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HomeMy WebLinkAboutLUA-06-071_Report 3------------ '7£c-"> ~ 't-ct't-Z-?f-" / "'--.-s:.:' /'~/' .. '-.. _ < .... '/ .,:".-,:",,=, •• -•• _ .. 1 .. _ .. _ o 107 D~T "II NOTE' ~ht~~r,J"mP~.llI'''I'lU..m ~ARI® .Ill P.oRI(N'l tIRM .llSLES II!£ 1~' WIll! -.. --- • • • : • • 1 ~ : -~~~ 14 ! . o p~ ~ : c z <; ~;~ ~~~ f1 ZZ o -" Ci~ ~ Zi ~ .c~ ~ ~ ..1-z o lIIi :C~ ... "TO""", .. ", ... "'0."'" .. IUI.IIAIIT" .1'11 ~LA" S!!L- I ( '. ..... :.,. ~ 1. '. ~~,,'-",~,;,;: 404 FITNESS 42K 405 JUNIOR ANCHOR 15.5K m-..... [' .. ~. ,-Wi .: - ! ;;. !..i. :> >-> •• _" ••• : : •• ·,~:~>;.l .-~ 'j.j '< \:".1 ,f ~. , . ---,.-------- ! ,. H STREET D' NORTH~-::7 P ~-.. - ·····r······ , .. , .. "".! '0·····_· -'--I , 107 RET AIL 'JR_: ··8 108 RET AIL 13.3K ~;,l,f' 'l " , ; 1 -'l L .. . r" JUNIOR ANCHOR ANCHOR ~ l ' , , . , ,.' I,· , 403 I, JUNIOR 11 \ RET AIL ANCHOR I 11.4K 16.5K JUNIOR i 1 18.5K 30.3K l R:nL lk 18K ~I ~ 1 ... j. "'~1""'.~ II II \., .... Woiiil R;~' li '~~ ~ ..... j: .ji :. !il.":L,:":f~lJ.":·::"··~'! i.I,,' ... ·.~ .. M~~.j / NORTH 8TH STREET II , I I NOlt'---~ IU P}J!O(N; I.lII'E:.IISI.ES 111£ 24'1IU IItAlIII ___ __ _____ --::--:~':""~~~2J~~;-~ .. -~.~~~~;~;[:::::l:!:! •• w __ • __ 1 , i , Oi:;;i: ........ u:~ ~ , . . .; ; " . " . < • "a; -- o : : j ~ z~ -" a~ z. o(~ ;"':i a III; :z:~ I- , I 2: 6 <': ~ <': \';J <t ~ <I: "- 1 ! !- 109 RET AIL 9.2K .!;k , r " ; f~" i : II : II : a~ r, j, ~I'~ ! i. i : i .. ". ~~>~.--/I >'" 01~.I'i 'f " ~2 JU lOR AN HOR 20i7K 201 JUNIOR ANCHOR 20AK ;.:.~_~11~ 200 ANCHOR 126.8K \:,':': ;~~ "i .'. d _ '-\ " r'."':" ",,1, L i; .. .:, '.;; -.: :J ... :.' ·::t : , ... r'"' , ", NOTE, ~P~r3l:~15."6W\ll.= _0 IU PARa(; t:I'IN( /&[5 AAl 24'111][ _ • • E ! = ~= .. !. o. 1:1 Z~ -, a~ z;:; c. ... " o MI. :IC~ ... ::::,.m:"UIN '" ~'H. ~IA-003 _ "iCE"'" ".ULmlUUU. it; IE l IIl1tlaD_IIT e II" .. ~ .... ""--- ! ~ I t i ~~ 8~ -8-z--• ::: ::;; I , • , III ! I I ~ r---------~--~-----£ ® ~ ELEVATION -CINEMA/GARAGE o 16' 32' 64' ~~'. . \ , ______ E _________ , • CALLISON I ~ '11111,1111 I ,II If "lrll , '""'-~1-::=iIii=:1, " ,~ • .... ..... " ___ III,,! ~. • '"~III ".~t"'i;::ill. 1-----I-. , MATERIAlS LEGEND 1 eMU --2. BRICK 3. METAL SIDING ...Jt: __ 4 STEEL CABLE GUARDRAIL CORTEN STEEL GLASS CURTAIN WALL METAl MESH ~6\ ,}~\. ~\~\ \, \ ;{~sy.\y-\ '~~~. ~ \\\ \ \ \ J:. ··..A~y' ,....-\ \S~\\ \'.' . \:-\ 1:\ _ :\_.-;~" ___ ,~1;"--____ .\_ -\ \' \ ,,, \ ' . \ " <\,'~~-~:::..--:.:-i· __ -.-"~,.\"--~~_').\ ','\ \ \, \I\\\U \~: -~C .. -~ -.., r; ___ \, \ \ ,:' \ \\\ ~~~\ -\ .~ \' \:~. "\ _\-'. V .. \" " I \\ t-~ ~',\~'A~+:::~J \~~> ~,~, "t--, r-~' .' ~---:j!~, , 't(::,~i:~~:~:-::O~J':/" I I I B ME rA.L LOUVERS -9 METAL CANOPY 10. CANVAS AWNING 11. "GREFN SCREEN-WELDED WIRE fRELLIS \,'\ ,.,.", ... ,'V::II \\w\\\\r~" ". " ' .. '. . C. . ',-' \\1 I \, I .0._. . .'... >'.' I '~~<) f.' .. ,C\~~" ,\. ", \ "" \ ... \ '-'-,,<:, >;r \----< \ '>...~, t.".......· . " <~--. "\.' \,,..,----"",.' '----'"':>."-.---' '--. ,~:,----~ ~.\----------------- ,IA .,,1' "'f7"~~~~ SR~ .~~~ .,~ ": " "~I .,;-' \ ;LANDING ~.2!M300.03 July 21$1. 2006 Site Pia" Review ~. Iii -. . f. II ' , " For 1_/lSI Jnformdon conlKt MadisonMarquele 12 EXPOSED STEEL H:!i::AMICOLUMN, TYP 13 STANDING SEAM ME fAL ROOF 14 ALUMINUM STORfFRONT 15,ALUMINUM PANEL 16. ALUMINUM WINDOW 17, CAST..JN.ptACE CONCRETE BASE 18, PRECAST CONCRETE PANEL 19. CONCRETE FIBER SOARD 20. STUCCO ~<,7 g? /ilrJ27~ )f"':,' I/": ...... :)'.'~ /[Jll a::(rlJ~ , .,' ,~ dJ KEY PLAN N The Landing Place. EI,jvlitions lIB ;~~.:' ';, ',;" rEl1\ ENLARGED SOUTH ~LEVATION -CIN~MA & RETAIL ® 08"-;6' 32' EL2\ ENLARGED SOUTH ELEVATION -GARAGE & RETAIL " 0'6' 16" 32' """;J,-_~ .. ,i '., ,Xk.'VES,.T .. ~ .:':. ARTNIRS 'i:.... . _, t:. ~,," .~~~ t\''), i.~ ~ _,:.,}, ~,J '~:.sS~t ~LANDING For 1_1ng Infonndan oontiIct MadisonMarq ..... PI"I)ject:" 204300.03 July 21st, 2006 Sile Plao RevilJW e CALLISON 60'-0" T.Q,T + 46'-0" TQ.R • 3Q'-(l" rO.R ~ 20'-0" I9.R. .. The Landinig'Place.Elevatl~ns II ~" 15 r----------------r -, © :':"H ELEVATION. CINEMA/GARAGE o 16' 32' 64' ~--~ I .~ , " ~ ____ J ~ ___ ...I " . 'A .. :.R .. V:E'S't .-:.A:_R'T'N E R S ." ~\,~"': :,.... '.I~' .