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HomeMy WebLinkAboutLUA-06-060_Report 1Julian Weber PARTIES OF RECORD LAKE PARK TOWNHOMES LUA06-060, SA-A, ECF Steve Whittington PB Elemental LLC 1606 8th Avenue N Lake Park Venture LLC 2500 Minor Avenue Seattle, WA 98102 tel: (206) 568-6795 (owner) 1405 N 20th Street ste: #F-204 Renton, WA 98056 Seattle, WA 98109 tel: (206) 285-1464 eml: weber@elementalarchitecture.com (contact) Updated: 07 /17 /06 (party of record) (Page 1 of 1) 1750 &· 1756 - Gene Coulon Park. NEIGHBORHOOD MAP_._1~ SCALE: 1"=200' \"-:_/ ,.cg -;; i l J ; t ~ / ' ' , (/J ~ w ::; ~ 0 I I z ;,: ~ 0 >-~ "' • Cl'. •• <( •• 0.. ~i w ftiz· "' ·~ '.'5 @~ ' ffi ::E i ' • <( 8 ~~ J w ~ l g~ ffio E-< C ~ a • .z E-< ~ a t; u,: 1'l £ffi ffi[ij:::O :l I~ (.) !z~ij ;!: rn:~ liffl =~~* w ~~~~~ <l-~ ~ c.-,g~ ~~:~"" " ~~ -, ~~di;~~ 5,-.\!/:i:£ I ~a s ffi!~~;~ "'"'..: . -"I'" a' ' i z~;;~;;:;:;,~ :za.Z"""' ~~~~~ as ~3~;~s l~i~;;,i s ,> 2 0.. 2:o:i:Joo"' ~~ ~ uu .. !!1~ .a " " i'£ -,' s ~ ~ _g ~,! o B ~ ~~ c, C ~.; ' " 0 l' -;> E-< o.]! ~ ~§~ § ~~; ' ~~s /1. ~., I \..----------/ '17"" // /& // / , ,/ / ,/-· / ,/ ,/ 0.. <( ::; ~ z u > ~ ~~~ ' 0 I • 0 • == z .b :1 ~ ] c:~ ~ 0 \> < / ~ [ 1--l t • r I? ~·· 5" g-fil • 0"' . ~ "' " 0 .. CJ i I .,, r l, :::J z G) " rn -< ~ z -; r <ii -; ,.,, ! ST"LG"""'""'c "~ ~ E~':~J:!, i NOT el'.>S lHRU b i " ~ :.·1 ~-l :11,1., I· II-~ it "f-J 111 111,rr··,. i 'i ··~ ,):,-, It, I ii:,, I 00 !:~!I I lL .. - ~~~:,~~~·~~o 'IN,SH. TYP (GRJW) CEMSNTITIWS-l SIDING .. cACI(] ,. c,o •• s,o,NG CLFAR SfAIN !'OO'L<>JO CE"""' STVCt;o rci>saca,oa._s,•<>OTH elNISH l"P /l)RAYl CXTO•l'OIIUCl<TFl:<l'JRE ' ' ' -1 I ,, I ,.,, 1-11, · 111 ::::,;;::;.~ "'' , f< 0HAnC ,I• , " ' '.' 1·1··· -... ! ::.;~,a:,::~,~,-· ,1 -~'-' '"~' :• ~ -•w-""' J ~; SOUTH ELEVATION -UNITS 7&8 SCALE 1'4" -1-0· I 11 I "" ~. --.,i,. _j,_,,e GG ____ II jl ""'-ii; ljE "°1'•E•G-< NORTH ELEVATION -UNITS 7&8 SCALE. 114" a \'--0" ~ r S I i;' I i I ,;,,,_,, "r j Mi! ! .:o> ~ -. • l s, "-TO.Ro,;,,.;. l' ! :• ; I 11 11 , , I /I cc ;1 1 "' -,~~""'" EAST ELEVATION -UNITS 7&8 $CAI F 1M" • 1'-D •• 1 ,TO •OOF "' .. ..-.e>;,G,w;,c <00"-!'1N GI WEST ELEVATION -UNITS 7&8 SCALE 1/4"•1'--0" , I j I .',i I 1,,,. EE_, : FF "'' rt=1 I~ 11 l QQ " ~ ,S'Wt10'H,O"<l>,ET"'- $(:U""SRWITHO-.r ;i~:L~~T (<)TOTAL CCMENTIT OOS PANFI s,o,NG(""IITE) Pb "' Elemental 1M(,8th Av<,. Nonh Se,11ie,WA-,tl1U') p>o6.>So>4f,4 f206.285.,_ Lake Park Venture Townhornes ,~"·"''''"""''''"·'·' 1en1ca'.<.\,10,,·,o """' """''""'" '""" '"mhs.t Units 7&8 Elevations Job ~= 049 A3.3 Shteel 6'-6' ll > l 9'-8' ! i 0 s ' 2'-0' 5'-9" .2'--0' ;ii ~,.-----(' 1'-6' f---;-i· ' 0 ' ' 6'-10" 2'-2' 5'-11'.1" ,·~· 1'-4' 8'-9' r-·----- 1'-10'_ 6'-11" 8'-[l'" 3'-<l' < 5'-6" s·-,o34' 6'-6" t"-a· 4·.,cr > ot:il [rt~ ~. ~ P" w ail d. R' ' X o c,: 1 . O C C ('-:I '< "' ~ G) ~ z G) " m -< C z =a (f) In (f) 0 C --, I m r m < "'i 6 z C z =a "' z 0 :u --, I m r m ~ 6 z C z =a ' ~ ,, 'o ' ' I , I ml _J OU)G.>iSIG><T '"°'""I ' z ,..oo,,eoG"l" '""""' m' -1 . --~ -------- -l < t"' 00~ :;; g. (ti , " " !:[@ :ii § *" 0 ' 11 " " I I_ ~ ,er f ' 0'"--""' " ' ' ' ! 31'-77 a· Oi.~ HEl~H"" 1""r•, -,----=----- I'· UNITS 2-5 ~RE EXACT MATCHl:f ---, T, __ 1_ ' Ji.ii I '--'---,:;_L=· --=-.:__;=·=·-=:·-=-~~~~~~ :1-a-l ,1 " ' I ' > w f-' g'. • ~~ C: ~ i!l. 2. ~ 1<:" FZ er~ 7 5l ; °' RJDG HEIGHT (uNr: o) E I r; : [J ,, ,. ,o :! m r ~ 6 z (JJ C z i;l 6, ' ' i 0 . -~ _cc:· . --i .. . ;, I r ,---_-t b-c--c,. 111_ .. .,,. "'. "ii'] ------, ~ l'w'rn'iill'------, ~, .... .' I ------ ·=si I, 9 ---.. ~_:_= ,, 3'-0" >-l<.;' jar; • e. i::: '"o 8 ~ ~ ! i " ,c ro " ·r ~~ ""''"'""'-"" ,.~ ,; ~§ ~ i . '<'; ,, 2~ t~ ii " ~--"; '"~ 'ro !• 0 ,, r~ rn ~~ ~~ < E m ~~ ~ ~ " ! ~ ,, ~a 0 ,, ,. z -· ¥ !~ • C 'I ! z ~ ! w ;, ,.~ ·8 O ~i ~ '• < e-~ ' ~ s ~ 6 z C z ~ > ~ [ l\j } :s [ • -+'" • ~ ;o 0 0 ,, ""(J ~ [fl I ® I ® UNITS 2-5 ARE EXACT MATCHES C ~ z Ca r .... I ;o 11 0 0 I' ,, I' ""(J i ii~ s;; n z ~§ ,, ~~ I I 3'-0" -- 19'-1~· - i; ii ·"''-'"'""'"' ·,.PFSFll<,- SLOOt :,ow, j"PE~f'OOT 10'-!l' 5"6" -'· ~:f·.: ;;; ··. !,'>< ;;; .:::co.._~ 1 . _..,.:·_ ',.j __ - ,J II II --= ·-:_-:..:_ I I 1 11 ---------~ " SLOP> OOWN J0 PERFOOT ii §; 22'-2" :I I 11 I ---------- SLOPE now,. fPE'<FOOi- !aEl.OW'<l.>OFllEooN<:<1 24•.o• .A MO " ,1 ii id ,, ~i: ~§ ~-! A MO "' -1 =i; ! 1: I: I: 1: I I A L .I ,:, --,,.:--- 4'-6" '" ~ <Ii C a ~J > w a. :,, g: ~ t,J ~ . " a c.,.:i f ~ • C z ;;j 6, "' a. ,, 5 T-10" 7'-G" / 44·.;i· 7'-2" 11·-4• 0 ;u " 4'-6" 5•-.:• 5'--/l"~ ,. 6'-11" ~ [f) • s tG'-0" 1'·6". i::11 rj. UNITS 2-5 ARE EXACT MATCHES ~--· 3'·8" ~ C "· z =. .... "' a. 'Tl ~ 5 0 i ;u " ~ '"~ z 2·-s· 2'.0' 19'-·c· 8'-0" 12'-4" 6'-1:-1; J-C· 42"--0" ...; <, ~ ~ rJ" g_ g ""d 0 o 0 s ~ ro a \, .'., / ·., ,\ ,JJJ \~·-J.__;;t~ I./! -~ (2)2468 PKT ·, A M., 22'-2" e·.2· T-4" ~·-e· •, -,;, !! ' ! ~ ai\ ' 0 1 ~t 8'-10" 3"--/l" .,. ,,. A M.C • ' 8]S i:~ ~ ~ s ,0 og ,, ~: > g: r-.::i [ . r-.::i t " 0 ~ "' 0 Q "' • i: C z ;;l "' 5. .,, r 8 ;,:, 1J s;: z "' 3'-6" 12'-6' ! 8'C' 0 HEAD IN RIM ,o- :l'-7\" 3-...0\· "'~ 4-.212· ,·.e· 15·-1,· UNITS 2-5 ARE EXACT MATCHES 3'-<l" _1'-6' 2.s-• e·.a· 7'-ff' !9'-10" 4'-B" 8'--0" C ci z ~ =l "• .... "' ::, C. ~ .,, r 0 • 0 " ;u 1J ~~ r )> z ~: ~ 42'-0" ~ $ t' § " ,c -· ::," ~ '"l;1 0 0 0 s ,e 0 • 44•..; 7'-4" 7'-il' 13'-11" 2,.:i.· 3·.o· ,:.2·s· s·--0· 6" 4'-6" ' ':, HEAD IN RIM ---"' '"-,/~ M i!==="=-A ~ ~ j,O AA A AA., A AA, 3'--0" ' A s ~--AA> 0 0 e s 0 s r[ h ,, ,, t~ •• ' q 2'-'!" la' ii [ ~ ,er I i I • i i ! •• ., ~~ 8~ -~ !m -< u, I m ;:; " 0 0 ~ z r 0 o~ 05 "0 " ' ! • • -< u, I m ;:; () 0 0 ~ z r 0 0 ~ 0 r ;o 0 0 " • ' • > t.:) r ~ ~ ;:; u, -< ~ r 0 0 " • • ~ ;:; u, -< ~ r 0 0 ;o - Gl ~ ~ m " • " ~ ~ m " ~ . i > ;c m > U) c:: s:: s:: > ~ c:: z :::; U) 6, > ;c m > U) c:: s:: s:: > ;c -< c:: z :::; -.J c:: z :::; 0, • :a ~ ~ s c:: z iil 6, ~ fa. "T1 5 0 ;c "O > z U) C z :::; U) g !<I- "T1 r ?' "O > z _ 11'·6" ----- 4".0-1·-10-_ 2"-!" 3'-6" 23'-1" l'-0' > 44'-6" N£_ ___ _ HEAD INRIM~------OE,,,c============'r;=1 ,---•-,. : I :··"-. lb ' . ' ' ' ' ' e I ' ' 2'-0" ,,,..r [L,668 D UNITS 2-5 ARE EXACT MATCHES 1'-6" ' ~t. 9 J ~ ' ' ' ' ' ~I ' ' ' s ' L ,-~ ·-~ 1r-6" 5'-5" 2'-9" 16'-2" 5 Q" _, D 3'--0" P'-S" 18'-2" M-C" 5'--0" ' ,, ' i,' i ~ : . ~::: t,( 4'-0" ··-~- ' ' ' -t_/l'-~-. ' ' ' ' ' ' I I I I JI 20'-10" 16'-0" 1W ______ JI .'<l"-1D" 1·-0· 2·.s-, ' : ~ ' " ' _______ _J SL0PE3lA8 ti•' ~A ~001"" w.s ,. •. l __ _ NEIGHBORHOOD MAP SCALE: 1 "=200' DE' 1CLOPMfi'iT PLA~!NiNG ":',fTY o~: f.\l'.:NTC!-; MAY 2 6 2006 0 \ 0 \ \ ~ \ \ ~ \ ', 111 \ ,, z ' ! /t-, Ll ED EXECUTIVE DEPARTMENT DATE: TO: FROM: SUBJECT: MEMORANDUM March 31, 2010 Carrie Olson, Engineering Specialist -CED ctJ~ndy Moya, Records Management Specialist Returned Recorded Documents: Bill of Sale -#20091223000417 {LUA-06-060 -Lake Park Venture) The attached document has been recorded with King County and is being returned to you. Please forward copies to parties of interest. The original will be retained by the City Clerk's Office. Thank you. Attachment cc: LUA-06-060 h:lcityclerklrecords specialist\correspondence & memos -cindy\recorded documents\bill of sale -olson.doc Return Address: City Clerk ·s Office City of Renton 1055 South Grady Way Renton, WA 98055 BILL OF SALE Proj Name: 111 II II I 111111111111111 20091223000417 CITY OF RENTON BS 63.00 PAGE-001 OF 002 12/23/2009 10:06 KING COUNTY, UA Property Tax Parcel Nwnbe : Street Intersection: Address: Reference Nwnber(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s):'X " . Grantee(s): 1. c( At,~ · f?4.i'U( Ve.i~"'n,.!n.£, L l.C.. I. City of Renton, a Municipal Corporation 2. The Grantor, as named above. for, and In consideration of mutual benefits, her<:_~Y gran~..z.....bargains., sells and delivers to tl;le Grantee. as named above, the following described personal property: Te. !l!:>b I C.. V +t l ~A-f'.)I~ ~vJA, G,./11',,,t)el\) al 1 · WATER SYSTEM: Length Size ~ IYl/!t jtl-LF. of B "&-kSZ,PJ t,J-33G/ SANITARY SEWER SYSTEM: LF of 6" .. ,;:kSIPI LF of each of each of each of -----." Gate Valves ~~~~-" Gate Valves Fire Hydrant Assemblies Water Main Water Main Water Main Sewer Main Sewer Main Sewer Main LF.of L.F. of LF. of each of each of each of _____ " Diameter Manholes _____ '1 Diameter Manholes _____ .. Lift Stations STORM DRAINAGE SYSTEM: Length LFof LF. of L.F. of each of each of each of STREET IMPROVMENTS: (Including Curb, Gutter, Sidewalk, Asphalt Pavement) Curb, Gutter, Sidewalk 70 LF ." / Asphalt Pavement: SY or 712 L F. of ..2 SfREET LIGHTING: # ofPoles ___ ~O'----- Storm Main Storm Main Storm Main Storm Inlet/Outlet Storm Catch Basin Manhole Width 0 By this convcyan::=e. Grantor will warrant and defend the sal.:: h-:-rcby made unto th<! Grantee against all and every po;"rson or persons, whom~OC\'Cf. ]a'>l.full 'claimin or to claim the same. ·nw:; conveyance shall bind the heirs, txecutors, administrators and assi lS forever. O:\Forms\PBPV.'\BILLSALE2.DOC\bh Page 1 IN WITNESS~ has caused this instrument to be executed this-ztl day of~ 20!:t] ~~ Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box 0:1Fonns1PBPW\BJLLSALE2.DOC1bh ll1/Dll7DUAL FOR."J OF.4CKNOWLEDGMENT STA TE OF WASHINGTON ) SS COUNTY OF KING ) <I.}~ 11 ( I certify that I know or have satis ctory evidence that ~f,AJ /fl' tv,,) signed this instrument and -;---c-;--;--;cc;-;--/i';-.r;;----f:;-t-. 'rer'-e,-an-d:;-v:-occlu:-n::-ta:-ry:-act for the uses and purposes REPRESENT.4TTVE FORM OF ACKNOWLEDGMENT STATEOFWASHINGTON >ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that --------- -~~-~~------~~~--signed this instrument., on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and -----c--c- of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument: Notary Public in and for the State of Washington Notary (Print) ____ ~--------- My appointment expires: ____________ _ Dated: CORPOR.4TE FORM OF ACKNOWLEDGMEW STA TE OF WASHINGTON ) SS COUNTY OF KING ) On this ___ day of _____ , 20 __ , before me personally appeared ______________________ t.o me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the: free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporatioIL Notary Public in and for the State of Washington Notary (Print) _____________ _ My appointment expires: ____________ _ Dated: Page2 ' . ,, Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 II 111111111111111 20070927000237 CITY OF RENTON EAS 45.00 PAGE001 OF 006 09/27/2007 09:45 KING COUNTY, WA WATER UTILITY EASEMENT Pronerty Tax Parcel Number 334450-0455 Project File#: \,V' "!J'}.., (/) I Street Intersection or Project Nmne: 5A-ol,, ·o& o Reference Number(s) of Documents assigned or released: Additional reference numbers are on page __ . Grantor(s): Grantee(s): 1. Lake Park Venture, LLC I. City of Renton, a Municipal Corporation The Graotor(s), as named above, for and in consideration of and other va1uab1e consideration, do by these presents,. grant. bargain, seU, convey. and \VatTant llllto the above named Grantee, its successors and assigns, an easement for public sanita.Jy sewer with necessary appurtenances over) under, through, across and upon the following described property (the right-of-way) in King County, Washington, more particularly described as follows: A PORTION OF TRACT 356, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIVISION NO 5, ACCORDING TO TIIB PLAT TIIBREOF RECORDED IN VOLUME 1 OF PALIS, PAGE 83, IN TIIB CITY OF RENTON, KING COUNTY, STATE OF WASHINGTON; EXCEPT TIIAT PORTION CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NO. 1069722; TOGETifER WITH TIIAT PORTION OF TRACT 357 LYING SOUTilERL Y OF TifE BOUDNARY LINE AGREED UPON AND DEEDED IN BOUNDARY LINE AGREEMENT RECORDED UNDER RECORDINGNO. 8506240829; AND TOGETIIBR WITH THr PORTION OF LAKE VIEW BOULEVARD (104°111 A VENUE SOUTHEAST) VACATED IN CITY OF RENTON ORDINIANCE NO. 4834 RECORDED UNDER RECORDING NO. 20000321000918, WHICH ATTACHES BY OPERATION OF LAW SITUATE IN TifE SOUTHWEST Y. OF SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN TifE CITY OF RENTON, KING COUNTY, WASHINGTON. ~REQumED ' , · Co .. Records . -· , Deputy 1> . 2( V'-'-- For the purpose of constructing, reconstructing, installing, repairing, replacing, enlarging, operating and maintaining sanitary sewer utilities and utility pipelines, together with the right of ingress and egress thereto withoutprior institution of any suit or proceedings of law and without incurring any legal obligation or liability therefor. Following the initial construction of its facilities, Grantee may from time to time construct such additional facilities as it may require. This easement is granted subject to the following tenns and conditions: I. The Grantee shall, upon completion of any work within the property covered by the easement, restore the swface of the easement, and any private improvements disturbed OT destroyed during execution of the work, as nearly as practicable to the condition they were in immediately before commencement of the work or entry by the Grantee. 2. Grantor shall retain the right to use the swface of the easement as long as such use does not interfere with the easement rights granted to the Grantee. Grantor shall not, however, have the right to: a. Erect or maintain any buildings or structures within the easement; OT b. Plant trees, shrubs or vegetation having deep root patterns which may cause damage to or interfere with the utilities to be placed within the easement by the Grantee; OT c. Develop, landscape, or beautify the easement area in any way which would unreasonably increase the costs to the Grantee of restoring the easement area and any private improvemeots therein. d. Dig. tunnel or perform other fonns of construction activities on the properly which would disturb the compaction or unearth Grantee's facilities on the right-of-way, or endanger the lateral support facilities. e. Blast within fifteen (15) feet of the right-of-way. This easement shall run with the land described herein, and shall be binding upon the parties, their heirs, successors in interest and assigns. Granto rs covenant that they are the lawful owners of the above properties and that they have a good and lawful right to execnte this agreement. By this conveyance, Grantor will warrant and defend the sale hereby made unto the Grantee against all and every person or persons, whomsoever, lawfully claiming or to claim the same. This conveyance shall bind the heirs, executors, administrators and assigns forever. _ "-"" -:f- IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this 2 / day of ;/07 & __ . N -J-1-~01-.l ~'------..,.__ .. -~.-:-r.- INDIVIDUAL FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that J know or have sa · factory evidence that S"/J J'lfi.-l 'flJ#~ f ... ., Notary Seal must be within box Notary Seal must be within box Notary Seal must be within box INDfVIDUAL FORJt,f OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that--------- ~----------------signed this instrument and acknowledged ,t to be his/her/their free and vohmtary act for the uses and purposes mentioned in the instrument Notary Public in and for the State of Washington Notary (Print) __ -,-___________ _ My appointment expires: _____________ _ Dated: REPRESENTATIVE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that--------- -----------------signed this instrument, on oath stated that he/she/they was/were authorized to execute the instrument and acknowledged it as the and-------- of to be the free and voluntary act of such party/parties for the m;es and purposes mentioned in the -instrument. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: ____________ _ Dated: CORPORATE FORM OF ACKNOWLEDGMENT STATE OF WASHINGTON ) SS COUNfY OF KING ) On this ___ day of , 20 __ , before me personally appeared -----,----,-,--,-,---,to me known to be of the corporation that executed the within instrument, and acknowledge the said instrument to be the free 11I1d voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. Notary Public in and for tbe State of Washington Notary (Print) ______________ _ My appointment expires: ____________ _ Dated: Legal Description A portion of the hereinafter described parcel "A", described as foDows; Beginning at the Northwest comer of the parcel "A" being the true point of beginning; Thence South 18°14 '33 East a distance of 26.06 feet; Thence North 75°37'03" East a distance of 11.01 feet: Thence North 14°22'57" West a distance of 14.00 feet: Thence North 75"37'03" East a distance of 77 .00 feet: ThenceSouth 14"22'57" East a distance ofl2.00 feet: Thence South 75"37'03" West a distance of7.50 feet: Thence South 14°22'57" East a distance of 15.00 feet: Thence North 75°37'03" East a distance of 7.50 feet: Thence South 14°22'57" East a distance of 7.00 feet: Thence South 75°37'03" West a distance of9.00 feet: Thence South 14°22'57" East a distance of7.50 feet: Thence South 75°37'03" West a distance of2.00 feet: Thence South 14°22'57" East a distance of7.50 feet: Thence North 75"37'03" East a distance of 11.00 feet: .Thence South 14°22'57" East a distance ofl0.50 feet: Thence South 08°07'03" West a distance of 16.00 feet: Thence South 75"37'03" West a distance of 5.00 feet: Thence South 14°22'57" East a distance of 8. 72 feet: Thence South 75°37'03" West a distance of2.00 feet: Thence South 14°22'57" East a distance of7.00 feet: Thence North 75"37'03" East a distance of 7.00 feet: Thence South 14°22'57" East a distance of26.00 feet: Thence South 75°37'03" West a distance of7.00 feet: Thence South 14°22'57" East a distance of7.00 feet: Thence South 7S°37'03" West a distance of 3.00 feet: Thence South 14°22'57" East a distance of 3.93 feet: Thence South 71 °45'27" West a distance of63.63 feet: Thence South 18°14'33" East a distance of 12.00 feet: Thence North 71°45'27" East a distance of88.38 feet: Thence North 14°22'57" West a distanceof25.25 feet: Thence North 75°37'03" East a distance of 4.85 feet: Thence North 22°31'59" West a distance of15.15 feet: Thence South 75°37'03" West a distance of 2. 71 feet: Thence North 14"22'57'' West a distance ofl9.73 feet: Thence North OS°07'03" East a distance of 16.00 feet: Thence North 14"22'57" West a distance of76.63 feet: Thence South 67"28'01" West a distance of 15.14 feet: Thence South 75°37'03" West a distance of89.78 feet: to the true point of beginning Situate in the sw Y. of section 5, Towmhip 23 North, Range 5 East, W .M., in the City of Renton, King County, Washington. - .. , Parcel "A" Tract 356, CD. Hillman's Lake Washington Garden of Eden Division No. 5, according to the Plat thereof recorded in Volume 11 of Plats, Page 83, in King County, Washington; Except that portion conveyed to King County for road purposes by Deed recorded under Recording Number 1069722; Together with that portion of Tract 357 lying Southerly of the boundary line agreed upon and deeded in Boundary Line Agreement recorded under Recording Number 8506240829; And together with that portion of Lake View Boulevard (104th Avenue Southeast) vacated in City of Renton Ordinance No. 4834 recorded under Recording Number 20000321000918, whith attaches by operation of law. Situate in the sw V.. of section 5, Township 23 North, Range 5 East, W.M., in the City of Renton,King County, Washington. \ \ \ lRUE POl(T OF ree- l I LINE Map Exhibit LENGTH L1 26.06 L2 11.01 LJ 12.00 L4 7.00 L5 15.00 l6 1.50 L7 7.00 LS 7.50 L9 2.00 LIO 7.50 Lit 11.00 L12 10.50 L13 16.00 l14 5.00 us 8.72 l16 2.00 LINE TABLE UNE LEIIG!H ll7 7.00 l18 7.00 L19 26.00 l20 7.00 l21 7.00 L22 J.00 l2l J.9J L24 12.00 L25 25.25 E L26 4.85 L27 15.15 L26 2.n L29 19.73 LJO 16.00 LJI 15.14 ( LJ2 9.00 CITY OF RENTON PLANNING/ BUILDING/ PUBLIC WORKS MEMORANDUM Date: November 14, 2006 ' To: City Clerk's Office From: Hgraber Subject: Land. Use File Closeout Please complete the following Information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Lake Park Townhomes LUA (flle) Number: LUA-06-060, SA-A, ECF Cross-References: AKA's: Project Manager: ' Acceptance Date:, July 27, 2006 Applicant: Lake Park Venture, LLC Owner: ' Lake Park Venture, LLC Contact: Pb Elemental LLC -Julian Weber PIO Number: 334450-0455 ERC Approval Da~e: July 17, 2006 ERC Appeal Date:_ August 7, 2006 Administrative Approval: July 24, 2006 Appeal Period Ends: August 7, 2006 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Councll: By Whom: council Decision:,-Date: Mylar Recording Number: Project Description: 8 TOWNHOMES The applicant proposes construction of six townhomes and a duplex on an 18,998 (0.44 acre) site_ In the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a, density of 18.3 units/acre. The units range in size from 1,862 sf to 2,0041 sf. The 6 townhomes would be In a 124 {t.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories. The site would be accessed from Lake Washington . Blvd. via an access easement on the neiqhborinq lot to the south. Location: 1750 & 1756 Lake Washington Blvd N Comments: September 1 , 2006 Julian Weber PB Elemental LLC 1606 8'h Avenue N Seattle, WA 98109 SUBJECT: Lake Park Townhomes LUA06-060, SA-A, ECF Dear Mr. Weber CITY •F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the appeal period ended August 7, 2006 for the Environmental Review Committee's (ERG) Determination of Non-Significance -Mitigated and Administrative Site Plan approval for the above-referenced project. No appeals were filed on either the ERG determination or the Site Plan. This decision is final and application for the appropriately required permits may proceed. The applicant must comply with all ERG Mitigation Measures and Site Plan Conditions of Approval outlined in the Report & Decision dated July 24, 2006. If you have any questions, please feel free to contact me at (425) 430-7270. For the Environmental Review Committee, Valerie Kinas! Associate Planner cc: Lake Park Venture, LLC / Owner Steve Whittington I Party of Record _______ 10_5_5-So_u_th_Gra_d_y_W_a_y_--R-en-to_n_, _W_as_h-in-gt-on-9-80_5_5 ______ ~ 6i.') This paper contains 50o/o recvded material. 30% DOSI: consumer AHEAD OF THE CURVE STATE OF WASHING TON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on July 24, 2006. The full amount of the fee charged for said foregoing publication is the sum of $130.20. :al Advertising Representative, King County Journal Subscribed and sworn to me this 25'" day of July, 2006. lbO V£Jtt'zL/'u2 B DCantelon Notary Public for the State of Washington, Residing in Kent, Washington PO Number: • .'/ { a . .' ' ''J/ \_) '·-Q /,;· .-_ .... _."",.·'?f ... ~.~ ).1"< i1.•ss/·.~·,:;,, ·o..,·.o .-;. ., . . .,,..., -~',, ""' ... /. ) \"f-~ _,I -::: . ,., .... , -. -I c.,1 ~: ,D • a • ! ,.,... --:· .. ~::; -~:, , ...... ,:>· . --...... , ... - NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Com- mittee has issued a Determination of Non-Significance-Mitigated for the fol- lowing project under the authority of the Renton Municipal Code. Lake Park Townhomes LUA06-060, SA-A, ECF Location: 1750 & 1756 Lake Washington Blvd N. The applicant, Julian Weber, is requesting Envi- ronmental (SEPA) Review and Administrative Site Plan approval of a proposal to build six town- homes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 10 to 20 units/ acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.- long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories, with a garage under the north end of the build- ing. The site would be accessed from Lake Washington Blvd. via an access easement on the neighbor- ing lot t.o the south.. The site is fl.at and is currently vegetated with grasses. It is approximately 350 ft. from the shoreline of Lake Wash- ington. Appeals of the environmental det.ermination must be filed in writing on or before 5:00 PM on August 7, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Exam- iner, City of Renton, 1055 South Grady Way, Renton, WA 98055 . Appeals to the Examiner are governed by City of Renton Municipa1 Code Sec- tion 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Oftice, (425) 430-6510. Published in the King County Journal July 24, 2006. #861119 • July 24, 2006 Julian Weber PB Elemental LLC 1606 8th Avenue N Seattle, WA 98109 CIT1 :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Subject: Parking Modification Request for the Lake Park Townhomes Renton File No. LUA06-060, SA-A, ECF) Dear Mr. Weber: The City of Renton is in receipt of your request for a parking modification dated May 24, 2006 regarding the property located at 1750 and 1756 Lake Washington Blvd. The following summarizes your request, project background, analysis and decision. Summary of Request The applicant, Julian Weber of PB Elemental, has requested a modification on behalf of Lake Park Venture LLC from RMC 4-4-080F8 Parking Stall Types, Sizes, and Percentage Allowed/Required of the City's Parking Regulations. This section requires a standard parking stall size of 9 feet by 20 feet for surface and structured parking in the RM-F zone. A modification has been requested to reduce the required standard stall length from 20 feet to 19 ft. 10 inches for 12 of the 18 stalls required for the development. Section 4-4-080Fd allows the Development Services Division to grant modifications from the parking standards for individual cases provided that the modification meets the following criteria (pursuant to RMC 4-9-250D2): a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other property(s) in the vicinity; d. Conform to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property(s) in the vicinity. _______ 10_5_5-So_u_th_G_r-ad_y_W_a_y---R-en-to_n,_W_as_h_in_gt_o_n_9_80_5_5 ______ ~ @ This paper contains 50% recycled material, 3Q<'/o post consumer AHEAD OF THE CURVE ' ' Lake Park T ownhomes Parking Modification Page2 of 3 Background The Lake Park Townhome development proposal is to construct eight new high- quality townhome units in one three-story, six-unit structure, and a three-story duplex. The required 16 parking stalls would be located in two-car garages on the ground floor below each unit. Two of the stalls for the duplex would be located in a garage in the building, and would meet the minimum compact parking stall size requirement. The other two duplex parking spaces would be provided as surface parallel stalls, which would meet the stall size requirements. The 12 parking stalls located in the garages in the main structure are proposed at a width of 9 ft. 11 inches, which is 11 inches more than the required minimum width of standard stalls. The length is proposed at 19 ft. 10 inches, which is 2 inches less than the required 20 ft. minimum stall length. The number of compact parking stalls would be 12.5% of the total required parking stalls, which is below the allowable maximum of 30%. Analysis 1. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. The proposed townhomes substantially implement the policy direction of the Comprehensive Plan in that they are providing high-quality development, and contribute to housing stock in a higher-priced segment of the housing market. Reducing the standard parking stall length from 20 feet.to 19 ft. 11 inches for 12 of the 18 parking stalls in the development is a very minimal adjustment and is the minimum necessary to accommodate the project in the proposed configuration. The design of the homes is dependant on the shorter stall width. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Reducing the standard stall length would not impact the safety, function or appearance of the development. The cars would still have sufficient room to be parked in the garages. The stall width and drive aisle width would provide for adequate space to maneuver when parking and pulling out. The reduction of the stall width by two inches would not compromise environmental protection or maintainability of the project. 3. Will not be injurious to other property(s) in the vicinity. Allowing a reduction of the minimum stall length would not be injurious to property in the vicinity. It would not be a noticeable change as seen from outside of the building. 4. Conform to the intent and purpose of the Code. The intent of the code with regard to parking stall length is to allow cars to be parked with sufficient space so that they do not encroach into landscaped areas or into parking drive aisles and inhibit circulation of traffic. The Lake Park Townhome parking stalls would be within garages and would only be 2 inches less than the required 20 ft. standard stall length. The stalls are not Lake Park T ownhomes Parking Modification Page 3 of3 less than the 18 ft. minimum length of compact stalls, which would be considered adequate in a structured parking situation with regard to providing enough space so that circulating traffic is not inhibited. So the reduced parking stall length of the 12 stalls in the Lake Park Townhomes would conform to the intent of the code. 5. Can be shown to be justified and required for the use and situation intended. Given the small reduction in stall length that is requested, two inches, allowing the reduction is justified in order to accommodate the floor plans and site layout proposed by the applicant. In order to have sufficient useable space on the ground floor for a reasonably sized room in addition to the garage, reducing the size of the stalls slightly is justifiable and required. 6. Will not create adverse impacts to other property{s) in the vicinity. The reduction in parking stall width is for the 12 stalls within the main structure of the townhome development, and Is completely within the building. There will be no impact on the properties in the vicinity of the project by reducing the stall length by 2 inches within the garages. Decision 1. The applicant's request for a modification from the minimum standard stall width for the 12 stalls within the main structure of the Lake Park Townhome development is granted. This decision to approve the proposed revisions as a minor modification is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, August 7, 2006. If you have questions regarding this correspondence, feel free to contact Valerie Kinast at ( 425) 430-7270. Sincerely, Neil Watts Development Services Director Cc Valerie Kinast, Project Manager Yellow file REPORT City of Renton & Department of Planning I Building I Public Works DECISION ADMIN/STRA TIVE LAND USE ACTION REPORT DA TE: July 24, 2006 CONCU~~ ..... ,..., C ... -, Project Name: Lake Park Townhomes r,..:t:rN: 1 • i 1 ii -,L/0.\T " . , ,. ·. ,., .... • " Owner: Lake Park Venture LLC --~ ,, ..... -~ 1/J) / 2500 Minor Avenue M . m ,rlfr, Alf 11 i viu · Seattle, WA 98102 ---------- Applicant/Contact: Julian Weber • ·----~ PB Elemental LLC 1606 8th Avenue N Seattle, WA 98109 File Number: LUA-06--060, SA-A & ECF Project Manager: Valerie Kinas! Project Description: The applicant, Julian Weoer, is requesting Administrative Site Plan approval of a proposal to build six town homes and a duplex on an 18,9g8 (0.44 acre) site in the RM-F zone. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.- long, 3-story ouilding. The duplex would also be 3 stories. Parking would be in garages on the ground floor of the buildings. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site slopes upward slightly from west to east and is currently vegetated with grasses. It is approximately 350 ft. from the shoreline of Lake Washington. Project Location: 1750 and 1756 Lake Washington Boulevard N Exist. Bldg. Area: NA Proposed New Bldg. Area: 16,940 sq. ft. Site Area: Approx. 18,g98 sq. ft. I Total Building Area: Same as above 0.44 acres N t Project Location Map Site Plan Report 06-060.doc REPORT City of Renton & Department of Planning I Building I Public Works DECISION ADMJNISTRA TIVE LAND USE ACTION REPORT DA TE: July 24, 2006 Project Name: Lake Park Townhomes Owner: Lake Park Venture LLC 2500 Minor Avenue Seattle, WA 98102 Applicant/Contact: Julian Weber PB Elemental LLC 1606 8th Avenue N Seattle, WA 98109 File Number: LUA-06-060, SA-A & ECF Project Manager: Valerie Kinas! Project Description: The applicant, Julian Weber, is requesting Administrative Site Plan approval of a proposal to build six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.- long, 3-story building. The duplex would also be 3 stories. Parking would be in garages on the ground floor of the buildings. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site slopes upward slightly from west to east and is currently vegetated with grasses. It is approximately 350 ft. from the shoreline of Lake Washington. Project Location: 1750 and 1756 Lake Washington Boulevard N Exist. Bldg. Area: NA Proposed New Bldg. Area: 16,940 sq. ft. Site Area: Approx. 18,998 sq. ft. I Total Building Area: Same as above 0.44 acres N t Project Location Map Site Plan Report 06-060.doc City of Renton PIBIPW Department -,inistrative Site Plan Approval Staff Report LAKE PARK TOWNHOMES LUA-06-060, SA-A, ECF REPORT AND DECISION OF JULY 24, 2006 Page 2ot 10 I PART ONE: PROJECT DESCRIPTION/BACKGROUND The proposal is to build six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The six townhomes would be in a 124 ft.-long, three-story building that would run north-south along the frontage of the property along Lake Washington Boulevard. Each unit would be a segment of a staggered far,:ade facing west toward Lake Washington. The garages would be located at the back of the structure, on the ground floor below each unit. A duplex would be constructed on the southeastern corner of the lot, behind the larger structure. It would also be three stories high. It would contain one large unit, and one very small studio unit. The duplex would be oriented toward the south and somewhat to the west, with parking located in the northwest corner of the building on the ground floor. A total of 16 parking spaces would be supplied, with 14 located in garages and 2 in surface parking stalls on the eastern end of the lot. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site is relatively flat and is covered with grass. It is approximately 350 ft. from the shoreline of Lake Washington, and thus outside of the 200-ft. designated shoreline area. I PART TWO: ENVIRONMENTAL REVIEW A SEPA Determination of Non-significance -Mitigated was issued on July 17, 2006 imposing the following mitigation measures: 1. The applicant shall submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual with the application for construction permits. 2. The applicant shall follow the recommendations made in the Geotechnical Feasibility Study completed by Pan GEO Inc. dated August 19, 2005. 3. The applicant shall pay the Parks Mitigation Fee of $530.76 per residential unit. The estimated fee for the Lake Park Townhome project is $4,246.08. 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the issuance of building permits, which is an estimated at $4,032 for the Lake Park Townhome project. 5. The applicant will be required to pay the appropriate Fire Mitigation Fee, which is estimated at $3,104 for the Lake Park Townhome project. Jl PART THREE: ADMINISTRATIVE LAND USE ACTION -REPORT & DECISION A. B. Type of Land Use Action XX Site Plan Review Shoreline Substantial Develo ment Permit Conditional Use Bindin Site Plan Special Permit for Grade & Fill Administrative Code Determination Exhibits The following exhibits were entered into the record: Exhibit No. 1: Project (yellow) file containing application, proof of posting and publication, environmental Exhibit No. 2: Exhibit No. 3: Exhibit No. 4: Exhibit No. 5: Exhibit No. 6 Exhibit No. 7: Exhibit No. 8: Exhibit No. 9: review and other documentation pertinent to this request. Site Plan (Dated 05.12.06) Conceptual Landscape Plan (Dated 05.12.06) Grading & Utilities Plan (Dated May 4, 2006) Elevations -Units 1-6 West and East (Dated 05.12.06) Elevations -Units 1-6 North and South (Dated 05.12.06) Elevations -Units 7 & 8 (Dated 05. 12.06) Roof Plan (Dated 05.12.06) Floor Plans -1" Floor (Dated 05.12.06) Site Plan Report 06-060.doc City of Renton P/BIPW Department - LAKE PARK TOWNHOMES REPORT AND DECISION OF JULY 24, 2006 1inistrative Site Plan Approval Staff Report Exhibit No. 10: Floor Plans -2"' Floor (Dated 05.12.06) Exhibit No. 11: Floor Plans -3"' Floor (Dated 05.12.06) Exhibit No. 12: Zoning Map (02.16.06) C. Consistency with Site Plan Criteria LUA--06-060, SA-A, ECF Page 3of 10 In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200 of the Renton Municipal Code, the following issues have been identffied by City Departmental Reviewers and Divisional Reviewers: 1. Conformance with the Comprehensive Plan, its elements and policies; The proposed site is designated Residential Multi-Family (RMF) on the City's Comprehensive Plan Land Use Map. The RMF areas are is intended to encourage a range of multi-family living environments that provide shelter for a wide variety of people in differing living situations, from all income levels, and in all stages of life. The proposed use of the site for townhomes is consistent with the following RMF policies: Policy CD-21. Development should have buildings oriented toward the street or a common area rather than toward parking lots. The townhomes in the main, six unit, structure are oriented toward the front of the lot, toward Lake Washington Blvd., and Lake Washington beyond. The duplex structure faces south, toward the neighboring apartment building, and somewhat toward the front of the lot, toward the lake. The buildings would not face parking lots, and would be oriented such that they take advantage of the views and have their front fa,;:ade along the major public street. Policy CD-43. A variety of architectural design and detailing should be encouraged as long as site functions connect to adjacent development. Innovative use of building materials and finishes should be promoted. The proposed buildings are contemporary in appearance, with their flat roofs, simple lines and lack of decorative elements. Cedar siding and smooth gray cement stucco finish would be used on the facades. Variation of these materials is used to advantage on most sides of the buildings. But the east side of the duplex, facing the apartments that would have their views blocked, would lack any variation of materials. It would be gray and have very few windows or other elements to break up the blank surface of the facade. Policy CD-52. Landscape and surface water drainage plans should be coordinated to maximize percolation of surface water and minimize runoff from the site. Surface water runoff would be channeled into a grass lined ditch that is integrated into the landscape design. Policy CD-67. Street trees should be used to reinforce visual corridors along major boulevards and streets. The applicant has proposed 4 ft. 7 inch maples along the frontage of the site. The City Park's Deparment has commented that larger trees would be advantageous along this important boulevard along the lake. Policy LU-186. New stacked flat and townhouse development in Residential Multifamily designations should be compatible in size, scale, bulk, use, and design with existing multi-family developments in the vicinity. The proposed Lake Park townhomes would be less massive than the Pinnacle apartment complex behind and to the side of it. The new buildings are only three-stories in height as apposed to Pinnacle's four stories. Also, the site lies lower, almost at street level, lessening the appearance of bulk that a hillside location like Pinnacle's can contribute to. The new buildings would have less modulation to break up surfaces and give an appearance of being smaller, but because the new complex would not be nearly as extensive as the Pinnacle apartment complex, the simple lines and boxy look would likely be a unobtrusive contribution of contemporary architecture in the vicinity. Site Plan Report 06-060.doc City of Renton PIBIPW Department -1inistrative Site Plan Approval Staff Report LAKE PARK TOWNHOMES LUA-06-060 SA-A, ECF REPORT AND DECISION OF JULY 24, 2006 Page 4 of 10 2. Conformance with existing land use regulations; The site is located within the Residential Multi-Family (RM-F) zoning designation. The purpose of the RM-F zone allows for the development of both infill parcels in existing multi-family districts with compatible projects and other multi-family development. It is intended to implement the Multi-Family or Center Village Land Use Comprehensive Plan designation. The applicant, Julian Weber, has proposed six townhomes and a duplex on a 0.44 acre site. The 6 townhomes would be in a 124 ft.