany.Accordingtotheapplicant,atotalof8binswouldberequiredforthe4townhomesresultinginatotallinealcurbspaceof14feet.Afterthedeductionofthedrivewaywidth,theprojectsitewouldhaveatotalof24feetofusablecurbspaceavailableforcurbsidepick-up,whichexceedsthel4feetthatisrequired.Staffconcurstheproposedmodificationwouldmeettheobjectivesoffunctionandmaintainabilityintendedbytherefuseandrecyclingstandards.Theproposedtownhomesareproposedtofunctionmoresimilarlytosinglefamilyresidentialdevelopment(thathappenstobeattached)thanatypicalmulti-familydevelopmentwhichhassharedcommonimprovements.Theproposedtownhomeswouldhaveprivatetwocargaragesbeneatheachunitandadequateareaisproposedwithineachunitforgarbageandrecyclingbins.Theproposalforadequateareawithinthegaragesandalongthecurbforrefuseandrecyclabledepositareasmeetstheobjectivesoftherefuseandrecyclingstandards.C.Willnotbeinjurioustootherpropertyfies)inthevicinity.StaffComment:TheapplicantcontendsthattheproposaltolocateindividualgarbageandrecyclingbinswithinthegarageunitsisnotinjurioustootherpropertiesintheVvicinityandthebinswouldnotbevisiblebythepublic,whereasacommondumpsterwouldbevisibletosurroundingproperties.Staffconcursthattheproposaltolocatethegarbageandrecyclingbinsinsidetheprivategarageswouldnotbeinjurioustootherpropertiesinthevicinity.U.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:Seecommentsundercriterion‘b’.V•Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.E.CONCLUSIONS:1.ThepropertyislocatedwithintheResidentialHighDensity(HD)ComprehensivePlanlandusedesignation.However,thisprojectisvestedtotheUrbanCenter—Downtown(UC-D)ComprehensivePlanlandusedesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation.2.ThesiteislocatedwithintheResidential-14(R-14)zoningclassification,howeverthisprojectisvestedtotheResidentialMulti-Family—Urban(RM-U)zone.ThisproposalcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCode.3.TheproposedtownhomedevelopmentcomplieswiththemodificationcriteriafortherequestedmodificationstotheUrbanDesignRegulations,ParkingStandards,andRefuseandRecyclingStandards.ModificationReport CityofRentonDepartmentofCo(nity&EconomicDevelopmentAdrrç’rativeModificationReport&DecisionBERNASCONI4UNITTOWNHOMtSLUA15-000740,MODOctober29,2015Page8of9F.DECISION:TheBernasconi4UnitTownhomesModifications,FileNo.LUA15-000740,areapproved.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:______JenniferHenning,PlanningDirectorDatTRANSMITTEDthis29thdayofQctober,2015totheOwner/Applicant/Contact:Owner/Applicant/Contact:JoeBernasconiP0Box1343Renton,WA98057TRANSMITTEDthis29thdayofOctobet,2015tothePattiesofRecotd:NopartiesofrecordTRANSMITTEDthis29thdayofOctobet,2015tothefollowing:JennifetHenning,PlanningDfrectotBtianneBannwatth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalLG.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonNovember12,2015.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiodfRCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-11O.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070.M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillModificationReport CityofRentonDepartmentofCo(jnity&EconomicDevelopmentAdrr(’rativeModificationReport&DecisionBERNASCONI4UNITTOWNHOMt‘SLUA15-000740,MODOctober29,2015Page9of9benofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.ModificationReport CWD5GN, ©Cg2O . I/s.,STFLOOR PLAJE 4EIC4T tTh-LQ) 7.-c”WDW WDr 4T Cm-F UNO)).) 10 0 EETNU D[E U-U ‘-U’4-ø”2U-3 2U-3 4-U•‘0-3 :i[I 2 IUTh0 OWD VD F0H. l030 CYER 00)0 Ei ‘I 3 —j ARAE E1 I 1 --;j 1 gc!) S0 >co -C <) C -oc >•D C cza)e%J ): 1st floor Level A3.O N. InUI-IHII--I0•rii-!!/“I¶11•11LE;‘,HIUI-IHIHI-I0t-!I],‘..i.i,,ni!i;E:;; —I—II mc::1EO-1-0”1ZZ-I[ElIziHILJ-J0IE‘-0”1(f)01111-III JillDingFrom:JoeBernasconi<joeb@windermere.com>Sent:Monday,October19,20152:27PMTo:JillDingSubject:Fw:520Williamsaves.4unitnewconstructionJill,BelowisalsoanemailfromWasteManagementstatingthattheyareokwiththissetupforthe4units.BestRegards,JoeBernasconiRealEstateConsultantOffice:425.277.5900Direct:253.740.2119[:i*Voteda5StarRealEstateAgentfor2010-2014bySeattleMagazine.From:Reeves,Leroy<lreevesl@wrn.com>Sent:Thursday,April30,201510:52AMTo:JoeBernasconiSubject:520Williamsaves.4unitnewconstructionWastemanagementisokwithsettingupservicefor4differentunitsforthissiteinsteadofmakingthecustomerhavedumpsterservice.Theyhavetheoptionforafewdifferentcontainersizesoutsideoftheregularcommercialdumpsters.LeroyReevesInsideCommercialRepLteevesl@wm.comWasteManagementPacificNorthwestIBrittishColumbiaAreaTel:(800)592-9995WesternWashingtonTel:(877)466-4668EasternWashington/IdahoTel:(800)808-5901Oregon