~~~~ ~LANDING Pmjeet:" 204300 03 July 21$t, 2006 Site Pliln Revi{lw (f1 \; 't'~i~) '3'; 0 <I r L2 CALLISON " ------------------j Fer leMing ~1Ion ~ MadioollMarq .... \ MATERIALS LEGEND . __ Jl CMU 2. BRICI( ,3. METAL SIDING ,4 SreEL CABLE GUARDRAIL CORTEN STEEL GLASS CURTAIN WAll 7 METAL MESH 8 METAL LOUVERS g METAL CANOPY le. CAiWASAWNING 11 "GREf:N SCREFN' WELDED WIRF TRELL:S 12. EXPOSED sreEL I-BEAM/COLUMN, TYP 13 STANOING SEAM METAL ROOF 14 ALUMINUM STOReFROl'. T 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17, CAST-IN-PLACE CONCRETE BASE 19. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 20. STUCCO / •/<: / "\ i6\;'tP~)sf\, /1 -,--Ii".,. ·'-_-.'i ' ,"'" b:na+ql'~ \ .' ., .-... ;:-~~' ~ KEY PLAN " The Landing Place, Elevatlbns 18 e CALLISON rEL2\ ENLARGED NORTH ELEVATION -GARAGE \.::V n~· 32' " ~'ARV .... ' liS. +... • TRAH$WESTE~~ .v,,:';'· '.}(~;R T N E .R 5 .... " ••• , •••.• .' .-J" _":' ;', . '; :'~".J~C \ ~J:)~\ lLANDINO For IMalng Int'ormdon conI.c:t MadisonMarqueaa TheLandl~'gPI~ce, EleV'!tlOns II ProJeet~ 21>4300.03 July 21st, 2006 Site Pifln Revlaw ;.' ,,56'-0· T.OR rEU\ EAST ELEVATION -BLDG 305 \VM:-ffi, 32' .. ", ,', 'J. ' --_j/~ ,1_}_f;i:~~SX .~~ :r····} ". ~~.;,;.\,. \;'i-:)~~'~ \'\ II l 'jU \ ~-t:m I 11 '---I I I I .-' 1 1 1 I: I , j-·-t--h-t-j--t- I I I I ~. I !: I I ----.. --j ',I III I .. I I" I I, +----1--+ r:..-rtr=tl+---.. , ~LANDING Fortu.lngkTforr'na1lonCOl'dllct MadisonMIUquoae Pre>jed " l!O4300.0:3 July 21st. 2006 SIIe P1an ReviltW } e CALLISON 60'-0. T.O,T. -t 45'-0· T.O.R. + 28'-0· T.OR + 0'-0· ~ MATERIALS LEGEND eMU BRICK METAL SIDING 4 STEEL CABLE GUARDRAIL 5 CORTEN STEEL 6. GlASS CURTAIN WALL 7 METAL MESH 8. METAL LOUVERS 9 METAL CANOPY 10 CANVAS AWNING 11, "GREEN SCREEN" WfLDED WIRI:: fRELLIS 12 EXPOSED STEEL :·BEAMICQLUMN, TYP 13 STANDING SEAM METAL ROOF 14,ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-IN-PlACE CONCRETE BASE 18 PRECAST CONCRETE PANEL 19, CONCRETE FISER SOARD 20. STUCCO 7 IJ,;, ~. /j'tip ~ is'>r _. ___ ." _).'\:,1-__ \,: .. Jb:nap;n '--c::r:J _ \ ~ KEY PLAN N The Landing.Place, Elevations D ~ 1S'OC" r.o.R ~I" -r .L.. ___ _ ' ARvt'sr; .~\; ~("-: ~.~IV,; ".:,", ·(It'Yf·~·N E R S l' ,.. . '~~~~{.'" : ..... __ .. ~,~,.,~.::Ji'~' ~;":""". i\-<Al\'h :\.\4?".11·;·' ,~~~,;> .1 ' ." ~lANDING .~~ Prujeett' 204300.OS July 21sl, 2006 Site Plen Review ---t- FCIf" leMIng wormation ~ MadsonM....- 48·..(J" T.O.R ~ 2(l"..o" TO.A , e CALLISON MATERIALS LEGEND 1. eMU 2. BRICK 3. METAL SIDING 4. STEEL CABLE GUARDRAil 5 CORTEN STEEL 6 GLASS CUR1All\ WALL METAL MESH METAL LOUVERS 9 ME rAL CAI';OPY 10 CANVAS AWNING 11. "GRE.EN SCREE'N" WELDED WIRE TRELLIS 12 EXPOSED STEEl 1-9EAMlCOLUMN, TYP 13, STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 11. CAST·IN·PLACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 2Q, STUCCO / "./. /( . •. -~' ." ~4iiie!<' '. _<, MI\'j1P 11' If' " l~"ll~I~S ~ KEY PLAN N The Landing Place, Elevations II ® ~ WEST ELEVATION ~ BLDG 100 o 8' 16' 32' ~"[r v : -----~ I ' • I ~ . -1 ---JI i:J , 1-- I /-~'y-~i I I I I I i ~ -'. / ,/~ 1"'--/ / /',1, l'_ / ''-.-/ / -f 'V' """ /1 i ~-'--.J -+ ' : Il'i ~I / I , I < '/ A . r'y i ~, / "'i;_,:Y I, / '1-r;\ / -I ' \ 'V~ [ I " ./ "~ ---1----\ 1\ // ,. -'" '~- j I i: -'"-r--~-'f' .. '------r-I /~ \ 1"./ ').-"1:-- ~ --;/1 \ :-- \ -1---It - .~~~~H~\ .. f,l!J:':c/ ..... . .~~~ ,~\ ,: "'._-"';\'; \," -;'1~\'t;: .. ~~ .,,,s. ~ .. "; ?, .1, ~LANDING PraJeeI:.2043OO.03 July 21.&t, 2006 SHe Plan Review 30'-0'" TOR ~ 20'-(1" TO R ~ O'·C· rfJ ~~ ~ ... ~-- FDr leuIlIIiI nIonnatIorI comact: MadisonMlrq ..... e CALLISON MATERIALS LEGEND 1. eMU 2 BRICK 3. METAl. SIDING 4 STEEL CABLE GUARDRAIL !i CORTEN STEEL 6. GLASS CURTAIN WALL 7. METAL MESH MfTAI I OlJVFRS METAL CANOPY 10. CAN .... ASAWN'NG 11 "GREEN SCREEN" WELDED Wlf':e TRELLIS 12 EXPOSED STEEL I-BEAMICOLUMN, TYP, 13 sr"'NDINGSEAMMfTAI ROOF 14 ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-IN-PlACE CONCRETE BASE 18. PRECAST CONCRETE PANEl 19. CONCRETE FIBER BOARD 20. STUCCO /' ~{, .~',->' J~\51P:tl ',5" .i~,qli!L~ .. KEY PLAN d> N The Landing Place, Elevations III feL1\ SOUTH ELEVATION -BLDG 100 ~ 0"8~6' 32' -, --."., ~ -----=-'~,<"">~~ , """"'''\>~ , --~ A -.f',V,' F>' / ';'--1' /: ........ J 'i I l ' _j '1-- I" r'-~I " I ' II '/ , ' ,i I / r-. --/ --[7i----H L~!1_1~~ ~~ _ Ii L .. ., , +---- " ' Ii ',1,-': i '~~:r'; 1-----='c;' i -, , , , 1-" ~ I +- /A,~ ... <7[' '.' .~,~ , iT -1 -; < , , ' r _.-':::. __ .. '" _-'=j='c~, 1---+ ..... --,T"--+ -~.~ ~-"'-r"'-I , }Io It;:\~. , . .. "'\'7I!C"',,' '" AItVE ST .. ARTNE.P.S -'I'-~'~""'. ,' •• ::... '.:' , , ' , .,,:j'iA '\;-:1." ,;:I,"'" ,~:;l' .