-long, 3-story building. The duplex would also be 3 stories. Density -The RM-F zone permits a density between 10 units per acre and 20 units per acre. The Lake Park Townhome proposal would result in a density of 18.3 dwelling units per acre and would thus fall within the permitted range. Lot Coverage -The RM-F zone allows a maximum lot coverage of 35%. The Lake Park proposal would have a lot coverage of 35% and would thus meet this requirement. Impervious Surface -The RM-F zone allows a maximum impervious surface area of 75%. The Lake Park proposal would have an impervious surface area of 61 % and would thus meet this requirement. Setbacks -The RM-F zone requires a minimum front yard setback of 20 feet. The main building proposed with the Lake Park Townhome project has a staggered fac;:ade that spans the width of the lot. The fac;:ade is located at between 20 ft. and 36 ft. from the front lot line. There are balconies on the upper floor at the front of the building that were not shown on the site plan. All but one would be outside of the front yard setback area. The one on Unit 6 appears to encroach into the setback area. This encroachment into the front yard setback must be removed in the plans. The required minimum side yard setback for the buildings is 13 ft .. which is based on 12 ft. for a lot width over 110.1 ft. in width, plus 1 ft. because of the third floor of the project. The buildings would be set back 13 ft. to 15 ft. from the side lot lines and would thus meet the 13 ft. side yard setback requirement. The required minimum rear yard setback for the development is 15 ft. The duplex building would be exactly 15 ft. from the rear lot line and the project would thus meet the rear yard setback requirement. Height -The RM-F zone has a building height limit of 35 feet and three stories, with a provision that more height may be obtained through the site plan review process if pitched roofs. additional amenities are provided, etc., and if the project is compatible with adjacent existing buildings. The applicant has proposed to construct two three-story buildings. The larger building, with six units, would be 31 ft. 7 7/8 inches in height. The smaller duplex building would be 32 ft. 1 7/8 inches in height. The buildings would meet the height restrictions of the zone. Landscaping -The development standards of the RM-F zone require that all setback areas be landscaped unless otherwise determined through the site development plan review process. The landscape regulations require street trees as specified by the City. The applicant has proposed landscaping in the 20-ft. front yard setback area, the 13-ft. side yard areas and the 15-ft. rear yard setback area. The landscaping would consist of small groupings of maple trees and cherry trees, drought tolerant grasses, and along the rear property line, bamboo. In the front setback area, the patios of units 4, 5 and 6 are partially in the area that is to be landscaped. This would be acceptable because they are private open space amenities that are planned to include vegetation. The proposed trees along the frontage of the lot to Lake Washington Blvd. are appropriate to the site design, but should be moved further from the public sidewalk, for maintenance reasons. Due to the type of vegetation proposed, staff recommends that the applicant not be required to provide a permanent irrigation system. Instead, a temporary irrigation system should be proposed for the time until the vegetation is established, approximately two years. The temporary system should be fed through a separate water meter that is paid for by the homeowner's association. In order to assure that the landscaping is maintained, staff recommends as a condition of site plan approval, that the applicant be required to create a homeowner's association or maintenance agreement in order to establish maintenance responsibilities for this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section. The document(s) shall be recorded with the King County Recorder prior to issuance of building permits. Parking/Circulation -The parking ratio required for attached units in the RM-F zone is two per dwelling unit. The project would thus be required to have 16 parking stalls. The applicant is providing two parking spaces per unit in garages on the ground floor of each unit. The parking stalls for Unit 8 are proposed in surface parallel parking stalls across the drive aisle from the main structure. The parallel parking stalls would meet the minimum parallel stall size of 23 ft. by 9 ft. The parking stalls in the garages would meet the minimum 8 ft. Site Plan Report 06--060.doc City of Renton P!BIPW Department -· 1inistrative Site Plan Approval Staff Report LAKEPARKTOWNHOMES LUA-06-060 SA-A, ECF REPORT AND DECISION OF JULY 24, 2006 Page 5 of 10 width requirement, but would be 2 inches short of the 20 ft. parking stall length requirement. A parking modification to reduce the length of the standard stalls from 20 feet to 19 ft. 1 O inches feet is being granted concurrently with this land use decision, under separate cover, on July 24, 2006 by the Development Services Director. The required drive aisle width for two-way travel and 90 degree parking stalls is 24 feet. The proposal provides a 24-foot drive aisle width and thus meets this requirement. 3. Mitigation of impacts to surrounding properties and uses; The project is located in an area of multi-family residential development. Across Lake Washington Blvd. from the site is Gene Coulon Park, with a major entrance directly across from the subject site. Short term impacts during construction of the project would be noise, dust and construction vehicle traffic. These impacts are mitigated by state and local laws regarding vehicle emissions and work hours. The applicant has submitted a construction mitigation plan, as to how these laws will be complied with. The City of Renton Environmental Review Committee reviewed the impacts of the project in their meeting on July 11, 2006 and imposed a mitigation measure requiring the applicant to provide temporary erosion and sedimentation control during construction of the site improvements and building. Long-term impacts of the project will include increased traffic. No new curb cuts are proposed to Lake Washington Blvd.. Instead the applicant proposed sharing the existing driveway of the neighboring apartment complex to the south. To mitigate for additional traffic on city streets, the Environmental Review Committee imposed a Traffic Mitigation Fee for the project. An additional long-term impact of the project would be that it would block the views of Lake Washington from the neighboring apartment building to the east. One resident of the neighboring building sent public comment explaining that this would significantly diminish the quality of his living situation. Approximately eight to twelve units would have their views blocked by the proposed buildings. While the Renton Municipal Code does not provide for protection of private views, the site plan review criteria are aimed at creating developments that are compatible with their surroundings. The bulk of the buildings as they are proposed is less substantial than that of the surrounding buildings. The new structures would be three stories high, while the existing buildings are four stories in height. Because the proposed project would lie approximately four to eight feet lower than the existing complex, it would also appear smaller. The width of the larger building would be about the same width as the existing building behind ii. The east facades of the new larger building, which would be seen from the neighboring units that are losing their views, appears to provide variation and harmony of materials, organization and modulation. But the east side of the smaller, duplex building, provides no variation of materials, and very few windows or other elements that could break up the blank fac;;ade. For this reason, staff recommends as a condition of site plan approval, that the applicant provide more variation in the east fac;;ade of the smaller structure, containing units 7 and 8. Staff also recommends that the railings of the rooftop deck on the proposed duplex be constructed such that they are relatively transparent and not a solid blank wall extending at the top of the fac;;ade. A rooftop HVAC system is being proposed, which could further inhibit vies of Lake Washington from the neighboring building. All rooftop equipment is required by RMC 4-4-095 to be screened. The applicant will be required to submit plans of the screening and this will be reviewed at the time of building permit application. 4. Mitigation of impacts of the proposed site plan to the site; Impacts to the site that would result from construction of the project were addressed in the environmental review of the project, under separate cover. Impacts relevant to future use of the site are not to be expected. The project is cohesive in its design. Parking is provided within the buildings. The drive aisle area is sufficient for circulation of cars within the project. Pedestrian walkways to the building are provided from the sidewalk fronting the site. Landscaping and surface water management have been addressed creatively and functionally. 5. Conservation of area-wide property values; The proposal would result in the addition of high-quality, townhomes along Lake Washington Blvd. It would offer a contemporary, well-designed home ownership option and increase the spectrum of multi-family products available in Renton. The development would increase the value of the property substantially, which will likely have a positive impact on property values in the area. Site Plan Report 06-060.doc City of Renton PIBIPW Department -· 1inistrative Site Plan Approval Staff Report LAKEPARKTOWNHOMES LUA-06-060, SA-A, ECF REPORT AND DECISION OF JULY 24, 2006 Page 6of 10 6. Safety and efficiency of vehicle and pedestrian circulation; The buildings would be located at the center of the lot, with cars entering via a driveway along the south property line of the lot and into a central drive aisle through the middle of the site. Cars would be parked in two-car garages on the ground floor of each townhome unit. The two parking stalls for Unit 8 would be parallel surface parking stalls along the drive aisle. No additional curb-cuts would be made to Lake Washington Blvd., so there would be no additional places where traffic would be entering and exiting along that highly attractive street. The center drive aisle would be of sufficient size to assure adequate internal circulation of cars. Pedestrians would enter the site from sidewalks along Lake Washington Blvd. Walkways are planned from Lake Washington Blvd. to the patios in front of each unit. No walkway is planned to extend along the driveway to the center entrance of the site. In order to facilitate pedestrian circulation through the project and to provide continuity in pedestrian access with the surrounding multi-family development, staff recommends as a condition of site plan approval, that the applicant be required to install a walkway from Lake Washington Blvd. through the landscaping at the south of the main building to the central drive aisle of the project. The walkway should be a minimum of three ft. wide. It should run parallel to the driveway from Lake Washington Blvd. and continue around the corner of the drive aisle area to the corner of unit 6. With this additional walkway, pedestrian circulation to the project would be efficient and safe. 7. Provision of adequate light and air; There is no anticipated blockage of light or air to the proposed site or to the surrounding properties resulting from the development. The proposed buildings would meet their minimum setback requirements, which would provide enough distance to the neighboring buildings that both the new and existing buildings would be provided adequate light and air. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The mitigation of short and long-term impacts resulting from the project was discussed under criteria 3. and 4. above. There will be some additional noise and emissions generated by cars entering and leaving the site, once the building is complete. Otherwise, because it is a residential development. no other emissions are to be expected. 9. Availability of public services and facilities to accommodate the proposed use; and Water -The subject property is within the City of Renton's water service area. There is an existing 12-inch watermain located in Lake Washington Blvd N (see City of Renton drawing W2131 for engineering plans). which can supply a fireflow of 3500 GPM. This project site is located in the 320 Water Pressure Zone and the static pressure is approximately 100 psi at street level. A pressure-reducing device is required to be installed on domestic meters when the static exceeds 75 psi. New fire hydrants and a looped 10-inch water main are likely to be required in order to supply adequate water supply for fire prevention. The project will be required to install a separate domestic water meter and a separate landscape irrigation meter including backflow prevention device. The Water System Development Charges are $1,174 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Sewer -There is an existing 8" sanitary sewer main in Lake Washington Blvd N. See City of Renton drawing S3220 for engineering plans. If the parking garage will have floor drains, then they need to be connected into the sanitary sewer main. The building sewers shall be a minimum of 6 inches in diameter at a 2% slope. The Sanitary Sewer System Development Charges are $610 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Surface Water -There are no records of existing storm drainage facilities in Lake Washington Blvd N in this vicinity. The storm report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. If preliminary calculations indicate detention will be required under the 1990 Site Plan Report 06-060.doc City of Renton PIBIPW Department - LAKE PARK TOWNHOMES REPORT AND DECISION OF JULY 24, 2006 1inistrative Site Plan Approval Staff Report LUA-06-060 SA-A ECF Page 7of 10 manual, staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. The Surface Water SOC fees are $0.265 (but not less than $759) per square foot of new impervious area. These fees are collected at the time a construction permit is issued Transportation -There are street improvements along Lake Washington Blvd. Per City of Renton code projects that with 5 to 20 residential units are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side. Street lighting is required to be installed by this proposed project. A Traffic Mitigation Fee of $75 per additional generated trip is required of the project, for a total of an estimated $4,032. This was imposed as a mitigation measure by the Environmental Review Committee. Fire Service -The proposed development lies in an area served by the City of Renton Fire Department. The preliminary fire flow is 2,000 GPM, one hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. A Fire Mitigation Fee was imposed by the Environmental Review Committee with their approval of the project. 8. Prevention of neighborhood deterioration and blight. As noted above, the proposed site is currently undeveloped and is located in an area along Lake Washington Blvd. that offers some of the city's most attractive multi-family zoned land. Staff expects the development of the site with high-quality, contemporary living space with cohesive site design and landscaping to be a benefit to the community and the existing neighborhood. Therefore, no deterioration or blight is expected to occur as a result of this proposal. xx Co ies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. D. Findings, Conclusions & Decision Having reviewed the written record in the matter, the City now enters the following: 1) Request: The Applicant has requested Administrative Site Plan Approval for the Lake Park Town home project, LUA-06-060, SA-A, ECF. 2) Environmental Review: On July 11, 2006, the City of Renton Environmental Review Committee issued a Determination of Non-Significance -Mitigated for the project. The applicant's file containing the report and decision, as well as the application, State Environmental Policy Act (SEPA) documentation, comments from various City departments, public notices requesting citizen comment, and other pertinent documents is entered as Exhibit No. 1 of this report. 3) Site Plan Review: The applicant's site plan application complies with the requirements for information necessary for site plan review. The applicant's site plan and other project drawings are entered as exhibits of this report. 4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Residential Multi-Family (RMF}, provided all advisory notes and conditions of approval are complied with. 5) Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the Residential Multi-Family (RMF) Zoning designation provided all advisory notes and conditions of approval are complied with. 6) Existing Land Use: Land uses surrounding the site include: North: Parking lot of an apartment building in the Residential Multi-Family (RMF) zone; East: Apartment building (RMF), South: Apartment building (RMF); West: Lake Washington Blvd. and beyond it Gene Coulon Park and Lake Washington. E. Conclusions 1) The subject proposal complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval are complied with. Site Plan Report 06-060.doc City of Renton PIBIPW Department -1inistrative Site Plan Approval Staff Report LAKE PARK TOWNHOMES LUA-06-060, SA-A, ECF REPORT AND DECISION OF JULY 24, 2006 Page Bof10 2) The proposal complies with the Comprehensive Plan designation of Residential Multi-Family (RMF) and the zoning designation of Residential Multi-Family (RMF) provided all advisory notes and conditions of approval are complied with. 3) Environmental (SEPA) review has been conducted on the site and a Determination of Non- Significance -Mitigated was issued on July 11, 2006. F. Decision The Site Plan Review for the Lake Park Townhomes, File No. LUA-06-060, SA-A, ECF, is approved subject to the following conditions: 1. The applicant shall comply with all mitigation measures imposed with the Environmental Determination of Non-Significance -Mitigated issued on July 11, 2006. 2. The applicant shall submit a revised landscape plan and photo reduction of the plan at the time of application for utility construction permits showing the trees in the front yard area located further from the public sidewalk. 3. The applicant shall create a homeowner's association or maintenance agreement in order to establish maintenance responsibilities for this development. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section. The document(s) shall be recorded with the King County Recorder prior to issuance of building permits. 4. The applicant shall provide more variation on the east fac;:ade of the duplex structure, containing units 7 and 8. The railings of the rooftop deck on the proposed duplex should be constructed such that they are relatively transparent and not a solid blank wall extending at the top of the fac;:ade. These changes to the architecture are subject to approval by the Development Services project manager at the time of building permit review. 5. The applicant shall provide a walkway from Lake Washington Blvd. through the landscaping along the south end of the main building to the central drive aisle of the project. The walkway should continue around the corner of the drive aisle area to the corner of unit 6 and be a minimum of 3 ft. in width. 6. The applicant shall submit a revised site plan illustrating the additional pedestrian walkway along the south end of the main building, and eliminating the encroachment of the balcony of Unit 6 into the front yard setback. The site plan should be submitted along with a photo reduction of the plan to the Development Services project manager prior to submittal of civil drawings. SIGNATURE AND EFFECTIVE DATE OF DECISION ON LAND USE ACTION: ;Jdt!latti Nell Watts, Development Services Director TRANSMITTED this 24th day of July, 2006 to the owner: Lake Park Venture LLC 2500 Minor Avenue Seattle, WA 98102 TRANSMITTED this 24th day of July, 2006 to the applicant: Julian Weber PB Elemental LLC 1606 8th Avenue N Site Plan Report 06-060.doc Date City of Renton PIBIPW Department - LAKE PARK TOWNHOMES REPORT AND DECISION OF JULY 24, 2006 1inistrative Site Plan Approval Staff Report TRANSMITTED this 24th day of July, 2006 to the Party of Record: Steve Whittington 1405 N 20th Street ste: #F-204 Renton, WA 98056 TRANSMITTED this 24th day of July, 2006 to the following: Jennifer Henning, Development/Planning Lany Meckling, Building Official Stan Engler, Fire Prevention Kayren Kittrick, Public Works Division King County Journal LUA-06-060, SA-A, ECF Page 9of 10 Land Use Decision Appeal Process Appeals of the land use decision must be filed in writing on or before 5:00 PM August 7, 2006. If no appeals are filed by this date, both actions will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. The balcony of Unit 6 on the upper floor at the front of the main building appears to encroach into the 20 ft. front yard setback area. This encroachment must be removed in the plans. 2. A temporary irrigation system should be proposed for the time until the vegetation is established, approximately three years. The temporary system should be fed through a separate water meter that is paid for by a homeowner's association or the management of the complex. 3. The rooftop HVAC system must be screened. Plans must be submitted with building permit application. 4. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 5. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Fire Prevention 1. The preliminary fire flow is 2,000 gpm for the building. One hydrant is required within 150 feet of the structure and two additional hydrants are required within 300 feet of the structure. 2. Separate plans and permit are required for the installation of fire alarm and fire sprinkler systems. 3. Provide a list of flammable, combustible liquids and any hazardous chemical to be used or stored on site. Building 1. Building, Electrical, Plumbing and Mechanical permits will be required. Plan Review-WATER 1. Per the City of Renton Fire Marshall the preliminary fire flow for this project is 2,000 GPM and the building must be equipped with a fire sprinkler system. 2. Additional water main improvements will be required in accordance with City's development regulations, and may include but not be limited to the following. 3. Installation of additional fire hydrants. Per City Fire Code, two hydrants are required for this project based on the fire flow demand of 2,000 gpm. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and one additional hydrant (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. 4. The applicant shall design and install a looped 10" watermain connected to the existing 12" and extended around the buildings and connected to the existing 8" watermain on the south side. 5. The plans need to show the fire department fire line connection including the pumper port location and backflow prevention device for the fire sprinkler system that is required by the Fire Marshall for this project. Site Plan Report 06-060.doc City of Renton PIB/PW Department - LAKE PARK TOWNHOMES REPORT AND DECISION OF JULY 24, 2006 1inistrative Site Plan Approval Staff Report 6. No trees or shrubs are allowed to be planted over the 15' watermain easement. LUA-06-060, SA-A, ECF Page 10 of 10 7. The project will also be required to install a separate domestic water meter and a separate landscape irrigation meter (including backflow prevention device). 8. Buildings that exceed 30 feet in height shall install a backflow prevention device. 9. Per the City of Renton Fire Marshall the plans need to be designed to show a fire department access road to within 150 feet of all building exteriors. Dead end access roads over 150 feet in length are required to have an approved turn around to access the rear garage building. The proposed site plan needs to be modified to provide the above turn around. 10. The Water System Development Charges are $1174 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review -SANITARY SEWER 1. If the parking garage will have floor drains, then they need to be connected into the sanitary sewer main. 2. Any use in the building subject to oils or grease shall require the installation of a grease removal system as determined at the time of plan review. 3. The building sewers shall be a minimum of 6 inches in diameter at a 2% slope. 4. The Sanitary Sewer System Development Charges are $610 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review -SURFACE WATER 1. The storm report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. If preliminary calculations indicate detention will be required under the 1990 manual, staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. 2. The Surface Water SOC fees are $0.265 (but not less than $759) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Plan Review TRANSPORTATION 1. Per City of Renton code projects with 5 to 20 residential units are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side. 2. Street lighting is required to be installed by this proposed project. 3. The Transportation Mitigation fees are $4032.00. Plan Review GENERAL 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. Site Plan Report 06-060.doc I PROJECT TEAM: °"""" I.AICE PARK VEN11.A'Ui, UC. 2500 MINOR AVE SEATn.E,WA118102 20El.15GM7115 ATTN: JASONTHOW.S OEIION!RIPROJECT CONT~ Pb ELEMEtITAI.., LLC 1-8th AVE HORTH SEATT1.E.WA9810II lOl5.240.1'6-tp 205.2815.1#(1 _..,1c,,,. tak d bd.Jn,.o,m ATT11: JIJlL\N WE!lat CIVIi. ENGINEER: CONCEPT ENGINEERING, INC 466 RAl>IIER BOU..EVARO NORTH ISSAOUAH, WA 98027 425.3112.IIOMp 425.311Z.D1081 ATTN: MAAK RIOOS, PE SffWCTIJRAL ENGINEER: Q\.WmlM CONSULTING ENGINEERS 1S11 THIRDAI/Et,IJE SUITE3;!3 SEATTLE, WA Q6101 206.957 .3900 p 206.~1.3901 A TIN ANDY CHAN GEOTECHNICAL ENGIN!aER· PANGED, INC 3'414 NE 55th STREET SEATTLE, WA 96105 206.262.0370 p 21.16.262.0JHlax ATIN:SIEWTAN VICINITY MAP lL m >< :::r O" ;:::;: N \ \ \ \ \ \ \ \ \ \ \ \ \ --, I• _ .. , LAKE PARK TOWNHOMES ----------- ,nio /\ II. C. 0. E &F & 175111.AICE WA8HNGTON BLVD RENTON, WA 980M LEGAL DESCfl'PT10N: nv.cT 3M, C.D. H~ LAl<EWASltHGTON G,o,RDEN Of' EDEl'I DMSIOH NO. !>, ACCORDING TO THE PLAT THEREOF RECORDED !N VOLUME 11 OF PLATS, PAOE93, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION CONVEYED TO KING COUNT!' FOR ROAtl PURPOSES BY DEED RECOflOED ute:>ER RECORDING r«IMBER "''"' TOGETHER WITH THAT PORTION OF TRACT 357 LYING SOllrHERL Y OF THE BOl.lr«>AAY LINE ol.OFU:EO UPOIII AHO DEEDECI IN IIOONOAAY LINE AGltEEMENT RECORDED Ul'IDER REOORCIIP«; NUMBER 8!06240B21'1 ANO TOGETHER W11H TWIT f'ORTtON OF I.AKE ..,EW BOUlEVARD 1104TH AVENUE SE) \'ACATEO l"I THE CITY OF RENTON ORDINANCE NO. ~. RECORDED UNDER RECORDING NUMBER 20000321D00918, WHCH AITACl£S ST OPERATION OF - S1TUA1'E INlllE CITV OF RENTON, COl..flTYOl'l<INO, STATE OF WASHINGTON PROJECT DESCRIPTION· CONSTRUCTION OF (6) ATTACHE"D TOWN HOMES /\NO (1) DUPLEX ON VACANT LAND TAX ID NUMBER· J3«50--04f;5 LOT SIZE· 16,llOO SF ZONE: RM·F {CITY OF RENTON) DiaNSln" All.OWED: IQ du/lH:nl MIN· 20 ohlaeNo MAll DENSITY PROPOSED: (8) UN:TS • 18.3 <:1U1acnt M OCCUPANCY PER l003 IBC IJ.1 DCC. (OARAGES)PER2llll31BC LOT COVERAGE Au.OWED: 311% BUil.ONO • ~.1!149 SF 75% IMPERVIOUS • 14,249 SF LOT COVERAGE PROPOS:EO :!15% BUILDING • 8.1!143 SF 61%IMPeRV10US • 11,l!I07 SF PAAKlr.13 REQUIRED, {2)$T""1.SP'ER UNIT •(14)STA1.LS PARKING PROPOSED: t2) ST AUS PER UNIT+2-(18) STALLS BUILDING HEIGHT AU.OWED: TYPE \l,B CONSTRIJCTJON PER 2003 IRC HUlDINGARE/\9-12,2.(&SFUNITS 1~ t ,775 SF UNIT 7 JI!' Ii (3) STORIES +4"'PARAPET [Pb .. Elementel I 16o68di.lwo.Narth -ltla,WA~"'l P-5-1.¢.1 --1-'-- I I Lake Park I Venture jTownhomes ~~-}I -WA,ea,,i --f ,;:.;-- ---1~-~-~-- -~ .. -~.!o!-•• -_I P1otPia:· 1 Gen. Notes I Vicinity Map Job,: D49 l~~~ l~;;:ST1-.---=~.=~~+~?~~1E ... --~ --"1 j ~-~-=~--~~"CF1e~rA.-t=:_ ~_Mrfy_.=u~---, """" " --~~= ··I· =~~~-J-MIN.Sttl: I Nd"IES -~ BOTANICAL NAME r .. 1ucarubre a91Dl!lisalba ale"""."''"P'"I'!"'" 6MloMheulle<ill'8 d05cliampia""'P,iosa oly,,..,, mal1"llan1cu• BOTANICAL NAME ~;'.o~'~~~r::;;,;;M' i """"""""' COMMON NAME red re•cu• ~·~ meedowfn>:1a;1 blu"il""'" moor grass gold'lau bluewhealgrass BAMBOO COMMON NAME arrow bamboo 9""'" o"'on bamboo f>LAN1J~C3JSE'r' @--®·-- NOTES plant grass-l1ne<1 ditch ""' c,vll r,o"''· Sheol CJ.O m,x •=ss olle. no m,;,w,ng NOTES i _I Q=-=--1 o '-'ootone.. ~ bllrnboo. .-pa,""llY C :J g,mn'ix, "'*""""''key m >< ::, O" ;:;: vJ -I ~I ---1 . 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I I , 2'-10-,2'.Q"i -s.q-I -·---f---!!:!..____ r -19'·10" . ..-f" 51,. --'t---~- il -2'.f.' 2'-0"' 12'-4" ! _ _iQ'.10" _ __i2"-0" ---- ,---~, 1:, : ;; 'i'ij :, I C4 · 32 T24N R5E W 1/2 . ',' N . 21ltJt Fl R'-8 . / ." - \11' 24th St. R~f( ~-- 0 1!4 · 8 T23N R5E W l/2 ·-: .. L, .. _, ____ _ -· ·-··· _ ....... .en. -____ _w ---_i:;: \ ----···S; SCP _,L_ --- ! ~--r1$ l'Jl --~--~ --~-RC ·S _,< --. ----"':"::a. Exhibit /"2- D4 5 T23N RSE W 1/2 5305 f tJ RENTON POLICE DEPARTMENT Park Lake Townhomes 1750 & 175Lake Washington Blvd North POLICE RELATED COMMENTS 7 Police calls for service estimated annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly 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 or storage area should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy- duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy-duty deadbolt locks with a minimum 1-W' throw and installed with 3" screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. Sliding windows, including glass patio doors, should have secondary locks installed to restrict vertical movement. These secondary locks need to be placed into the top or bottom of the window frames to restrict vertical movement. Simply placing a sturdy, fitted dowel in the window tracks may be adequate. Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the stairs, or provide a place for a criminal to hide while waiting for someone to target. Balcony construction should also be of lattice or railing -no solid walls, for the same reason. Security lighting should be installed along sidewalks, in stairways, foyers and pathways. Each residential unit should have individual unit numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. Unit numbers should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. It's important to provide confidential entry information (i.e., a "secret" law enforcement-only code) to both fire and police in case of emergencies if this building is secured. Proper lighting in parking locations is especially important. Illumination in this area will contribute to the security of residents traversing from their vehicles to their residences, and will help reduce property crimes associated with unattended vehicles. Garages built beneath multi-housing structures are especially susceptible to criminal activity due to the lack of visibility by residents and/or pedestrians in the area. Latch guards should be installed on any and all doors leading from the outside in. And any lever-handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. Where egress might be an issue, bar- releases can be installed to meet Fire Code requirements. This would include any storage or maintenance shops, doors leading into the parking garage, etc. Any doors that have large panes of glass should have an application of security film installed. This can strengthen the glass up to 300% and would assist in deterring criminals from gaining entry by shattering this part of the door. If this product is something you're interested in, please contact me (425) 430-7521. Any separate resident storage units should have latch guards and deadbolts installed. Dumpster locations should be secured within their own housing and well lit. Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. 2 City enton Department of Planning I Building I Pu Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JULY 11, 2006 APPLICATION NO: LUA06-060, SA-H, ECF APPLICANT: Park Lake Venture LLC PROJECT TITLE: Park Lake Townhomes SITE AREA: 18,998 uare feet LOCATION: 1750 & 1756 Lake Washington Blvd N I WORK ORDER NO: 77594 SUMMARY OF PROPOSAL: The applicant proposes construction of six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,862 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories: The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probabh, More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major lnformaUon Impacts Impacts Necessary Earth Housinn Au Aesthetics Water L"'ht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans~~,4ation Environmental Health Public Services Energy! Historic/Cultural Natural Resources PreseNation Airport Environment 10,000Feet 14,000Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identifted areas of probable impact or areas where additional information is needed to properly assess this proposal. Date DATE: 7-Z--J-Ob ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: L1k1 Park Townhomes PROJECT NUMBER: LUA.06-060, SA-A, ECF LOCATION: 1750 and 1756 Laka Washington B011l1vard N DESCRIPTION: Tha applicant, Julian Waber, Is ~uestlng Environmental ($EPA) R1vl1w 1nd Administrative Site Plan approval of a proposal to bulld abc townhomea 1nd a duple,; on an 18,998 (0.44 aerel alNI In thl RM-F zone. The zone allow, 10 to 20 units/acre. The alghl rnldantlal unlta wo1,1ld '"ult In I danalfy or 18.3 unlts/acrto. Tha WIits range In 1lz11 from 1,52& •f to 2,0041 If. The 6 townhomn would b111 In a 124 ft,-long, 3· story building with oara9e1 below itaeh unit along the Hat aldt of tha bulldtng. The d1.1plu would 1110 bt 3 atorln, with a gu•g• under the north end of the building. Thi alt& would be 111:cn .. d tr<;,m L•k• Washington Blvd. vi• •n accH1 easement on the neighboring Lot to the 1outh. The alt, If. flat •nd 11 cu.,.nt1y veg.tat1d with gr18Sff. It II approxlmataly 350 ti. from the ghorellne of Lake Wuhtngton. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeall of the ,nvlronm,ntaL determination must be filed In writing on or befOfll 5:00 PM on August 7, 2001. Appeals must be flied In writing together wl!h the required $78.00 appllcatlon lff with: Hearing EHmlner, City of Renton, 1055 South Grady Way, R1mton. WA 98055. AppNII to the E~1mlner ue governed by City of Rantoft Municlp;il Coda Section al-8-110.B. Additional lnformatlon regarding the appeal procea1 may be obtained from t11• Rtnton City Cla111'1 Office, (a&Z5) '430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. 00 NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORlZATION CERTIFICATION CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 20th day of July, 2006, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies Julian Weber -PB Elemental LLC Lake Park Venture, LLC Steve Whittington (Signature of Sender)~~/u,r"' STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Dated: J-;;iL.t -ov Reoresentina See Attached Contact Owner Party of Record . Notary (P~int): An,h,., c l "I r:"o 1:Ac}C+&rx:P t:' My appointment expires: <')-\a, -1 o Project Name: Lake Park Townhomes Project Number: LUA06-060, SA-A, ECF template -affidavit of service by mailing Dept. of Ecology • Environmental Review Section PO Box 47703 Olvmoia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv .• MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING {ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 1601h Ave SE 39015 -172"' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program • 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERG Determination paperwork. template -affidavit of service by mailing ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Lake Park Townhomes PROJECT NUMBER: LUA06-060, SA-A, ECF LOCATION: 1750 and 1756 Lake Washington Boulevard N DESCRIPTION: The applicant, Julian Weber, la requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposal to bulld six townhomes and a duplex on an 18,998 (0.44 acre) site In the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result In a density of 18.3 units/acre. The units range In size from 1,528 sf to 2,0041 of. The 6 townhomea would be In a 124 ft.-long, 3· story building with garages below each unit along the east side of the building. The duplex would also be 3 stories, with a garage under the north end of the bulldlng. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site Is flat and ls currently vegetated with grasses. It Is approximately 350 ft. from the shoreline of Lake Washington. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 7, 2006. Appeals must be flied In writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION July 20, 2006 Julian Weber PB Elemental LLC 1606 8'" Avenue N Seattle, WA 98109 SUBJECT: Lake Park Townhomes LUA06-060, SA-A, ECF Dear Mr. Weber: CIT' OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 7, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above. please call me at (425) 430-7270. For the Environmental Review Committee, Valerie Kinas! Associate Planner cc: Lake Park Venture, LLC / Owner(s) Steve Whittington I Party(ies) of Record Enclosure -------,o-5-5-So_u_th_Gr_ad_y_W_a_y---R-en-to_n_, _W_as_h-in-gt-on-9-80_5_5 ______ ~ AHEAD OF THE CURVE July 20, 2006 Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 CIT"' OF RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on July 17, 2006: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Lake Park Townhomes LUA06-060, SA-A, ECF 1750 and 1756 Lake Washington Boulevard N The applicant, Julian Weber, is requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposal to build six townhomes and a duplex on an 18,998 (0.44 acre) site In the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The 6 townhomes would be In a 124 ft.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories, with a garage under the north end of the building. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site is flat and Is currently vegetated with grasses. It is approximately 350 ft. from the shoreline of Lake Washington. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 7, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7270. For the Environmental Review Committee, Valerie Kinas! Associate Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US hrny Corp. of Engineers ....f:w.l=m....S_t•_p_ha_n_ie_K_:-:-:-r~-:-~-th-:-f :-~-:-:-eol-ay-og-.y-:-.:-:-:~-o:-i~-P-::-~-~n-rvgt-a:-·:-"- 9 - 80 _ 5 _ 5 ________ ~ AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA06-060, SA-A, ECF Lake Park Venture, LLC Lake Park Townhomes DESCRIPTION OF PROPOSAL: The applicant, Julian Weber, is requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposal to build six townhomes and a duplex on an 18,998 (0.44 acre) site in theRM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories, with a garage under the north end of the building. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site is flat and is currently vegetated with grasses. It is approximately 350 fl. from the shoreline of Lake Washington. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 1750 and 1756 Lake Washington Boulevard N The City of Renton Department of Planning/Building/ Public Works Development Planning Section 1. The applicant shall submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual with the application for construction permits. 2. The applicant shall follow the recommendations made in the Geotechnical Feasibility Study completed by Pan GEO Inc. dated August 19, 2005. 3. The applicant shall pay the Parks Mitigation Fee of $530. 76 per residential unit. The estimated fee for the Lake Park Townhome project is $4,246.08. · 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the issuance of building permits, which is an estimated at $4,032 for the Lake Park Townhome project. 5. The applicant will be required to pay the appropriate Fire Mitigation Fee, which is estimated at $3,304 for the Lake Park Townhome project. ERC Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA06-060, SA-A, ECF Lake Park Venture, LLC Lake Park Townhomes DESCRIPTION OF PROPOSAL: The applicant, Julian Weber, is requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposal to build six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 1 Oto 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sfto 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories, with a garage under the north end of the building. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site is flat and is currently vegetated with grasses. It is approximately 350 ft. from the shoreline of Lake Washington. LOCATION OF PROPOSAL: LEAD AGENCY: 1750 and 1756 Lake Washington Boulevard N The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services DivJ.sion. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) am and eight o'clock (8:00) pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) am and eight o'clock (8:00) pm. No work shall be permitted on Sundays. 3. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits. 4. Street trees will be required along Lake Washington Blvd .. Fire Prevention 1. The preliminary fire flow is 2000 GPM, one hydrant is required within 150 ft. of the structure and one additional hydrant is required within 300 ft. of the structure. 2. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 3. Fire Department access roads are required to within 150 ft. of all portions of the building exterior. Roadways are a minimum 20 ft. in width with a turning radius of 45 ft. outside and 25 ft. inside. 4. Fire department dead end access roadways over 150 ft. in length are required to have an approved turnaround. 5. Provide a list of flammable, combustible liquids or hazardous chemicals that are used or stored on site. ERC Advisory Notes Page 1 of3 Plan Review -Water 1. The subject property is within the City of Renton's water service area. There is an existing 12" watermain located in Lake Washington Blvd N (see City of Renton drawing W2131 for engineering plans), which can supply a fireflow of 3500 GPM. This project site is localed in the 320 Water Pressure Zone and the static pressure is approximately 100 psi at street level. A pressure-reducing device is required to be installed on domestic meters when the static exceeds 75 psi. 2. Per the City of Renton Fire Marshall the preliminary fire flow for this project is 2,000 GPM and the building must be equipped with a fire sprinkler system. 3. Additional water main improvements will be required in accordance with City's development regulations, and may include but not be limited to the following. 4. Installation of additional fire hydrants. Per City Fire Code, two hydrants are required for this project based on the fire flow demand of 2,000 gpm. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and one additional hydrant (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. 5. The applicant shall design and install a looped 10" watermain connected to the existing 12" and extended around the buildings and connected to the existing 8" watermain on the south side. 6. The plans need to show the fire department fire line connection including the pumper port location and backflow prevention device for the fire sprinkler system that is required by the Fire Marshall for this project. 7. No trees or shrubs are allowed to be planted over the 15' watermain easement. 8. The project will also be required to install a separate domestic water meter and a separate landscape irrigation meter (including backflow prevention device). 9. Buildings that exceed 30 feet in height shall install a backflow prevention device. 10. Per the City of Renton Fire Marshall the plans need to be designed to show afire department access road to within 150 feet of all building exteriors. Dead end access roads over 150 feet in length are required to have an approved tum around to access the rear garage building. The proposed site plan needs to be modified to provide the above turn around. 11. The Water System Development Charges are $1174 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review -Sanitary Sewer 1. There is an existing 8' sanitary sewer main in Lake Washington Blvd N. See City of Renton drawing S3220 for engineering plans. 2. If the parking garage will have floor drains, then they need to be connected into the sanitary sewer main. 3. Any use in the building subject to oils or grease shall require the installation of a grease removal system as determined at the time of plan review. 4. The building sewers shall be a minimum of 6 inches in diameter at a 2% slope. 5. The Sanitary Sewer System Development Charges are $610 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review -Surface Water 1. The storm report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. If preliminary calculations indicate detention will be required under the 1990 manual, staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. ERC Advisory Notes Page 2 of 3 2. The Surface Water SDC fees are $0.265 (but not less than $759) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Plan Review -Transportation 1. Per City of Renton code projects that are 5 to 20 residential lots in size in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side. In addition the project shall install a minimum 20' pavement width to the arterial. 2. Street lighting is required to be installed by this proposed project. Plan Review -General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ERC Advisory Notes Page 3 of 3 · ENVIRONMENTAL Rl:VIEWCOMMITTEE MEETINGiNOTICE July 17, 2006 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator From: Meeting Date: Time: Location: Larry Rude, Interim Fire Chief Alex Pietsch, EDNSP Administrator Jennifer Henning, Development Planning Monday,.~uly17, 2006 3:00 PM .SixthFloorConference Room #620 Agenda listed below. Lake Park Townhomes (KinastJ LUA06-060, SA-A, ECF The applicant, Julian Weber, is requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposal to build six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side' of the building. The duplex would also be 3 stories, with a garage under the north end of the building. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site is flat and is currently vegetated with grasses. It is approximately 350 ft. from the shoreline of Lake Washington. Duvall Avenue NE/Coal Creek Parkway Widening (KinastJ LUA06-062, CAR, ECF The City of Renton -Transportation is requesting Environmental (SEPA) Review for a proposal to widen Duvall Ave. NE/ Coal Creek Parkway SE starting just south of SE 95th Way and ending Just north of NE Sunset Blvd. The area of work is approx. 1 O acres and lies partially under King County jurisdiction, but will soon be annexed to the City of Renton. The proposal Is to widen the road to accommodate four travel lanes, a center turn-lane, sidewalks and a bicycle lane. A surface water detention vault is proposed under SE 107th Pl. and a detention pond is proposed just east of Coal Creek Pkwy, south of May Creek. The proposed outfall system running from the detention pond into the buffer of May Creek would require a Critical Areas Exemption. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer EDNSP Director® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® STAFF REPORT ERC MEETING DATE Project Name: Owner: Contact: File Number: Project Description: Project Location: Site Area: RECOMMENDA T/ON: N t PROJECT LOCATION MAP City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT July 17, 2006 Lake Park Townhomes Lake Park Venture LLC 2500 Minor Avenue Seattle, WA 98102 Julian Weber PB Elemental LLC 1606 8th Avenue N Seattle, WA 98109 LUA-06-060, SA-A, ECF Project Manager: Valerie Kinas! The applicant, Julian Weber, is requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposal to build six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories, with a garage under the north end of the building. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site is flat and is currently vegetated with grasses. It is approximately 350 ft. from the shoreline of Lake Washington. 1750 and 1756 Lake Washington Boulevard N Approx. 18,998 sq. ft./ 0.44 acres Proposed New Bldg. Area: 16,940 sq. ft. Staff recommends that the Environmental Review Committee Issue a Determination of Non-Significance -Mitigated (DNS-Mitigated). ' ERC Report.doc City of Renton P/BIPW Department LAKE PARK TOWNHOMES vironmental Review Report and Decision LUA-06-060, SA-A, ECF REPORT OF JULY 17, 2006 Page 2 of 7 PROJECT DESCRIPTION/ BACKGROUND The proposal is to build six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The six townhomes would be in a 124 ft-long, three-story building that would run north-south along the frontage of the property along Lake Washington Boulevard. Each unit would be a segment of a staggered fa<;ade facing west toward Lake Washington. The garages would be located at the back of the structure, on the ground floor below each unit. A duplex would be constructed on the southeastern corner of the lot, behind the larger structure. It would also be three stories high. It would contain one large unit, and one very small studio unit. The duplex would be oriented toward the south and somewhat to the west, with parking located in the northwest corner of the building on the ground floor. A total of 16 parking spaces would be supplied, with 14 located in garages and 2 in surface parking stalls on the eastern end of the lot. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site is relatively flat and is covered with grass. It is approximately 350 ft. from the shoreline of Lake Washington, and thus outside of the 200-ft. designated shoreline area. A. RECOMMENDATION B. 1. 2. 3. 4. 5. Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. MIT/GA TION MEASURES XX DETERMINATION OF NON · SIGNIFICANCE · MIT/GA TED. XX Issue DNS-M with 14 da A eal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. The applicant shall submit a Temporary Erosion and Sedimentation Control Plan {TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual with the application for construction permits. The applicant shall follow the recommendations made in the Geotechnical Feasibility Study completed by Pan GEO Inc. dated August 19, 2005. The applicant shall pay the Parks Mitigation Fee of $530.76 per residential unit. The estimated fee for the Lake Park Townhome project is $4,246.08. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the issuance of building permits, which is an estimated at $4,032 for the Lake Park Townhome project. The applicant will be required to pay the appropriate Fire Mitigation Fee, which is estimated at $3,304 for the Lake Park Townhome project. ERC Report City of Renton P/8/PW Department LAKE PARK TOWNHOMES REPORT OF JULY 17, 2006 C. ENVIRONMENTAL IMPACTS vironmental Review Report and Decision LUA-06-060, SA-A, ECF Page 3 of 7 In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The impact of constructing the proposed project on the site, which is currently undeveloped, would include the addition of approximately 11,607 sq. ft. of impervious area. This would represent 61 % of the area of the site. The City of Renton development regulations allow an impervious area of up to 75% in the RM-F zone, so the project lies within the limits of what is allowed for the site. During construction, there is also a risk of erosion. For this reason, staff recommends as a mitigation measure, that the applicant be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP). The geotechnical study submitted with the application identifies a risk of post-construction settlement. Staff recommends as a mitigation measure, that the applicant be required to follow the recommendations found in the geotechnical study to minimize this risk. Mitigation Measures: 1. The applicant shall submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual with the application for construction permits. 2. The applicant shall follow the recommendations made in the Geotechnical Feasibility Study completed by Pan GEO Inc. dated August 19, 2005. Policy Nexus: SEPA, Washington State Department of Ecology Stormwater Management Manual 2. Air Impacts: During construction, dust and exhaust from construction equipment would occur. After construction no significant impacts to the air would be expected. The equipment and construction of this project would be required to meet federal, state, and local emissions and noise regulations. Erosion control, required under the section Earth above, would reduce the risk of impacts to the air by dust. Therefore no further mitigation is recommended. Mitigation Measures: No further mitigation is recommended. Policy Nexus: N/A 3. Water Impacts: Construction of the site improvements and buildings will occur in the Aquifer Protection Zone 2. In order to protect the groundwater in this zone, the Renton Municipal Code development standards require that measures be taken when development occurs. A fill source statement is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards must be followed if during construction more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface water management facilities, such as biofilters, stormwater conveyance, and water quality ponds, may require groundwater protection liners. Impervious surfaces must be provided for areas subject to vehicular use or storage of chemicals. These aquifer protection standards, the city's policies requiring surface water retention and treatment, and the requirement for erosion control, offer ample reduction of the risk to water from this project. Mitigation Measures: No further mitigation measures are recommended. Policy Nexus: N/A 4. Aesthetics Impacts: Construction of the Lake Park Townhomes would impair the view of Lake Washington from many of the units in the multi-family complex, Pinnacle, located to the east of the site. The neighboring complex is located slightly ERC Report.doc City of Renton P/B/PW Deparlment LAKEPARKTOWNHOMES REPORT OF JULY 17, 2006 vironmental Review Report and Decision LUA-06-060, SA-A, ECF Paga 4 of 7 higher than the subject site. The new building would likely block the view of the lower three floors of the existing four- story building. The older building was built in 2000 under the same height restrictions as the new project. The City of Renton Development standards set a limit on the height of buildings in the RM-F zone at 35 ft. and three stories. The proposed buildings would be just less than 35 ft. in height. Beyond the height restrictions, which apply to all newly proposed buildings in the zone equally, the City of Renton Municipal Code does not contain additional restrictions on height to protect views. The review criteria for site plan review do require that impacts to surrounding properties and uses be mitigated. Site plan review has not yet been completed, but it is likely that staff will recommend that the applicant provide more variation on the east fa<,ade of the duplex structure, which would be closest to the neighboring apartment complex, about 30 ft. from the building. More variation in the east fac;:ade of the duplex would be recommended to provide the neighboring residential units with more visual interest, where their views of Lake Washington are being obstructed. Staff would also likely recommend that the railings of the roof-top deck on the proposed duplex be constructed such that they are relatively transparent and not a solid wall. Staff is not likely to recommend further mitigation for the impact to views. In addition to the impacts that will result from the height of the new structure, an HVAC system is proposed to be located on the roof of the larger townhome structure. No plans have been submitted showing the size of the units. They would likely extend beyond the height of the roof. The City development regulations require that all roof-top equipment be screened from public view. At the time of building permit review, staff would review the screening of the equipment. Because the aesthetic impacts of the project can be mitigated in the course of site plan review and building permit review, staff does not recommend mitigation through the SEPA. Mitigation Measures: No further mitigation necessary. Policy Nexus: N/A 5. Recreation Impacts: The addition of eight residential units to the neighborhood would generate an increased need for recreation facilities and use of such amenities nearby, such as Gene Coulon Park. For this reason staff recommends that the applicant pay the Parks Mitigation Fee at a rate of $354.51 per new residential unit. The fee is estimated at $2,836.08 (8 units x $354.51 = $2,836.08) and is payable prior to the issuance of building permits. Mitigation Measures: The applicant shall pay the Parks Mitigation Fee of $354.51 per residential unit. The estimated fee for the Lake Park Townhome project is $2,836.08. Policy Nexus: SEPA Environmental Regulations, Parks Fee Resolution #3082. 6. Transportation Impacts: The proposed multi-family project is expected to add additional vehicle trips to the street system. Therefore, the applicant will be required to pay a Traffic Mitigation Fee of $75.00 per new average daily trip attributed to the project prior to the issuance of building permits. The Traffic Mitigation Fee is calculated based on 6.72 trips per new residential unit. The estimated fee for the Lake Park Townhome project is $4,032 (8 units x 6.72 trips/day = 53.76 trips/day total x $75 per trip = $4,032). At the time of construction, traffic along Lake Washington Blvd. could be impacted by construction vehicles entering and leaving the site. The site is directly across the street from the east entrance to Gene Coulon Park. The applicants are required by code to provide the City with a Traffic Control Plan prior to construction. The plan must establish such measures as signage and flagging to reduce impacts of construction to through-traffic. Staff does not recommend any further mitigation measures through SEPA. Mitigation Measures: 1. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average daily trip attributed to the project prior to the issuance of building permits, which is an estimated at $4,032 for the Lake Park Townhome project. Policy Nexus: SEPA Environmental Regulations, Transportation Fee Resolution #3100. ERC Report.doc City of Renton PIBIPW Department LAKE PARK TOWNHOMES REPORT OF JULY 17, 2006 6. Emergency Services vironmental Review Report and Decision LUA-06-060, SA-A, ECF Page 5 of 7 Impacts: Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provides required improvements and fees. Therefore, the applicant will be required to pay a Fire Mitigation Fee of $388.00 for each new multi-family unit and $488.00 for each of the duplex units. For the proposed project, the fee is estimated at $3,304 and is payable prior to the issuance of building permits. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 for each residential unit prior to the issuance of building permits. The Fire Mitigation Fee for the Lake Park Townhome project is estimated at $3,104. Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527 D. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental I Divisional Reviewers for their review. There were no comments by City Reviewers. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant . .JL_ Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. TRANSMITTED this 24th day of July, 2006 to the owner: Lake Park Venture LLC 2500 Minor Avenue Seattle, WA 98102 TRANSMITTED this 24th day of July, 2006 to the contact: Julian Weber PB Elemental LLC 1606 8th Avenue N Seattle, WA 98109 TRANSMITTED this 24th day of July, 2006 to the following: Larry Meckling, Building Official Stan Englar, Fire Marshal Neil Watts, Development Services Division, Director Gregg Zimmerman, Planning/Building/Public Works, Administrator King County Journal THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 7, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ERC Report City of Renton PIBIPW Department LAKEPARKTOWNHOMES vironmental Review Report and Decision LUA-06-060, SA-A. ECF REPORT OF JULY 17, 2006 Page 6017 Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) am and eight o'clock (8:00) pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) am and eight o'clock (8:00) pm. No work shall be permitted on Sundays. 3. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits. 4. Street trees will be required along Lake Washington Blvd .. Fire Prevention 1. The preliminary fire flow is 2000 GPM, one hydrant is required within 150 ft. of the structure and one additional hydrant is required within 300 ft. of the structure. 2. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 3. Fire Department access roads are required to within 150 ft. of all portions of the building exterior. Roadways are a minimum 20 ft. in width with a turning radius of 45 ft. outside and 25 ft. inside. 4. Fire department dead end access roadways over 150 ft. in length are required to have an approved turnaround. 5. Provide a list of flammable, combustible liquids or hazardous chemicals that are used or stored on site. Plan Review -Water 1. The subject property is within the City of Renton's water service area. There is an existing 12" watermain located in Lake Washington Blvd N (see City of Renton drawing W2131 for engineering plans), which can supply a fireflow of 3500 GPM. This project site is located in the 320 Water Pressure Zone and the static pressure is approximately 100 psi at street level. A pressure-reducing device is required to be installed on domestic meters when the static exceeds 75 psi. 2. Per the City of Renton Fire Marshall the preliminary fire flow for this project is 2,000 GPM and the building must be equipped with a fire sprinkler system. 3. Additional water main improvements will be required in accordance with City's development regulations, and may include but not be limited to the following. 4. Installation of additional fire hydrants. Per City Fire Code, two hydrants are required for this project based on the fire flow demand of 2,000 gpm. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and one additional hydrant (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. 5. The applicant shall design and install a looped 1 O" watermain connected to the existing 12" and extended around the buildings and connected to the existing 8" watermain on the south side. 6. The plans need to show the fire department fire line connection including the pumper port location and backflow prevention device for the fire sprinkler system that is required by the Fire Marshall for this project. 7. No trees or shrubs are allowed to be planted over the 15' watermain easement. 8. The project will also be required to install a separate domestic water meter and a separate landscape irrigation meter (including backflow prevention device). 9. Buildings that exceed 30 feet in height shall install a backflow prevention device. 10. Per the City of Renton Fire Marshall the plans need to be designed to show a fire department access road to within 150 feet of all building exteriors. Dead end access roads over 150 feet in length are required to have an approved turn around to access the rear garage building. The proposed site plan needs to be modified to provide the above turn around. 11. The Water System Development Charges are $1174 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eli ible for a prorated system development charge. Your project will be reviewed to determine ERC Report.doc City of Renton PIB/PW Department LAKEPARKTOWNHOMES REPORT OF JULY 17, 2006 how much redevelopment credit applies. Plan Review -Sanitary Sewer vironmental Review Report and Decision LUA-06-060, SA-A, ECF Page 7 of 7 1. There is an existing 8" sanitary sewer main in Lake Washington Blvd N. See City of Renton drawing S3220 for engineering plans. 2. If the parking garage will have floor drains, then they need to be connected into the sanitary sewer main. 3. Any use in the building subject to oils or grease shall require the installation of a grease removal system as determined at the time of plan review. 4. The building sewers shall be a minimum of 6 inches in diameter at a 2% slope. 5. The Sanitary Sewer System Development Charges are $610 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review -Surface Water 1. The storm report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. If preliminary calculations indicate detention will be required under the 1990 manual, staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. 2. The Surface Water SOC fees are $0.265 (but not less than $759) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Plan Review· Transportation 1. Per City of Renton code projects that are 5 to 20 residential lots in size in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side. In addition the project shall install a minimum 20' pavement width to the arterial. 2. Street lighting is required to be installed by this proposed project. Plan Review· General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ERC Report.doc ZONING C4 · 32 T24N RSE W 1/2 H Ztllh l'l I R-8 R-8 R,8 N 28th St R;~ 'f' ',;, ~ N 24th St. R-8. 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PAGE • 11.,-lnclude Overlay Dialricta. See .lppe11dU: map•. For additional reJUiaUon• in Overla, Dialricta, pl.eaae -RllC ,4.-S. Printed t,y Print & Meil Servlees, City of Reri10n PAGE# INDEX SfCT~ 1· ::JE~; ~M: I.AKE PARK VENTURE, LLC. 2$:lOlollNORA\/E SEATn.E, WA 98102 --"" ATTN: JASON THOMAS bUIGMERIPRo.lEcCONTACT: Pb ELEMENTAL. LLC 1808111iAVENORTH SEATTLE, WA 9'109 206.241,11-p 208.291!1.14'1-41 -°"""'""'1111a.-... ..,.,, AT'rnc JUll,ft,HWEBER CIVIL l!NGINEER: CONCEPT ENOINEERNG, INC ~56 IWNIER IIOU\.EVJJ'ID NORTH 188:AOUAH, WA 98027 ~25.392.B055p "425.392.01081 ATIN: M.t.RI( RIGOS, PE l'fflUCTURALl!NOINHR: QUANTUM CONSULTING ENGINEERS 1511 lllll'IOA\/EM.JE SUITE 323 SEAnLE. WA 96101 20!! 957 J900 p 20!! 957 J901 ATIN·ANOYCHAN liEOTECliNICJil ENOINl:ER PANGEO, INC 3-414 NF 55th STREET SEATil.E. WA 98105 20ti:1620l7np 205 262 0374 !a, ATIN.SIEWTAN VICINITY MAP \ \ \ \ \ \ \ \ \ \ ',\/k \ \ \ 1~ ,, .. .j; LAKE PARK TOWNHOMES 17!10A. ii, C. D, E &f & 17!:16 LAKE WAflHINGTON BLVD RENTON,WA- LJ:GAL DESCRIPTION: TRACT 358, C.0. HILI..W.N'S I.Al(E W.-.SHINOTON GAADEN OF EDEN DNISION J<tO. 5, ACCORDINIJ TO T»E PLAT THEREOF RECOADED lNVOlUME 11 OF Pl.ATS, PAGE83. IN IClNO COUNTY, WASHlfiOTON; EXCEPT THAT PORTION C~D TO l(JNQ COIMTY FOR ROA.D PURPOSES ev DEED RECORDED UNDER RECORDING M.lr.eER 11'.189722; TOGETHEA WITH Ttl.llT PORTION OF TRACT J.l!7 LYING SOUT!iERI. V OF TIE 80UNDAAY LINE AGRESl UPON ANO DEEDED IN eot.AIIDARY LINE AGREEMENT RECOPJJEO UNDER RECORDING NUMBER~- ANO TOGETHER WITH lltAT PORTION OF LAKE \IIEW 80UL£vARO (104TH AVENUE SE) VACATED IN THE CIT'/ OF RENTON OROINA.NCE. NO. '4834, RECOROEO UNDER RECORDING N'IJMBER 20000321000818, WHICH ATTACHES BT OPERATION OF ~-. SIT\/ATE IN Tl£ CITYOF RENTON, COUNTY OF KING, STATE OF WASHINGTON PROJECT DESCRIPTION. CONSTRUCTION OF i6)ATIACHEO TOWNHOMES AND 11) DUPLEX ON VACA!<T LA~·O TAX 10 NUMBER: 33'1450.c455 LOT SIZE: 16,996 SF ZONE. R.M-F (CITY OF RENTON) DENSITY AI.LOWEO: 10 <k>'acru MIN • 20 du/""'"' MAX OENSl1Y PROPOSED: 18) UNITS· 18.3 duhKn R-3 OCCUPANCY PER 2003 IIIC U-1 OCC. (GARAGE91 f'ER 2003 IBC LOT COVERAGE Al.LOWED: 35% BULDINQ 6.&49 SF 76% IMPERVIOUS • 14.2499F LOT COIIERAGE PROPOSED : 35% BUil.DiNO • 6,8-(3 SF 61% lt.WERVIOUS • 11,!IOT SF PARKING REOUJRED {2) 8TAU.S PER ~IT -114) STAL.LS PARKlNG PROPOSED· {2) STALLS PER ~IT+2 • (16)8TAL.1.S BUILDINQ HEIGHT AU.OWED: TYPE V-6 CONSll'IUCTIOH PER 2003 ~ BLIILDINOAREAS-1~,N6SFUHITS 1~ 1,77~Sf1JHIT1 3fi'&(J)STORIES +o18"PARAPET -1 -... I 'pb1 ,. I Elemental 16o69thA ... :Horth -.wAg.B'°" p20(i.•86,l.¢4 l:,;<>6.>85.1+14 Lake Park , 1 Venturel 1 ;To~homes, I i Lab,W..trlbrt,,,,l'lt,dN , Rootoo,WA- ~--_.7 .... _"ll~• ~ .. -!>'_ ... _ ! I I Plot Plan I Gen. Notes I Vicinity Map. Job 111: 019:I 1--- 1A1.o J - l PLANT LIST """ l!oTANICAI. 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I, 'I • i '17 I ' I ~I 1! :5. a. __ 11, a:' ol 01 H I'll --' 00 il u. 1;;: ft Ii ! _, " ' • I tiilW! '91t;, ;;; I': ~ 1111111 t-i~ ~1r r,,IMI July 14, 2006 Julian Weber PB Elemental LLC 1606 8th Avenue N Seattle, WA 98109 Subject: Lake Park Townhomes LUA06-060, SA-A, ECF HEARING CANCELED Dear Mr. Weber: CIT..,. OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator We would like to. inform you that your scheduled hearing with the Hearing Examiner on August 22, 2006 has been canceled. Your project is not subject to Hearing Examiner approval, administrative approval is the necessary process. Administrative approval is not subject to a public hearing. We apologize for any inconvenience we have caused by erringly informing you that there would be a hearing, and posting the site as such. The posting is being corrected today. Please contact me at (425) 430-7270 if you have any questions. Sincerely, fl~{!U~ Valerie Kinas! Associate Planner cc: Lake Park Venture LLC / Owner _______ 10_5_5-So_u_th_Gr_ad_y_W_a_y---R-en-to_n_, _W_as_h-in_gt_o_n_9_80_5_5 ______ ~ ~ This oaoercontains 50% recvcled material. 30% oost consumer AHEAD OF THE CURVE - City enton Department of Planning I Building I Pu .Yorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET r1 -' • -[ ·. ., REVIEWING DEPARTMENT:/ 't'I r-sry, 1t··hr'[, COMMENTS DUE: JULY 11, 2006 APPLICATION NO: LUA06-060, SA-H, ECF DATE CIRCULATED: JUNE 27, 2006 APPLICANT: Park Lake Venture LLC PROJECT MANAGER: Valerie Kinas! PROJECT TITLE: Park Lake Townhomes PLAN REVIEW: Amela Henninoer SITE AREA: 18 998 snuare feet BUILDING AREA tnross\: 16,940 souare t-•··, ·,., ~---~-· . -· ·--- LOCATION: 1750 & 1756 Lake Washinnton Blvd N WORK ORDER NO: 77594 SUMMARY OF PROPOSAL: The applicant proposes construction of six townhomes and a duplex on an ~~/ldil 1W:'4~1¥J~Pll\e in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,862 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side of the building, The duplex would also be 3 stories. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probabkl Probable Environment Minor Major Impacts Impacts Earlh Air Water Plants Land/Shoreline Use Animals EnWOnmental Health Energy/ Natural Resources B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS (ocL ! /) 10 Mora Information Necessary Element of the Environment Housirin Aesthetics L' t/Glare Recreation Utilities Trans~-uon Public Servfces Historic/Cultural Preservation Airport Environment 10,000Feet 14,()()() Feet We have reviewed this application with particular attention to those areas in which we have expertise a areas where additional information is needed to properly assess this proposal. er Signature of Director or Authorized Represen'tative Date Probable Probable More Minor Major Information Impacts Impacts Necessary DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM July 3, 2006 Valerie Kinas! Amela Henninger X7298 LAKE PARK TOWNHOMES APPLICATION LUA 06-060 1750 & 1756 LAKE W ASIDNGTON BL VD N I have completed my review on this application for a site development plan approval for this proposed building with 6 townhouses and a duplex. The townhomes are in a 3 story building with garages below each unit. The duplex is also 3 stories all located in Section 5, Township 23N, Range SE and have the following comments. Existing Water --The subject property is within the City ofRenton's water service area. There is an existing 12" watermain located in Lake Washington Blvd N (see City of Renton drawing W2131 for engineering plans), which can supply a fireflow of 3500 GPM. This project site is located in the 320 Water Pressure Zone and the static pressure is approximately 100 psi at street level. A pressure-reducing device is required to be installed on domestic meters when the static exceeds 75 ps1. Sanitary --There is an existing 8" sanitary sewer main in Lake Washington Blvd N. See City of Renton drawing S3220 for engineering plans. Storm --There are no records of existing storm drainage facilities in Lake Washington Blvd Nin this vicinity. Aquifer: • The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-030E2 and 3)-- Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. Lake Park Townhomes Applica Requirements: Water: • Per the City of Renton Fire Marshall the preliminary fire flow for this project is 2,000 GPM and the building must be equipped with a fire sprinkler system. • Additional water main improvements will be required in accordance with City's development regulations, and may include but not be limited to the following. • Installation of additional fire hydrants. Per City Fire Code, two hydrants are required for this project based on the fire flow demand of 2,000 gpm. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and one additional hydrant (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. • The applicant shall design and install a looped 10" watermain connected to the existing 12" and extended around the buildings and connected to the existing 8" watermain on the south side. • The plans need to show the fire department fire line connection including the pumper port location and backflow prevention device for the fire sprinkler system that is required by the Fire Marshall for this project. • No trees or shrubs are allowed to be planted over the 15' watermain easement. • The project will also be required to install a separate domestic water meter and a separate landscape irrigation meter (including backflow prevention device). • Buildings that exceed 30 feet in height shall install a backflow prevention device. • Per the City of Renton Fire Marshall the plans need to be designed to show a fire department access road to within 150 feet of all building exteriors. Dead end access roads over 150 feet in length are required to have an approved tum around to access the rear garage building. The proposed site plan needs to be modified to provide the above tum around. • The Water System Development Charges are $1174 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Sanitary Sewer: • If the parking garage will have floor drains, then they need to be connected into the sanitary sewermam. • Any use in the building subject to oils or grease shall require the installation of a grease removal system as determined at the time of plan review. • The building sewers shall be a minimum of 6 inches in diameter at a 2% slope. I:\Projects\LAKEPARITOWNHOMESGF.doc\cor Lake Park Townhomes Applica • The Sanitary Sewer System Development Charges are $610 per dwelling unit if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Street Improvements: • Per City of Renton code projects that are 5 to 20 residential lots in size in size are required to provide full pavement width per standard with curb, gutter and sidewalk on the project side. In addition the project shall install a minimum 20' pavement width to the arterial. • Street lighting is required to be installed by this proposed project. • The Transportation Mitigation fees are $4032.00. This is a SEPA condition. Storm Drainage: • The storm report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. If preliminary calculations indicate detention will be required under the 1990 manual, staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. • The Surface Water SOC fees are $0.265 (but not less than $759) per square foot ofnew impervious area. These fees are collected at the time a construction permit is issued. General: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. cc: Kayren K J;\Projects\LAKEPARTTOWNHOMESGF.doc\cor City ____ enton Department of Planning I Building I Pu Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'Din V"'\ ·~ e V, fl J COMMENTS DUE: JULY 11, 2006 APPLICATION NO: LUA06-060, SA-H, ECF c I, DATE CIRCULATED: JUNE 27 2006 APPLICANT: Park Lake Venture LLC , (j / PROJECT MANAGER: Valerie Kinas! PROJECT TITLE: Park Lake Townhomes . (' PLAN REVIEW: Amela Henninaer II•••·,~ -..... .,, SITE AREA: 18,998 square feet J BUILDING AREA tnrossl: 16,940 snuare feet BUILDING DIVISIOJ\. LOCATION: 1750 & 1756 Lake Washington Blvd N I WORK ORDER NO: 77594 SUMMARY OF PROPOSAL: The applicant proposes construction of six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,862 sf to 2,0041 sf. The 6 townhomes would be in a 124 fl.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of t:he Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major lnformaUon Impacts Impacts Necessary Ea,fh Housino Ak Aesthetics Water L """t/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans a/ion Envlronmentaf Health Public Services Energy/ Historic/Cultural Natural Rt1S0Uf'C6S Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS City __ .. enton Department of Planning I Building I Pr Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWINGDEPARTMENT:;S'u.r--tttre/, 1Y'l'i-/t:,,__~;\(.,-· COMMENTS DUE: JULY 11, 2006 " APPLICATION NO: LUA06-060, SA-H, ECF DATE CIRCULATED: JUNE 27, 2006 APPLICANT: Park Lake Venture LLC PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Park Lake Townhomes PLAN REVIEW: Amela Henninner Ht:l,.;t:IVt:U SITE AREA: 18,998 snuare feet BUILDING AREA lnross\: 16,940 •nuare fedUN £ 7 20m: LOCATION: 1750 & 1756 Lake Washinoton Blvd N WORK ORDER NO: 77594 .-., Ill-··• - SUMMARY OF PROPOSAL: The applicant proposes construction of six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,862 sfto 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable Mon, Environment Minor Major Information Impacts Impacts Necessary Earth Housino Air Aesthetics Water Lioht/Glare Plants Recreation Land/Shoreline Use Utllitles Animals Transnnnation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14 OQO Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have re0ewed this application with particular atte tion to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is neede o pr, y assess this proposal. g~ &.toa}:, Dat I / '·. 703, S# _______ _ Project Name: f (.\t'(.'L I A\lcC -fo.0u l\;Qt,1f;;S. Project Address: !]SO -1-\ 1Sl.o LIL WA5,lli)0k)D,U pl tJ Contact Person: fA)!.'£.. ~ VeHl-<-w:<c Ll,(., Permit Number: LU(\ (!\c -CJ\ rCi Project Description: --->.I 01L---h2~1 ... ; -.,.\,1.!.''.W,..,.',.,,."", 2:__-=IM,....,/l}..__l:..--""DV~'~l"1""0'#+-->.C..ill ... /_YJL.t11>,,,,4l,.,µ.._11,..._ __ _ Land Use Type: S-,Residentfaf D Retail D Non-retail iCicJlcufatfi:rns:. ··"" -_..;..· .. ·<.:--· . Transportation .. Mi,i:lgatlon .Fee: . Ccilculated by: .