~~~~ ~LANDING Projeel_Z04~_03 July 21st, 2006 Sila Plan Relil'lW Forl&Mlng Wdorrndoo i:Ilnt.:t Mad"ISOnM ......... 3S'..(]" r.OR ~ 20'..0" T,Q,R. A v O'..(l" A v • CALLISON MATERIALS LEGEND 1 eMU 2. BRICK 3 METAL SIDING 4 STeEL CABLE GUARORAIL 5 CORTEN STEEL 6 GLASS CURTAIN WAll METAL MESH W.ETAllOUVERS 9 METAL CAr.OPY 10 CANVM AWNING 11. "GREEI'< SCREEN' WELDED WIRF: TRELLIS 12 EXPOSED STEEL I-BEAM/COLUMN, TYP, 13. STANDING SEAM METAL ROOF 1<1, ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST.IN-PLACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19. CONCRElE FIBER BOARD 20. STUCCO /' ~ ... > ~; /~~-:;:.::)~ j,/i'J/p lll"'" /~. {]TLti·.it~~ :\~j ... -----. ~ KEY PLAN N The'Land;ngPlace. ElevatiariS D ~. ARY£'Sf"" ',-A). \1' N' 1: R S .',·r.-I'~>.<.~"'·:'· , ~~f::; ~.-~·;j·3\~r~ -t,"" ... !'ill\ EAST ~LEVATION -BLOG 100 \.!V M~' 32' I I', ! I' ,t-. -1-1 " , , : ' , ,-i =fX" '" ~ I I -, , '> ' '--1-I -'I -'/~-T -,~t" -- I • '// I ..... 'I " ..... /,/ '\1. >- Y tel. ,,' , ,;.; , ,C_L_"'. --\~, . '. / \ -'0. "\ .~ I ..; • \ <" ~ \' \ ':¥ --f"--r~---'~--'k~~ ( +------,. I I \ , I I' _ , , I i' ---,-_. -~-----{ , UI! ,i t!1 --'j , i ! I ,. I :" " I \ ' <::'~::,( _ , <~ 'j I j I \ :i~"'C:\/ "---1 'Y--:-~'~-"'T~*,_d'~_~_~_-f.,-'=~CJ--=fi,-'"-,\ '-1f)'-I' ~' >I' F .--l.-'--_,,-.J.... __ "T I __ " -'~ {-.---ttt .-,--------I ~~--i-_--~ -~ '-"----L:~, l--~ I "" I __________ -~~ ---~__J._-~ ~-t-~'I-, --r--, , 35'.(J" TO:R. = 30'-0' TO R 20'..0" T.OR rt O'.(J" ~ .~~~ ~LANDING For 1_lng InfomIdon conbtct Pfoject #' 20430(1,03 MacflSOnMBrque1!e July 21st, 2006 Site PlIln Review (I CALLISON MATERIALS LEGEND 1. eMU 2. BRICK ~. METAL SIDING 4. STEEL CABLE GUARDRAil 5 CORTEN STEEL 6 GLASS cuRTAIN WALL 7 METAL MESH 8 METAL LOUVERS 9 METAL CANOPY 10 CANVAS AWNING 11 'GREEN SCREEN"WElrlFD WIRE TRELLIS 12 EXPOSfD STEEL ,·BEAM/COLUMN, TYP 13 STANDING SEAM ME TAL ROOF 14 ALUMINUM STOREFRONT 15 AlUMINUM PANEL 16. ALUMiNUM WINDOW 17. CAST·iN-PLACE CONCRETE BASE 1B. PRECAST CONCRETE PANEL 19. CONCRETE FIBER SOARD 2tJ. STUCCO /' . " ~ ... /f .d _~iI<.-~>::!-. ,:" \:};P''-''''lI'''; • (i _ ,. ;~ti ,.:.,:. :\" iG]Jlm)Uj . Pill . KEY PLAN The LandingPlace, Elevations ~ , m +30'.{)-TO.R *20·.{)-T.O.R. ... 0'-0' v -_c "F"!;".:" "A~~~.ST -': ART N .• t· .It s '" . .. :~\;':~' ": ~. " ~\,:-\<~'~J1:l t;;,~ \! .- < .. ,;~,; ---~--.--:";K~ ~. >"'- " >_. _. A'/':~/ '-. //! .,/.~.~.----~ ------T---' ~.l.. .~:s==0" ", " '.'."~~ -kll --·1- -, --,_. _. ------i-------_ .. ,-<--/ "'~ I.<*,<" /':>" , '/ /;'1_,..:\ L _~ __ _ _. -._.L.-~ .,' 'T I '\ ~ "'- ';, \ r I I . I t "\ '. " t I ,-4Lft I '~ ':.-~lc::r~U::~~~~~~:-I='l'-,2J,,;, t~j ~~~~.:_,~~: ~_-_ -l-J- . --:.....-.. / ·c--.--;-_ . "- -. -_1 ,-. .~.~ !LANDING For _tng ~ eonIiIct MadisonM~ Project"'204!Oo.o! JuI~ 21$/, 2006 SI1I:I PiM R&v1ew • CA.LLISON MATERIALS LEGEND 1 eMU 2 BRICK 3 METAL SIDING 4. STEEL CABLE GUARDRAIL 5 CORTEN STEEL fj GlASS CURTAIN WALL METAL MESH METAL LOUVERS 9 METAL CANOPY 10 CANVAS AWNING 11. "GREEN SCREEN' WELDED WIRE TRELLIS 12 EXPOSfDSll::EL I-BEAM/COLUMN. TYP, 13. STANDING SEAM METAl ROOF 14. ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-IN-PlACE CONCRETE SASE 18. PRECAST CONCRETE PANEL 11$. CONCRETE FIBER SOARD 2{l. STUCCO 7 /,.:{, ,q~~;\' ,-b:nnll'~}~~\'\ ~ KEYPLAN N The landir\~ PlaCe, Elevations II ~ARVE. ST .... ·;,;''. ?~ F\,T:-fq~'i:'~R":5' . ,:.)t{~,:;~~i':.'~:;<· ~; -",: -, .-.-'\ ,.' ~ r:: "~1 \ ~ \. ~-. -'!:~ ~"\ ~t-);.':~ '¢ '~. .,~-.- ~- .---1 ~, :--1---:-~1t:~~_~ :;~; "~It~· -, --r y--d I ~----r-- I , __ w. " -I l~_ k'. i' ~--­ -;~~:t I --<,~ __ =_14~, '-" -'c 1-· .. ~I ~ ~, ~'v";/'/ ~ .- , ,f/ -,----~'.,/ ! -----;'7'/ ---~/.~ r'-. r/« .. ':~ //~//./. ---/ _____ -___ */:--~-_ ____.l... I I ,-- iJit-_ -_ -=-:...+ " .-:::: -·f _1_ \- .~~~ ilANDING f'roj&cUI 204200-.03 July 21 st, 2006 Slw Pia ... Review For IeaeInQ InfommIon otirit.et MadisonMarque1Ie e CALLISON 30'..0" T.OR ~ 20'..0" TO.R. ~ O',{)" v MATERIALS LEGEND 1 eMU 2. BRICI( 3. METAL SIDING " STEEL CABLE GUARDRAil 5 CORlEN STEEL 6. GLASS CURTAIN WALL 7 METAL MESH 8 METAL LOlNERS 9 METAL CANOPY 10. CANVASAWN~NG 11 "GREJ:N SCREEN" Wt:LDED WIRE TRELLIS 12 EXPOSED STEEL I·BEAM/COLUMN, TYP 13 ST"'NDINGSEAM METAL ROOF 14 ALUMINUM STOKEFRONT 15 ALUMiNUM PANEL 16. ALUMINUM WINDOW 17. CAST-IN-PUl,CE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19, CONCRETE FIBER BOARD 2Q,STUCCO /' ~ .. »\:liP~ Ilif S :b~aiqj!'b:O d> KEY PLAN N The Landing Place, Elevations fa ( fu1\ EAST ELEVATION -BLDG 102 ~~. 32' ~-. 'I ~ji I!! j:l 1 1 " ! ", I -!H' , -I t ----: )! i 1 (I, ')1 -/ fl~l~ .. - I I -1 1 i J i , 'I !I h II iii ·1, :1 t t~r· .. ·~· .r-... /j ~ -_' ~--"1- -r i ;---i . '~' . , ./ F , , -\ \ 28'..0" T.O.R + 20'-0" TOK ~ 0-0' ~ """"""';~;'-t:' 'i"~~!~SRS .~~~ ~LANDING r,,~~{,' '" ", .. ","-,·,~·;~t~-, ,...~. f,1. .... 1 .. , ... ' C! ':? \; ,'-> Pl'IIjflCtll204300,03 July 21st, 2006 Site pjlln ReVIeW +39'-0" TOR ""'" WES~ ELEVATION· BLDG 102 \& M:-te· 32' 1- \1 Iii ~.,. -~-I I ~~--i I ,I ~;-+ i--.-- \\ \~ .. \ \\' _..c' '\ \1,"" \,': , 1", r !: \ " , I \-',\.' ' 1 \, I' \" ,">1' ,ri,.~~11 ,., : \' \~.,< ~.' " \' , "I "" ' . ,I "--.... \~~\'\\ I ! _------4---___ ~\ i ' _. ".' ,i-. I \ /'," ,f"" . ! y'\~\ ,"~ ~ ! ' I , ," :\, -".' .j-i , , "I I I / I '" )'/ / I "~,:/" '--' , , For '-I1lIiJ ~ contact MadisonMIIII.'" <i CALLISON MATERIALS LEGEND t eMU 2. BRICK 3 METAL SIDING 4 STEEL CABLE GUARDRAJL 6. CQRlEN STEEL 6 GLASS CURTAIN WALL METAL MESH METAL LOUVERS 9 METAL CANOPY 10 CANVAS AWNING 11. "GRI:EN SCREEN" WELDED WIRE TRELl.IS 12. E'XPOSEDSTEEL I-BEAM/COLUMN, ! YP. 13. STANDiNG SEAr;! METAL ROOF 14. ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST_IN_PlACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 20. STUCCO /' ,/ -/' ' {~~\!'~c-) I '''''''', cn,[j'l!J "~ 1/ ~"'-"'~'" -~~'~ ~ KEY PLAN N The'LaMin'g Place,' Elevations II . -,,~;i~ . .;,.,- ® ~ ELEVATION -BLDG 106 {I e' 16" 32' i' I :~ i-I -t-~~ : ~·rt~· t" -=-___ Jt ~ ~-Jii,t;~ ~-~--=-.o-=,_,_ I / / / 30"-0" TO.R. ~ 18'-0" T.O R + 0'..(1" A v rai\ WEST ELEVATION -BLDG 106 ~~e' 32 I'~ II ' I \ ~:I-~-I \ I \l . ~~r 1:~~t=,-::-~:,rrL~t~' I , , [--I e CALLISON 30'-0" T.O.R '" 18'-0· T,O.R. + .! ! I 0'-0" ~ MATERIALS LEGEND 1 eMU 2 BRICK 3 METAL SIOING 4 STEEL CABLE GUARDRAIL 5. COfHEN STEEL 6. GLASS CURTAIN WAlL 7 METAL MESH 8. METAL LOUVERS 9 METAL CANOPY 10 CANVASAW'Nlt'iG 11. "GREEN SCREEN-WELDED WIRE TRELLIS 12 EXPOSED ST\:El '-8EAMfCQLUMN, TYP 13 STANDING SEAM METAL ROOF 14 ALUW'NU,,", STOREFRONT 15.ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-IN-PlACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19 CONCRETE FIBER BOARD 20, STUCCO ,7 J< ~/:ii. ,{~:<­ i.<'<;jjp ~ '{? t,:: ".,,~::,!!:,:-... \-:::,;:, ,~""",. ~ I)'~~~~' KEY PLAN ~ N ! .. ,.;0' A~YE5T' .At ~K_'''i'N E R S • ~~~!!:~~ !lANDING F« '-Irlg In1ormIition com.ct: The Boulevard, Elevations m Projeet. 204300,03 MadsonM.....- JtJy 21st, 2006 Site Plan Review {~. .' .. ' , ~-;:\ {f3"".}\') ;,r~~ 'h ' 1£1'-0" T.O.K fit! in"' f' ,0'..0" , / , I .~,S±: I 1 .-~-~:=-=-:~ r f i [: -----r-_. ---' . + i , i I ---+---~--i ~ i:... -.l. J. 1 r >,., 'f' ; "\ . .\',:;~ .-.~', ' " 'A~i\}'E, ST .~~"!' A R lAUE R. S . .i"\ ',' . . ". ~: .•.. j-... ", " , '.1"" . . ,/~,\j Y~J'·J'~ ';; ", ... ' 1 I rEL2\ EAS1i ELEVATION -BLDG 100 \.:V 0"8C"""t6' 32' ret I Ii 1-· , _II 11 i 1 j ------------,-----~ I i, __ , --, 'i;: It! [I-l, 1""\ _~1+ .. _ -i-ftj I \k/ \~ 'I"; ~ I :' ',Irt- :: II '~-~-i~-~ , , If' .----I ~ --"i I----L_ ® !LANDING For IHIIing information cxint.et: ~11204-300.03 MacflSOllMwq_ July 21st, 2006 Site PiRro Review 30'-0" T.O.R A. v 18'..0" T.OR 4! 0'-.(1" v <I CALLISON MATERIALS LEGEND 1. eMU 2. BRICK 3. METAL SIDING 4 STEEL CABLE GUARDRAIL 6. CORTEN STEEL 8 GLASS CuRTAIN WALL I METAL MESH 8, METAL LOUVERS 9 METAL CANOPY 10, CANVAS AWNING 11 "GREEN SCREEN-WELDED W:RE: rRELLIS 12 EXPOSED STEEL I-BEAM/COLUMN, TYP 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT is. ALUMINUM PANEL 16 ALUMINUM WINDOW 17 CAST-iN-PlACE CONCRETE SASE 18. PReCAST CONCRETE PP.NEL 19. CONCRETE FIBER BOARD 20. STUCCO /' :.---;: f~¢~\ __ ' 4&~~fff'~ " I;':_':~':: .. , ~':'~~,!!.";::\<:~":':\;-~\ 1),""",OI-l,U ,CFri:P \,,> L:.:.:I-"'_ •. _ .... ~~ ,,---~----. d> KEY PLAN N The Bo~leval'd. Elevijtions II ® ~H ELEVATION· BLDG 105 o 8' 16' 32' "" '''''.~ ... ,--.;f i .. "- -----1-'+1.-' ----;;~. AIWES1·,'· ;;j;\~:;~l"'''E' S • ~~~" ) ...... ( .. , ~ ~ ; " "1 '. ;~\;'.:.:. ..~ r> ~,..\ .~~.,~\.~.~'t,,fl ~~t. \.t.:':,.;l·~· ...... " -·,c ~, ·..,.t· :.' ~.d. , .-.!~=-- .~~ .. ~lANDING Projeetfl204300.0:!!l July 21st, 2006 Site Plan Rtly;"w i I i' .i .! !( I ;[;--:---. -{"r ,I, " I -:---, =::;-..n ; i· -R ~ I !I ~ .. \" --\ i' \ I ': : !I II i .