· "~-, .. -· ... <. • ' --. : ·~· . Method of Calculation: S-,ITE Trip Generation Manual, 7th Edition D Traffic Study O Other ./I / , . !L lD, 1;)./ D ,_ ( ,:z.o) Af>c,,v "'""' ""' I'., --. -, Date: 7 /1; /7Jl-:q1.e , r r . ...._f---c-f)ate-of-i>ayment:-:---·-• ~---------------,---------------- ''· City ,-__ enton Department of Planning I Building I Pu Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:----J;, ---, "~ •• +;,'Y 1 COMMENTS DUE: JULY 11, 2006 APPLICATION NO: LUA06-060, SA H~ ECF DATE CIRCULATED: JUNE 27, 2006 -:::!' '-v:;.";';,v,:.;: - I l --• APPLICANT: Park Lake Venture LLC PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Park Lake Townhomes PLAN REVIEW: Ameta Henninaer JUN l f ZUUli SITE AREA: 18,998 snuare feet BUILDING AREA tnrossl: 16,940 saua -DIVISION LOCATION: 1750 & 1756 Lake Washington Blvd N I WORK ORDER NO: 77594 SUMMARY OF PROPOSAL: The applicant proposes construction of six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone, The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18,3 units/acre, The units range in size from 1,862 sf to 2,0041 sf_ The 6 townhomes would be in a 124 ft-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south, A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Ea,th Housinn Air Aesthetics Water L;,,,ht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans-ation Environmental Health Publie Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000 Feet ' 1/c_, F 5µ0:;;71li-7o:S .)c3 B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date - DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM June 28, 2006 Valerie Kinast, Associate Planner I Ill James Gray, Assistant Fire Marshal ~ ,4- Park Lake Townhomes, 1750& 1756 Lake Wash Blvd N I. A fire mitigation fee of $3,104.00 is required based on $388.00 per unit. FIRE CODE REQUIREMENTS: I. The preliminary fire flow is 2000 GPM, one hydrant is required within 150 feet of the structure and one additional hydrant is required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 3. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 feet in width with a turning radius of 45 feet outside and 25 feet inside. 4. Fire department dead end access roadways over 150 feet in length are required to have an approved turnaround. 5. Provide a list of flammable, combustible liquids or hazardous chemicals that are used or stored on site. Please feel free to contact me if you have any questions. i:\parklaketownhmerc.doc City __ .. enton Department of Planning I Building IP, Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F-i re COMMENTS DUE: JULY 11, 2006 APPLICATION NO: LUA06-060, SA-H. ECF DATE CIRCULATED: JUNE 27, 2006 APPLICANT: Park Lake Venture LLC PROJECT MANAGER: Valerie Kinas! PROJECT TITLE: Park Lake Townhomes PLAN REVIEW: Amata Henninaer SITE AREA: 18,998 sauare feet BUILDING AREA lnro~940 snua,:,;_fe;t .. . 0\ 1 1 ! l--_: L'..:J :..J LOCATION: 1750 & 1756 Lake WashinQton Blvd N WORK ORDER NO: 7!7594 1 . . I _ ' ' SUMMARY OF PROPOSAL: The applicant proposes construction of six townhomes and a duplex 'Wii\11 l,ll,Wi,(Q,jl4 acre) site in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would reswlt iri a de~f 03l3 ""'°"'creftlie µnits range in size from 1,862 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft-long, 3-,#-ory'building wi_ 'th ga-rages_ beloW ea 4 unit along the east side of the building. The duplex would also be 3 stories. The site would belacce~m Lake Wasb.ingtdn Blv . via an access easement on the neighboring lot to the south. ! 1~,-, \ r_ , ,-~ r-.::. ··.' . ' A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mora Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major lnformatlon Impacts Impacts Necessary Earth Housi A~ Aesthetics Water Uaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Tran~nnnation Environmental Heaffh Public Services Energy! Historic/Cultural Natural Resources Preservation Airporl Environment 10,000Feet 14.000Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS _/ _.;./ / ~ ,j..j Dtf 1 &#t/11(rt/j It //,:,,cA,e,/ icular attention to those areas in which we have expertise and have ntified areas of probable impact or d to properly assess this proposal. Date A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." Parks Mitigation Fee2 A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS " "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." <9 ;Ze corn~c/ cf to~ sfh::e_-f-' ~ o'/ti.vi-";/-h~ l-!?YJvrm~a-u/J/-mA__,!u~~ ~ /3/vd f/ .J_e;;/-fx::lc/( I() I ~ Sid,-._ ~/c__ pr)/. ~,:! ,5/ 7 l?ctJ-L /JQU/Vll C-(/}1.:5)vc/)°', -£,C'!v----, c;;(L} f7u__ ... t7/7~~~ Jl"f0-S ~ 0 ·~ {Ci((;___ ?...4,:-fu-> ~ 73 le 2qri.d_ / Parks Mitigation Fee City-· .. enton Department of Planning I Building IP, Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET . REVIEWING DEPARTMENT: ~r(c~ COMMENTS DUE: JULY 11, 2006 APPLICATION NO: LUA06-060, SA-H, ECF DATE CIRCULATED: JUNE 27, 2006 APPLICANT: Park Lake Venture LLC PROJECT MANAGER: Valerie Kinas! PROJECT TITLE: Park Lake Townhomes PLAN REVIEW: Amela Henninaer SITE AREA: 18,998 ,:nuare feet BUILDING AREA lnrossl: 16,940 ,:nuare feet LOCATION: 1750 & 1756 Lake Washington Blvd N I WORK ORDER NO: 77594 SUMMARY OF PROPOSAL: The applicant proposes construction of six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,862 sfto 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mora Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major lnfonnatlon Impacts Impacts Necessary Earth Housina Air Aesthetics Water ';,..hVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transnnnation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14 OOOFeet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention ta those areas in which we have expertise and have identified areas of probable impact or areas where additional informatio · needed to properly assess this proposal. DAT£: LAND USE NUMBER: PROJECT NAME: June 27. 2006 LUA08-060, S>.-H, ECF Lake Parll Townhomes PROJECT DESCRIPTION: The applicant proposes construction of slx 1ownhomas and e dupl£<K on en 13,998 (0.44 ecre) site in the RM-F zone. The zone allows 10 1o 20 units/acre. The eight resldenllal un~s woukl result in a density of 13.3 units/acre. The units range In size from 1,862 sr to 2,0041 sf. The 61owntlomes woukl be in a 124 fl.-long, 3-story building with garages below each unit along the east side of1he bu11dlng. The dupleK would also be 3 stories TIie site would be accessed from Lake Washingt<Jn Bl\ltl. YI& an access easement on the nelghbor111(1 lul to the south PROJECT LOCATION: 17SO & 1756 Lake Washington Bl\ltl N OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED jDNS-M): As Iha Lead Agency, lh£< C~y of Ren1on hes determined that significant en\Oironmental Impacts are unlikely to result from ihe proposed project Therefore. as pennitted under the RCW 43.21C.110, the City of Renton is using the Optional ONS-M process 10 giYe notice lhRt a DNS- M is !illelv to be issued. Comment penods for the projed and 1he proposed ONS-1111 are Integrated Into a single comment period. There will be no commen1 period ro11ow1ng the Issuance of the Threshold Determine11on of Nan-S,gnificance- Mitigated (ONS-M). A 14-day appeal period will fotlowthe issuance of the DNS.M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: May28,2006 June 27. 2006 APPLICANT/PROJECT CONTACT PERSON: Jugan Weber, PB Elemefltlll LLC; Tel: (2116) 285-1'64; Eml: wt1bat@elllm•ntatan:t11t•C1urt.com P•rmltslR•v•w Raquaated: Environnwintal tSEPA) Review, HNrlng E••mlner Site Plan approv•I other Permits which may be raquirtd: Construction and BuHdlng Permits Requested Studt.a: Envirormental Checklist Loe.tlon wh•re •ppliClllion may be reviewed; Pl:anning/Bullding/Public Works Dllpartment, Dti,,.lopment Services Division, Sbrth Floor Renton City Hall, tOM South Grady Way, Renton, WA ..... PUBLIC HEARING: PuhliG h11H'10Q Ri lntftlhrftlv &chftdulffd !PC Auem;t 22 2006 before the RenJon H'lldo9 Eurnkl,c lo Btoroo Counci Cbarnhflm. Hearilllls begin a1 9 co AM on 1he 7th floor of the new Renton Clly Hal located Bl 1055 South Grady Way CONSISTENCY OVERVIEW; Zoning/Land Uu: Environmental Documents that Evaluat• tt111 Proposed Projact: Dilvel-:pm•nt Re,gullltions u,ad Ftl!' Project Mltig-11on; The subfecl sHe is design Bled Residential Muti-Famit,, {RM-F) an 1he C~y or Renton Comprehensive Land Use Mep and Residential Mu Ill-Family {RMF} on the cnys Zoning Mep Environmental (SEPA) Checklist The project wil be subject to the cnys SEPA ordinance. RM-F Developmenl S1andards. Parklr,g. Loedi11ij and Driv9way Regulelions and other applicable codes and regulations as appropriate. Propoud Mitigation Measures: The rolowing M~igation Measures wil likely be Imposed on the proposed projed These recommended Mitigalion Measures address project Impacts nol COYered by exis1ing COdes and regulations 11s cited abaYe. The applicant wlJI be required to pey t'tltl ap(rOp'lata Transpo,tation Mll/g8lfon Fee; TIN! applit;ant will be requked to pay tha awoptlata Flra Mitigation F96; and Tha app6c&nt wlJI be required to pay f/1& appn}/}l"i&ta PIITM M;tig{IIJon F9& Comments on tllfl •bo,,. appllcatlon must be submitted In wrttlng to Valllrle Kin.ast, Atsoclate Planner, oev.topment Services Division, 10515 South Grady W•y, Renton, WA HOH, by 15:00 PM on July 11, zoot. If you have ques!ions about this proposal, arwi5h to be made a party of record and rocelw eddnlonal notilicalion by mall, contact 1he Projed. Manager. AnyQne wtla submits wrt:ten corrments will automaticallv become e party of record and will be notified of eny decision on this project. CONTACT PERSON: Valerle Klnast. Aesoclate Planner; Tel: {425) 430-7270; Eml: vklnast@cl.renton.wa.us If you would like to be made a party Di' record to recelYe further Information on this proposed project, complete this form and reh.Jm to: City of Renton. Development Planning, 1055 So. Grady Wfli, Renton, WA 98055. Name/File No Lake Pa'* TOV111homes/LUA06-Cle0, SA-A, ECF MAILING ADDRESS: TELEPHONE NO.: CERTIFICATION I, J?: (,;f?{(;rj b~t~~fiiy certify that 3 copies of the above document db . -. ] arb th d 'b d ,'-''""111111 were poste y me m ___.:;,_ conspicuous p aces or ne y e escn e property on ,,,, \. '(NN ~,,11 /) /,/; /. 't w--, ~": ... i~:-~i~~t\ 1,tl;1v1<,v Z ~ ]/,l{J(:1 SIGNED: , Uf1~ I, , ??1::;~~~;o'f~ .. :~~1;~ ,; :.o -. -Uti :: DATE: A TIEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in ~ \ A i E ~ 11>.1 /J•1.,f:, =~- ~-'--""C':... 1 i...8.>..i,.,,e __ ., on the V c; t "day of_,_l_&~Ce,-~1)-.i,=·-----· '/., ..... .,. ... 0 " -0.1-l ,,,, <"· 19-\ ':.,,,#:,i,; '£' \ ,, ...... ~,~,F ,, WAS<>,.,,,, '"""""''" CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 27th day of June, 2006, I deposited in the mails of the United States, a sealed envelope containing Acceptance Ltr, NOA, Environmental Checklist, & PMT's documents. This information was sent to: Name Agencies -NOA, Env. Checklist, PMT's WSDOT -NOA only Surrounding Property Owners -NOA only Julian Weber, PB Elemental LLC -Accpt Ur Lake Park Venture LLC -NOA & Accpt Ur (S;ga,Wre of Semi")' ¥{fJ/'/1/ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) See Attached State Agency See Attached Contact Owner/Applicant I certify that I know or have satisfactory evidence that Stacy Tucker Reoresentina signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: (§ -3o -oL:, C Notary Public in and for t ate of Washington Notary (Print):. _ _LA:llt:.i\J..l.llc..2'"-E·.1.c_ ... L...,,,i.., .1-0utc...::iL-....1/...J::JLJ..owmc.=VD/c.i...: ... c ,,..,o....:.... _____ _ My appointment expires: c) -\ q -1 O ' Project Name: Lake Park Townhomes Project Number: LUA06-060, SA-A, ECF template -affidavit of service by mailing - Dept. of Ecology • Environmental Review Section PO Box 47703 Olvmnia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 33031 0 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Qlvmnia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW • Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160'" Ave SE 39015 -172"' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program • 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olvmnia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing , 334450034502 BRE PROPERTIES ATTN: PROPER1Y TAX DEPARTMEN 525 MARKET ST #4TH FL SAN FRANCISCO CA 94105 334450036507 BUCK DOUGLAS M 904 N RIVERSIDE DR RENTON WA 98055 334450045508 LAKE PARK VENTURE LLC 2500 MINOR AV E SEATTLE WA 98102 ')'.Y o'~~~ .~ + ~~/;> §}N,rOY NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: June 27, 2006 LUA06-060, SA-H, ECF Lake Park T ownhomes PROJECT DESCRIPTION: The applicant proposes construction of six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,862 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. PROJECT LOCATION: 1750 & 1756 Lake Washington Blvd N 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 Detemiination of Non-Significance- Mttlgated (DNS-M). A 14-<lay appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: May 26, 2006 June 27, 2006 APPLICANT/PROJECT CONTACT PERSON: Julian Weber, PB Elemental LLC; Tel: (206) 285-1464; Eml: weber@elementalarchltecture.com Pennits/Revlew Requested: Environmental (SEPA) Review, Hearing Examiner Site Plan approval Other Permits which may be required: Construction and Building Pennlts Requested Studies: Environmental Checklist Location where application may be reviewed: Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: Public hearing is tentatively scheduled for August 22 2006 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated Residential Mulli-Family (RM-F) on the City of Renton Comprehensive Land Use Map and Residential Multi-Family (RMFI on the City's Zoning Map. Environmental (SEPAJ Checklist The project will be subject to the City's SEPA ordinance, RM·F Development Standards, Parking, Loading and Driveway Regulations and other applicable codes and regulations as appropriate. Proposed MlligaUon 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. The applicant w,1/ be required lo pay tire appropriate Transpo,tation Miagatlon Foe; Tho applicant w,~ be required lo pay the appropriate Fire Mitigation Fee; and The applicant will be required lo pay tho appropriate Parks Mitigation Fee. Comment,, on the above application must be submitted In writing to Valerie Kinas!, Associate Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on July 11, 2006. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by man, contact the Project Manager. Anyone who submits written comments will automatically become a party of recoro and will be notified of any decision on this project. CONTACT PERSON: Valaria Kinast, Associate Planner; Tai: (425) 430-7270; Eml: vkinast@cl.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Lake Park Townhomes/LUA06-060, SA-A, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: I June 27, 2006 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Lake Park Townhomes LUA06-060, SA-H, ECF CIT" )F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator DEV~~i~~NING JUL 1 2 2006 RECEIVED The City of Renton Development Services Division has received an application for an eight-unit multi-family townhome development located at 1750 & 1756 Lake Washington Blvd N. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by July 11, 2006. -~-~1~,{2 M1ddleSchool: ~~~f High School: J.iazta'"<v Will the schools you have indicated be able to handle the impact of t!}e'additional students estimated to come from the proposed development? Yes V No __ _ Any Comments: __________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7270 . . Sincerely, Valerie Kinas! Associate Planner Encl. ------l-05_5_S_ou_th_Gr_ad_y_W_a_y_-R-e-n-to-n.-W-as_hin ___ gto_n_9-80_5_5 ------~ @) This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CIT1 :>F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P .E., .Administrator ~~ ~-~ KathyKeolker,Mayor . &'NifO;,---------------------------- June 27, 2006 Julian Weber PB Elemental LLC 1606 Bu, Avenue N Seattle, WA 98109 Subject: Lake ParkTownhomes LUA06-060, SA-A, ECF Dear Mr. Weber: The Development Planning Section of the City of Renton has determined that . the subject application is complete according to submittal requirements and, therefore, .is accepted for review. It is tentatively scheduled for consideration by the. Environmental Review Committee.on July 18, 2006. Prior to that review, you will be notified if any additional information is required to continue· processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on August 22, 2006 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to th.e scheduled hearing. Please contact me at (425) 430-7270 if you have any questions. Sincerely, fl~{!U~ Valerie Kinas! Associate Planner cc: Lake Park Venture LLC / Owner ------,-os--:s-S-ou~th-Gra_d_y_W_a_y--R-e-n-to-n,_W_as_h-in_gt_o_n_9_80_S_S ______ ~ ~ Thisoaoercontains 50% recvcled material. 30% oost consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA06-060, SA-A, ECF Lake Park Venture, LLC Lake Park Townhomes DESCRIPTION OF PROPOSAL: The applicant, Julian Weber, is requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposal to build six townhomes and a duplex on an 18,998 (0.44 acre) site in the RM-F zone. The zone allows 10 to 20 units/acre. The eight residential units would result in a density of 18.3 units/acre. The units range in size from 1,528 sf to 2,0041 sf. The 6 townhomes would be in a 124 ft.-long, 3-story building with garages below each unit along the east side of the building. The duplex would also be 3 stories, with a garage under the north end of the building. The site would be accessed from Lake Washington Blvd. via an access easement on the neighboring lot to the south. The site is flat and is currently vegetated with grasses. It is approximately 350 ft. from the shoreline of Lake Washington. LOCATION OF PROPOSAL: LEAD AGENCY: 1750 and 1756 Lake Washington Boulevard N The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed In writing on or before 5:00 PM on August 7, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.8. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: July 24, 2006 July 17, 2006 fo, {AI 1/11 /o~ ~ tl"\ /.1~Fcr"~21141111t'r\A-1,~ egg merman, Adminiator Date Planning/Building/Public Works 1 I I -...-=-~--~~~~-----Terry Higashiyama, Administrator Date Community Services ' M.' 2 6 2006 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: ADDRESS: CITY: TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: COMPANY (if applicable): ADDRESS: CITY: Q: web/pw/devserv/forms/planniog/mastera pp .doc PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECT/f,DDRESS(S)/LOCATION AI-/P Zif, co~Wl 17=:D it 175b l.lrt..f:. W/61/J~to,, E . tt1lto ti , WA: 16 t€ib KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): EXISTING LAND USE(S): p OPOSEDLANDUSE;Wttorrts 18.\~x. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: r PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: PROPOSED ZONING (if applicable): H / A SQUARE FOOTAGE OF PU UC ROADWAYS TO BE DEDICATED: SQUARE FOOTAGE OF PAI ATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): I '6 .3 _______ ---j NUMBER OF NEW DWEL NG UNITS (if applicable): 07n9/05 r-~~~~~~-----=--P~l·=-=JE=C~T_l~N~F~O~RMAT 0 I_O_N~<~,co_n_t_i .. _~_ed~I)~~~~~~~~ NUMBER OF EXISTING DWE ING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): t / ;/ SQUARE FOOTAGE OF PROPOSED ON-RESIDENTIAL BUILDINGS (ff applicable): A PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): D AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL .,. AOUIFERPROTECTION AREA lWO D FLOOD HAZARD AREA ___ sq.It. BUILDINGS TO REMAIN (ii applicable): /i NUMBER OF EMPLOYEES TO BE EMP OY D BY THE NEW PROJECT (if applicable): D GEOLOGIC HAZARD D HABITATCONSERVATION D SHORELINE STREAMS AND LAKES D WETLANDS , LEGAL DESCRIPTION OF PROPERTY ___ sq.ft ___ sq.It. ___ sq.It --~sq.It. (Attach legal descrlDtlc>n on seDarate sheet with the following information Included) SITUATE IN THE $(J QUARTER OF SECTION .2., TOWNSHIP 23, RANGE S", IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. . . . ~ TYPE OF APPLICATION & FEES . . List all land use applications being applied for: 1. Stk f2_f.WI @{¥~ {QJO~ 3. 2. &,., WW 5'l)()P-4. Staff will calculate applicable fees and postage: $ l.500, CD :> AFFIDAVIT OF OWNERSHIP . . . (Signature of Owner/Representative) Q:web/pw/devservlfonns/planning/masterapp.doc 2 07/29/05 . v' DEVELOPMENT SERVICES DIVISION MAY 2 6 2006 WAIVER OF SUBMITTAL REQUIREMENTS '":CE!VEIJ FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Parking, Lot Coverage & Landscaping Analysis, Plan Reductions (PMTs), Plat Name Reservation , Postage, Preapplication Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan , Screening Detail 4 Site Plan 2 ANO, Stream or Lake Study, Standard 4 • :::JAi Stream or Lake Study, Supplemental 4 Stream or Lake Mitigation Plan 4 . . . . Street Profiles 2 Title Report or Plat Certificate , ······ . .· . ... . . Topography Map, Traffic Study 2 • -HW .. .. .. .. .. . ?f-1 I • • 1iA -,.. . . ' . ,_ Tree Cutting/Land Clearing Plan 4 Urban Center Design Overlay District Report 4 Utilities Plan, Generalized 2 Wetlands.Mitioation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2 AND, Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND, Map of View Area 2AND> Photosimulalions 2 AND, This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3_ Building Section 4. Development Planning Section 0:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls ....._ ff1 I.#" ,' I r, t.JI. ,7 _/1,_ J,f't; t1fV /10 .,RA/ I \ ; . •. : : .:. . . ·l:N/7< !'Tn-5,:W J .. . ·. ":::· . .. -~ · .. I tn(fr.J.) ,; L, ;;!:,.:-d.-'-· ·- - I. ,A},,, . 7 - PROJECT NAME: !-ca flvL /;p.J»home s DA TE: --""'6;'1-1,..,_/"--.J',_,./(2,L-J<(,1,c__ ___ _ I I 11104/2005 I =J DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations, Colored Maps for Display, .. . • Construction Mitigation Description 2 AND 4 Deed of Right-of-Way Dedication , . • Density Worksheet 4 Drainage Control Plan, . . Drainage Report , Elevations, ArchitecturahAND, . Environmental Checklist, Existing Covenants (Recorded Copy)• · · · · • . . .. . . . Existing Easements (Recorded Copy) , ' ..-::::;,,.. I .. ••••• Flood Hazard Data, . Floor Plans ,...,o, GeotechnicalReport2ANO, . .. . .. . : :· ··. .. •••• ••••••••••••••• ... .· Grading Plan, Conceptual 2 Grading Plan, Detailed, .. . .. . . I . . . Habitat Data Report 4 ';;:>,,./ lmprovo:irnent Deferral , .. . . . • ••• ••••••••• . . .. . . . ... Irrigation Plan 4 .. . . . ... King County Assessor's Map Indicating Site, .. ··.· . Landscape Plan, Conceptual, Landscape Plan, Detailed, ·. ·.: ·.· .. ··. ...... ·. . ' '··: ' . . .... . Legal Description , . List of Surrounding Property Owners• . . ·.· . Mailing Labels for Property Owners • Map oi Existing Site Conditions, . Master Application Form , Monument Cards (one per monument) , . Neighborhood Detail Map , · This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls . .. . . ... ... : .. . . .··· . . .. .. .. ~!, 11/04/2005 Project Narrative • Name: Lake Park Townhomes • Lot Size: 18,998 SF • Location: 1750 & 1756 Lake Washington Blvd N • Renton, WA 98056 • Land use permits required: SEPA Review, Site Plan Review • Zone: RM-F 10 • Current use of site: Vacant • Special site features: Site is nearly flat with view of Lake Washington • Soil type and drainage conditions: Silty & sandy gravel underlain by sand & gravel in older clay hill • Property Use: 6 attached town homes and 1 duplex -18.3 du/acre • (16) parking stalls provided in (7) 2-car garages and (2) open parking stalls • Building heights: Units 1-6 -33'-3", Units 7-8-32'-2" with 42" parapet. • Access: Access from adjacent properties existing driveway per easement • Proposed off-site improvements: None • Total estimated construction cost: $1.8 million • Estimated fair market value: $4.2 million • Estimated quantities and type of material involved in fill or excavation: Balance cut and fill on site, import lean-mix concrete to fill excavation to bearing soil • Trees to be removed: No existing trees on site • Explanation of any land to be dedicated to the City: None • Any proposed job shacks, sales trailers, or model homes: None proposed • Any proposed modifications being requested: No modifications required DEVELOPMENT PLANNING CITY OF RFNTON MAY 2 6 2006 DEVELOPMENT SERVICES DIVISION l;_NYIRONMENTAL CHECKLIST DE'•,,~1~,v~,~0~F~R~E~.NT~O~N~ ............................................................ ~ City of Renton Development Services Division MAY 2 6 2006 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 ~~~bWbF CHECKLIST: ' ' ·, .. The State Environmental Policy Act{SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: ·· This environmental checklist asks you to describe some basic information · about your proposal. i.-.f 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 w~hout the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know'' or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all p~rts of your proposal, even if you plan to _do them.over a period of time or on different parcels of Janet. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask ·you to explain your answers or _provide additional information reasonably related to determining if there may be significant . . adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer,'' and "affected geographic area," respectively. Q:\WEB\PW\DEVSERV\Forms\Planning\envchlst.docOS/29/03 A. 1. 2. 3. 4. 5. 6. 7. BACKGROUND Name of proposed project, if applicable: lJre fA~K toL4H ~ortts Name of applicant LAK t: PARt::. Vt!./WKtS I LL.L. Address and phone number of applicant and contact person:_ ... / 11 ·"*' --·' .'.l.$"ob Ml t!o R AV£ M'fl.leMlr .\UA'111 1<1~ _ lt>m1er n:;,,.:,o,i S£Jt.tn.s1 WA '15/o:i.. n. e.~, LLl-~-~ .1<1i'{ ~. $68. 61'1S · lbo6 ~ A'/1;, 1/Dffil Date checklist prepared: ~1 ~ "l'"t!jdl, M Ir'( lJ.,)oc>b Proposed timing or schedule (including phasing, if applicable}: {I:,) J't'fbH'ftlS lb#~v4!6fi Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. 1'/o · ,. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. 1 • I,,. ~fltl(4\L.?luDY Br Po.14t:!ft:i,/~ 9. Do you know whether applications are pending for governmental approvals of other proposals direct!Y affecting the pr~~erty covered by your proposal? If yes, explain. De, r-/,b-r "]'/Oji.{ 10. List any governmental approvals or permits that will be needed for your proposal, if known, · c[tY of rn./Wt.f.-Ct:ff~'(KVC:l1off. ft;R/"l tr · . 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. . tot! ?!Kt.c:r Ct.) 10i.ltlt/011tS 4 {I) ; PL?'Pll5X .: bH II~ L.Jrt/.b. /~1 6do/ $fl.1Vttlbi Sf'Aef. ~ 2f11'l '9f 4KW!ts c,~ 18/J'rrlSF Ldf". Q:\WEB\PW\DEVSERV\Forms\Planning\envchlst.doc 2 ..... 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to.dup~cate maps or detailed plans submitted with any permit applicatipns related to this checklist .. • · 17$0 .f /1$f. lJ,i(&, IJl6-Hu/(;1t,J &J.JD ~l'f. WA-"/665{.. · 8. ENVIRONMENTAL ELEMENTS 1. EARTH , a. General description of the site (circle one); flatJ rolling( hilly, steep slopes, mountainous, other . b. What is the steepest slope on the site (approximate percent slope?) C. 5e>% ,ti' R~'f €~ttJfrK<>fe,ef( 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. · · · · · · · sAHb ~ Gf.A.~ u{ CP~ CUt'f-1/lL d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Do tlc:,-r !<tlo~ e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. gl,.LftN[f, lV't"~ Pill O'ft·S/(15 f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. t'fu g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? . (:,/ .o "?o h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: '{t;(qfbRM?'< t'R~to1/ Cblifl'oL. ltR C\UIL.t:H~lHtt?Ks l\t7Ct. M~v/ PA-11/lit/ Q:IWEBIPW\DEVSERV\Fonns\Planninglenvchlst.doc 3 '} 2. AIR a. b. C. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. l-0~1/tfflt,Al,,.. ~D-flAMOO {tJH~~ ~':)t(S) utUrs Atlrt>Mr:.f?/t,t, ~l~Sfe,,/5 Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. N6 Proposed measures to reduce or control emissions or other impacts to air, if any: t'{c.rl£ 3. WATER a. Surface Water: 1) 2) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. LAt& WAS-ll1t/t,1b~ Will the project require any .wor\( oiler, in,' or adjacent to,'(~thin 200 feel) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that wouid be pla~ 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. tk,t{E 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. fio , · , . . 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. NO 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. r-/c Q:\WEB\PW\DEVSERV\Fonns\Planning\envchlst.doc 4 .. . .. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. 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 ~e number of animals or humans the system(s) are expected to serve. Vo'l1e$Tll s~WA-&E tb err-< stWbR c. Water Runoff (Including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water fl~;k0 1-r~~t;~rs,;s~;:;~~irreD p,rtf{ ,.. 'fltl>/(rt sE:J.lt:~ 2) Could waste material enter ground or surface waters? If so, generally describe. ~ !JIU, St P~-11(~ ~'( 611'6S•~ flltt.H d. Proposed measure's tci reduce or control surface, ground, and runoff water impacts, if any: G:,f<./.Gh -UtM> Dttz:.H W.KH ~ ~~$ w lU... SLDW '5fn~M~ f\VN·oft . 4. PLANTS a. Check or circle types of vegetation found on the site: __ deciduous tree: alder, maple, aspen, other __ evergreen tree: fir, cedar, pine, other shrubs _._ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? (S,e,oo sf t-f{;f.fc./,/€h Rerrol/eD c. List threatened or endangered species known to be 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: D/Zo!..(ftr -~ltttr , R 15£S, ~ f?JfE -U t/t::D t>rt«t I MA-PL6 tK8e5 Q:\ WEBIPW\DEVSERV\Forms\Planninglenvchlst.doc 5 5. ANIMALS 6. 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 ________ _ Fish: bass, salmon, trout, herring, shellfish, other------ b. List any threatened or endangered species known to be on or near the site. Hofli:, c. Is the site part of a migration route? If so, explain ·. l)o Ht,f Kt/oW d. Proposed measures to preserve or enhance wildlife, if any: !)fe.b[-"'>Ht ~kflr ~f<.~t$ ENERGY AND NATURAL RESOURCES • ' a. What kinds of energy ( electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, ,etc. . ·. . · · . . . · -!'IMbt<. f\L, lb'N; ~~-. -t::?t:ei-11 RI c. LI l;i tlf 1-tll1 {))?f'U5 t;.tf <-\JS£ b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. · · · · tb c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: tl14/rl /ttfof:!MA-t/lC &.Lftt./1'~ ~ei'<ffftQe,,t(-APPUAN~ 7. ENVIRONMENTAL HEALTH a. . Are there any environmental health h~rds, including exposure to toxic chemicais. risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. ({6 1) Describe special emergency services that might be required. ~Slt>t,,,/-t/M, i""1Rf 4 Ta../C£St;f(Ufl€ 2) Proposed measures to reduce or control environmental health hazards, if any: Q:\WEB\PW\DEVSERV\Fonns\Planning\envchlst.doc 6 .. . • t ·l b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? --rfA-ff)l e,t-{ LA'l.c WA?1+1tl(nt{ E?l...\YD. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. . '?ffDRt° ·t&<n W0oD~ffA;qe[) t.c1/W({X;f[~ Jot5c 3) Pro~~s~1?rfc/5~~~r, ioi~~-Wc~. wt) tfoNt 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? yA;C,1tt/r b. Has the site been used for agriculture? If so, describe. t::o t1°-r Krlow. C. Describe any structures on the site. vA*l'tr d. Will any structures be demolished? If so, what? r-/o e. What is the current zoning classification of the site? 7:co~-8:<=PH Mt>f'/PA'f -FRtt:>9'.1 0\ :oo-A 1-\-f, •oov11-1. ?Pm.Je..i>A'( l'l,D \LI.~'-t)~ ';,I.) 1,1.c:,p. RrT-f lo (M1JLt{-rA;f1IL,'( lDMltt~)O J'IAl( uJirJSF(i(~i';J . f. What ii; the current comprehensive plan designation of the site? g. If applicable, what is t~e current shoreline master program designation of the site? DD Hcr K'Ht41 h. Has any part of the _site been classified as an "environmentally sensitive" area? If so, specify. Ko i. Approximately how many people would reside or work in the completed project? (~>~tStPB1/f;; Q:\WEB\PW\DEVSERV\Forms\Planninglenvchlst.doc 7 j. Approximately how many people would the completed project displace? p5 k. Proposed measures to avoid or reduce displacement impacts, if any: t+/A I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Crt'f e.f ~f6't{ SU/Lb~' ?>t'RM rt~~ttslcj 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. ~ UHtts t111)-/rlloM,G Holh/H~ b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. fl5 c. Proposed measures to reduce or control housing Impacts, if any: r{ot/f;: ~·. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the b. C. principal exterior building material(s) proposed. _ 11 31.s' c,e:01r1<c:.10,,.J~ ~ H/rl.DI·l'NHt1.-"tb,,...q What views in the immediate vicinity would be altered or obstructed? l.}i,eJ..1 tf?ol1 ~f;;(~i~Rtti&, f'N(J:rtlti.L.o"F ~ Litt:/;; W?t,t/1~~ WltL ~ Plr;¢f/AllY 613~ue:rE-JJ> .Pror;:;;;At~§Af-~Y/tRiWbl~th~~~S"~. Aft '1,~6 1tooRS. ~ btilll'(/oR. t.f: Sttr:: · . 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Ra;/~/Af.. Ll~t/f u5AB6 MK -lo PM b. Could light or glare from the finished project be a safety hazard or interfere with views? Ho Q:\ WEBIPW\DEVSER V\FonnslPlanning\envchlst.doc 8 ,. .. c. What existing off-site sources of light or glare may affect your proposal? l'b-rie d. Proposed measures to reduce or control light and glare impacts, if any: Ufr,YfW~ I$ f'riw$t1> !Ft R~ I l>l?rlfl N., erf1f l$ 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? r~"' 1s p,tt6tt,'( ,cr.oSs LM:t:; WA. EL\JD r~o11 t&iqt1 ~ to ~e ct:>LU,tj r~t:. b. Would the proposed project displace any existing recreational uses? If so, describe. Nb c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Nott{; 13. HISTORIC AND CULTURAL PRESERVATION . ' a. Are there' any places 'or objects listed on, or proposed 'tor, national state, or local preservation registers known to be on or next to the site? If so, generally describe. _Po~~ b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultu~ i~f KM~n to be on or next to the site. c. Proposed measures to reduce or control impacts, if any: 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. L.Att: W~H/~£;fo1-( &dEVAf?..r':J 1 ~rft IS Ht;~ 1-LfoS b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? f>o t{o-r Kt./0/4 c. How many parking spaces would the completed project have? How many would the project eliminate? Ii New I r/ u1n1~Awb Q:\WEB\PW\DEVSERV\Forms\Planning\envchlst.doc 9 .... 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 wh13ther public or private? N O · e. Will the proje<;t use (or occur in the Immediate vicinity of) water, rail, or air transportation? If so, generally describe. [)o tibf" XNoW f. How many vehicular trips per day would be generated by the comple!ed project? If knowri; indicate when peak volumes would occur. · · ' Io -,,</RS ~~, .. t>A'!' +/-. . 9. Proposed measures to reduce or control transportation impacts, if any: rloi-! E 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. ec1st1~ "f'"o8',:.k., 5t:te.l/JC£S wee A1>e~"'.._~ . b. Proposed measures to reduce or control direct impacts on public services, i( any. ttottt5 16. UTILITIES a. b. Ci · · ·es curren available at the site: f electricity/ hatural ga,J water,~fuse service) telephone, sanitary sewer, septic sys m, tfier. 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. ~/l,/1'( -UN OF' ~f,/t'6ti R~ -W 11! -Nkt 6'P6. · ~ Pb~SouHb ~((6'( ~~ ~~&w1zn-\ WM£ ' . -c.1'1'<' ef'~tltnil t~G : l-i'f':I' e f R'€1'\1o~ C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosu on my part. Proponent: Name Printed: Date: l1A'l' j bti • '.2.006 Q:\ WEBIPW\DEVSER V\Fonns\Planning\envchlst.doc 10 .. ... Request for Modification DATE: Subject: Project: May 24th, 2006 Request for Modification to Parking Dimension Requirements Lake Park Townhomes 1750 & 1756 Lake Washington Boulevard City of Renton: We are requesting a modification to RMC 4-4-80 E8a1, which states that a parking stall shall be a minimum of twenty feet in length. We are providing 2 stalls in garages in Units 1-6 that have dimensions of 19'10"x9'11". The 2" deficit in length should not be an issue, because we are providing 11" in excess of the required width of 9' per parking space per car. We are providing two compact stalls in the garage of unit 7; the dimensions are 18'1"x9'10". This is larger than the 8 1/2'x16' dimension required. The percentage of compact stalls is 12.5% of the total stalls (2 compact of 16 total). 30% compact stalls are allowed per RMC 4-4 80 E8c1. oi::vi::i_orMENT PLA~!NING ··Ty (i~ RFNTC;N MAY 2 6 2006 ?·,·:··,;cu"· . ~ .. : ' ~ i- Construction Mitigation Description • • • • • • 1750 &1756 Lake Washington Blvd N Proposed construction dates: August 15-February 15 Hours and days of operation: 7:00am-8:00pm Monday-Friday, 9:00am-8:00pm Saturday, No work on Sundays Proposed hauling/ transportation routes: Lake Washington Blvd to I-5 Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud noise, and other noxious characteristics: TESC per civil Any special hours proposed for construction or hauling: No special hours Preliminary traffic control plan: Vehicles make right turns on & off of private drive; no traffic control needed MAY 2 6 2006 MAY 2 S 2006 RECEJVZ\J DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 18, i1B 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* square feet square feet square feet square feet Total excluded area: 2. · . , (J/>. · square feet . 3. SubP-act/ine 2 from line 1 for net area: 3 .... Jg,qqg square feet I 4. · Divide line 3 by 43,560 for net acreage: . acres 5. Numba.of dwelling units or lots planned: 5. 8 units.llots 6. Divide line 5 by line 4 for net density: ·a. -\~=dwelling ~nits/~cre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. Q:\WEB\PW\DEVSERV\Forms\Planning\density.doc Last updated: l l/08/2004 1 DEC-2,l-2005 10 :36AM FROM-EVANS CO ... ,.. o ~ .,.._,,. "'1 • ""I 111 l n,...,n, N'f,,J1,I \, .... , MAY 2 6 2006 VIA FACSJMJLE Coulon EstijJes Own"rs Asso"ietion c/o Mr. Scott Evans +4254548237 +4z;45l8137 December lS, 2005 He: G1'1111t ofEeBement to Lakt Park Venturei;, LLC Dear Scott: T-l99 P.OOZ/004 F-ZSZ T-391 P.OOl/1114 F-lla The pUl'Jl'OSe of this letter is to obtain the Coulon Estates Owners Association's approval for the gr1111tlng of an easement to Lake Park Ve<l1\ltes, LLC and for the benefit of its property being developed adjacent to am! directly to the 11orth oftht: Ct1ulon Estatll&' property in Renton, Washington. Lake Park Venture has proposed tJ. permani:ot 11on-exclusive easement for the use of Coulon E9tates' drivew11:,, l'IS a primacy ingress/egress access 10 its property and the condominlwns currently under developmi:nt. The tlnal terms of the easement will be formalized in a mutually acceptable eas"ment and/or easement agreement lncoiporating the following tc:nns and conditions: l. The ea!lement \\ill be permanent And non-ll)!c) usive for plll:'poses of the primary ingress and egress to the Lake P~rk Venmre p~operty and develo_pment. The location of the access point to the easement a:rea is subject to change, but is currently propos-:d 11s depicled on the attached Plot Plan, N.:i utilities will be include.cl within the easement and it wil1 not be u(ilized for construction purposes; 2. Coulon 'Estates Owners Associi.tion and L~e .Park Ventures, LLC will enter into a road m!limenaru:~ ag.eemcnt lll1iler which the parties will share proporrionarely in the tca;c,n~te and.ni:ces~ary piaintemu1ce of tl.Jai portit1n of the roadway ioclmlcd within th~ casement; 3. Lake Park Venture wiJI pay to Coulon £scares Owners Association ~30,000.00 as consideration for tbe casement. Paymei1t shall be made upon approval oft.alee Pijrk Vellture's p!aw for the easement. i11cluding obtairur,g all 11ecessary perm.its and/or aulhorfaations, end upon execution and recording of !he ee.sGmen!