----.::..:c_ ~'I' -,\ .",. 1.1 ' .~ ,.~,-~_-~//);/ I \ ) j' For _inv irTfDrrMtIoo ccnta::t: MadisonM.....- \. (I CALLISON 40'-0" TOR ~ Hl'o(l" T.O.R + MATERIALS LEGEND eMU BRICK METAL SIDING 4 SreEL CABLE GUARDRAIL 5 CORTEN STEEL 6. GLASS CURTAIN WALL 7. METAL MESH II MElAL LOUVERS ~ METAL CANOPY 10. CANVAS AWNING 11 "CREEN SCREEN" WELDF:::D WIRE TRELLIS 12. EXPOSED SlEEL I·BEr,MICOLUMN, TYP 13 STANDING SEAM METAL ROOF 14 ALUMINUM STOREFRONT 15,ALUMINUM PANEL 16. AlUMINUM WlNOOW 17. CAST.IN-PLACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 20. STUCCO /' ,~(. c~~lff} iGJlClrl~!I'~ \"' KEY PLAN ~ Th".fl~leVard,E'levations ED --'fi 'i'-~ i; ., ,f..,-1 ..iL~_.. . •• _-~_~_~_ , ~, ," " '.",'\ ,·\~~--~if.:'~,' ";lA1tVEST. ? .;\\~~;~ ,:7 ,,~. R}.\\ ~ . . ~',~ r-'~'i"\i \:JJ.:i'~ . '...l~' .~~~~ .,. i 1-- ::;.-" ,. lit .. ~" i---~ ~I . ! ; ~LANDING ProJect", 204300.03 July 21st, 2006 Site Plan Review tEl2\ WEST ELEVATION -BLDG 105 \.~~.FO=S~ 3Z ., -.'"~.. ~. ' ,', \ \~, 1\ _. /<"~~ I ,. ,· .... i, , "tr rf ~~~ ::~L± , '" ,. " 'i II--.,-j-c:.---, ,I ~ ! 1--, -~ -'4 r- ]Ii ~ C I ___ J 1 , iii 'Ii :,1 ~ 'I ~cJ For leMilQ nronn.tIIln DIlf\t.et: MadisonMarqulllle L- L • CALLISON 36'-0" r.OR if 18'-0" T,Q.R. rt MATERIALS LEGEND 1 eMU 2. BRICK 3. METAL SIDING 4. STEEL CABLE GUARDRAIL 5 CORTEN STEEL 6 GlASS CURTAIN WALL 7 METAL MESH 8 METAL LOUVERS 9 MErAL CANOPY 10 CANVAS AWNING 11. 'GREEN SCREEN" WELDED WIRE TRELLIS 12. EXPOSED STEEL I-BEAM/COLUMN, TYP_ 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15. AlUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-iN-PLACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD ~ N The .BouleVard, Elevations II . A.,2fS.i:J0 T.O.R. , .. ~ 16'-0-T.O R. rEl1\ NORTH ELEVATION -BLDG 103 ~6' 32' i-_-+ ___ L __ ~~-+_ 1 I ------~ .' I I ! I I \ "K\ 1 " .. I 1 \ I, ---1-I .. ~------~ --------r-~+-----'\-- , I!! I 1 \, I \ -It-1 I I .. ' r ; , ------:---l-------r---t -=4=~ ~ ~ ~ I , I "I I' / I "I I' ' .' I I I I 'I ,,,~ / / /:: -: -' " -~ L I, .' / ~---... -----~ , I \ ' ",_~' ~---r------~ I ~ ____ ~ .-------l-~-----~ ,', ' .. --'~ / .-----~~----.. ------'---..)~::~:I~--~'"--~.>-"' /--------/ ~ --------------~ ~---,-----~--------------.. '-- L // / // I. i I • I ~-I<----+-II ~ I r '" e CALLISON MATERIALS LEGEND 1 CMU 2. BRICK -l METAl SIDING 'I. STEEl CABLE GUARDAAI1. S. CORTEN STEEL Ii C3tASS CURTAIN WAll 7 METALMESH g METAL t OUVERS 9 ME:TAL CAt .. OPY 1(} CANVAS AWNING 11 °GREioN SCREEN" WELOf'D W!RE lRELLIS 12 "';<J-'OSED srEEL I-BEAMICOLUMN. TYP 13 Sll'.NDiNG SEAM METALf<OQf 14. ALUMINUM STOREFRONT 15 ALUM,NUM PI\NEl 1tl. ALUMINUM WINDOW 11. C'lST~N·PlACf CONCfIETE £'lASE 16. PRECAST CONCRETE PANEL 19. CONCRETE "'leER SOARD 2tJ. STUcCO ,/; t:Jti( )t~~I.S~_i ~ KEY PLAN " ,.~1R,Ty~S.~ r"~' .~~~ ~LANDING Farl-'"Q~eoriIiWIC; ~ TheBdUiiivaid.·,E;i~"lIb'\)ns II ProJl'>d."2043\'JO.~ JI.II)l21s:t, 2000 I3l\to PlM ReYlew .',. 'ri\? _ .,~,". ~ .... :.~ ...... i<':;l. ~ \ '. " •. : '>, '. 1 ... .!' .:,) : . • ""..".t :i. ', •.••. < rEU\ WEST ELEVATION -BLDG 104 '-2..J 0'80s' 32' , " \ '. ,J' '" ';';W,it."~ S'T AIlTNERS 'I':.-.... '_ . ". '. \,S.";,-· . \.~~~ .' ~. 'Ct:?!\. ,',-- "1 ( \ " ; .-j. ! / ; 7 \, \ \ '. ~>~, ~~" ~LANDING f'fojeo::t tl204300.0! July21s1,2006 SIt$PI8:'t~ IT'-=+-'" I --1- ~:i-- -" -!~~ -~~j---_. 1[ ,-- I' / ~~~1 ~--.-] ---. I 1,1 + .. j'" "~: \ 0 ! J.... __ 1-__ ....... __ .... +-___ . ___ + ________ + ," ; I \ For IeMiflSllnl'ormElan cOntiiCt MadisonM...- • CALLISON 28'..(1" T.O P. ~ 18'..(1" T,O.R if! MATERIALS LEGEND 1 CMU 2 BRICK 3 METAL SIDING 4. STEEL CABLE GUARDRAIL S. CORTEN STEEL 6. GLASS CURTAIN WALL METAL MESH METAL LOUVERS 9 METAL CANOPY 10. CANVAS AWNING 11 "GRH:N SCREEN' WELDED WIRE TRELLIS 12 EXPOSED STEEL I-BEAM/COLUMN, TYP, 13 STAND'NG SEAM METAL ROOF 14. AlUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-iN-PLACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19 CONCRETE FIBER BOARD 20. STIJCCa 7 -.<' ~~-'~ ". .;,; §.-.. ' • <---:;.-:.. ,!'tl!;!;'--'l1 ~;:,r. ' ::":' r-;W 1 ·.-,·.\·.'.,..---., ii./'."->.:,:' ':"I·:·l.;:·L '-:: \ \ 1 '~I!l+~Htl.l~i~ '. ___ ..1 \~""'-"';~~ ~ KEY PLAN N TI1~~*ilT<lvard.Eievatli)ns II' feL;\ EAST ELEVATION -BLDG 103 \.!V o-f""ffi· 32 ',0 '.'A.RY~ST ,~.A.j('.T"N E '.s z~ . . . . :i-i~':~': :.' :. ~ .~~~ ";""!. ;j{~\~\::~" "'if"; -+-! -T-_11\ i-~---! TI-~ '" I ' I I . , II -+ ---tot --4---------L-__ '-, ." I, I I : ,lJ/ I , __ ,' _____ J_J .----1=.::=: __ " I : i / ! ~LANDING P1eojectll2G43O(1.~ Juty 21st, 2(lOa S~a Plan ReVIew A Forltlulng~~ MadisanMarquelbj • CALLISON MATERIALS LEGEND 1. C .. ,_ 2. BRICK 3 METAL SIDING 4. STEEL CABLE GUARDRAIL 5. CORTEN STEEL 6 GlASS CURTAIN WAll 7. METAL MESH e METAL LOUVFRS 9 METAL CANOPY 10 CANVAS AWNING 11 "GREEN SCREEN" WELDED WIRE TRELLIS 12. EXPOSED STEEL I-BEAM/COLUMN, TYP 13 STANDING SEAM METAL ROOF 14 ALUMINUM STORcFRONl lS ALUMINUM PANEL lEI. ALUMINUM WINDOW 17 CAST-iN·PLACE CONCRETE SASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FI8ER BOARD 2n. STUCCO /,7- I~F ~ ,~~.~~,,,,: )~fflib~!'~'\,:'~ KEY PLAN c:> Th~lJ~t.iWllrd,.Eleyallbns •••• "·oj.; j[<>/ )/11·' ;--: ~,/! : . I ' I I -~ --------;- . ~1" i . .--1 1-~-: I I ' , . i J --.J-----,,-,,----._ r : -I! r-~d ,-.,-- • , I , , I , • ! -1-._,- ~--- .~";I.A"'·.:A.;!;~\)~ ST A 1\ t N".E R,'S ". ',~,~: (¢"j :';~ f~) ')'~~j '.~;~~ ! I' -----~ ! I ~~J -. ., .~~ ~LANDING PreJecl" ~300.03 J~y21st,,~ SIIePlanRaview For IMaing information contiIc:t MadisonMarq .... • CALLISON MATERIALS LEGEND 1. eMU 2 BRIC!( 3 METAL SIDING 4 STEEL CABLE GUARDRAIL 5 CORTEN STEEL GlASS CURTA~N WALL METAL MESH ME TAL LOUVERS 9 METAL CANOPY 10. CANVAS AWNING 11. "GREEN SCREEN" WELDED W:RE TRelLIS 12 EXPOSED STEEl I-BEAMICOLUMN, TYP, 13, STANDING SEAM METAL ROOF 14,ALUMINUM STOREFRONT 15 ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-iN· PlACE CONCRETE BA.SE 18 PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARO 20. srucco j /, ~-:---,;~.~.' ~ /.(",,' ,,-"'-~ ~-::;;-.-:, '''ll'F'''!Q '0"',> ;~O'!,!0~IJ'~'C d> KEY PLAN N - The BoUlevard, Eleliaflons II '-"'-~~~~' ~ 30'-0" TO R ~ 18'-0" TO,R rEU\ NORTH ELEVATION -BLDG 107 ~ t'8'ffi, 32' I:: -----t--T---+-??;;¥ 1 I 1 ~x-;<;JI I ' "ARYEBT' ;A' .''-"'_;~ ... ~:;;~,::~i:'WI'i4 E 'R ,5 , , ' 'J'~.~} \r1'J\;J ),:;, ,)i _. --=-,co~~~ _I __ =~ " JII : : ,;r---;--+V== -, ' / " ~ : -,=-==-,-~-~-+T~----l..-r=--:-"--=--=-=r---! ---- " .~~~~ ~LANDING PI'ojedtl 2{l43OO,1)3 July 21st. 2006 Site Plan Re-.1e .... ~~6' 32 +--1 ~ For IHBIng InfonnatIon ~ MadisorI.1arque118 v ... <I CALLISON MATERIALS LEGEND 1. eMU :2 BRICK 3 METAL SIOING 4. STEEL CABLE GUARDRAil 6, CORTEN STEEL 11. GLASS CURTAIN WAlL 7 METAL MESH 8 WETAL LOUVERS 9 METAL CANOPY l(), CANVAS AWNING 11 'GREEN SCREEN-WELDED WIRE TRt::LLlS 1~ EXPOSED STEEL I-BEAM/COLUMN, ryp 13 STANlJlNGSEAM METAL ROOF 14 ALUMINUM STOREFRONT l&.ALUMINUM PANEL 16_ ALUMINUM WINDOW 17, CAST-iN_PlACE CONCRETE BASE 18, PRECAST CONCRETE PANEL 19, CONCRETE FISER BOARD 20 STUCCO ,/ j'~( q~~<: i~~}~\:\ ~ KEY PLAN N TheSOllie,iard, Elevations ED ,::~,; i,-:~,j';:'f_;.! , A 30'-0" \--~ ~~ i- \ ___ '_. __ ~ __ .T" --~it~?·;>< >; , .,;,:-~--/~--I I:, 1:1 T!i ;-)1 ' ql -Ii --,...Iii~~ I I r--- -., .... ,' .. ,:' '~_'i" 'NRVEST ''I ARTNER,S , ' 'ti4,', \ -- (~.?:"~'f:1~) . i'---:t--" ,i;~"\:~~ : II't'I', -, I I ~ -' : ~ i [l I' I I - ' +-1 -'f~~~~'-) ---,c __ ~ __ ---.p=~~,-"jjj:; Lt-/ \ \ " ~LANDING .~~~ Projocl.tf204:!OO.03 JL/Jy 21 $I, 2006 Site Plen Re¥!ew i):-!-----~-l irl ...... ·1-~J ....... ; I-I ) I ~I r- '-1------' For IMaIng InfO!mdon CO)I1t..:t Madison .......... (I CALLISON 30'-0" T.O,R ~ 18'-0" T.O,R. + MATERIALS LEGEND 1 eMU 2 BRICK 3, METAL SIDING 4 STEEL CABLE GUARDRAIL (;, CORTEN STEEL 6 GlASS CUR1AIN WAll 7 ME1AL MESH e METAL LOUVERS 9 METAL CANOPY 10. CANVAS AVit'IING 11, "GREEN SCR!:EI\'" WELDED WIRI: TRELLIS 12, EXPOSED STEEL I-B£AMICOlUMN. TYP 13, STANOING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15, ALUMINUM PANEL lij,AlUMINUM WINDOW 17. CAST_IN-PLACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19, CONCRETE FIBER BOARD 20. STUCCO 7' .>-/ ~\ <~_--"i' !!::~~~I~\j ~ KEY PlAN , The E!oulevard, Elevations II ~ :26'-0" TO,R fu'i\ EAST ELEVATION -BLDG lOB ~~60s' 3:2' .~~~~i~~\ . :.fI!;~';->;:'~' \'," . :":1 "" \;. ('t:',. ,~, "'\ );"y\ \.£:J-'W ~ .. ', ~, .,\ -" . .~~~ !LANDING ~t1204300,03 July 21st, 2006 Sile Pisn Revisw , !Ri\ NORTH ELEVATION -BLDG lOB ~-10s' 32' For_Ing~_~ . MadisonMlllqullB 23'-(1" T,O.R. ~ e CALLISON MATERIALS LEGEND 1 CMU :2 BRICK 3 METAL SIDING 4. STEEL CABLE GUARDRAIL 5 CORTEN STEEL 6 GLASS CURTAIN WALl 7, METAL MESH a METAL LOUVERS 9 METAL CANOPY 10, CANVAS AV\lNING 11 "GREIoN SCREEN" WfLDED WIRE mELLIS 12 EXPOSED STEEL .