/easement agrefment. I will keep the AssooiatiOrl ,idvised on the prni;ress in this regan.l. If the fon:going meetq with lhe approval of the Direciors of the CoulM1 EstQtes Owners Association, plea.se have them acknowledge lllld sign below. · DEC-23-2005 10:36AM FROM-EVANS CO. :,~1.o-1 o-~\1\,1~ u 1; uorM r.'tur,r;VM~ ,.u_ +4254548237 +42;45~&!37 T-319 P.003/004 F-292 T•lli P.OOl/0~ F•l33 As o.lways, I am available to misw?:r any questioJJs that you or the Dire1;tors may have regarding this proposal. Acknowledged and Agrei:d: Director .TWT:pc Enclosure V,:ry truly yell.rs, ~P-~ Di.rector · -·· ,... • ,, .... ,_,,,""1"'1r ... <,.L- \0~~~- 1 '<'.'_J r ~ED \ I I \ \ I . . ---~~·- ~\ \ i, I \ \\ I . I I \ I @1 1 I \ I I l • I I - \ I \' ii ~\ I I ~ I ---~ ~ I ~ ... I I . .. .. .. , . 9)0 ·-' I \ J 1 ......... . I I I ) /i "'" .,. ·i ... ,~ +-----I I -'---) \ \ I > I ~0 --------------- !!H rOO/l'Cu'd 262-J rOO/rOO'd let-! 66€-1 JUA'°r::1;,e1..,.,1. 1,zsrsts,r+ I I -1.. -- I I I I _! VIA FACSIMILE Coulon Estates Owners Association c/o Mr. Scott Evans December 15, 2005 Re: Grant of Easement to Lake Park Ventures, LLC Dear Scott: The purpose of this letter is to obtain the Coulon Estates Owners Association's approval for the granting of an easement to Lake Park Ventures, LLC and for the benefit of its property being developed adjacent to and directly to the north of the Coulon Estates' property in Renton, Washington. Lake Park Venture has proposed a permanent non-exclusive easement for the use of Coulon Estates' driveway as a primary ingress/egress access to its property and the condominiums currently under development. The final terms of the easement will be formalized in a mutually acceptable easement and/or easement agreement incorporating the following terms and conditions: I. The easement will be permanent and non-exclusive for purposes of the primary ingress and egress to the Lake Park Venture property and development. The location of the access point to the easement area is subject to change, but is currently proposed as depicted on the attached Plot Plan. No utilities will be included within the easement and it will not be utilized for construction purposes; 2. Coulon Estates Owners Association arn:f Lake Park Ventures, LLC will enter into :a road maintenance agreement under.which the parties will sl1are proportionately in the . ··reasonable.and necessary maintenance of that portion oftheroadway included within the easement; 3. Lake Park Venture will pay to Coulon Estates Owners Association $30,000.00 as consideration for the easement. Payment shall be made upon approval of Lake Park Venture' s plans for the easement, including obtaining all necessary permits and/or authorizations, and upon execution and recording of the easement.1easement agreement. I will keep the Association advised on the progress in this regard. If the foregoing meets with the approval of the Directors of the Coulon Estates Owners Association, please have them acknO\vledge and sign below. • As always, I am available to answer any questions that you or the Directors may have regarding this proposal. Acknowledged and Agreed: Director Director JWT:pc Enclosure Very truly yours, LAKE PARK VENT~A ~~/ -/~~-V~'-"- /'iason W. Thomas, Managing Member Director \.facintosh IID:Us<c'rs:mikeeus1is:Desk1op:Coulun HOA Letter2 12. l 5.05.doc ----- ---==-=--___ _:__--------:=-::.-=--~ ~ _j_ ~ ~ --so \ I I I I I I I I I I I jj i Ii 48 46 /t! ., 44 20'Front Setback 12 PLOT PLAN SCALE: 1"=20' LAKE PARK VENTURE -NOV 16/.2005 =----;:::-1 8~: _c.-. 1 0\ \ \ I \ Jo <ti Existing Fire Lan Proposed Access ) t August 16, 2005 File No. 05-126.100 Mr. Jason Thomas Lake Park Venture, LLC 300 NW 81h Avenue, #703 Portland, OR 97209 M.A ·-· RE Subject: Geotechnical Feasibility Study King County Parcel #3344500455 Renton, Washington Dear Mr. Thomas, PanGE@ IIICOIIIPOltATllD Geotechnical & Earthquake Engineering Consunants As requested, PanGEO Inc. completed a geotechnical feasibility study for your proposed condominiums to be constructed on Parcel #3344500455 in Renton, Washington. This study was performed in accordance with our mutually agreed scope of work as outlined in our proposal dated August 9, 2005, and subsequently approved by you. Our service scope included reviewing readily available geologic data, drilling two exploratory hand borings at the site, and developing the opinion presented in this report. Because the building layout has not yet been determined at this time, additional geotechnical input will be needed during the final design phase of the project. SITE AND PROJECT DESCRIPTION The subject property is located along the east side of Lake Washington Blvd. South, directly across the street from the north entrance to Gene Coulon Memorial Park in Renton, Washington. The approximate site location is indicated on Figure 1. The approximately Yz acre property is currently vacant, and is bounded to the west by Lake Washington Blvd. South, and the other _ three sides by'.multi-family developmen_ts (see Figure 2). Vegetation a(the site generally ·. ~6nsists of~cattered patches of tall gras~. In g'eneral; the·ground surface ascends gently from west to east. Along the· east property line, the ground surface was visually esiimated to be about 4 to 5 feet higher than the street grade. We understand that you plan to build about 8 units of condominiums on the property. The building layout has not yet been determined. Based on our conversations, we understand that the buildings will have three floors. The lowest floor will be constructed of concrete, and the upper two floors will consist of wood-frame construction. We further understand that, along the west building line, the finish floor will closely match the existing grade to reduce the amount of 3414 NE 55> Street Seattle, WA 98!05 Tel (206) 262-0370 Fax (206) 262-0374 Mr. Jason Thomas Lake Park Condominiums August 16, 2005 excavation. Because of the ascending site topography to the east, the finish floor will be several feet below the existing grade along the east building line. SUBSURFACE EXPLORATIONS Subsurface explorations were performed at the two approximate locations (HB-1 and HB-2) indicated on Figure 2. The subsurface explorations consisted of excavation with hand tools to a depth of 5Y, and 4Y, feet in HB-1 and HB-2, respectively. Below this level, "Wildcat" manual dynamic cone penetrometer was used to determine the density of the site soils. The "Wildcat" penetrometer consists of manually driving a 1.1-inch diameter rod with a 1.4-inch diameter 90 degree apex cone tip into the ground by dropping a 35-pound safety hammer 15 inches per stroke. The number of hammer drops is recorded for each 4-inch increment. This resistance to driving is then converted to SPT N values through published correlations (Triggs, 2004) to determine the relative density/consistency of granular and cohesive soils. No soil samples are retrieved while advancing the penetrometer. The penetration tests were terminated at 6 and 1 OY. feet in HB-1 and HB-2, respectively. Summary boring logs are included as Figures 3 and 4. SUBSURFACE CONDITIONS According to the geologic map by Waldron, et al. (1962), the project site is underlain by sand and gravel in older clay-till. This unit, when undisturbed, is anticipated to exhibit very high strength and low compressibility characteristics. This unit is exposed along roadside cuts and on overly steepened natural slopes in the area. The results of our explorations confirm the presence of very dense glacial soils at a depth of about 5\/., and 9Y, feet, respectively, in HB-1 and HB-2. Given the topographic difference between these two borings, the top of the glacial soils appears to be quite consistent in both borings. The glacial soils are mantled by a layer of undocumented fill and soft sediments. In HB-1, the fill generally consisted of medium dense to loose, silty and sandy gravel and extended from ground surface to a depth of about 3Y, feet. §ome debris such as concrete was .• n.oted wi-thirrthe fill. Th~ upper one. to two feet_ofthe fill was relatively dense, and became·leose ·with depth.· Fr!:mi 3\{to· 5)1, feet,' a layer of loose/soft, wet"-silty fine sand to silty cl!!Y with sand seams·was encountered. This layer also contained.some organics.· We interpret this-unit as native, natural sediments that likely were deposited by springs or surface water. Very dense, gray, gravelly sand was encountered below the soft sediments. In HB-2, fill was encountered on the surface and extended to at least 4 Y, feet deep (i.e. bottom of the hand boring). The fill composition and density was similar to those encountered in HB-1. Based on the equivalent SPT N-values recorded below the hand boring, the fill likely extends to about SY, feet. The equivalent SPT N-values also suggest that soft sediments likely were encountered between about SY, to 9Y, feet. Very dense glacial soils were encountered from 9!/, to I OY.i feet where the equipment encountered refusal. 05-126.100 Lake Park Feasibility.doc 2 PanGEO, Inc. .. Mr. Jason Thomas Lake Park Condominiums August 16, 2005 Indication of groundwater (i.e. wet soils) was encountered in HB-1, below the fill and at about 3 Y, feet deep. Although no groundwater was encountered in HB-2, the presence of groundwater should also be anticipated at this location. It should be noted that groundwater elevations may vary depending on the season, local subsurface conditions, and other factors. Groundwater levels are normally highest during the winter and early spring. CONCLUSIONS Based on the results of our geotechnical feasibility study, we conclude the followings: • It is our opinion that conventional spread footings are appropriate for supporting the proposed condominiums. Because competent bearing stratum is located at SY:. and 9Y2 feet deep in HB-1 and HB-2 respectively, footing overexcavation will be needed. Footings founded on existing fill or soft sediments will likely experience excessive post construction settlement. • We recommend that footing excavation be backfilled with I \!,-sack lean mix concrete. In order to minimize the amount of sloped excavation, the footing excavation should be performed only when the lean-mix concrete are oil site. Once the footing over- excavation is completed, lean-mix concrete can then be placed in the trench immediately. The footings can then be constructed directly on the lean mix concrete once it is cured. • Footings constructed as described above may be sized using an allowable bearing pressure of 3,500 psf. • The building should be located sufficiently away from the property boundaries such that the footing over-excavation will not adversely impacting the neighboring properties. Otherwise the use of a deep foundation system may be needed. • Groundwater likely will be encountered during footing construction. However, we ~ticipate lhe amount of grounjwater to be rel~tively minor, and can be controlled using sumps a~q :p(nnps., ·-. , • Conventional slab on grade founded on existing loose fill could lead to post-construction . settlement. However, it is our opinion that removal and replacement of the existing fill may not be economically feasible. Alternatively, a structural slab may be used to prevent post-construction settlement and cracking of slab. " Temporary excavations should be sloped no steeper then 1 H: 1 V unless shored. • The on-site fill may be re-used as structural fill if it can be properly moisture conditioned and compacted. However, the on-site fill is not suitable for backfill directly against 05-126. JOO Lake Park Feasibility.doc 3 PanGEO, Inc. • Mr. Jason Thomas Lake Park Condominiums August 16, 2005 basement wall because of its relatively high fines content and poor drainage characteristics. CLOSURE We have prepared this report for Lake Park Venture LLC, and their project design team. Recommendations contained in this report are based on a site reconnaissance, a subsurface exploration program, review of pertinent subsurface information, and our understanding of the project. The study was performed using a mutually agreed-upon scope of work. Variations in soil conditions may exist at locations away from the explorations and the actual conditions underlying the site. The nature and extent of soil variations may not be evident until construction occurs. If any soil conditions are encountered at the site that are different from those described in this report, we should be notified immediately to review the applicability of our recommendations. Additionally, we should also be notified to review the applicability of our recommendations if there are any changes in the project scope. The scope of our work does not include services related to construction safety precautions. Our recommendations are not intended to direct the contractors' methods, techniques, sequences or procedures, except as specifically described in our report for consideration in design. Additionally, the scope of our work specifically excludes the assessment of environmental characteristics, particularly those involving hazardous substances. We are not mold consultants nor are our recommendations to be interpreted as being preventative of mold development. A mold specialist should be consulted for all mold-related issues. This report has been prepared for planning and design purposes for specific application to the proposed project in accordance with the generally accepted standards of local practice at the time this report was written. No warranty, express or implied, is made. This report may be used only by the client and for the purposes stated, within a reasonable time from its issuance. Land use, site conditions (both off and on-site), or other factors including a:dvances ii'l.'our ~\ierstanding o.f applied science, rriay change over tifne and could materially · affect ouf findings. Therefore, this report should not be. relied upon after 24 months from it's . . issuance. PanGEO should be notified if the project is delayed by more than 24 months· from the date of this report so that we may review the applicability of our conclusions considering the time lapse. It is the client's responsibility to see that all parties to this project, including the designer, contractor, subcontractors, etc., are made aware of this report in its entirety. The use of information contained in this report for bidding purposes should be done at the contractor's option and risk. Any party other than the client who wishes to use this report shall notify PanGEO of such intended use and for permission to copy this report. Based on the intended use of the report, PanGEO may require that additional work be performed and that an updated report 05-126. l 00 Lake Park Feasibility.doc 4 PanGEO, Inc. , Mr. Jason Thomas Lake Park Condominiums August 16, 2005 be reissued. Noncompliance with any of these requirements will release PanGEO from any liability resulting from the use this report. We appreciate the opportunity to be of service. Sincerely, Siew L. Tan, P.E. Principal Geotechnical Engineer Enclosures: Figure 1 Figure 2 Figure 3 Figure 4 Vicinity Map Site and Exploration Plan Log of Test Boring HB-1 Log ofTesl Boring HB-2 05-126. I 00 Lake Park Feasibility.doc ' 5 PanGEO, Inc. .·' ·' ' PanGE@ I N C O R P O A A T E D Approx. Site Location Lake Park Condominiums 17xx Lake Washington Blvd S Renton, WA Project No. SE5TH I eji J:<I Vicinity Map Figure No. 05-126 1 Legend: +Approx. Hand Boring Location I Approx. Scale ~ As Noted Note: Base map modified from USGS aerial photo ~ t---------~------------~--------------------l • a • : PanGE@ £ I N C O R P O R A T ~ D . ~ Lake Park Condominiums 17xx Lake Washington Blvd S Renton, WA SITE AND EXPLORATION PLAN 05-126 2 ' WILDCAT DYNA1\1IC CONE LOG Page I of I PanGEO Inc. 3414 NE 55th Street Seattle, WA 98105 HOLE#: HB-1 ----CREW: SLT/JCR PROJECT: Lake Park Condos ADDRESS:~-~~------------- LOCA TION: .=.Rccen"-'to"'-n"-, W.c..c..cA ____________ _ BLOWS RESISTANCE GRAPH OF CONE RESISTANCE DEPTH PER 10 cm Ke/cm' 0 50 JOO 15 . . Me.eli'ui.i .dens<', . . . I ft . b r~W/1, ~i'lk ctl14 . . { >Qnd'/ 7tfal/4, dry, . -Some aebn's . . 2 ft . ~ (FILL) . . 'I'-. . .,,. t .,. IV'\(JlSt@ 3 . 3 ft . "' 4. · Im . ~ 'I ---------. . '>l '+ Loo:;.e/Sof+, ara11, . 4 ft -I . . ~$ ver~ sit./y 5t/YJ4 -to . . 0... l!\ 5n.fy c.lay w/ 5qnd . 5 ft . seams, \IJ(+. ------. . 41 158.3 .(cl.~~~.1 .. ijr.~Xf.l~ ... 'F.f!.~."1 .... . 6 ft 130 501.8 ............................. ,u ......... - -2m . 7 ft . . . 8 ft . - . 9 ft -• • -. .. .. -3m I 0-ft - - - . 11 ft . - -12ft . - -4 m JJ r, PROJECT NUMBER: __ o::..:5_c-lcc.26'---- DA TE STARTED: 08-12-2005 DATE COMPLETED: --Oc..;8---!~2-~20c..,Oc...5 - SURFACE ELEVATION: _____ _ WATER ON COMPLETION: _____ _ N' 25+ 25+ HAMMER WE!GHT: __ ::..:35c..:l.::.:bsc:..... __ CONE AREA: _ _.c.!Oc..cscagc....c· cc;;mc___ TESTED CONSISTENCY NON-COHESIVE COHESIVE --- [,.tJ(;fE/ SDFT· DENSE HARD VERY DENSE HARD . C'\My Dccu:nenlsW;'ild"-ot\WC ]L97 .XLS WILDCAT DYNA1\1IC CONE LOG Page 1 of 1 PanGEO Inc. 3414 NE 55th Street Seattle, WA 98 !05 HOLE#: HB-2 CREW: SLT/JCR PROJECT: Lake Park Condos ADDRESS:~---------------- LOCATION: Renton, WA· BLOWS RESISTANCE GRAPH OF CONE RESISTANCI DEPTH PER JO cm K!!/cm' 0 50 JOO 15 --Med,'ull1 4f/f5f -fo ---{: -I ft . /BD.5'€1 i>JPWf/ I ~il/-<f --~ Ql-tc\ 5Cl~d.~ ~raL'~ . -~ -2 ft -;, 11) Q rruJ-t{~ $ Ql1,d / --~ -4- -. ~ .t .al. r~ , N l\lM er o u.s -3 ft -I c.011 crfil ,:::/-tb»'S' -Im -~ -::i::i --( rlLL) . 4 ft -~+ --- -7 27.0 ....... -5 ft 7 27.0 ....... -8 30.9 ........ -8 30.9 ........ -6 ft 7 27.0 ....... . JO 38.6 ........... -2m 12 46.3 ............. -7 ft JO 34.2 ··•······ . 8 27.4 ....... -7 23.9 ...... -8 ft 16 54.7 ............... -JO 34.2 .......... . 5 • 17.l . ... . . . · 9 ft 7 23-.9 , • ...... . . .'23 78.7 ........................ . 31. 106.0 •••••.•••~u•••••n••••••••on• -3 111 JO ft 37 126.5 .............................. uuu . 130 397.8 •••••••••••.••••••................ u .... - - . l 1 ft - . -12 ft - - -4 m 13ft PROJECT NUMBER: 05-126 DATE STARTED: 08-12-2005 DATE COMPLETED: 08-12-2005 SURFACE ELEVATION: _____ _ WA1ERONCOMPLETION: _____ _ HAMMER WEIGHT: __ :;.:35:...;l:::;bs::.. __ CONE AREA: _ __:_I 0::....::::S9i:..· c:::.m::.__ TESTED CONSISTENCY N' NON-COHESIVE COHESIVE 7 LOOSE MEDIUM STIFF 7 LOOSE MEDIUM STIFF 8 LOOSE MEDIUM STIFF 8 LOOSE MEDIUM STIFF 7 LOOSE MEDIUM STIFF 11 MEDIUM DENSE STIFF 13 MEDIUM DENSE STIFF 9 LOOSE STIFF 7 LOOSE MEDIUM STIFF 6 LOOSE MEDIUM STIFF 15 MEDIUM DENSE STIFF 9 LOOSE STIFF 4 VERY LOOSE SOFT 6 ! LOOSE· . · MED1UM STIFF 22 MEDIUM DENSE VERY STIFF 25+. MEDIUM DENSE VERY STfFF 25+ DENSE HARD 25+ VERY DENSE HARD C:\My [)ocumenls\Wtldca\\'NC_xl.97.XLS -' Technical Information Report Lake Park Townhomes G-CONCEPT ENGINEERING, INC. ~ 455 Rainier Boulevard North fall Issaquah, Washington 98027 (~ (425) 392-8055 Fax: (425) 392-0108 MA~ 2 6 2006 ,, TECHNICAL INFORMATION REPORT FOR THE LAKE PARK TOWNHOMES LOCATED ON LAKE WASHINGTON BL VD N RENTON, WA 98056 Prepared For: Chris Pardo Lake Park Ventures, LLC 2500 Minor Ave Seattle, WA 98102 (206) 285-1464 Job Number: 26058 Dated: May 3, 2006 Prepared By: ~ J'acob Pettit [EXPIRES 4/23/ O'T Mark J. Rigos, P.E. CIVIL ENUi\!llRi~~G /SURVEYING/ LAl\:D USE PLANNING Renton, WA May 3, 2006 Technical Information Report Lake Park Townhomes Renton, WA May 3, 2006 TABLE OF CONTENTS I. PROJECT OVERVIEW ...•.........................••........................................•..••..••••.•.••..•...... 3 II. CONDITIONS AND REQUIREMENTS SUMMARY •..•................•........•..•......•.•........•......... 3 III. OFFSITE ANALYSIS .....•..........................•...........•....•.......•........•..........•.......•.............. 4 IV. FLOW CONTROL AND WATER QUALITY FACILITIES ANALYSIS AND DESIGN A. Existing Site Hydrology ..................•......•...•.•.................................................... 5 B. Developed Site Hydrology .............•...•.........................•.....•......•...•.......•..•......... 5 C. Performance Standards .................................................................................... 5 D. Flow Control System ....................................................................................... 6 E. Water Quality System .............................•••..•.•...........................•....•..•..•..••.•... 6 V. CONVEYANCE SYSTEMS ANALYSIS AND DESIGN ......................................................... 6 VI. SPECIAL REPORTS AND STUDIES .................•............••.....•....•..•..•............•.....•..•..•..•... 6 VII. BASIN AND COMMUNITY PLANNING AREAS ..•...•...............•..•....•..•..••...•••••••••.•••••...•... 6 VIII. OTHER PERMITS ...•..........•••.....................................•.•...........•.....................•..•.....•.... 6 IX. TESC ANALYSIS AND DESIGN ..................................................................................... 7 X. BOND QUANTITIES WORKSHEET, RETENTION/ DETENTION FACILITY SUMMARY SHEET AND DECLARATION OF COVENANT ........................................................................... 7 XI. MAINTENANCE AND OPERA TIO NS MANUAL. .............................................................. 7 APPENDIX Exhibit A: Exhibit B: Exhibit C: Exhibit D: ,. Vicinity Map and TIR Worksheet Tax Assessor's Parcel Map, SCS Soil Survey Map, USGS Quadrangle Map, FEMA Map, 2005 Aerial Photo, Offsite Analysis Drainage Table, and Downstream Drainage Map Storm Drainage Cakulalions Maintenance and Operations Manual Technical Infonnation Report Lake Park Townhomes I. PROJECT OVERVIEW Renton, WA May 3, 2006 Lake Park Ventures plans to create more multi-family living opportunities on Lake Washington Blvd N. Specifically, the proposed development includes 7 new townhomes, new paving, a new storm drainage system, a new fire hydrant and landscaping. Currently, the site is undeveloped and clear of any significant vegetation. The site is bounded to the west by Lake Washington Blvd N right-of-way. The rest of the site is surrounded by multi-family developments. The site slopes at Oto 8% to the west. According to the City's Slope Analysis map the site is located near landslide hazard areas. The site's soils were mapped per SCS as AkF and AmB. Per the 1990 (with 1994 revision) King County Surface Water Design Manual (SWDM), alderwood / kitsap soils' hydrologic group is C. This TIR was prepared to fulfill the drainage review requirements of City of Renton as prescribed by the Renton Municipal Code and the 1990 SWDM. This TIR was prepared in accordance with the 1990 (with 1994 revisions) SWDM. II. CONDITIONS AND REQUIREMENTS SUMMARY The project does not have conditions of preliminary approval, variance conditions, or SEPA mitigating conditions. But, the SWDM' s Core and Special Requirements are addressed below. The 7 Core Requirements are as follows: 1. Discharge at the Natural Location -The site contains one natural drainage basin. Currently, in large storm events, runoff sheetflows west onto right-of-way (Lake Washington Blvd N) and is collected by catch basins in the east gutter line. In the proposed condition, the site's runoff will be tightlined directly into one of the same catch basins. 2. Ojfsite Analysis -An offsite analysis is included in Section ID. 3. Runoff Control -The project is exempt from runoff control requirements per direct discharge exemption, please see the off site analysis for details. The direct discharge exemption still requires the project to comply with Special Requirement #5. However, biofiltration is not required because less than 5,000 sf of new impervious surface subject to vehicular use or storage of chemicals is proposed. 4. Conveyance System -The onsite conveyance system was analyzed and designed as discussed in Section V. 5. Temporary Erosion and Sedimentation C_ont1pl -A TESC plan has been designed and represents t~e minimum measures necessary during construction. . . . · ,. 6. Ma/lltenalJCe and Operations -The system will be privately'maintained .. M &·o requirements are · incluaed in ihe Appendix. --. . 7. Bonds & Liability -We are unsure if the City of Renton has bonding and liability re~uirements .. The following 12 Special Requirements are addressed as follows: \. Critical Drainage Areas -The site is not located in a Critical Drainage Area. This special requirement is not applicable. 2. Compliance with an Existing Mcwer Drainage Plan -To our knowledge, this site is not located in a Master Drainage Plan. 3. Conditions Requiring a Master Drainage Plan -The project is not a MPD, subdivision, PUD, or greater than 500 acres. This special requirement is not applicable. 4. Adopted Basin or Community Plan -The site is not located in a Community Basin Plan. This special P. 12006\.:'605 3'.Engi occring\An~ly,i,-C •lcs'J).,cunk·nt, \ W ,,rJ\TIR\26053 .TIR <loc ·. Technical Information Report Lake Park Townhomes requirement is not applicable. Renton, WA May 3, 2006 5. Special Water Quality Controls -The project does not propose more than l acre of impervious surface. This special requirement is not applicable. 6. Coalescing Plate Oil/Water Separators -The project does not propose more than 5 acres of impervious surface. This special requirement is not applicable. 7. Closed Depressions -The site is not upstream from a closed depression. This special requirement is not applicable. 8. Use of Lakes, Wetlands, or Closed Depressions for Runoff Control -This project proposes to use Lake Washington as its source of runoff control through the direct discharge exemption therefore the project must meet all requirements of the Sensitive Areas Ordinance. 9. Delineation of the JOO-year Floodplain -The project is not located in a flood hazard area. This special requirement is not applicable. 10. Flood Protection Facilities for Type I and Type 2 Streams-The project does not contain a stream and flood protection facility. This special requirement is not applicable. 11. Geotechnical Analysis and Report -The project does not propose a pond or an infiltration system and does not propose to modify flood protection facilities. This special requirement is not applicable. 12. Soils Analysis and Report-Pursuant to the Renton Municipal Code (RMC4-3-050J) the applicant shall be required to obtain a geotechnical report. In summary, the use of Lake Washington requires compliance with the Sensitive Areas Ordinance and a soils analysis may be required. III. OFFSITE ANALYSIS Upstream Tributary Area: East and south of the site is Coulon Estates Condos. West of the site is Lake Washington Blvd N. North of the site is Marina Landing Apartments. All adjacent sites contain their own drainage systems, the only possible tributary area upstream of the site is a small lawn to the east and the existing rockery footing drain should intercept this runoff. As a result, the site does not have a significant upstream tributary area. Downstream Analysis: A field review of the downstream conditions was performed on April 18, 2006. It was sunny and approx. 62 degrees. The site is located in the East Lake Washington Basin. In large storm events, the site's stormwater sheetflo:,vs west onto Lake Wa_shington Blvd N. · The follo,;ing downstff'.am ;malysis is shown in the Offsite analysis Drainage Table and Offsite Drainage Map· in the·Appendix. Ori the site, .surface water sheet flows across. ihe west property line and into Lake· Washington Bldv N, R-1. From point R-1, the surface water sheet flows north in the gutter line-of Lake Washington Blvd N into a catch basin (CB #5), R-2 (up to 150 feet). Once in CB#5, stormwater flows north in a 15" dia. pipe to the next catch basin (CB#6), R-3 (approx. 50 feet). From CB#6, runoff is conveyed by an 18" cone. pipe west, underneath Lake Washington Blvd N, to the next catch basin (CB#7), R-4 (approx. 45 feet). From CB#7, runoff is conveyed by 24" Cl\1P west to the next catch basin (CB#8), R-5 (approx. 82 feet). From CB#S, runoff is conveyed by a 24" CMP north to an open ditch, R-6 (approx. 125 feet). Once in the ditch the nm off flows north to a CMP inlet that is protected by an inlet barrier, R-7 (approx. 55 feet). From R-7, runoff is conveyed by an 18" CMP west to a catch basin (CB#9), R-8 (approx. 60 feet). From CB#9, runoff is conveyed by a 24" CMP west into Lake Washington, R-9 (approx. 154 feet). The downstream analysis ends at Lake Washington approx. 400 foot off site. P \200(:,\260;i61Engi11ccring\An,,ly;,s-C"k<ID0cu,..,n1s\W,,r<l\Tl f:.\!60.'iS.TlR de>< Technical Information Report Lake Park T ownhomes Renton, WA May 3, 2006 Please see the "Coulon Estates" TIR (5-5-2000) for more upstream and downstream information. IV. FLOW CONTROL AND WATER QUALITY ANALYSIS AND DESIGN A. Existing Site Hydrology The existing site's conditions were analyzed using the Santa Barbara Urban Hydrograph (SBUH) method. Specifically, we used the computer program, HYD. The existing site is undeveloped and contains no impervious surfaces, and is lightly vegetated with some pasture grasses and shrubs. Under current conditions, storrnwater sheet flows onto Lake Washington Blvd N, infiltrates onsite, is absorbed by vegetation, and/ or evaporates. Per SWDM 1.2.3-2, Sites with No Existing Approved Drainage Systems: The "existing site conditions" are defined as those that existed prior to May 1979. A 2005 aerial photo is attached in the Appendix. A photo prior to 1979 was not found and is not necessary because the runoff control exemption deems this analysis virtually irrelevant to the drainage design. Analysis of the existing site is based on the following criteria: Site Area= 18,998 sf (0.44 acres) Impervious Area= 0 sf (0 acres) Pervious Area = 18,998 sf (0.44 acres) Grass = 18,998 sf Pervious CN = 90 Time of Concentration= 8.36 minutes (see Appendix) B. Developed (Proposed) Site Hydrology The site was analyzed for the proposed site conditions using the same HYD program. The site will be approx. 63% impervious in the proposed condition. Analysis of the proposed site conditions is based on the following criteria: Site Area= 18,998 sf (0.44 acres) Impervious Area= 12,012 sf (0.28 acres) Buildings= 8,285 sf • Asphalt Driveway_= 3,727 sf Impervious CN = 98 Pervious Area-= 2,877 sf (0.16 acres) Grass I Landscaping = 6,986 sf Pervious CN = 90 Time of Concentration= 2.0 minutes (see Appendix) C. Performance Standards The project is required to undergo Drainage Review through SWDM, since the proposed project proposes more than 10,000 sq. ft. of new impervious surface area. Applications of the Core and Special Requirements are noted above. P. \::!OQ{i\2605 8\EntiM~ring\AnJlysi,-Caks\D,.,cumenl<\WNJ\TlR\2605 3.T1R ,~-.: • Technical Infonnation Report Lake Park Townhomes D. Flow Control System Renton, WA May 3, 2006 Per SWDM 1.2.3-5, an exemption is allowed from onsite peak rate runoff control if the project discharges directly to "A Receiving Water" (Lake Washington). As the offsite analysis illustrates this project proposes to discharge directly into Lake Washington. Therefore, the project is exempt from flow control requirements. E. Water Quality System Since the project proposes less than 5,000 sq. ft. of new impervious surface area subject to vehicular use or storage of chemicals, bio-filtration is not required. Likewise, the project proposes less than 1 acre of new impervious surface and is therefore not required to treat the site's runoff per special requirement #5. V. CONVEYANCE SYSTEMS ANALYSIS AND DESIGN Roof runoff is collected by 4" dia. downspouts and conveyed to the NW property corner in 6" dia. PVC. Driveway runoff sheet flows north to a grass-lined v-ditch where it is conveyed to the NW property corner. The proposed drainage system conveys all collected runoff to the site outflow pipe (in the NW property corner), which is an 8" dia. PVC. The pipe is sloped at 15% with a Manning's coefficient of 0.012. Per Manning's Equation, the conveyance capacity is 5.0 cfs. SWDM requires new pipes to convey the 25-year, 24-hour flow. Since approximately 90% of the site is tributary to this pipe, the 25-year, 24-hour storm event's peak flow is 0.4 cfs. In summary, the conveyance capacity exceeds the required conveyance flow. VI. SPECIAL REPORTS AND STUDIES No other studies have been prepared. VII. l;lASIN'AND COMMUNITY PLANNING AREAS -.. To our knowledge, the site is not located in basin ai1d I or community planning areas with special requirements .. The site is located in the East Lake Washington Drainage Basin. VIII. OTHER PERMITS A building permit is required for proposed improvements. A right-of-way use pennit might be required for the new stom1 drainage connection in the right-of-way. P\1001.,\J.6Qj~\[n1iJ1<<ring\An;1]:,<i,.Cal,·,\Dc-..:un><"''\WorJ',TJH.\1605S.TlR.du,; ··' Technical Information Report Lake Park Townhomes IX. TESC ANALYSIS AND DESIGN Renton, WA May 3, 2006 A TESC Plan was prepared for this project. The TESC design complies with SWDM's Core Requirement #5. The TESC elements are addressed as follows: I. Clearing Limits: Clearing limits are delineated on the TESC Plan. 2. Cover Measures: Cover measures arc addressed in the TESC Notes. 3. Perimeter Protection: Perimeter protection (silt fence) is shown on the TESC Plan. The appropriate clearing limits will be flagged. Since construction could occur during the wet season, 50' of additional silt fence will be provided on site. 4. Traffic Area Stabilization: A stabilized construction entrance is shown on the TESC Plan. 5. Sediment Retention: Due to the site's small site, silt fence should be sufficient. 6. Surface Water Control: The grass lined ditch will be constructed soon after construction commences. Silt fence will also be provided. 7. Dust Control: Dust control by sprinkling will be utilized as needed. 8. Wet Season Construction: Wet season construction requirements are detailed in the General Notes and Recommended Construction Sequence sections. 9. Construction within Sensitive Areas and Buffers: Sensitive areas are not onsite. 10. Maintenance: Maintenance requirements are detailed in the TESC Notes. 11. Final Stabilization: Final stabilization by permanent seeding is included in the TESC Notes. X. BOND QUANTITIES WORKSHEET, RETENTION/DETENTION FACILITY SUMMARY SHEET, AND DECLARATION OF COVENANT If required by the City, we will prepare a bond quantities worksheet. A retention/detention facility summary sheet was not prepared since a detention/retention system is not required. A declaration of covenant is probably not necessary. XI. MAINTENANCE AND OPERATIONS MANUAL The storm draJnage sys\em will.be owned,maintrlined l(nd operated by Lake Park Ventures, LLC. Please see· the Maintenance and Operations Ma11ual."located in tlie Appesdix. Basic theory of operatign: as storm . . ·events impact the project site, stormwater will sheet flow across the asphalt and ihe grass lined v-ditch before flowing offsite. Roof runoff will also be routed via 4" and 6" diameter pipe to the grass lined v-ditch in the northwest property comer before flowing offsitc. Following the 8" PVC site outflow, stormwater is routed to an existing conveyance system underneath Lake Washington Blvd N and through Gene Coulon Park before discharging into Lake Washington. Technical Information Report Lake Park Townhomes APPENDIX Exhibit A: Vicinity Map and TIR Worksheet .• Renton, WA May 3, 2006 . . SOUTH POINT '> LAKE II 51/INGTON O .125 ,25 .375 j... ... ..j;=.;;;;,..,,,..,.,..,-.;-;;-aal mil es 1 1 ri. -1 gr,o n. COLEHAN PO/MT S1TE • @ t:~-~~ Pl //£ J 44T • c •' ' Sr . " ., '3RD ' ' ' ' ""p['""" -~--· 3 z > € s< ~ ~ .. L~ ·~ f ( { ' C € f € { { I I { - '"'-' Page 1 ol 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 1 PROJECT OWNER AND . · PROJECT ENGINEER . · 1/J A PART 3 TYPE OF PERMIT APPLICATION . D Subdivision D Short Subdivision D Grading D Commercial [£f Other {2i \/11-<?IN(, PART 2 PROJECT LOCATION AND DESCRIPTION ProjectName LAK£ PAR\s. TOv-.JNHo/'11-:.5 Location Township -;l. 3 N Range 05 E. Section _,,.,o,..5.._ __ _ Project Size ()• 41.j AC __ _ Upstream Drainage Basin Size Q AC PART 4 OTHER PERMITS D DOF/GHPA D Shoreline Management D COE404 D Rockery D DOE Dam Safety D Structural Vaults D FEMA Floodplain D other D COE Wetlands D HPA PART 5 SITE COMMUNITY AND DRAINAGE BASIN Community Drainage Basin £.AS, I Ahl; \~. ~\SHJ,,.i<Cc;1 C.'". PART 6 SITE.CHARACTERISTICS . . D River ____________ _ D Stream------------ 0 Critical Slream Reach q Depressions/Swales D Lake· • . , · · D St~ep Slopes.,----'-------- 0 Lakeside/Erosion Hazard D Floodplain -------------- 0 Wetlands ______________ _ D Seeps/Springs D High Groundwater Table D Groundwater Recharge, D other ·---------'-:'--~--~- ·. PARJ7 -SOILS . . . ,' ,1,,·r" ·,.'. ··. '\, . ~ ' . . . . ' . ";•, :,.:;,'.', ,, ,,~, ,..~:: Soil Type fa.v..F A p, Utbon Slopes o-P,'7 -----·-···--- D Additional Sheets Attalched Erosion Polenlial Erosive Velocities 1/90 Page 2 of 2 King County Building and Land Development D )n TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 8 DEVELOPMENT LIMITATIONS REFERENCE LIMITATION/SI.TE CONSTRAINT D Ch 4 -Downstream Analysis l\j :') _(,i :'." )/ ;\. /) l A/ .._, ~ -•\ •\,I. !/\, D D D D D D Additional Sheets Attalched PART 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION g Sedimentation Facilities C8l Stabilized Construction Entrance ~ Perimeter Runoff Control t8l Clearing and Grading Restrictions l2sl Cover Practices t8l Construction Sequence D Other PART 10 SURFACE WATER SYSTEM 12g Grass Lined Channel D Tank [8'J Pipe System D Vault ~ Open Channel D Energy Dissapator D Dry Pond D Wetland D Wet Pond D Stream MINIMUM ESC REQUIREMENTS FOLLOWING CONSTRUCTION {2] Stabilize Exposed Surface ~ Remove and Restore Temporary ESC Facilities [:] Clean end Remove All Sill and Debris gj Ensure Operation of Permanent Facilities 0 Flag Umtts of NGPES D other· D Infiltration D Depression D Flow Dispersal D Waiver D Regional Detention Method of Analysis 56\!H Compensation/Mitigation · of Elim! nated Stte Storage Brief Description of System Operation _C""--"O"'L__,,,L""f_,.(~1_,_·-'-'1 o"--'-'t,J"--.,_A_,_N...,· .-'"()"-...,CccCL.Llcc,•'JL-'~Ll[=' .1V.ct\CL.N'--'C"--"'f-~--'(LJJ Ee..--1/-\.0.,0,c,;O..LL;= __ _ AND PAR',,H,!6 LOT RVNOi" F TO L.PY't. WA~HINbTOtJ Faclllty Related Site Limitations Reference Facility Umttatlon . . PART 11 STRUCTURAL ANALYSIS .'' . ,. . , (May require special structural review) ' · .' , · ; .. ,. ·· ·: · D Cast in Piace Vault D Other D Retaining Wall D Rockery>4'High D Structural on Steep Slope • ' • , • ,,. ~·!iclli,>'..,e:.t< '· •• , PART 14 SIGNATURE OF PROFESSIONAL ENGINEElf"\' · ·"-' ,,. ',, I or a cMf engineer under my supervision have visite<l the site. Actual site conditions as observed were lnoorporate<l lnlo this worksheet end the ettatchmenls. To the best of my knowledge the Information provided here Is accurate. D Additional Sheets Attatched . . PART 12 EASEMENTS/TRACTS D Drainage Easement D Access Easement D Native Growth Protection Easement D Tract D Other l/10 Technical Information Report Lake Park Townhomes Exhibit B: Renton, WA May 3, 2006 Tax Assessor's Parcel Map, SCS Soil Survey Map, USGS Quadrangle Map, FEMA Map, 2005 Aerial Photo, Offsite Analysis Drainage Table, and Downstream Drainage Map .... \ • \ ... 1~3761)1 :!.~ ~c "" SITE ,oo ., ., ,. : __ -~- I I I I I , , g:, SW I :1 o· I •• I I I I • • I • • I .~ ~"'.., • r·--· ,oo • • ~ • ' \ • \ \ \ "' ~ \ l 1/ .. ~--~--~ ~'?- U~lill6f 2.M 14: ... \ . ,. \ .-~$1.: m15l \ ""' \ \ \ • EATTLE I r-Ll !; 1,11 J(I ; ; ' ·,..