-BEAM/COLUMN, TYP 13 STANDING SEAM METAL ROOF 14 ALUMINUM STOREFRONT 15_ALw..IINUMPANEL 16_ ALUMINUM WINDOW 17. CAST-IN-PlACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19, CONCRETE FIBER BOARD 20 STUCCO 7' i~"-~ /¢~~,i¥-i< :i~:'-'-<:.: ':-,)f<Y\',i':' (~-\ '.EPl.""" ~": ~. ' -,~--,-,,~-\_--' -~~ ~ KEY PLAN N _ . ;,;}',t:~':.c" "_,,-__ , ,co''' __ '" .,';' . -. T~e-;II.VMi:ie,Eievatil!lhS II ~ 23'-0" TO R fR;\ WEST ELEVATION -BLDG 108 ~6' 32' ""'" SOUTH ELEVATION -BLDG 108 ~Oa~, 32' .. ~. ~., ·~R1tE.:fr.:.·· • ) ,K'R T N E • , !~" :. . -v3>;':- ~lANDING .~~ Projew::t" 204300.r:t3 . , July21st,2006 SIte'Planftevjaw For '-1nCI' IrIfonnatIon oonlild:!' " . MadisUnM ........ • "'0 /'i ~.!,~~';l:,;) ·.~l·f~ ,;,SO ... e CALLISON 23'-Il" TO.R. ~ ···---:i';,' . MATERIALS LEGEND CMU 2. BRICK 3. METAL SIDING 4. STEEL CABLE GUARDRAIL 5. CORTEN STEEL 6. GlASS CURTAIN WALL 7 W:TAL MESH 8 METAL LOUVERS 9 METAL CANOPY 1Q, CAfWAS AWNING 11 -GREE'" SCREEN' WELDED WIRE TRELLIS 12, EXPOSED STEEL 1·8EAIv'ICOLUMN, TYP 13, STAt..'OING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15 AlUMINUM PANEL 16. ALUMINUM WINDOW 17, CAST -IN-PLACE CONCRETE SASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARO 20. STUCCO 7 >~(" . ~l'. l~I~1\,.C~ !!~"'f:I~,~, .. _~ d> KEY PLAN N Ttl~~iie,Elevati&hs 'm '~~:'1:~t~,:;; >.~;~ :~ ;}'::' ::~~~:.~:~~~~ ;': "'. ® ~ ELEVATION -BLDG 109 and 101 o 0' 16' 32' © ~H ELEVATION -BLDG 109 and 101 o 8' 16' 32" ,~~~~~~~~~ . ~~.~~~,,~, .. .~~ " ~. ,; .. ~. '.~ , . ce~'0 t::t·} ~.:!,t =LANDING ProjIMll " 204300:08 July 21$1.:2006 Site Plan ReYi8W 40'-0" r_OR ill 40'..(:"TDR ~ Far'-'I'ItI,~~, MadisonM ......... e CALLISON MATERIALS LEGEND , CMU 2 BRlCK 3 METAL SIDING 4 STEEL CABLE GUARDRAIL 5 CORTEN STEEl 6. GlASS CURTAIN WAiL 7 METAL MESH 8 METAl LOUVERS 9 METAL CANOPY 10. CANVAS AWNING 11 "GREEN SCREEN' WE.lOt:O WIRE TRELLIS 12. EXPOSED STEEL I-BEAM/COLUMN, TYP_ 13. STAND!NG SEAM METAl ROOF 14. ALUMINUM STOREFRONT is,ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST_IN_PtACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 20. STUCCO ~>?7 ~d:,./, \\ / ~,,}i-. -_ ._::', .-_!... (1,~:r5 /-_ --~", -,::>:J"\:"\~--'\~: ,(--\ ''''"''~' ~ \ ' j~~~,\_-< ~ N I KEY PI At.! The'';''veriue, Elevali",ns II " ® EAST ELEVATION -BLDG 101 and 109 37 ~ o 8' 16' 32' EL ') NORTH ELEVATION -BLDG 101 and 109 37 ____ "_ 0'-8' 11:1 "'':: -./,:. ,-NTZY .. ~5T" ) A;";'''T N E • S 1~" . :'(~"" .~~~~ !lANDING· Pfqect 111204300,1» July 2111t • .2OO& ,SIIi PIIIn R.YIew ~).3,\!r-3~) :,~;. 40'-0-T.OR A. , :::;'-;7=i~~-: e CALLISON MATERIALS LEGEND 1 eMU 2. BRICK 3 METAL SIDING 4 $TEELCABLE GUARDRAIL 5. CORTEN STEEL GlASS CURTAIN WALL MFTALMESH METAL LOUVERS ME rAL CANOPY 10 CANVAS AWNING 11, 'GREEN SCREEN' WELDED WIRE TRELLIS 12. EXPOSED STEfL I-BEAM/COLUMN, TYP, 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15. AltR.lINUM PANEL 16. ALUMINUM WINDOW 17. CAST-IN.f'LACE CONCRETE BASE 1B. PRECAST CONCRETE PANEL BOARD ta1\ WEST ELEVATION -BLDG 109 ~t-s-:""ffi, 32' ~ r'iU\ EAST ELEVATION -BLDG 101 ~~6' ;1:2' a , ~ARVEST jfll'''RTNE'' r .~~~~ "f''''::>':'':~:: ~: ;T~)\1\) .,:,,:1, 40'Q r.OR ~ ~~~.~ 32'~O.R, --*- ~LA.NDING For I_/ng Ir'rfOnnatIQrI cOmW.t: ~. Z043OO.G3 MadisonMa!queae Mj 2.1«, 2006 $toI. JI\S!'I *"-"'- <i CALLISON MATERIALS LEGEND , eMU 2. BRICK 3. METAL SIDING 4 STEEL CAIRE GUARDRAIL S. CORTEN STEEL 6 GLASS CURTAIN WALL -, METAL MESH il filETAL LOUVERS ') METAL CANOPY 10. CI'.N'IA$ AWN,NG 11 "ORt::EN SCREE"'" WEL~D WIRE1RElUS 12. ExPOSED Sf EEL :-BEAM/COLUMN, TYP. 1;'1 SlANDING SEAM ME1AL ROOf 14. ALUMINUM STOREFI'I.ONT 15. ALUMINUM PANEl. 16. ALUMINUM WINDOW 17, CAST -IN-PlACE CONCRETE 8ASf 18. PRECAST CONCRHE PANEL 19. CONCRETE FIBER BOARD 20. STUCCO 7' _/, ~{ . /~~' " I;~~!lll\\ ~ KEYF'LAN " . Tni"j,;vll'Hue/Elevati(\J;S' &I ., . -, . t2~\ .~ .. ~; , . "e, , • II :~ n ~. o z ~-\ ~-~' t~·;~ .:'.-.:c.\ l~t},';'; ~~;,~. . }iff; IF E!II 1;1 n ~ ~. o z ,'.", .~"",,~- ~2 \:0 .' ...",'. ~,::. • !I :! o z ~."'.~i;'"''C:.''' .' . AlQ'VE 5T N":, A'RT N E .. R~ .. {~:,~~ . " ,c·" ,\ .. "., •. ~~" "1 .~ "; I 1J.~~.'-........ ,1 ~M~6' ~2' :1 \1 , , +-T ~ .~~~ 43''()' T,Q.R. ~ 36'-0" T.OR ~ 24''()" r.aR f l "~_~ L :i I-----------------~ _____ ~ -----I ~- .~ , \...--. ,J7'lJ7'lv..;'.~ JI' .' "-____ ~_~-~ L! ._j~- ~~----. ..