->..:,,.,. Coleman ;'J:,fJt:< . ' ....... ' · · ·>."rttrl~i~~~~ '!F.,$>' \ \ ., -~' ) . , SOILS INFO KING COUNTY, W, 1-1 ING TON, SURFACE WA :R DESIGN MANUAL (2) CN values can be area weighted when they apply to pervious areas of similar CN's (within 20 CN points). However, high CN areas should not be combined with low CN areas (unless the low CN areas are less than 15% of the subbasin). In this case, separate hydrographs should be gonerated and summed to form one hydrograph. FIGURE 3.5.2A HYDROLOGIC SOIL GROUP OF THE SOILS IN KING COUNTY - - - HYDROLOGIC HYOROLOGIC SOIL GROUP GROUP* SOIL GROUP GROUP* Alderwood cp Orcas Peat D IPArents, Alderwood Material Orldla D Arents, Everett Material Ovall C Beausite C Pilchuck C Bellingham D Puget D Brlscot D Puyallup B Buckley D Ragnar B Coastal Beaches Variable Renton D Eartmont Slit Loam D. Rlverwash Variable Edgewick C Salal C Everett A/B 'Sammamish D Indianola A Seattle D ~Kitsap CD Shacar D Klaus C SI SUt C Mixed Alluvial Land Variaole Snohomish D NeDton A Sultan C Newberg B Tukwila <'.S!a~)b Nooksack C -~~ Normal Sandy Loam D ooolnvTile HYDROLOGIC SOIL GROUP CLASSIFICATIONS A. (Low runoff potential). Soils having high Infiltration rates. even when thoroughly wetted, and consisting chiefly of deep, well-to-excessively drained sands or gravels. These sons have a high rale of water B. C. D. • transmission. (Moderately low runoff potential). Soils having moderale Infiltration rates when thoroughly wetted, and consisting chiefly of moderately fine to moderately coarse textures. These soils have a moderate rate of water transmission. · · " -. . . . (Mcxle;~tely high r~nofi potentia{ · Soils having slow Infiltration rates when thoroughly wetted, and · · consisting chiefly of soils with a layer that Impedes downward movement of waler, or soils with moderately fine to fine textures. These soils have a slow ra!e of water transmission. · (High rune~ potential). Soils having very slow Infiltration rates when .thoroughly wetted and consisting chiefly of clay sons with a high swelling potential, soils with a permanent high water table, soils with a hardpan or clay layer at or near the surface, and shallow soils over nearty Impervious material. These soils have a very slow rate of water transmls..sion. From SCS, TR-55, Second Edttion, June 1936, Exhibtt A-1. Revisions made from SGS, Soil Interpretation Record, Form #5, September 1988. . ,. 3.5.2-2 11/92 .. · ........ , U. S. DEPARTMENT OF AGRICULTURE ', SOIL CONSERVATION SERVICE 50JLS I SOIL LEGEND FO The first cop!tol leoer is the initio! one of !hi!' soil name. A second co pita I letter, A, B, C, D, E, or F, lndicotl!s the dos, of slopti. Symbols without o slope 1•11er or• those of nearly lev11 I sol! s. SYMBOL Ag8 AgC AgD -+AkF .-+,AmB AmC Ao e.c e.o NAME Alderwood gravelly !oondy loom, 0 to 6 percent slopes Alderwood grovelly sondy loam, 6 to lS percent slopes Alderwood gravelly sondy loam, 15 to JO percenl a lopes Alderwo-,d and Klt1<:1p •oils, Yery srHp Arenls, Alderwood m<Jter!ol, 0 to 6 per,:ent slopes• Arents, Alderwood material, 6 to IS perce,il slopes* Arents, Everett materiel* Becivslte gravelly s<Jndy lo,:im, 6 to 15 percent slopes 8eouslte groYelly sandy loam, 15 lo 30 percent ,lopes C•r Bh B, B, t1e1;11>,1le grQvel ly s<mQy lo:im, m:i10-i.5 percem ;10,pe;,· --·---- Bellingham sl!t loom Brisco! silt loom Buckley silt leer.. Cb Coostol Be<lches Ea Eorlmonl &lit loom Ed Edgewlek fine sandy loom EvB Everett gravelly sandy loom, 0 lo 5 percent slopes EvC Evereltijr<lvelly sandy IO<Jm, 5 ro 15 percenl slopes EvO Everett gravelly sandy loom, 15 to 30 percent slopes EwC Everett-Alderwood grove1ty sandy IO<Jms, 6 to 15 percent slopes lnA lndlonolo I0<::1my flr,e sand, 0 to -4 percent 1lopoi,s lnC lndlonolo loamy fine $ond, -4 to 15 percent slopes lnD lndlonolo loo my fine sand, 15 to 30 percent &lopes KpB Kitsap &lh IO<lm, 2 to 8 percent slopes KpC KltS(lp slit loom, 8 to 15 percent slopes KpO Kltsop slit loom, 15 to 30 percent slopes KsC Kious gravelly loomy sond, 6 to 15 percent slopes M<l Mb.:ed olluvlo! land Ne( Nellton very grove!ly loomy sand, 2 lo 15 percent slopes Ng Newberg silt loom Nk Nooksack silt loom No Norma sendy loom 0 0-cos peot Os O,ldi<1 ~lit loarr, OvC Ovall gravelly loom, 0 lo 15 percent slopes (ND 0-,Qll grove!ly loom, 15 to 25 percent slopes OvF Ovolt grovelly loom, 4:J to 75 percenl slopes p, Pk Po Py RoC RoD RdC RdE R• Rh So Sh SI Sm s,. So S, s, To -u. Wo PJlchuck loamy fln-e sand Pi[chvck fine sandy loom .Pvget slhy clay loom fl1JYallup fjne sm1dy loom ~agnor fin,;, 5ondy loom, 6 lo 15 percent slope• Ragnor fine sandy loc,r,,, 15 to 25 percenl slopes Rcgnor·lndionola ossociotion, sloplng * Ragnar.Ind iono lo css oc iot ion, mc.:lerately steep • Renton silt loam Riverwo~h So1ol silt loon Sommomhh sil, loon S!!oT1 le muck Shaker muck SI silt loom Snohomish silt loo,n Snohomish silt loo~,. thic~ surface voriont Su!ron sih loom Tukwila mu~k Urban land Woodinville silr loom • The composition of th,-,se u,oits ,s more varlob!e than tho! or the ather5 In the areo, bvl It hos heec, con•collcd well enough ta Interpret for the e>o:pected use of the soils. ·. KING COUNTY .. "' ~ 0 z ' / 29TH STREET NOUTH 28TH PLACE ZONE X \ SIT£ / PARK w ::, z t 26TH STREET ,1-,,-----"=!:!....J z >-w"' 0 ::, <C 0 ;:ii u NORTH ~ ~ ::E 24TH z 0 ~ JC STREET ::, i z ~~ ~ ;~ 0 z w ::E ::, z ~ 8 :f NE VTH COURT ~ ~ 0 z w i;l \_/ I NORTHEAST 24TH STREET MONTEREY AVENUE /NORTHEAST ; Ii *ij i ~Jaiif' , ~ I'---· N'"'O:::.R"'THc:.::EAS=T_.,_ ___ 2o,O;:.cTH.c._ __ 13 z . Q .,.. NE 5 w z 14TH " u ~ z z w " 16TH STREET STREET AERIAL WINDOWS LIVE r a ; ' i I HOTO ' .-: ,, 2005 ',· ; .. ·,.,~}' ,.r •• ..,,,/.-,+·' >~~~/·· ~:,j·~." ., ;£,: ' -. ) ' . . ' ·.1 !i ·,;.: ,_.,!. ... ~-. ..... . - , ' ,•_t . ' ' . / ·.,. ... · . . ' OFFSITE ANALYSIS DRAINAGE SYSTEM TABLE Surface Water Design Manual, Core Requirement #2 Basin: East Lake Washin ton , Symbol Drainage Drainage Component :Slopei, . c,IDistanl:e+., : \Existing . Potential . Observations of field inspector Component Description (ippro,c/ · '. WntSit,f'\ ·· ·u~ ·~-~-·1<•,,,., .. _ ,,,,::. F'roblems Resource reviewer"or resident ":.Problems · Type, Name and Size See map I Type: sheet flow, Drainage basins, vegetation, cover. depth, % , 114 mi= 1;320.ft ' :·,; ;, ~"C:0!15tric~~-ns;:_under.capacity, ponding, _Tributary area, likelihood of problem, overflow swale. stream, type of sensitive area, volume ·/ >> . ··· .. :.~O~~~pj,_i?s;;t1c_i6di_l1:gj_ha~itat Or._organ!sm pathways, potential impacts '.1,,.:,-, chnnnel, pipe, pond; Size: diii:nietei-,.SUrt'ace -area I " . e·o ,·; "C>t~;~,:,~::;:;~Sf:~f;'.!P/.f/dW?~~,-4 j ri&t;tii[ ; M¥84@4@f~:f§):.1;~~~~@~W1~~; No significant upstream tributary aL_ R-1 I Sheet flow I Infiltration/ Sheet flow I 0-8% I -0 I None I None I was seen. Surface water infiltrates, sheet flows, or is conveyed away from the site. R-2 I Channel I Gutter flow I 0-2% I 0 to 150' I None None There were no apparent problems with the existing gutter line. R-3 i Pipe 3' invert, 15" dia. pipe 6.6% 50' None None R-4 I Pipe 6.5' invert, 18" cone. pipe 1.5% 45' None None R-5 I Pipe 9.5' invert, 24" CMP 0.3% 82' None None R-6 I Pipe 7.8' invert, 24" cone. pipe 0.5% 125' None None R-7 I Channel Open ditch with rip-rap 8% 55' None None R-8 I Pipe 2. 7' invert, i 8" CMP 4% 60' None None R-9 I Pipe 4.3' invert, 24" CMP 3% 154' None None '· ,. \ · ~If,/lET '\ --~~,~-~ ) . \·• 9 R-q I~ ,//,~-----.. --,.,....,,.-' j l ; \ ~ ' \ ' '\ ""'·-.., 3J·f ·f500l /tJ. "-......, .... ---· ..... ·--,"'-. Lake Washing ton 0523!r~$66 fOJ',TH lCJ :!!)0$ Kio; C<>tH11:)' NT,$. ·, \ I • \ \\ \! 1, I \ I I BA~RIER \ . ,, \ 0 , CB8 \ \ \ ,, ', \ \ l. · :t;S2305l1D03 \ \ ' \ \; t:8'!' .a \ \ ' '. ' ' •, '., \ \ I \\ '· \, \ \ \ \ ;llUSD03/S I, '\ \ \ I \ \ ' \ \ .. PROJE -~ ---.c \ \ ·, JJ . .f4~Q,:.1,r~11 \ ·, \ \ \ ' \ \ \ \ \ ' . :S:o C >;,o C -0 )> ~ 2. z )> 'J\ ti' -I f"T1 .7J tTl .l> 33,4SOD:U5 ::s: -:-· 171!1l!iDOOD Technical Infonnation Report Lake Park Townhomes Exhibit C: Storm Drainage Calculations Renton, WA May 3, 2006 SOIL~ IN\-0 t-OK ~!Ot\M <..!\LCULA'l[ON:::. KING COUNTY, WAS l IGTON, SURFACE WATER DESIGN MANUAL TAD LE 3.5.20 SCS WESTERN WASHINGTON RUNOFF CURVE NUMDERS SGS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SGS In 1982) Runoff curve numbers for selected agricultural. suburban and urban land use for Type tA rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY '. HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION A B C D Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed or older second growth 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns. parks, golf courses, cemeteries, larn;lscaping. good condition: grass cover on 75% or more of the area 68 80 86 90 fair condition: grass cover on 50% @ lo 75% of the area 77 85 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 Impervious surfaces, pavement, roofs, etc. 98 98 ~ 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 Single Family Residential (2) Dwelling Unh/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 Impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 . 5.0 DU/GA 48 . 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned unit developments. % impervious condominiums, apartments, must be computed commercial business and industrial areas. (1) (2) (3) For a more detailed descnpl1on of agricultural land use curve numbers refer to National Eng1neer1ng Handbook, Section 4, Hydrology. Chapter 9. August 1972. Assumes roof and driveway runoff is directed into street/storm system. The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. 3.5.2-3 " I 1/92 K I N G C O U N T Y, WA S H G T O N, S U R FA C E W A T E R D E S I G N MA N U A L TABLE 3.S.2C "n" AND "k" VALUES USED IN TIME CALCULATIONS FOR HYDROGRAPHS ·n; Shoo1 Flow EquaHon Manning's Values (For the !nH!al 300 hot travel) _...., Smooch surfaces (concrete, asphall, gra,iel, or bare hard packed soll} Fallow fields or loose soft surface (no residue) Cultlvaled/OI with resk:lue eover ( s < .. 0.20 It/It) Cultlv1tnd soN with rosldue,e;over (S> 0.20 fl/It) ~Short prairie grass and lawns Dense grasses Bermuda grass Range {nalural) Woods or forest with llght underbrush Woods or lorest with dense underbrush •Manning v.ilues lor sheel flow ooly, from Overton end Ma.adOW$ 1976 {See TR-55, 1986) •k" Values Used lo Travel Time/Time ol Concentration Ca!cula!lons Shaffow Concentr.sted Flow (After lhe lnlllal 300 ft. ol sheet now, R • 0.1) 1. Forest with heavy ground fitter and meadows (n"0.10) 2. Brushy ground with some lrees (n • 0.060) 3. Fallow o, minimum tlfage ctJtMl!lon (n .. o.040) 4. High grass (n • 0.035) 5. Shrnt grass. pasture and lawns (n•O.OJO) 6. Nearly bare ground (n•0.02S) 7. Paved and gravel areas {n•0.012} Channel Flow ('nlermlttenl) (Al lhe beginning ol vlslble channels· R•0.2) 1. FOfesled swale with heavy ground litter (n "' 0.10) 2 Foresled drainage course/ravine whh deflned channel bed (n.,0.050) 3. Rock-lined waterway (n "'0.035) __. 4. Grassed wate,way (n •0.030) !5. Earth-llned walarway (n•0.025) 6. CMP pipe (n"0.024) ~ 7. Concrete" pipe (0.012) 8. Other waterways and ~lpes Channel Flow {Continuous slream, A "' 0.4) 9. Meandering stream with some pools {n .. a 040) 10. Flock-lined Slream (n=0.035) 11. Grass-lined slrearn (n =0.030) 12. O!her streams, man-made channels and pips *-See Chapter 5. Table 5.3.6C for eddltlonal P.\.anrJngs ·n· values lor open channels 3.5.2-7 n: 0.011 0.05 0.06 0.17 0.15 0.:.!4 0 .. 41 0.13 0.40 o.ao k, • 5 • • 11 13 27 5 10 15 17 20 21 42 0.508/n 20 23 27 0.007/n .. If.JO K I N G C O U N T Y, W A I I N G T O N, S U R F A C E W A -°' ------'L--cJ'!::M"l:!iil' ·\ ~ .. \i l~ ...__....-'-- 1.f----,') l(I ti lf l(/ \ 2~ i \ ·\- i ·i i i --·~\ - • / / // { i I i / -i i i i ~-YEAR=-').O I/ 2-YEAR 24-HOUR PRECIPITATION -I _.,3_4_ ISOPLUVIALS OF 2-YEAR 24-HOUR _ TOTAL PRECIPITATION IN INCHES o 1 2 3 4 5 6 7 e MIies 1: 300,000 3.5.1-8 ~ DESIGN MANUAL 1/90 K I N G C O U N T Y, W A S ~ G T O N, S U R F A C E W A T E R D E S I G N M A N U A L fis -YEAR=-3. Y'' I 25-YEAR 24-HOUR PRECIPITATION -"3.4-ISOPLUVIALS OF 25-YEAR 24-HOUR L ____ ·_r __ o_r_A_L_P_R_E_c1r._1_r A_r_,o_N_1N_1N_c_H_Es_-' 0 1 2 3 4 5 6 7 8 Mites l: 300,000 3.5.1-11 -----/' .,' ~cv"'">-l"J ' J STORMWATER CALCULATIONS-LAKE PARK TOWNHOMES 5-1-06 JDP EXISTING CONDITIONS: TIME OF CONCENTRATION: Tc= 0.42 (ns L}0 ·' (P,)05 (Sol°'' Tc= 0.42 f(0.15)(123))08 -8.36 minutes (2)°'5 (0.081)°'4 PROPOSED CONDITIONS: TIME OF CONCENTRATION: Driveway sheet flow: T 1 = 0.42 (n~ L}°'8 (P,)°·5 (So)0 ·' T 1 = 0.42 [(0.011)(135))08 -132 minutes (2)°'5 (0.053)0·' Grass Lined V-Ditch: JOB No. 26058 Precipitation: P2 = 2.0" Manning: ns = 0.15 Precipitation: P2 = 2.0" Manning: ns = 0.011 Length: L = 123 feet Slope (Avg.): S 0 = 10'/123' = 0.081 Length: L = 135 feet Slope (Avg.): S0 = 7.15'/135' = 0.053 T,= L 60V Length: L = 90 feet Slope (Avg.): So= 0.056 k = 17 T 2 = ....2Q__ = 0.38 minutes 60(4.0) Pipe flow: T,= L 60V . . T, = 230 = 0.46 minutes 60(8.4) V = k (S0)°5 = 17(0.056)°'5 = 4.0 ft/s Length: L = 230 feet · Slope (Avg.): S0 = 0!04 k"' 42 V = k (S 0)05 = 42(0.04)0·'·= 8.4 ftts. T 1 + T 2 > T 3 Therefore T, + T1 = T, Tc= T, + T 2 -2.0 minutes .; LAKE PARK TOWNHOMES 25-YEAR 24-HOUR FLOW CALCULATION 5-1-06 JDP JOB#: 26058 KING COUNTY DEPARTMENT OF PUBLIC WORKS Surface Water Management Division HYDROGRAPHPROGRAMS Version 4.21B EXISTING CONDITIONS S.C.S. TYPE-IA RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES) 25 24 3.4 ******************** S.C.S. TYPE-IA DISTRIBUTION******************** ••••••••• 25-YEAR 24-HOUR STORM ***• 3.4" TOTALPRECIP. ********* ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. I 0.44 90 0.00 98 8.4 DATA PRINT-OUT: AREA(ACRES) .4 PERVIOUS A CN .4 90.0 IMPERVIOUS TC(MINUTES) A CN .o 98.0 8.4 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) .27 7.83 3759 DEVELOPED CONDITIONS S.C.S. TYPE-IA RAINFALL DISTRIBUTION ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(JNCHES) 25 24 3.4 ---------~ ------------------·\ _____________ .,: ______________ .J.. ______ _ . ****>!=*************** s.c.s. TYPE-LA DISTRIBUTibN ******~**~:********* . ******-*~* 25-Yl;lAR 24-HOUR. STORM •••• 3.4" TOT AL PRECIP. ****-***** ENTER: A(PERV), CN(PERV), A(!MPERV), CN(IMPERV), TC FOR BASIN NO. 0.44 90 0.00 98 2.0 DATA PRINT-OUT: AREA(ACRES) .4 PERVIOUS A CN .2 90.0 IMPERVIOUS TC(ME,'UTES) A CN .3 98.0 2.0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FfJ .41 7.67 4588 Technical Information Report Lake Park Townhomes Exhibit D: Maintenance and Operations Manual Renton, WA May 3, 2006 , . .. ._,,,. K I N G C O U N T Y, WAS n I N G T O N, S U R FA C E WA T NO. 5 -CATCH BASINS Maintenance Component General Defect Trash & Debris (lneludea Sediment) S1ructural Damage to Frame and/or Top Slab Cracks In Basin Walls/Bottom Settlement/ , Mls811gnment ~ . . . Fire Haiard Vegetation Pollution Condition• When Maintenance lo Needed Trash or debris of more than 1/2 cubic loot which Is located Immediately In front of the catch basin opening or la blocking capacity of basin by more than 10%. Trash or debris Qn the basin) that exceeds 1/3 tho depth from tho bottom of basin to Invert of the lowest pipe Into or out of the basin. Trash or debris In any Inlet or outlet pipe blocking more than 1/3 of Its height. Dead animals or vegetation that could generate odors that would cause complaints or dangerous gases (e.g., methane). Deposits of garbage exceeding 1 cubic foot In volume. Corner of frame extends more than 3/4 Inch past curb face Into the street ~f applicable). Top alab has holes larger than 2 square lncheo or cracks wider than 1/4 Inch ~ntent Is to make sure all material Is running Into the basin). Frame not sitting flush on top &lab, I.e., separation of more than 3/4 Inch of the frame from the top 1lab. Cracks wider than 1 /2 Inch and longer than 3 feet, any evfdeneft of soil particles enlerlng catch basin through cracks, or maintenance person Judges that structure Is unsound. Cracks wider than 1/2 Inch and tonger than 1 foot at the Joint of any lnlet{.outlet pipe or any evidence of 1011 partlc e:s entering catch basin through cracks. Basin has settled mdre·than ~1 Inch or has rotatecf..mG~ than 2 lnc1,es:o~t df allgrime.iii., • Presence of chemicals such as natural gas, oH, and gasoline. · Vegetation growing across and blocking more than 10% of the basin opening. Vegetation growing In inletfoutlet pipe Joints tha! Is more than six Inches tall and less than six lnchas apart. Nonflammable chemicals of more than 1/2 cubic foot per three feel of basin length . A-5 DESIGN MANUAL R .. ulta Expected When Maintenance la Performed No trash or debris located Immediately In front of catch basin opening. No trash or debris In the catch basin. Inlet and outlet pipes free ol trash or debris. No dead animals or vegetation present within the catch basin. No condition present which would attract or oupport the brHdlng of lnoects or rodents. Frame Is even wtth curb. Top alab ls free of holes and cracks. Frame Is sitting flush on top slab. Basin replaced or repaired to deslgn standards. No cracks more than 1/4 Inch wide at the Joint of lnletjoutlet pipe. ~sin replaced or repalred to design slaRdards. . · • No flammable chemical$ present. . No vegetation blocklng opening to basin.· No vegetation or root growth present. No pollution present other than surface film. 1/90 KI N G C O U NT Y, WA S H I ; T O N, S U R FA C E WA T E R ~ ES I G N MA N UAL NO. 5 • CATCH BASINS (Continued) Maintenance Component Defect Catch Basin Cover Cover Not In Place Loel<lng Mechanism Not Working Cover Difficult to Remove Ladder Ladder Rungs Unsafe Metal Grates ~f applicable) Trash and Debris Damaged or Missing Condition• When Maintenance le Needed Cover la missing or only partlally In place. /vly open catch baaln roqulroa maintenance. Mechanism cannot ba opened by one maintenance ptraon with proper tools. Bolts Into frame have le .. than 1 /2 Inch of thread. One malntenanoe person cannot remove lid after applying 80 Ibo. of lift; Intent 11 keep cover from sealing off acceu to maintenance. Ladder Is unsafe due to mlas1ng rungs. mlaallgnment, rust, cracks, or sharp edges. Grate with opening wider than 7 /8 Inch. Trash and debris that Is blocking moro than 20% of grate aurface. Grate missing or broken member(s) of the grate. A-6 ReoulU Expected When M•lntenance lo Performed Catch baaln cover It closed. Mechanism opens with proper tools. Cover can be removed by one maintenance peraon. Ladder meets design llandard1 and allows maintenance person safe acosss. Grate opening, meot design standards. Grate free of trash and debris. Grate Is In place and meets design standatds. 1/90 KI N G C O U NT Y, WA S --_ N G T O N, S U R FA C E WAT DESIGN MANUAL NO. 10. CONVEYANCE SYSTEMS (Pipes & Ditches) -Condition• When Malntenan .. RHulta Expected Maintenance Component Defect 1, Needed When Maintenance Is Performed Pipes Sediment & Debris Accumulated "dlment that exceeds 20% Pipe cleaned of all eedlment and debris. of the diameter of the pipe. Vegetation Vegetation that reduces free movement of All vegetation removed eo water flows water through plpee. freely through pipes. Damaged Protective coating Is damaged; rust Is causing more than 50% deterioration to Pipe repaired or replaced. any part of pipe. Any dent that decr1au1 the crou aectfon Pipe repaired or replaced. area of pipe by mora than 20%. Open Ditches Trash & Debris Trash and debris exceeds 1 cubic foot Trash and debris cleared from dttches. per 1,000 oquare feet of ditch and olopos. Sediment Accumulated sediment that exoeeda 20% Cftch cleaned/flushed of all sediment and of the design depth. debris eo that It matches design. Vegetation Vegetation that reduces frH movement of Water flows freely through ditches. water through dltchea. Eroalon Damage to Slope, See 'Ponds' Standard No. 1 See 'Ponds' Standard No. 1 Rock Unlng ()JI ol Maintenance person can see native aoll Replace rocl<s to design standard. Place or Mlsolng (~ beneath the rock llnlng. Applloable) Catch Basin• See 'Catch Basins' Standard No. 5 See •eatch Basins' Standard No. 5 ..... Debrie Barrlera See 'Debrie Barriers" Standard No. 6 See 'Debrls Barriers" Standard No. 6 (e.g., Traah Rack) .. A-11 1/90 KI N G C O U NT Y, WAS H • , TO N, S U R FA C E WAT ER '"' ES I G N M A N U AL NO. 11 • GROUNDS (Landscaping) Maintenance Component General Trees and Shrubs Weeda {Nonpol10noue) Safety Hazard Trash or Utter Damage Condition• When Maintenance RHulta Expeoted la Needed When Maintenance 11 Performed Weede growing In more than 20% ol the Weeda prtMnt In leea than 5% of the landooaped area ~rees and ohruba only). · landooaped area. Any preaenoe of polaon Ivy or other potaonoua vegetation. Paper. can, botttes 1 totaJllng more than 1 cubic loot within a landlOlped erea {trees and ehrubs only) of 1,000 aquare leoi. Umba or parts of trees or lhrube that are epllt or broken which affect more than 25% of the total foliage Cl the tree or shrub, Treea or shrubs that have been blown down or knocked over. Trfft or ahrubs which are not adequately eupported or are leaning over, causing expo1ure of the roots. A-12 No polaonou1 vegetation present In a landlOlped area. Alea otear Ol litter. Treea and ohruba with 1111 than 5% of the lolol foliage with apllt or broken limbs. Treo or ehrub In place !rte of Injury. Tree or lhrub In place and adequately aupported; remove any dead or dlseued trtet. 1/90 - K I N G C O U N T Y, WA ~ •• I N G T O N, S U R FA C E WA 1 NO. 12 -ACCESS ROADS/EASEMENTS Maintenance Component General Road Surface Shouldera and Dltoheo Defect Trash and Debris Blocked Roadway Settlement, Potholes, Mush Spots, Ruts Vegetation In Road Surface Erosion Damage Waeda and B<ush Condttlona When Maintenance Is Needed Trash and debris exceeds 1 cubic loot per 1,000 square feet, I.e., trash and debris would fill up one standard size garbage can. Debris which could damage vehicle tires (glass or metal), Any obstructions which reduce clearance above road surface to leaa than 14 feet. My obstructions restricting the aoce19 to a 10-to t2-foot width for a distance of more than 12 feet or any point restricting access to less than a 10-loot width. ¥/hen any surface defect exceeds 6 Inches In depth and 6 square fe8t in area. In general, any surface defect which hinders or prevents maintenance access. Weeds growing In the road 1urlace that are more than 6 Inches tall and less than e Inches 1.par1 within a 400-square-foot area. Erosion within 1 loot of the roadway more than B Inches wide and e lnchee dHp. Weeds and brush exoeed 18 Inches In height or hinder maintenance aooeea. A-13 DESIGN MANUAL Reaulta Expected When Maintenance la Performed Trash and debris cleared from slte. Roadway free of debris which could damage tires. Roadway overhead clear to 14 feet high. Obstruction removed to allow at lea11t a 12-loot aoceao. Fload surface uniformly smooth with no evidence of eettlement, potholes, mush apots, or ruts. A:,ad surface free of weeds 1aller than 2 Inches. Shoulder free of erosion and matching the eurroundlng road. Weeda and brush cut to 2 Inches In height or cleared In auch a way aa to allow maintenance access. 1/90 ·-"\ Form No. 14 Subdivision Guarantee Guarantee No.: 826805 MAY 2 6 2006 RECfrvEU -~Nt-·-w- .,1@§~,l&JliJff ft:.~ :, . ·::· ,,,!}' -)·: Issued by The Talon Group a Division of First American Title Insurance Co. 11400 SE 8th S,t, _ Ste 250, Bellevue, WA 98004 Title Officer: Tim Daniels Phone: (425)455-3400 FAX: (425)455-9772 A"rst American Title .. . Form No. 14 Subdivision Gl.iarantee (4-10-75) Guarantee No.: 826805 Page No.: 1 The Talon G The Talon Group , -,.,.. up a Division of First American TJtle Insurance Co. ... U 11400 SE 8th St, Ste 250 Bellevue, WA 98004 LIABILITY FEE $ $ TITLE A ND SETTLEMENT SERVICES Phn-(425)455-3400 (800)497--0123 Fax -(425)455-9772 PLAT CERTIFICATE 1,000.00 DRDERNO.: 350.00 TAX$ 30.80 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company Subject to the Liability Exdusions and Limitations set forth below and in Schedule A. GUARANTEES Lake Park Venture, LLC 826805 herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but In no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. Dated: May 12, 2006 at 7:30 A.M. First Amedcan Title .. ... Form No. 14 SUbdlvlslon Guarantee (+10-75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: Lake Park Venture, LLC, a Washington Company Guarantee No.: 826805 Page No.: 2 B. That according to the Company's title plant records relative to the following described real property (indudlng those records maintained and Indexed by name), there are no other documents affecting title to said real property or any porltion thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: TRACT 356, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIVISION NO. 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 83, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NUMBER 1069722; TOGETHER WITH THAT PORTION OF TRACT 357 LYING SOUTHERLY OF THE BOUNDARY LINE AGREED UPON AND DEEDED IN BOUNDARY LINE AGREEMENT RECORDED UNDER RECORDING NUMBER 8506240829; AND TOGETHER WITH THAT PORTION OF LAKE VIEW BOULEVARD (104TH AVENUE SOUTHEASn VACATED IN CITY OF RENTQN ORDINANCE NO. 4834 RECORDED UNDER RECORDING NUMBER 20Q00321000918, WHICH A TI ACHES BY OPERATION OF LAW. APN: 334450-0455-08 .. ;. A'rst American ntJe Form No. 14 Gua...-No.: 826805 Page No.: 3 SUbdMsion Guara-{4-10-75) RECORD MATIERS: 1. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. 2. 3. 4. 5. Tax Account No.: 334450-0455-08 1st Half Amount Billed: $ 922.58 Amount Paid: $ 0.00 Amount Due: $ 922.58 Assessed Land Value: $ 153,500.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 922.58 Amount Paid: $ 0.00 Amount Due: $ 922.58 Assessed Land Value: $ 153,500.00 Assessed Improvement Value: $ o.oo Taxes which may be assessed and extended on any subsequent roll for the tax year 2006, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. Evidence of the authority of the individual(s) to execute the forthcoming document for Lake Park Venture, L.LC., copies of the current operating agreement should be submitted prior to closing. Terms, covenants, conditions and restrictions as contained in recorded Lot Line Adjustment (Boundary Line Revisions): Recorded: Recording Informaton: June 24, 1985 8506240829 Easement, including terms and provisions contained therein: Recording Information: 20010425001978 In Favor of: BRE Properties, Inc. For: Sanitary sewer INFORMATIONAL NOTES A. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. First American Title .. Form No. 14 Subc1Mslon Guarantee (+10-75) Guarantee No.: 826805 Page No.: 4 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurance are provided in Schedule A of this Guarantee, the Company assumes no nabllity for loss or damage by reason of the following: (a} Defects, riens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a publlc agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the publie records. (c) (1) Unpatented mining clalms; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, daims or title to water, whether or not the matters exduded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided In Schedule A of this Guarantee, the Company assumes no liability for 1oss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth In Schedule (A), (C) or in Part 2 of this Guarantee, or title to Streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps, or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said descrlptiOn. (b) Defects, liens, encumbrances, actve,se claims or other matters, whether or not shown by the public records; (1) whieh are created, 5Uffered, assumed or agreed to by one or roore of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result In the lnvalicfity or potential lnvalldlty of any judicial or non-judlcial proceeding which is within the scope and purpose of the assurances provided. (c) The Identity of any party shown or referred to In Schedule A. (d) The validity, legal effect or priOrit',' of any matter shown or referred to in this Guarantee. GUARANTEE CONDmONS AND snPULATlONS 1, DefinlUon ofTarms. The followlng terms when used in the Guarantee mean: {a) the nAssured•: the party or parties named as the Assured in this Guarantee, or on a supplemental writing exewted by the Company. (b) "land": the land desoibed or referred to In Schedule (A) (C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not Include any property beyond the lines of the area described or referred to in Schedule (A) (C) or in Part 2, ror any right, title, interest, est.ate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of b'tlst, trust deed, or other security instrument. (d) "public records• : records establiShed under state statutes at Date of Guarantee for the purJXlSe of Imparting constructive notice of matters relating to real property to purchaser.;: for value and without knowledge. (e) "date": the effective date. 2, Notice of Claim to be Given by Assured Caimant. An Assured shall notify the company promptfy In writing in case knowledge shall come to an Assured hereunder of any daim of title or Interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall In no case prejvdice the rights of any A.ssured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute, The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4, Company's Option to Defend or Prosecute Actions; Duty of Assured Clalmant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: {a) The ~mpany shall have the right, at its sole optiOn and'cost, to Institute and ~ any action or proceeding; Interpose a defense, ·as lirrirted in (b)t or to do any other act which ln Its opinion may be necessary or desirable to establish the, title to the estate· or Interest as stated herein, ·or to establish ttie lien rights of the A.ssured, or to· prevent or reduce loss or damage to the Asstired. · The ComP<iny may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise Its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated ln Paragraph 4(a) the Company shall have the right to select counsel of its choiee {subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and wlll not pay the fees of any other counsel, nor wlll the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of thlS Guarantee, the Company may pursue any htigatiOn to final determination by a court of competent jur!sdlctiOn and expressly reserves the right, ln 1ts sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at ftS option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall giVe the Company all reasonable ald in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opiniOn of the Company may be necessary or deslrable to establish the title to the estate or interest as stated herein, or to establish the nen rights of the Assured. If the Company Is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obRgatiOns to the Assured under the Guarantee shaR terminate. s. ProofofLossorDamaga. In additiOn to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shalt be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the fallure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examinatiOn under oath by any authorized representatiVe of the Company and shall produce for examination, Inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, co,respondence and memoranda, whether bearillg a date before or after Date of Guarantee, whieh reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, th·e A5!iured ~all ·grant Its permission, in writing, for any_ authorized representative of the Company to examine, inspect ancf copy all records, books, ledgers, checks, correspondence and memoranda In the custody or control of a third party, which reasonably pertain to the Loss or Damage. All information designated as confidential by the Assured provided to the Company, pursuant to this Section shall not be disclosed to others unless, In the reasonable judgment of the Company, It is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary Information from third parties as required In the above paragraph, unless prohibited by law or governmental regulation, shall terminate any riabllity of the Company under this Guarantee to the Assured for that claim. Form No. 1282 (Rev. 12/15/95) First American Title , •, .. Form No. 14 Subdivision Guarantee (4-10-75) 6. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liabinty or to Purchase the Indebtedness. The Company shaR have the option to pay or settle or compromiSe for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of thiS Guarantee, or to pay the full amount of this Guarantee or, If this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses Incurred by the Assured daimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall tenninate all liability of the Company hereunder. In the event a~er notice of claim has been given to the Company by the Assured the Company offers to purchase said Indebtedness, the owner of such Indebtedness shall b"ansfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. UIX!n the exercise by the Company of the option provided for In Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, Including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otheiwise Settle With Parties Other Than the Assured or With the Assured Oalmant To pay or otheiwise settle with other parties for or in the name of an Assured claimant any dalm Assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured clalmant which were authorized by the Company up to the time of payment and whieh the Company is obrigated to pay. Upon the exercise by the C.Ompany of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, induding any obligation to continue the defense or prosecution of any litigation for whieh the Company has exercised Its options under Paragraph 4. 7. Determination and Extent of Uablllty. This Guarantee Is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of renance UIX!n the assurances set forth in this Guarantee and only to the extent herein descrlbed, and subject to the Exdusions From Coverage of This Guarantee. The Liability of the Company under this GUarantee to the .MSured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness sea.ired by the mortgage of an Assured mortgagee, as Umited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage Assured against by .this Guarantee occurs, together with interest thereoni or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance Assured against by thls Guarantee. 8. Limitation of Uability. (cl,) If the Company establishes the title, or removes the alleged defect, lien or ~nrumbrance, or cures any other matter Assured against by this Guarantee in a reasonably diligent manner by any method, including litigation and the completion of any appeals thE!i-efrom, It shall have fully performed its obligations with respect to that matter and shall not be Uable for any loss or damage caused thereby. (b) In the event of any litigatiOn by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final detennination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. Guarantee No.: 826805 Page No.: S (c) The Company shall not be liable for loss or damage to any Pssured for liabffity voluntarlly assumed by the Assured in settling any daim or suit without the prior written consent of the Company. 9. Reduction of Uability or Termination of Uablllty, All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss, (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a dalm under this Guarantee, all right of subrogation shall vest in the Company unaffectecl by any act of the Assured claimant. The Company shall be subrogated to and be entitled to aN rights and remedies whieh the Pssured would have had against any person or property in respect to the claim had this Guarantee not been Issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogatiOn. The Assured shall pennlt the Company to sue, compromise or settle In the name of the Assured and to use the name of the Assured in any transaction or litigation Involving these rights or remedies. If a payment on account of a dalm does not fully cover the loss of the Assured the Company shall be subrogated to all rights and reme<fies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12, Arbitration. Unless prohibited by appficable 1aw, either the Company or the Assured may demand arbitratiOn pursuant to the TJtte Insurance ArbltraUon Rules of the American Arbitration Association. Arbibable matters may include, but are not llrnlted to, any controversy or claim between the c.ompany and the Assured ariSlng out of or relating to this Guarantee, any service of the Company In connection with Its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liablllty is $1,000,000 or less shall be arbitrated at the option of either the C.Ompany or the Assured. All arbitrable matters when the amount of Dabllity Is in excess of $1 1000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules In effect at Date of Guarantee shall be blnding upon the parties. The award may include attorneys' fees only if the laws of the state In which the land Is located pennits a court to award i;lttorneys' fees to a prevamng party. Judgment upon the award rendered by the Art,itrator(s) may be entered In any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Tttie Insurance Arbib"ation Rules. A copy of the Rules may be obtained from the Company UIX!n request. 13, Uablllty Umited to This Guarantee; Guarantee Entire Conbad:. {a) This Guarantee together with all endorsements, if any, attached hereto by the Company iS the entire Guarantee and contract between the Assured and the Company. In interpreting any provlSion of thiS Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negfigence, or any action asserting such clalm, shall be restricted to this Guarantee. . (c) No amendment of or endorsement to this Guarantee cari be made except by a writing endorsed hereon or attached hereto signed by elthe'r the P~ld~nt, a Vice President, the Secretary, an Assistant Secretary, or 'Jalidatlng officer or aOthorized signatory of the Company. · • 14, Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana1 CA. 92707. Form No. 1282 (Rev. 12/15/95) A(st American Tltfe .. LEGAL DESCRIPTION: TRACT 356, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIVISION NO. 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 83, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NUMBER 1069722; TOGETHER WITH THAT PORTION OF TRACT 357 LYING SOUTHERLY OF THE BOUNDARY LINE AGREED UPON AND DEEDED IN BOUNDARY LINE AGREEMENT RECORDED UNDER RECORDING NUMBER 8506240829. AND TOGETHER WITH THAT PORTION OF LAKE VIEW BOULEVARD (104TH AVENUE SE) VACATED IN THE CITY OF RENTON ORDINANCE NO. 4834, RECORDED UNDER RECORDING NUMBER 20000321000918, WHICH ATIACHES BT OPERATION OF LAW. SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON 1 '.~Lor:JE0F PLAf\~NiNG ')TY,.:-,,.: ~:1:=!'\TOh,! MAY 2 6 2006 ) ""' e•;; f!:i ' :·i:.:..:t./:=:t· \J .;;;.u OPERA TING AGREEMENT FOR LAKE PARK VENTURE, LLC Management by Members With Officers \ ·, '• This Agreement is effective as of 26. August 2005 MAY 2 6 20Q6 OPERATING AGREEMENT FOR LAKE PARK VENTURE, LLC Recital This Operating Agreement is entered into effective 26. August 2005, among the persons who are signatories to this Agreement and shall govern the relationship among the persons as Members of Company and between Company and the persons as Members, pursuant to the Act and the Articles, as either may be amended from time to time. In consideration of their mutual promises, covenants, and agreements, the parties as signatories to this Agreement do hereby promise, covenant, and agree as follows: ARTICLE I Introductory Matters I.I FORMATION, REQUIRED NUMBER OF MEMBERS, TERMS AND PURPOSES Don W. Thomas, Jason W. Thomas and Wayne D. Thomas, acknowledge and confirm they are the initial Members of the limited liability company organized under the laws of the State of Washington known as Lake Park Venture, LLC, whose Articles were filed, effective . A copy of the Articles is attached. Company shall at all times have at least two members [or one member]. Unless sooner terminated, Company shall have the term provided in the Articles. 1.2 REGULATION OF INTERNAL AFFAIRS BY OPERATING AGREEMENT Consistent with the Articles and the State, the internal affairs of Company and the conduct of its business shall be governed and regulated by the Agreement as it shall be amended by the Members from time to time. The term of the Agreement shall begin on the date the Articles are filed and accepted by the Secretary of State and shall be co-terminus with the period of duration of Company provided in the Articles unless Company is earlier terminated upon its voluntary or involuntary dissolution in accordance with the Agreement. 1.3 LAWS GOVERNING OPERA TING AGREEMENT The Agreement is subject to, and governed by, the mandatory provisions of\he State and the Articles filed with the Secretary of State, as both may be amended from time to time'. In the event of a direct conflict between the provisions of the Agreement and the mandatory provisions of the State or the provisions of the Articles, such provisions of the State or the Articles, as the case may be, will be controlling. 1.4 USE OF FULL LEGAL NAME OF CO:MPANY REQUIRED All business of Company shall be conducted under the name lake Park Venture, LLC, until such time as the Members shall designate otherwise and file amendments to the Articles in accordance with the Articles. The phrase "LLC" shall always appear as part of the name of Company on all correspondence, stationery, checks, invoices and any and all documents and papers executed by Company. 1.5 AUTHORITY OF MEMBERS Every Member is a Manager who acting alone or with other Members shall have any authority to act for, or to undertake or assume, any obligation, debt, duty or responsibility on behalf of the Company. 1.6 LIMITATION ON POWER TO CONTRACT DEBTS Except as otherwise provided in the Agreement including Subparagraph 3.4.B, no debt shall be contracted or liability incurred by or on behalf of Company, except by any Member as provided in the Articles. 1.7 TITLE TO ALL PROPERTIES IN NAME OF COMP ANY Real and personal property owned or purchased by Company shall be held and owned, and conveyance made, in the name of Company. Instruments and documents providing for the acquisition, mortgage or disposition of property of Company shall be valid and binding upon Company, except as otherwise limited in the Agreement including Subparagraph 3.4.B., if executed by A) one (1) or more Managers of Company having a Manager or Managers or B) one (I) or more Members of Company if management has been retained in the Members of Company. 1.8 REQUIRED MAINTENANCE OF REGISTERED OFFICE AND AGENT IN WASHINGTON Company shall have an agent for service of process in Washington who may be either a natural person or a corporation meeting the qualifications of Corporations Code. Every agent for service of process must have a street address for the receipt of service of process. The street address of the agent for receipt of service of process is the registered office of the', limited liability company in Washington. Within 30 days after changing the location of his office frbm one address to another in Washington, an agent for service of process must file a certificate v.ith the Secretary of State setting forth the names of the limited liability companies represented by him, the address at which he, she, or it has maintained the office for each of the limited liability companies, and the new address to which the office is transferred. 1.9 OTHER FORMATION MATTERS A. Adoption of Company Seal The Members shall adopt a company seal circular in form containing the words Lake Park Venture, LLC, together with the date of organization of Company. The Members may also adopt a seal circular in form containing the words Lake Park Venture, LLC, and such other information as shall be appropriate. B. Maintenance of Company Record Book The Members shall authorize the maintenance of a Company Record Book to include the Articles, the Agreement and any amendments thereto and the minutes of meetings ( or consents in lieu of meetings) of Members and Managers and other important documents of Company. C. Establishment of Bank Accounts The Members shall authorize the establishment of one or more depository accounts for the funds of Company and designate persons authorized to draw against such accounts on behalf of Company (more specifically described elsewhere in the Agreement). D. Reimbursement of Expenses of Organization The Members may authorize Company to pay the expenses of organization and reimburse any person advancing funds for this purpose. E. Certificate of Manager of Limited Liability Company The Members may authorize the preparation of a certificate of Manager of Limited Liability Company setting forth the full legal name of Company, date of organization, the laws of organization, term of existence, good standing status as of the date of the certificate, name of manager, general description of authority of manager, taxpayer identification number with 3 attachment of Article ill as it may have been amended to date of this Agreement setting forth the management and control of the operations of Company. ; ARTICLE II Members, Capital Contributions and Withdrawals, Membership Interests, Admissions, Certificates and Limitations on Liabilities and Responsibilities of Members \ 2.1 NAMES, ADDRESSES OF INITIAL MEMBERS AND THEIR CAPITAL CONTRIBUTIONS The initial Members shall be each of the persons executing the Agreement and making the initial Capital Contributions set forth opposite their respective names in Exhibit A. Each such person is admitted as a Member effective as of the beginning of the term of the Agreement. The Members, their respective addresses, their respective aggregate Capital Contributions to Company, and their respective Voting Interests and Percentage Interests in Net Profits and Net Losses (Economic Interests) of Company are set forth on Exhibits A and B, as the exhibits may be amended from time to time. 2.2 FORM OF CAPITAL CONTRIBUTIONS As provided in the Articles, the Members shall make the initial Capital Contributions in the form of money, property (including promissory notes) or services rendered or to be rendered or other obligation to contribute money or property or to render services. The Members may make any subsequent Capital Contributions in any type of money, property (including promissory notes) and services rendered or to be rendered as may be agreed upon by all of the Members. No Member shall be required to make any Capital Contributions to Company other than the capital contributions set opposite to the name of the Member on Exhibit A, as it may be amended from time to time. In order to obtain additional funds or for other business purposes, a Member may contribute additional capital to Company, but only upon the written consent of all other Members. 2.3 ADMISSION OF ADDITIONAL MEMBERS The Members may admit to Company any person as an additional Member who will participate in the profits, losses, available cash flow, and ownership of the assets of Company on such terms as are determined by all Members. Admission of any such additional Member shall require the written consent of the then existing Members holding a Majority-In-Interest, or more. Admission of any additional Member may result in a dilution of the Percentage Interests of the then Members in their Voting Interests and Economic Interests (Net Profits and Net Losses). 4 2.4 LIMITATIONS ON WITHDRAWALS OF CAPITAL CONTRIBUTION , Subject to other provisions of the Agreement, a Member may rightfully demind the return of his, her or its Capital Contributions only upon the dissolution of Company, or, unless otherwise permitted in the Articles or the Agreement, upon the approval of Members holding a Majority-In-Interest. No Member shall receive property or any part of his, her or its Capital Contribution until (i) all liabilities of Company, except liabilities to Members on account of their Capital Contributions, have been paid or there remains property of Company sufficient to pay them; (ii) the consent of the Members holding a Majority-In-Interest or more is had; (iii) the Articles are canceled or so amended as to allow the withdrawal or reduction. In the absence of a statement in the Articles to the contrary or the consent of Members holding a Majority-In-Interest, or more, a Member, irrespective of the nature of his, her or its contribution, has no right to demand and receive cash in return for his, her or its Capital Contribution until the dissolution of the Company. The withdrawn Member shall have only the rights of a holder of an Economic Interest with respect to the withdrawing Member's interest in the Company to which a holder of an Economic Interest in company is entitled, and then only with respect to distributions, if made pursuant to Paragraphs 5.3 through and including 5. 7. 2.5 PERCENTAGE INTEREST OF 1\1:EMBER AND CERTIFICATES The Membership Interest of Company held by each Member may be divided into a Percentage Interest to represent, respectively, voting power, allocation of Net Profits and allocation of Net Losses as reflected, respectively, on Exhibit A and Exhibit B as each exhibit may be amended from time to time. The Membership Interest in Company may be represented by a certificate of membership. The exact contents of a certificate of membership may be determined by action of the Members but shall be issued substantially in conformity with the following requirements: a. Each certificate of membership shall be consecutively numbered beginning with Number 1, as it is issued, shall be signed by the authorized representatives of Company and shall be impressed with Company seal or a facsimile thereof. b. Each certificate of membership shall state the name of Company, the laws of the state under which Company is organized, the name of the person to whom issued, the date of issue of the certificate, and the Percentage Interest represented by the certificate. c. Each certificate shall contain a statement of the designations, preferences, qualifications, limitations, restrictions, and special or relative rights of the Interests represented thereby, set forth in full or summarized on the face or back of the certificates which Company shall issue. Or, in lieu thereof, the certificate may set forth that the Company shall furnish the statement or summary to any holder of the Interests upon request and without charge. 5 • • 2.6 CANCELLATION AND REPLACEMENT OF CERTIFICATES All certificates of membership surrendered to Company for transfer shall be c~celed and no new certificates of membership shall be issued in lieu thereof until the former certificates for a like number of Membership Interests shall have been surrendered and canceled, except as herein provided with respect to lost, stolen, or destroyed certificates. Any Member claiming that his, her or its certificate of membership is lost, stolen, or destroyed may make an affidavit or affirmation of that fact and lodge the same with the other Members of Company, accompanied by a signed application for a new certificate. Thereupon, and upon the giving of a satisfactory bond of indemnity to Company not exceeding an amount double the value of the Membership Interests as represented by such certificate (the necessity for such bond and the amount required to be determined by the Members of Company), a new certificate may be issued of the same tenor and representing the same Percentage Interests as were represented by the certificate alleged to be lost, stolen, or destroyed. 2.7 LIMITATIONS ON LIABILITY OF MEMBERS FOR DEBTS OF COMP ANY No Member shall be liable under a judgment, decree or order of a court, or in any other manner, for a debt, obligation or liability of Company whether that liability or obligation arises in contract or tort. No Member shall be required to loan any funds to Company. No Member shall be required to make any contribution to Company by reason of any negative balance in his, her or its capital account, nor shall any negative balance in a Member's capital account create any liability on the part of the Member to any third party. 2.8 LIABILITY OF MEMBERS TO COMP ANY A. Liability of Members to Company A Member is liable to Company: (i) for the difference between his, her or its contribution to capital as actually made and that stated in the Articles, the Agreement, subscription for contribution or other document executed by the Member as having been made by the Member; and (ii) for any unpaid contribution to capital which he, she or it agreed in the Articles, the Agreement or other document executed by the Member to make in the future at the time and on the conditions stated in the Articles of Organization, Operating Agreement or other document evidencing such agreement. No Member shall be excused from an obligation to Company to perfonn any promise to contribute money, property or to perfonn services because of death, disability, dissolution or any other reason. B. Member as Trustee for Company A Member holds as trustee for Company (i) specific property stated in the Articles of Organization, Operating Agreement or other document executed by the Member as 6 contributed by such Member, but which was not contributed or which has been wrongfully or erroneously returned; and (ii) money or other property wrongfully paid or conveyed', to such Member on accoW1t of his, her or its contribution. C. Waiver of Liability of Member The liabilities of a Member as set out in this Paragraph 2.8 can be waived or compromised only by the consent of all Members; but a waiver or compromise shall not affect the right of a creditor of Company who extended credit or whose claim arose after the filing and before a cancellation or amendment of the Articles of Organization, to enforce the liabilities. D. Liability of Member Receiving a Return of Capital When a Member has rightfully received the return in whole or in part of the capital of his, her or its contribution, the Member is nevertheless liable to Company for a period of six ( 6) years after return of the capital contribution for any sum, not in excess of the return without interest, necessary to discharge its liability to all creditors of Company who extended credit during the period the capital contribution was held by Company or whose claims arose before the return. E. No Responsibility for Pre-Formation Commitments In the event that any Member ( or any of such Member's shareholders, or Affiliates) has incurred any indebtedness or obligation prior to the date hereof that related to or otherwise affects Company, neither Company nor any other Member shall have any liability or responsibility for or with respect to such indebtedness or obligation unless such indebtedness or obligation is assumed by Company pursuant to a written instrument signed by all Members. Furthermore, neither Company nor any Member shall be responsible or liable for any indebtedness or obligation that is hereafter incurred by any other Member ( or any of such Member's shareholders or Affiliates). In the event that a Member (or any of such Member's shareholders or Affiliates), ( collectively, the "liable Member"), whether prior to or after the date hereof, incurs ( or has incurred) any debt or obligation that neither Company nor the other Members has any responsibility or liability for, the liable Member shall indemnify and hold harmless Company and the other Members from any liability or obligation they may incur in respect thereof. 2.9 LEGAL REPRESENTATIVE OR SUCCESSOR OF A MEMBER If a Member who is an individual dies or is adjudged by a court of competent jurisdiction to be incompetent to manage his or her person or property, the executor, administrator, guardian, conservator or other legal representative may exercise all rights of the Member in the purpose of settling his or her estate or administering his or her property. 7 ARTICLE III Management and Control of Business lnclnding Meetings 3.1 MANAGEMENT OF COMPANY A. Management of Company by Members As provided in the Articles, all powers of Company shall be exercised by or under the authority of, and the business and affairs of Company shall be managed under the direction of all of the Members as Managers. B. Responsibility to Safekecp Funds of Company The Members as Managers shall have fiduciary responsibility for the safekeeping and use of all funds and assets of Company, whether or not in their immediate possession or control. The funds of Company shall not be commingled with the funds of any other person and the Members as Managers shall not employ, or permit any other person to employ, such funds in any manner except for the benefit of Company. The bank accounts of Company shall be maintained in such banking institutions as are approved by Members and withdrawals shall be made only in the regular course of Company business and as otherwise authorized in the Agreement on such signature or signatures as Members may determine. C. Obligation to Hire Employee for Record Keeping Members as Managers shall employ a competent person to be an employee of Company who shall be responsible for: authenticating the records of Company, including keeping correct and complete books of account which show accurately at all times the financial condition of Company, safeguarding all funds, notes, securities, and other valuables which may from time to time come into possession of Company, depositing all funds of Company with such depositories as Managers shall designate. Such employee shall have such other duties as Managers may from time to time prescribe, but under no circumstance shall such employee have any of the rights, powers, responsibilities or duties of a Manager or Member of Company as prescribed herein orby law. D. Obligation to Qualify to Do Business If required by law, the Members as Managers shall qualify the Company to do business in Washington by obtaining a certificate of authority to do so from the Secretary of State of the State of Washington and other states as required. 8 3.2 OTHER ACTIVITIES OF MEMBERS PERMITTED The Members may engage in other business activities and shall be obliged fo devote only as much of their time to the business of Company as shall be reasonably required in light of the purposes of Company. A Member shall perform the duties as a Manager in good faith, in a manner he, she, or it reasonably believes to be in the best interests of Company, and with such care as an ordinarily prudent person in a like position would use under similar circumstances. A Member who so performs his, her or its duties as Manager shall not have any liability by reason of being or having been a Manager of Company. 3.3 POWERS OF MEMBERS AS MANAGERS A. Powers of Members as Managers The Members as Managers shall have all necessary powers to carry out the purposes, business, and objectives of Company, including, but not limited to, the right to enter into and carry out contracts of all kinds; to employ employees, agents, consultants and advisors on behalf of Company; to lend or borrow money and to issue evidences of indebtedness; to bring and defend actions in law or at equity; to buy, own, manage, sell, lease, mortgage, pledge or otherwise acquire or dispose of Company property. Each Member as Manager may deal with any related person, firm or corporation on terms and conditions that would be available from an independent responsible third party that is willing to perform. Each Member as Manager shall have the authority to sign agreements and other documents on behalf of Company without joinder of any other Member provided that if a Member is appointed as an officer the appointee shall act within the customary scope of the authority of the office, unless the appointee obtains the consent of the other Members. Without limiting the generality of this Subparagraph 3 .3 .A., each Member as Manager shall have power and authority, to act on behalf of Company and subject to the limitations of the Act and the limitations set forth hereinafter: (a) To acquire property from any Person as the Members may determine. The fact that a Member is directly or indirectly affiliated or connected with any such Person shall not prohibit a Manager from dealing with that Person or Entity; (b) To borrow money for Company from banks, other lending institutions, the Members, or Affiliates of the Members on such terms as the Member deems appropriate, and in connection therewith, to hypothecate, encumber and grant security interests in the assets of Company to secure repayment of the borrowed sums. Except as otherwise provided in the Act, no debt shall be contracted or liability incurred by or on behalf of Company, except by the Members; 9 (c) To purchase liability and other insurance to protect the property and business of Company; (d) To hold and own any Company real and personal properties,,in the name of Company; (e) To invest any funds of Company temporarily (by way of example but not limitation) in time deposits, short-term governmental obligations, commercial paper or other investments; (f) To execute on behalf of Company all instnnnents and documents, including, without limitation, checks; drafts; notes and other negotiable instnnnents; mortgages or deeds of trust; security agreements; financing statements; documents providing for the acquisition, mortgage or disposition of property of Company; assignments; bills of sale; leases; partnership agreements; and any other instnnnents or documents necessary, in the opinion of the Members, to the business of Company; (g) To employ accountants, legal counsel, managing agents or other experts to perform services for Company and to compensate them from Company funds; (h) To retain and compensate employees and agents generally, and to define their duties; (i) To enter into any and all other agreements on behalf of Company, with any other Person or Entity for any purpose necessary or appropriate to the conduct of the business of Company; G) To pay reimbursement from Company of all expenses of Company reasonably incurred and paid by the Members on behalf of Company; and (k) To do and perform all other acts as may be necessary or appropriate to the conduct of the business of Company; B. Limitations on Power of Members as Managers A Member as a Manager shall not have the authority to cause Company to engage in any transaction requiring a vote of Members without first obtaining the required affirmative vote or written consent. Further, a Member as a Manager shall not have authority hereunder to cause Company to engage in extraordinary transactions as set forth in this Subparagraph 3 .3 .B. Certain extraordinary transactions shall require the affirmative vote of the Members including, but not limited to, the following: 10 (a) The sale, exchange or other disposition of all, or substantially all, of Company's assets occurring as part of a single transaction or plan shall require the affirmati\\;e vote of Members holding at least 57 % of all Percentage Interests in Company. \ (b) The merger of Company with any other limited liability company, limited partnership or corporation shall require the affirmative vote of Members holding at least 57% of all Percentage Interests in Company. ( c) The contraction on behalf of Company of any debt or liability of more than $100,000.00 shall require the affirmative vote of Members holding at least 4REPLACE16 percent(%) of all Percentage Interests in Company. ( d) The change in the amount or character of Capital Contributions, or change in the character of the business of Company shall require the affirmative vote of Members holding at least 57% of all Percentage Interests in Company. C. Members as Agent of Company Every Member is an agent of Company for the purpose of its business, and for every other Member, for purposes of the execution in name of Company of any instrument for apparently carrying on in the usual way the business of Company and binds Company, unless such act is in contravention of the Articles or the Agreement or unless the Member so acting otherwise lacks the authority to act for Company and the person with whom the Member is dealing has knowledge of the fact that the Member has no such authority. D. Acts of Member as Conclusive Evidence of Authority Every contract, deed, mortgage, lease and other instrument executed by any Member shall be conclusive evidence in favor of every person relying thereon or claiming thereunder that at the time of the delivery thereof (i) Company was in existence, (ii) neither the Agreement nor the Articles had been amended in any marrner so as to restrict the delegation of authority among Members, and (iii) the execution and delivery of such instrument was duly authorized by Members. Any person may always rely on a certificate addressed to him and signed by any Member hereunder: (i) as to who are the Members hereunder; (ii) as to the existence or non-existence of any fact which constitutes a condition precedent to acts by the Members or in any other manner germane to the affairs of Company; 11 (iii) as to who is authorized to execute and deliver any instrument or document of Company; (iv) as to the authenticity of any copy of the Articles, the Agre~~ent, amendments thereto and any other document relating to the conduct of the affairs of Company; or (v) as to any act or failure to act by Company or as to any other matter whatsoever involving Company or any Member in his, her, or its capacity as a Member or Manager. 3.4 WARRANTED RELIANCE BY MEMBERS ON OTHERS In performing their duties, the Members as Managers shall be entitled to rely on information, opinions, reports, or statements of the following persons or groups unless they have knowledge concerning the matter in question that would cause such reliance to be unwarranted: (a) one or more employees or other agents of Company whom the Managers reasonably believe to be reliable and competent in the matters presented; (b) any attorney, public accountant, or other person as to matters which the Managers reasonably believe to be within such person's professional or expert competence; or ( c) a committee upon which he or she does not serve, duly designated in accordance with a provision of the Articles or the Agreement, as to matters within its designated authority, which committee the Members reasonably believe to merit competence. 3.5 LIMITATIONS ON LIABILITY OF MEMBERS ACTING AS MANAGERS A Member acting as a Manager shall not be liable to Company or the other Members for any loss or damage resulting from any mistake of fact or judgment or any act or failure to act unless the mistake, act or failure to act is the result of fraud, bad faith, gross negligence or willful misconduct. Members acting as Managers shall not be fiduciaries of Company or the other Members. 3.6 ANNUAL MEETING OF MEMBERS The annual meeting of members shall be held for the purposes of the transaction or the consideration of any business that may properly come before the meeting. The annual meeting of members shall be held at such date, time and place within or without the State of Washington as Members holding more than 50 percent of the Voting Interests shall determine. 12 3.7 SPECIAL MEETINGS OF MEMBERS A. Power to Call Special Meeting Special meetings of members for any purpose or purposes of addressing any matters on which Members may vote, unless otherwise proscribed by the Act or by the Articles, may be called upon written demand of any Member or Members representing ten percent (10%) or more of the Voting Interests on any issue proposed to be considered. B. Date, Time and Place of Special Meeting Special meetings of Members for any purpose may be held at such date, time and place within or without the State of Washington as shall be stated in the notice of the meeting or in a duly executed and delivered waiver of notice, provided notice of the meeting is given not less than ten (10) days nor more than sixty (60) days before the date of the meeting. 3.8 NOTICES, VOTING AND PROCEDURES AT MEETINGS OF MEMBERS A. Required Notification of Meetings of Members The Member or Members calling a meeting of members shall deliver or mail written notice to all Members stating the date, time, and place of any meeting of members and, in the case of a special meeting of members or when otherwise required by law, a description of the purposes for which the meeting is called, to each Member of record entitled to vote at the meeting, at such address as appears in the records of Company, such notice to be mailed at least ten, but not more than sixty, days before the date and time of the meeting. A Member may waive notice of any meeting, before or after the date of the meeting, by delivering a signed waiver to Company for inclusion in the minutes of Company. A Member's attendance at any meeting of members, in person or by proxy (a) waives objection to lack of notice or defective notice of the meeting, unless the Member at the beginning of the meeting objects to holding the meeting or transacting business at the meeting, and (b) waives objection to consideration of a particular matter at the meeting that is not within the purposes described in the meeting notice, unless the Member objects to considering the matter when it is presented. B. Record Date for Eligibility of Members to Vote at Meetings of Members The record date for the purpose of determining the Members entitled to notice of a meeting of members, for demanding a special meeting of members, for voting, or for taking any other action shall be the tenth (10th) day prior to the date of the meeting or other action. C. Voting by Members at Meetings of Members 13 A Member may appoint a proxy to vote or otherwise act for the Member pursuant to a written appointment form executed by the Member or the Member's duly authorized attorney-in-fact. An appointment of a proxy is effective when received by the Managers of Company. The general proxy of a fiduciary is given the same effect as the general proxy· of any other Member. A proxy appointment is valid for eleven months unless otherwise expressly stated in the appointment form. D. Relative Weight of Votes of Members at Meetings of Members At any meeting of members, each Member entitled to vote shall have a number of votes equal to the product of (i) his, her or its percentage of Voting Interest as set forth on Exhibit A hereto, as the same may be amended from time to time, times (ii) one hundred (I 00). At any meeting of members, presence of Members entitled to cast at least 51 percent of the total votes of all Members entitled to vote at such meeting constitutes a quorum. Except for matters relating to the continuation of the business of Company upon the occurrence of a condition of dissolution, action on a matter is approved if it receives approval by at least 51 percent of the total number of votes entitled to be cast by all Members in Company entitled to vote at such meeting or such greater number as may be required by law, the Articles or the Agreement for the particular matter under consideration. Upon the occurrence of a Disassociation Event (as defined herein), a Former Member shall not be entitled to any vote in determining whether Company shall purchase the interest of such Former Member as permitted in Paragraph 9.2 hereof. Also, any assignee of a Member's Interest shall not be entitled to vote or participate on any matters at any meeting unless such assignee become a substitute Member as provided in Paragraph 7.2 hereof. E. Telephonic Participation by Members at Meetings of Members Any or all Members may participate in any annual or special Members' meeting by, or through the use of, any means of communication by which all Members participating may simultaneously hear each other during the meeting. A Member so participating is deemed to be present in person at the meeting of members. F. Appointment of Chair and Secretary for Meetings of Members At any annual or special meeting of members, the Members shall appoint a person to preside as chair at the meeting and a person to act as secretary of the meeting. The secretary of the meeting shall prepare minutes of the meeting which shall be placed in the minute books of Company. G. Consent by Members in Lieu of Meetings of Members Subject to the applicable laws of the State of Washington, any action required or permitted to be taken at a Members' meeting may be taken without a meeting if the 14 action is taken by all of the Members entitled to vote on the action. The action must be evidenced by one or more written consents describing the action to be taken, signed by all the Members entitled to vote on the action, and delivered to Company for inclusion in the minutes. The record date for determining Members entitled to take action without a meeting is the first date a Member signs the consent to such action. 3.9 OFFICERS OF COMPANY A. Election of Officers at Meetings of Members The Members may elect officers at an annual or special meeting of members. The officers of Company, if deemed necessary by the Members, shall be president, vice president, secretary, and treasurer. Only a Member may be elected president or vice-president. Each officer shall hold office of the term for which he or she is elected until his successor has been elected. Any individual may hold any number of offices. No officer need be a resident of the State of Washington or citizen of the United States. If a Member is a corporation, such corporation's officers may serve as officers of Company if elected by the Members. The officers shall exercise such powers and perform such duties as specified in the Agreement and as shall be determined from time to time by the Members. At its first meeting after each annual meeting of Members, the Members by resolution shall choose a president, one or more vice-presidents, a secretary and a treasurer. B. Term, Removal and Filling ofVacancy of Officers The then officers of Company shall hold office until their successors are chosen and qualified by the Members. Any officer may be removed at any time by the affirmative vote of the Members holding a majority of the Voting Interests. Any vacancy occurring in any office of Company shall be filled by a resolution of the Members holding a majority of the Voting Interests provided only a person who is a Member may be elected as president or vice president. C. Determination of Salaries of Officers The salaries of all officers and agents of Company shall be fixed by a resolution of the Members at a meeting of members. D. Duties and Powers of President The president shall be the chief executive officer of Company, shall preside at all meetings of the Members, shall have general and active management of the business of Company and shall see that all orders and resolutions of the Members are carried into effect. The president shall execute bonds, mortgages and other contracts requiring a seal, under the seal of Company, except where required or permitted by law to be otherwise signed 15 and executed, and except where the signing and execution thereof shall be expressly delegated by the Members to some other officer or agent of Company. \ ', E. Duties and Powers of Vice-President The vice-president, or if there shall be more than one, the vice-presidents in the order determined by a resolution of the Members, shall, in the absence or disability of the president, perform the duties and exercise the powers of the president and shall perform such other duties and have such other powers as the Members by resolution may from time to time prescribe. F. Duties and Powers of Secretary The secretary shall attend all meetings of the Members, and shall record all the proceedings of the meetings in a book to be kept for that purpose, and shall perform like duties for the standing committees when required. The secretary shall give, or cause to be given, notice of all meetings of the Members and special meetings of the Members, and shall perform such other duties as may be prescribed by the Managers or president, under whose supervision the secretary shall be. The secretary shall have custody of the seal and the secretary shall have authority to affix the same to any instrument requiring it, and when so affixed, it may be attested by his, her or its signature. The Members may give general authority to any other officer to affix the seal of Company and to attest the affixing by his, her or its signature. G. Duties and Powers of Treasurer The treasurer shall have the custody of the funds and securities of Company, and shall keep full and accurate accounts of receipts and disbursements in books belonging to Company, and shall deposit all moneys and other valuable effects in the name and to the credit of Company in such depositories as may be designated by the Members. The treasurer shall disburse the funds of Company as may be ordered by the Members, taking proper vouchers for such disbursements, and shall render to the president and the Members, at their regular meetings, or when Members so require, at a meeting of the members an account of all his, her or its transactions as treasurer and of the financial condition of Company. Ifrequired by a resolution of the Members, the treasurer shall give Company a bond in such sum and with such surety or sureties as shall be satisfactory to the Members for the faithful performance of the duties of his office and for the restoration to Company, in case of his, her or its death, resignation, retirement or removal from office, of all books, papers, vouchers, money and other property of whatever kind in his possession or under his, her or its control, belonging to Company. 16 ARTICLE IV Allocations of Net Profits and Net Losses and Distributions 4.1 ALLOCATION OF NET PROFITS AND NET LOSSES The allocations of Net Profits, income, gains, Net Losses, and deductions set forth in the Agreement are intended to comply strictly with Regulations Section 1.704-l(b), Regulations Section l.704-1T(b)(4)(iv), and Regulations Section 1.704-2, and are intended to have "substantial economic effect" within the meaning of those Regulations. A. Allocation of Net Profits Except as otherwise provided elsewhere under the Agreement and after first giving effect to the special allocations in Subparagrapbs 5.1.C. through 5.1.L., Net Profits for any fiscal year shall be allocated to each Member in accordance with his, her or its Percentage Interest in Net Profits as set forth in Exhibit B. Subject to any limitations described elsewhere in the Agreement including but not limited to Subparagraphs 5.1.M. and 5.1.N., the above allocation of Net Profits may be modified by subsequent agreement to conform to adjustments made to the Percentage Interest in Net Profits because of loans converted to Capital Contributions, any distributions of cash and any liquidating distribution. "Net Profits" refers to all items of income (including all items of gain and including income exempt from tax) as properly determined for "book purposes". Net Profits shall be determined based on the "book value" of the assets of Company as set forth on the books of Company. Otherwise Net Income and loss shall be determined strictly in accordance with Federal income tax principles (including rules governing depreciation and amortization), applied hypothetically based on values of Company assets as set forth on the books of Company. B. Allocation of Net Losses Except as otherwise provided under the Agreement and after giving effect to the special allocations in Subparagraphs 5.1.C. through 5.1.L., Net Losses for any fiscal year shall be allocated to each Member accordance with his, her or its Percentage Interest in Net Losses set forth in Exhibit B. Subject to any limitations described elsewhere in the Agreement including but not limited to Subparagraphs 5.1.M. and 5. l.N ., the above allocation of Net Losses may be modified by subsequent agreement to conform to adjustments made to the Percentage Interest in Net Losses because of loans converted to Capital Contributions, any distributions of cash and any liquidation distributions. "Net Losses" refers to all items of loss (including deductions) as properly determined for "book purposes". Net Losses shall be determined based on the value of the assets of Company as set forth on the books of Company. Otherwise, Net Losses shall be determined strictly in accordance with federal income tax principles (including rules governing depreciation and 17 amortization) applied hypothetically based on values of Company assets as set forth on the books of Company. C. Allocation of Company Minimum Gain Notwithstanding any other provision of the Agreement, if there is a net . decrease in Company Minimum Gain for a Company taxable year, then each Member shall be allocated items of income and gain for such year (and, if necessary, for subsequent years) in proportion to, and to the extent of, an amount equal to the greater of (a) the portion of such Member's share of the net decrease in Company Minimum Gain during such year that is allocable to the disposition of Company property subject to one nor more Nonrecourse Liabilities of Company and (b) the deficit balance in such Member's capital account at the end of such year. D. Allocation of Member's Share of Minimum Gain Notwithstanding any other provision of the Agreement, if there is a net decrease during a Company taxable year in the Member's Share of Minimum Gain, then any Member with a share of the Minimum Gain at the beginning of such year shall be allocated items of Company income and gain for such year (and, if necessary, subsequent years) in proportion to, and to the extent of, an amount equal to the greater of (a) the portion of such Member's share of the net decrease in the Minimum Gain that is allocable to the disposition of Company property subject to such Member's Nonrecourse Debt, and (b) the deficit balance in such Member's capital account at the end of such year. The items of Company income and gain allocated by this Paragraph 5.1 shall not include any items of income or gain allocated pursuant to the Paragraph above. The allocations under this Paragraph 5.1 shall be made before any other allocation ( except any allocations made pursuant to this Paragraph 5.1 above) of Company items for the year. 4.2 DISTRIBUTIONS OF ASSETS BY COMPANY Distributions of assets with respect of an Interest in Company shall be made only to the Members who, according to the books and records of Company, are the holders of record of the interests in respect of which such distributions are made on the actual date of distribution. Neither Company nor any Member shall incur any liability for making distributions in accordance with the provisions of the preceding sentence, whether or not Company or the Member has knowledge or notice of any transfer or purported transfer of ownership oflnterest in Company which has not been approved by unanimous vote of the Members. 4.3 LIMITATIONS ON RIGHTS TO DISTRIBUTIONS No Member shall be entitled to any distribution from Company until Company actually makes the distribution. No Member shall have the right to demand that any distribution be paid in any form other than cash. 18 4.4 IMPAIRMENT OF CAPITAL AND LIMITATIONS ON DIVISION, AND DISTRIBUTIONS OF NET PROFITS Company may, from time to time, divide the net profits of its business and distribute the same to the Members of Company upon the basis stipulated in this Article V; provided that after distribution is made, the assets of Company are in excess of all liabilities of Company except liabilities to Members on account of their Capital Contributions after giving effect to all distributions, revaluations and allocations. 4.5 OPTION TO RETAIN PROPERTY IN LIEU OF DISTRIBUTION OF PROFITS At his option, Wayne D. Thomas may retain sole ownership ofup to, and including, four ( 4) units in lieu of the cash equity of his 60% ownership interest at time of sale of remaining units. ARTICLEV Accounting, Records, and Reporting 5.1 ACCOUNTING DECISIONS AND RELIANCE ON OTHERS The Members shall make all decisions as to accounting matters, except as otherwise specifically set forth herein. The Members may rely upon the advice of the independent accountants of the Company as to whether such decisions are in accordance with accounting methods followed for federal income tax purposes. 5.2 MAINTENANCE OF BOOKS AND RECORDS AND ACCOUNTING The Members shall cause the books and records of Company to be kept, and the financial position and the results of its operations recorded, in accordance with the accounting methods followed for federal income tax purposes. The books and records of Company shall reflect all Company transactions and shall be appropriate and adequate for Company's business. The fiscal year of Company for financial reporting and for federal income tax purpose5 shall be the calendar year. 19 6.1 ARTICLE VI Transfer and Assignment of Interests RESTRICTIONS ON TRANSFERS AND ASSIGNMENTS OF MEMBERSHIP INTERESTS In addition to any other restrictions found in the Agreement, no Member shall assign, convey, sell, encumber or in any way alienate all or any part of his Interest in Company: (i) without registration or qualification under applicable federal and state securities laws, or unless he, she or it delivers an opinion of counsel satisfactory to Company that registration under such laws is not required; or (ii) if the Interest to be sold or exchanged, when added to the total of all other Interests sold or exchanged in the preceding twelve ( 12) consecutive months prior thereto, would result in the termination of Company for federal income tax purposes under Code Section 708(b )(I )(B). [No Member shall be entitled to assign, convey, sell, encumber or in any way alienate all or any part of his Membership Interest in Company and as a Member except with the prior written consent of the other (non-transferring) Members [then holding a majority of non- transferred profits, or then holding a majority of non-transferred capital interests or constituting a majority in number of non-transferring Members] which consent may be given or withheld, conditioned or delayed (as allowed by the Agreement or the Act), as the other (non-transferring) Members may determine in their sole discretion. Transfers in violation of this Paragraph 6.1 shall only be effective to the extent set forth in Paragraph 6.4, below.] 6.2 SUBSTITUTION OF MEMBERS AFTER TRANSFER OF A MEMBERSHIP INTEREST A transferee of an Interest shall have the right to become a substitute Member with full management, participation, and voting rights under the Agreement only if (i) the requirements of Paragraph 6.1 relating [to the required consent of other Members and] to securities law requirements concerning registration or qualification and tax requirements to avoid a termination are met, (ii) such Person executes an instrument satisfactory to the Remaining Members accepting and adopting the terms and provisions of the Agreement, and (iii) such person pays any reasonable expenses in connection with his, her or its admission as a new Member. An assignee who becomes a substituted Member has, to the extent assigned, the rights and powers of a Member under the Articles, the Agreement and the Act. An assignee who becomes a substituted Member is also liable for obligations to contribute to capital and to return any unlawful distributions made to assignee. 6.3 EFFECTIVE DATE OF PERMITTED TRANSFERS OF A MEMBERSHIP INTEREST Any permitted transfer of all or any portion of an Interest in Company will take 20 effect on the first day of the month following receipt by the Members of written notice of transfer. Any transferee of an Interest in Company shall take subject to the restrictions on transfer i\nposed by the Agreement. ·, '• 6.4 EFFECT OF TRANSFERS OF INTEREST IN VIOLATION OF AGREEMENT Upon any transfer of an Interest in Company in violation of the Agreement, the transferee shall have no right to participate in the management of the business and affairs of Company or to become a Member thereof. The transferee shall hold only an economic interest and be entitled to an allocation of the share of Net Profits, Net Losses, distributions, and returns of capital to which the transferor of such Interest in Company would otherwise be entitled. Until the assignee of an Interest in Company becomes a Member, the assignor continues to be a Member and to have the power to exercise any rights and powers of a Member, including the right to vote. 6.5 PLEDGE OR GRANT OF SECURITY INTEREST NOT A TRANSFER The pledge or granting of a security interest, lien or other encumbrance in or against any or all of the Interest of a Member shall not cause the Member to cease to be a Member or to grant anyone else the power to exercise any rights or powers of a Member. ARTICLE VII Dissolution, Winding Up and Disassociation Events 7.1 CONDITIONS OF DISSOLUTION OF COMPANY Company shall be dissolved, its assets shall be disposed of, and its affairs wound up on the first to occur of the following: (i) The expiration of the period fixed for the duration of Company term as stated in its Articles; (ii) A determination by the unanimous written agreement of all Members that Company shall be dissolved and wound up; (iii) The sale of all or substantially all of the assets of Company unless Members holding a Majority-In-Interest consent to the continuation of business by Company; or (iv) The entry of a decree of judicial dissolution by a court of competent jurisdiction. 21 7.2 FILING OF STATEMENT OF INTENT TO DIS SOL VE COMP ANY ', ,, As soon as possible following the occurrence of any of the events specified in Paragraph 7 .1, the Members on behalf of Company shall execute a Certificate of Dissolution in such form as shall be prescribed by the Secretary of State and shall file the certificate as required by the Act. Upon the filing of the Certificate of Dissolution, Company shall cease to carry on its business, except insofar as may be necessary for the winding up of its business. Its separate existence shall continue until the Certificate of Cancellation of articles of organization has been filed with the Secretary of State or until a decree dissolving the company has been entered by a court of competent jurisdiction. The Members who filed the Certificate of Dissolution shall cause to be filed in the office of, and on a form prescribed by, the Secretary of State, a Certificate of Cancellation of Articles of Organization upon the winding up of the affairs of Company. 7.3 WINDING UP AFFAIRS OF COMPANY Upon the occurrence of any of the events specified in Paragraph 7. I, Company shall continue solely for the purpose of winding up its affairs in an orderly manner, liquidating its assets, disposing of and conveying its property, collecting and dividing its assets, satisfying the claims of its creditors and prescribing and defending actions by or against company in order to collect and discharge obligations. No Member shall take any action that is inconsistent with, or not necessary to or appropriate for, winding up the business and affairs of Company. To the extent not inconsistent with the foregoing, all covenants and obligations in the Agreement shall continue in full force and effect until such time as the assets have been distributed and Company has terminated. 7.4 RESPONSIBILITY FOR WINDING UP AFFAIRS OF COMPANY The Members shall be responsible for overseeing the winding up and liquidation of Company, shall take full account of the liabilities of Company and its assets, shall cause its assets to be liquidated as promptly as is consistent with obtaining the fair market value thereof, and shall cause the proceeds therefrom, to the extent sufficient therefor, to be applied and distributed as next provided. The persons responsible for winding up the affairs of Company shall give written notice of the commencement of winding up by mail for all known creditors and claimants whose addresses appear on the records of Company. 7.5 ORDER OF PAYMENT OF LIABILITIES UPON DISSOLUTION In settling accounts of Company after dissolution, the Members shall settle the liabilities of Company with payments in the following order: (i) To creditors other than Members, in the order of priority as provided by law, except those to Members of Company on account of their contributions; 22 (ii) To creditors who arc Members in order of priority except amounts owed to Members on account of their contributions; · \ ,, (iii) To Members in respect of their share of the Net Profits and other compensation by way of income on their contributions; (iv) To Members for return of their contributions; and (v) To Members in accordance with the respective positive account capital balances after giving effect to all Capital Contributions, distributions, revaluations and allocations required under the Agreement. ARTICLE VIII Indemnification 8.1 INDEMNJFICATION OF MEMBERS AND MANAGERS To the greatest extent not inconsistent with public policies of the State of Washington, Company shall indemnify against expenses and liabilities any Member or Manager made a party or who was threatened to be made a party to any proceeding by Company or another because such party is or was a Member or Manager, as a matter of right, against all liability incurred by such person in connection with any action, suit, or proceeding or any threatened, pending or complete action of suit or proceeding; whether civil, criminal, administrative, or investigative provided that it shall be determined in the specific case in accordance with the procedures set forth in Paragraph 8.6 that indemnification of such person is permissible in the circumstances because the person has met the standards of conduct for indemnification set forth in Paragraph 8.5. 8.2 ADVANCE UNDERTAKINGS FOR INDEMNJFICATION To the greatest extent not inconsistent with other laws and public policies of the State of Washington, Company shall pay for or reimburse the reasonable expenses incurred by a Member or Manager in connection with any such proceeding as incurred in advance of final disposition of the action, suit, or proceeding thereof if (i) the person furnishes Company a written affirmation of the person's good faith belief that he, she or it has met the standards of conduct for indemnification described in Paragraph 8.5, (ii) the person furnishes Company a written undertaking, executed personally or on such person's behalf, to repay the advance if it is ultimately determined by a court of competent jurisdiction that such person did not meet such standard of conduct and that such person is not entitled to be indemnified, and (iii) a determination is made in accordance with the procedures set forth in Paragraph 8.6 that based upon facts then known to those making the determination, indemnification would not be precluded under this Article VIII. 23 The undertaking described above must be a general obligation of the person, subject to such reasonable limitations as Company may permit, but need not be secured and ',may be accepted without reference to financial ability to make repayment. Company shall inde~fy a Member or Manager who is wholly successful, on the merits or otherwise, in the defense of any such proceeding, as a matter of right, against reasonable expenses incurred by the person in connection with the proceeding without the requirement of a determination described in Paragraph 8.6. 8.5 ST AND ARDS OF CONDUCT REQUIRED FOR INDEMNIFICATION Indemnification of a Manager or Member is permissible under Paragraph 8.1 only if (i) the person conducted itself in good faith, and (ii) the person reasonably believed that its conduct was in or at least not opposed to Company's best interest; and (iii) in the case of any criminal proceeding, the person had no reasonable cause to believe his, her or its conduct was unlawful. The termination of a proceeding by judgment, order, settlement, conviction or upon a plea of nolo contendere or its equivalent is not, of itself, determinative that the person did not meet the standard of conduct described in this Paragraph 8.5, 8.6 PROCEDURES TO APPROVE INDEMNIFICATION A determination as to whether indemnification of or advancement of expenses is permissible shall be made by any one of the following procedures: (i) By the Members not at the time parties to the proceedings holding a Majority-In-Interest; or (ii) By the Members or Managers not parties to the proceedings in the manner prescribed in Paragraph 8. 7 below. 8.7 COURT ORDER OF INDEMNIFICATION A Member or Manager who is a party to a proceeding may apply for indemnification from Company to the court, if any, conducting the proceeding or to another court of competent jurisdiction. On receipt of an application, the court, after giving notice the court considers necessary, may order indemnification if it determines: (i) In a proceeding in which the Member or Manager is wholly successful, on the merits or otherwise, the Member or Manager is entitled to indemnification under this section, in which case the court shall order Company to pay the Member or Manager his, her or its reasonable expenses incurred to obtain such court ordered indemnification; or 24 (ii) The Member or Manager is fairly and reasonably entitled to indemnification in view of all the relevant circumstances, whether or not the Member or Manager met the stapdards of conduct set forth in Paragraph 8.5 above. :, ' 8.8 INSURANCE FUNDING OF INDEMNIFICATION To the greatest extent not inconsistent with the Act and other laws and public policies of the State of Washington, Company may purchase and maintain insurance or other financial arrangement for the benefit of any person who is or was a Member or Manager, employee or agent, against any liability asserted against or expenses incurred by such person in any capacity or arising out of such person's service with Company, whether or not Company would have the power to indemnify such person against such liability. ARTICLE IX Miscellaneous 9.1 ADDITIONAL DOCUMENTS AND ACTS Each Member agrees to execute and deliver such additional documents and instruments and to perform such additional acts as may be necessary or appropriate to effectuate, carry out and perform all of the terms, provisions, and conditions of the Agreement and the transactions contemplated hereby. 9.2 AMENDMENTS All amendments to the Agreement will be in writing and approved by the vote of the Members holding a Majority-In-Interest. 9.3 BINDING EFFECT Subject to the provisions of the Agreement relating to transferability, the Agreement will be binding upon and inure to the benefit of the Members, and their respective distributees, successors and assigns, but only to the extent that assignment and approval by all Members is in accordance with the Articles and the Agreement. 9.4 COMPLETE AGREEMENT The Agreement and the Articles constitute the complete and exclusive statement of agreement among Members. The Agreement and the Articles replace and supersede all prior agreements by and among Members or any of them. The Agreement and the Articles supersede all 25 prior written and oral statements and no representation, statement, or condition or warranty not contained in the Agreement or the Articles will be binding on the Members or have any (orce or effect whatsoever. · 9.5 EXillBITS All Exhibits attached to the Agreement are incorporated and shall be treated as if set forth herein. 9.6 GENDER AND NUMBER IN NOUNS AND PRONOUNS Common nouns and pronouns will be deemed to refer to the masculine, feminine, neuter, singular and plural, as the identity of the person or persons, firm or corporation may in the context require. The singular shall include the plural and the masculine gender shall include the feminine and neuter, and vice versa, as the context requires. Any reference to the Code, Regulations, the Act, Washington Statutes or other statutes or laws will include all amendments, modifications, or replacements of the specific sections and provisions concerned. 9.7 HEADINGS All headings herein are inserted only for convenience and ease of reference and are not to be considered in the construction or interpretation of any provision of the Agreement. 9.8 MULTIPLE COUNTERPARTS The Agreement may be executed in several counterparts, each of which will be deemed an original but all of which will constitute one and the same instrument. However, in making proof hereof it will be necessary to produce only one copy hereof signed by the party to be charged. 9.9 NO TIIlRD PARTY BENEFICIARY The Agreement is made solely and specifically among and for the benefit of the parties hereto, and their respective successors and assigns subject to the express provisions hereof relating to successors and assigns, and no other person will have any rights, interest, or claims hereunder or be entitled to any benefits under or on account of the Agreement as a third party beneficiary or otherwise. 26 9.10 NOT FOR BENEFIT OF CREDITORS The provisions of the Agreement are intended only for the regulation of relations among the Members and Company. The Agreement is not intended for the benefit of a creditor who is not a Member and does not grant any rights to or confer any benefits on any creditor who is not a Member or any other person who is not a Member, a Manager, or an officer. 9.11 REFERENCES IN THE AGREEMENT Numbered or lettered articles, paragraphs and subparagraphs herein contained refer to articles, paragraphs and subparagraphs of the Agreement unless otherwise expressly stated. 9.12 RELIANCE ON AUTHORITY OF PERSON SIGNING AGREEMENT In the event that a Member is not a natural person, neither Company nor any Member will (a) be required to determine the authority of the individual signing the Agreement to make any commitment or undertaking on behalf of such entity or to determine any fact or circumstance !,earing upon the existence of the authority of such individual or (b) be required to see to the application or distribution of proceeds paid or credited to individuals sigrting the Agreement on behalf of such entity. 9.13 SEVERABJLITY If any provision of the Agreement is held to be illegal, invalid, or unenforceable under the present or future laws effective during the term of the Agreement, such provision will be fully severable; the Agreement will be construed and enforced as if such illegal, invalid, or unenforceable provision had never comprised a part of the Agreement; and the remaining provisions of the Agreement will remain in full force and effect and will not be affected by the illegal, invalid, or unenforceable provision or by its severance from the Agreement. Invalid, or unenforceable provision, there will be added automatically as a part of the Agreement a provision as similar in terms to such illegal, invalid, or unenforceable provision as may be possible and be legal, valid, and enforceable. 27 IN WITNESS WHEREOF, all of the Members of Lake Park Venture, LLC, A Washington Limited Liability Company, have executed the Agreement, effective the 26. August, 2005. ·,, MEMBER: LAKE PARK VENTURE, LLC Date: 3t) ~ d?6cJ< MEMBER: LAKE PARK VENTURE, LLC MEMBER: LAKE PARK VENTURE, LLC ~_j __ Date: .:20· Uucwd dOOS (J 28 ' .. • DE1.'ELOPMEN, ?LANNING :ITV 0<' RENTON MAY 2 6 2006 RECE!VEI.J DATE: r 7 MEMORANDUM TO: Construction Services, Fire Prevention, Plan Review, Project Planner · FROM: Neil Watts, Development Services Division Director 1- A meeting with the applicant has been scheduled for /OW At1 , Thursday, --:]!,lr) {~':f;;L 271'-, in one of the 6th floor conference rooms (new City Hall). If thlseeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to fonnal lf)nd use and/or building permit . application submittaL Plan Reviewer assigned is A fWCl_,, Please submit your written comments to ~':::S (Planner) at least~1::::::~~~~~_/ ~~ -t YYY&h'j /"Y\US-1--1:x, ~ ~ / {):so A-YI ~ 1i1·"0·j_.., /V ~_;,}-0-t 0-fr' \ , Cc.-')-+. // IS o 1{4-5 a Spc Cl. a-e w: ~ A--n p!..lr;tpj> )1,v-lJ ' H:\Division.s\Devc1op.ser\Dev & Plan.ing\Tcmpbk\Jlrc.ipp2 Revised 12/04 DATE: TO: FROM: SUBJECT: CITY OF RENTON Planning/Building/Public Works MEMORANDUM January 27, 2005 Pre-Application File No. 05-007 Nancy Weil, Senior-Planner~ Lakeview Place Condo General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $55.00 p!us tax, from the Finance Division on the first floor of City Hall or the City website at www.ci.renton.wa.us Project Proposal: The subject property is currently a vacate site in the 1400/1500 block of Lake Washington Blvd. The 0.5 acre site is abutting multi-family developments and across Lake Washington Blvd from Gene Coulon Park. The applicant proposes to construct attached eight dwelling units, 3-story structure with garage on first level. No subdivision of the property is proposed. Zoning/Density Requirements: The subject property is located within the Residential Multi-Family (RM- F) zoning designation. The density range required in the RM-F zone is a minimum of 10 to a maximum of 20 dwelling units per acre (du/ac). Net density is calculated after deducting designated critical areas, areas intended for dedication to public rights-of-way, and/or private streets serving more than three units from the gross area of the site. No additional deductions appear necessary. Based on a site area of 0.5 ac~es with eight units, the proposed density would be 16 du!ac, which is within the allowed density range. This c;,Jculation did not include .a_ny required dli!d/.l<;ti'of/!,; · thweforeJf anycri.tic;al areas are to be deducted it would affect the above density calcalation:· For the formal land ·use submittal, all square footages must be accurately provided to determine the exact density and its compliance with the RM-F zone. Development Standards: The development of the site would require compliance with the applicable standards of the RM-F zone as discussed below: Minimum Lot Size, Width and Depth--No new lots me proposed as indicated in the pre-application materials. There is no minimum lot size in ths RM-F zone. If, the applicant chooses to subdivide the property, a minimum lot width of 50 ft. and lot depth of 65 ft. are required. Setbacks -Setbacks are measured from the pcopecty lines to the nearest point of the structure. The required setbacks in the RM-F zone are 20 feet in the front and 15 feet in the rear. Minimum side yard is based on lot width, for lots 110.1 + feet requires 12 feet. Additional setback for structures greater than 2 stories, shall be set back an additional 1-foot for each story in excess of 2 stories, maximum of 20-foot setback. H :\Di \'ision. s\Dcvelop.sa\Dev &plan. in g\1 1PreApp\O 5~0u I Lak-:\·i,;\\' PI Condo( RM-F).dOc • ,'.'.:.I .... -. /' ;/ ,i> The proposal shows setbacks as a 20-foot front, 10-foot interior side, 20-foot side with the access drive, and rear scales approximately 45 feet. As the lot is 155.54 feet wide, a 12-foot side yard is required with the additional 1 foot for the :td story totaling 13 feet side yard setback. Unless specified by the development standards, no portions of the structure may project into the required setback areas (refer to RMC section 4-2-11 O.H.8 -"Allowed projections into setbacks"). Building Standards -The RM-F zone restricts building height to 35 feet and 3 stories. Lot coverage by buildings is limited to a maximum of 35%; however, maximum coverage may be increased to 45% with Hearing Examiner approval. In addition, a combined total of 75% of the lot area may be covered with impervious surfaces such as building footprint, sidewalks, and driveways. Coverage Information was not provided with the pre-application but would be required with the formal submittal of the land use application. Landscaping -The RM-F zone also requires all setback and open space areas be landscaped. The site abuts RM-F. Official may permit a 1 O ft. wide landscaped setback with a sight-obscuring solid barrier wall in lieu of the 15 ft. as described in RMC 4-2-11 O.H.17. Street frontage landscaping required. All landscaped areas must include an underground irrigation system. Conceptual Landscape Plan is required with the formal submittal of the land use application. Screening: Recyclables and Refuse, see enclosed code RMC 4-4-090. Access and Parking: Access Is proposed off of Lake Washington Blvd, it appears by internal drive ¥ of 12 feet of pavement. Fire Code will require minimum of i?Q. feet of pavement. Staff suggests gaining access from the existing private access to the south. Proof of access easement with the adjacent property owner to the south would be required with the land use application. The traffic pattern (3-way stop sign intersection) in front of site may need to be addressed by transportation department. For attached dwellings, each lot is required to accommodate off street parking for a minimum of two vehicles where tandem spaces are not provided or 2.5 spaces per unit where tandem parking is provided. The proposed eight units would require 16 parking stalls to be provided. Within the RM-F, surface parking is· permitted in the side and rear yard areas only. This does not preclude parking to be located within an enclosed structurelgacage. The proposal is to provide garage parking under each unit plus 8 stalls along the rear property line. Code requires 24 feet of back out room. Sensitive Areas: Based on the City's Critical Areas Maps, the site is located within moderate and high landslide hazards, erosion hazard and possible sensitive slope area. Geologic Hazards -~e site appears to contain areas of 15% slopes as shown on the City's Slope Analysis map. These are not reg11lated slOPVi-Development QQ or ~ landslide hazards requires ·'erosion control plans, on-site inspections.and other conditions of approval when appropriate. ~ursuant to _the Rent~n Municipal Code (RMC4-3~050j) .the applicant shali be. rern1ired to 8litajn .a geotechnical report stamp_ed and signed from a Geotechnical Engineer stating that the· proposed development is suitable with respect to the current site conditions for soils, slopes, landslides, etc. In addition, the report would need to address a.oy special construction requirements deemed necessary by the Geotechnical Engineer. If applicable, through the site plan review process, the City may condition the approval of the development in order to require mitigation of any potential hazards based.on the results of the studies. In addition, pursuant to RMC section '4-3-050.J.3, the geotechnical report submitted with the application may be required to undergo independent secondacy review by a qualified specialist selected by the City at the applicant's expense. Consistency with the Comprehensive Plan: The existing development is located within the Residential Multi-Family (RM) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal as guidelines for design of proposed site. Objective LU-JJ. Encourage the development of infill parcels with quality projects in existing multi-family districts. H:1.D1vision.s\Dc,·dop.scr\Dcv&plan.ingl '\PrcApp\05-0U7L~tl-:cvicw Pl Condo(R.l\!-F).doc • Policy LU-182. Residential Multi-family designation should be in areas of the City where projects would be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. Policy LU-185. Development density in the Residential Multi-Family designation should be within a range of 10 dwelling units per acre as a minimum to 20 dwelling units per acre as a maximum. ,t'Environmental Review: The project would require SEPA (Environmental) review due to the number of : units). The proposal would be brought to the Environmental Review Committee for review, as it is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils, streams, water, etc. f Site Plan Review: II develo men! within the RM-F zone re uires Site Plan r · unless categorically exempt from SEPA review. The 1n en o site plan review is to review site layout, building orientation, pedestrian and vehicular access, landscaping, parking and other elements. Sile planning is the horizontal and vertical arrangement of these elements so as to be compatible with the physical characteristics of a site and with the surrounding area. The proposal is for eight dwellin·g units, which is not exempt from SEPA, thus site plan review would be required. t Permit Requirements: As submitted for the pre-application, the project would be required lo undergo Environmental (SEPA) Review and Administrative Site Plan Review (the proposed use is to be greater than four dwelling units -$EPA threshold-thus a land use apo(jcatjon is requiCl1.d). The review of the proposal would be processed within an estimated time frame of 6-8 weeks for preliminary approval. Applicant is also responsible for all applicable building, electrical, mechanical, plumbing permits and other relevant permits as required by the City of Renton's Construction Services Division and Fire Prevention. Application fees are: $1,000 for the Administrative Site Plan review. Other land use applications made concurrently would be at Y, of full fee, for example, for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (112 of $400.00 full fee) and project value over $100,000 is a_$500.00 fee (1/2 cit $1000.00 full fee). Firs~_class postage per mailing label is required for rigtifi_~aUon to surrounding property owners within 300 feet of the site for Site Plan review ... ··-··-·····~----·-==-·,-. ---·------ Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Fees: In addition to the applicable building and construction permit fees. the following mitigation fees would be required prior to the recording of the plat. Credit for the existing residence may be given. • A Transportatkm Mitigation Fee based on $75 per each new average daily trip attributable , to the project; • A Fire Mitigation Fee based on $488 per new single-family residence. • A Parks Mitigation Fee based on $530. 76 per new single-family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Additional Comments: When land use applications are applied for, in advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning H :\Di vis ion.s.\Dcvelop.ser\Dtv&plnn. i:ig "\PrcApp\05-0071.~kc,-icw Pi Condo(R .. M-F).doc DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM January 17, 2005 Nancy Weili Senior Planner Corey Thomas, Plans Review Inspector Preliminary Comments for Lakeview Place Condominiums 1. The preliminary fire flow required is 2,000 gpm. Two fire hydrants are required. One fire hydrant is required within 150-feet of the structure and the secondary hydrants are required within 300-feet of the structure. Any existing fire hydrants used to meet this requirement must meet current specifications including 5-inch storz fittings. It appears approximately 3,000 gpm fire flow is available at this site. 2. The fire mitigation fees are applicable at the rate of $388.00 per condominium unit, $3,104.00 based on 8 units. This fee is paid at time of building permit issuance. 3. Separate plans and permits are required for the installation of the required fire sprinkler and fire alarm systems. 4. Fire department access roadwaysare required within 150-feet of all portions of the building exterior. Roadways are required to provide a minimum 20-foot wide paved roadway. Access roads shall meet minimum 25-feet inside and 45-feet outside turning radius. Approved apparatus turnarounds are required if dead-end accesses exceed 150-feet. CT:ct ;kv.iew • DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEl\iIORANDUM January 20, 2005 Nancy\Veil - Arneta Henninger X7298 LAKE VIEW PLACE CONDO PREAPPLICATION 05-007 1400 BLK LAKE WASHINGTON BL VD NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre- application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers ( e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have completed my review on this preapplication of the proposed 3 story eight unit condominium located in Section 5, Township 23N, Range 5E and have the following comments. WATER: • This project is located in the Aquifer Protection Zone 2. • This project site is located in the 320 Water Pressure Zone. The static pressure is approximately 100 psi at street level. A pressure reducing device is required to be installed on domestic meters when the static exceeds 75 psi. • There is an existing 12" watermain located in LakE; Washington Blvd N (see City of . Renfon drawing W2131 for engineering plans). Also see City of Renton water plans · W2894. • Per the City of Renton Fire Marshall the preliminary fire flow for this project is 2000 GPM. • Any new construction mi;st have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the structure and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the structure. This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated fireflow. If the fireflow remains at 2000 GPM, then two fire hydrants would be required. :: Lake View Pl Condo Preapplica . • This project will be required to install an 8" watermain, connected to the existing main and extended around the new units ending with a fire hydrant. The new individual meters will then be connected to this new 8" main. • Buildings that exceed 30 feet in height shall install a backflow prevention device. • Water System Development Charges are $915 per unit may be required if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. SANITARY SEWER: • There is an existing sanitary sewer main in Lake Washington Blvd N. • Commercial building sewers shall be a minimum of 6 inches in diameter at a 2% slope. • System Development Charges (SOC) are $540 per unit. These fees are collected at the time a construction permit is issued. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. STREET IMPROVEMENTS: 7 < • Per City of Renton code commercial projects that are 5,000 to 10,000 square feet in size are required to provide full pavement width per standard with curb, gutter sidewalk and street lighting on the project side if not existing. In addition the project shall install a minimum 20' pavement width to the arterial (500 foot maximum). • All street lighting shall be designed and installed if not existing per City of Renton standards and specifications. STORM DRAINAGE: • • A conceptual drainage plan and report is required with the formal application for the project. • There are storm drainage facilities in Lake Washington Blvd N in this vicinity. • The Surface Water SOC fees are :i,0.249 (but not less than $715) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. l:\Proj~cts\LAKEVJE\VPLCONDOPA.doc\cor Loke View Pl Condo Preopplics AQUIFER: • The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. · Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6- 030E2 and 3)-Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. lmpeivious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network . . !! • Permit application must.include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water seivice related expenses. See Drafting Standards. cc: Ka yren K. J:\Proje...:ts·-.LAK.EV!E\VPLCONDOPA.doc\cor Printed: 05-26-2006 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUAOS-060 05/26/2006 11 :58 AM MAY 2 6 2006 Ptr· ... 'dEI, '1,;., ,, ·. ; ' f'J Receipt Number: R0602671 Total Payment: 1,500.00 Payee: LAKE PARK VENTURE LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5020 000.345.81.00.0017 Site Plan Approval Payments made for this receipt Trans Method Description Amount Payment Check !11019 1,500.00 Account Balances Amount 500.00 1,000.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 5017 000.345.81.00.0014 5018 000.345.81.00.0015 5019 000.345.81.00.0016 5020 000.345.81.00.0017 5021 000.345.81.00.0018 5022 000.345.81.00.0019 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.1 5998 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .oo .oo .oo .00 .00 .00 .00 .00 .00 .00 .00 .00 .oo .oo .00 .00 .00 .oo .00