-," ,- (I CALLISON MATERIALS LEGEND 1 eMU 2 BRICK 3 METAL SIDING 4 STEEL CABLE GUARDRAIL 5 CORTEN S rEEL 6 GLASS CURTAIN WAll 7 METAL MfSH 8 METAL LOUVIoRS 9 Mt::TAL CANOPY 10 CANVAS AWNING 11. "GREEN SCREEN" WELDED WIRE TRELLIS 12. EXPOSED STEEL I-BEAMJCOLUMN, TYP: 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-IN-f'LACE CONCRETE 6ASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 2C. an/ceo 7. ~ N 1/~~~!a:Q ~LANDING p~ "204300.03 July216t,2006 SltePlanR&vlew foF '-!ng I1I'oITllRllaQ ~ . MadisonM ........ · i;-if~:walk,Elev,~tIQnS ... II U j!ff,\., _ . ,,' ~~~[lt: A~~~~~'~~~ .;r:r:;fof;::.:] ': ';')'.~' ~ ~{~':. ~ 5-f""W, 32' ~ I .j. .~~~~ G:,:'\: !;;~',,';"\'~ + I I .!..- +-_____ --1- iLANDING For'-Ing ~mldOru~iit.C!.:' MadisonMarqU .... ' PnIjeet#204300.03 J~y 21st, 2006 Site Plan Review e CA.LLISON 43'..0" T.OR ~ 24'..0" T,O R ~ MATERIALS LEGEND ~1J1I , 2. BRICK 3 METAL SIDING 4. STEEL CABLE GUARORAIL 5 CORTEN STEEL 6 GLASS CURTAiN WALL 7 METAL MfSH META.L LOUVERS METAL CANOPY 10 CANVAS AWNING 11 "GREEN SCREEN-WELDED WIRIo TKELLIS 12, EXPOSED STFF.L I-BEAM/COLUMN, TYP. 13, STANDING SEAM METAL ROOF 14, ALUMINUM STOREFRONT 1S ALUMINUM PANEL 16. AlUMINUM WINDOW 17. CAST-iN-PlACE CONCRETE BASE 16. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 20. STUCCO KEYPLAN // ~ . /~.§!: --:~< !~:n~' / II'~ , (~ /~':'Pl]~~~"\> d> N 'YIl"Waik; E'levaikllls ' II ~0""""8~6' 32· Jl, A RV'}", '9! ..... ,bT !ft ;.t'.n.,," s., .~~~~ .,~\~.; . ., (r~ '.J F:~:)~: '!.,~ d ~LANDING PnlJed"~OO.03 Juty21sl,2006 SIIePlllnReview For leMing InfonndDn cOntad: MadisonManJ .... <I CALLISON MATERIALS LEGEND 1 CMU 2 BRICK 3 METAL SIDING 4 STEEL CABLE GUARORf\:L 5 CORTEN STEEL 6 GLASS CURTAIN WALL 7 METAL MESH 8 METAL LOUVERS 9 METAL CANOPY 10. CANVAS AWNING 11. "GREeN SCREEN" WELDeD WIRE TRELLIS 12. EXPOSED STEEL I-BEAM/COLUMN, TYP. 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW ifJ~'W~lk;Eie"aU~I1S II r --- --, L !:ARVESI. ,,". . '\'" ,A.\~,,:~. !:';'~~'-~-:'.--~~~~~~ ;\"rrl.~.~( \;:\_~'."!' . ~LANDING fDl' IeruInsI-Wormdon cont.at: MadisonM ....... f'~11204300_03 July 21sl, 2006 Site Plan RftvJew (~ ~1\J ~.3.:.:j~i'-~ e CALLISON 0'-0" ~ MATERIALS LEGEND 1. eMU 2. BRICK 3 METAL ~DING 4 STEEL CABlE GUARORAll 5 CORTEN STEEL 6. GLASS CURTAIN WALL 7 METAL MESH 1\ METAL LOUVERS 9 METAL CANOPY 10 CANVAS AWNING 11 "GREEN SeRE-ION" WELDED WIRE TRELLIS 12 E)IF'OSED STEEL I-BEAr.'ICOLUMN. TYP, 1). STANDING SEAM METAL ROOF 14 ALUMINUM STOREFRONT 15. ALUMINUM PANEL lS.ALUMINUM WINDOW 17. CAST-lN-PLACE CONCRETE BASE 16. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOA.RD 20. STUCCO / .~<. 4~~ ~-, /~~2~ I,'; ,_', <"'_ ;U)I "<"-:\':\':' ,.,"--' !~""'i.~_\_j ~ KEY PlAN N - -TKllWalk,l:fellaliilris _II ,. ... '" . . AJ\V,ffr;' . :,_ ;'\\:,;,:~·E.' '\ ','. ~( , .~~~~ ~":.-":~\~~1";)·"J .~::, ';.... _. ' -,.".. ," r l5lANDING Pr'Cjedfl2G4300.03 July 21s1, 2006 Site Plan RevIew ------, ~ For ~lI'1fotrMIIon ~ MadIsonMan, ..... • CALLISON MATERIALS LEGENO 1. eMU 2 BRICK 3 METAL SIDING 4. STEEL CABLE GUARDRAIL 5. caRTEN STEEL 6 GLASS CURTAIN WALL ? METAL MESH 8 METAL LOUVERS 9 METAlCAI\iOPY 11). CANVAS AWNING 11 "GREEN SCREEN" WELDED WIRE TRELLIS 12. EXPOSED STeEL I.BEAM/COLUMN, TYP 13. STANDING SEAM METAl ROOF 14. ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-IN-PLACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19 CONCRETEFI8ERBOARD 20. STUCCO ~ N ,., ......•...... - " •. ,il\';fWllj~~?''''i~viiH6iislill· ,,1;'i:xr ··~~~t . '" 26'.<J" T.OR v ® ~ ELEVATION -BLOGS 400 -403 C S' 16' 32' r-----------, itJm: ~ = ~ T!h r TT" I d I II 1- L ~i\RViSf' ,o"i-,f; ._~,~r0'=' N E R S :,\t~.1'~;.:"":'~" , . ".', ~'\';'~: .. , .... -:-... . "', ~~~ '"0\ ,~\ -""-,, ~ ~_~A\}~~-::~-"'''' ,O" \.~~ - ~ .~~~ ~LANDING Proj~. 204300.03 JL/Jy 21st, 2006 Site Pia" RevIew For leMing InformI.IIon toritact Mad ............... <I CALLISON MATERiAlS LEGEND 1. CMU 2 BRICK 3. METAL SIDING ~. STEEL CABLE GUARDRAIL S. CORTEN STEEL 6 GLASS CURTAIN WALL 7 METAL MESH 8 METAL LOUVERS 9 METAL CANOPY 10 CAto.WS AWNING '1 "GRe:EN SCREEN" WELOeD WIRE TRELLIS 12 EXPOSED STEEL 1-f:lE::AMICOLUMN, TYP. 13. STANDING SEAM METAl ROOF 14. ALUMINUM STOREFRONT 15 ALUMINUM PANEL l6.ALUMINUM WINDOW 17. CAST-iN-PlACE CONCRETE BASE 18 PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD ~ N tbllWalk, Ele(iat~lis II fel?\ EAST ELEVATION -BLDGS 400 -403 \V~. ~ Q"'*'(.""76' 32' k i,il ,', """=1= I '-_'I " ... ",,;ttY ~--___ __ I "'v .!-___ 1 t _______ J I j:AJl.,YE$T· _.,; f ... l~~ .. ~::t-<~· IRS :.,...... ~,:~:' -> ',,' . .~~~~ UANDING pre}eet" 200131)0.03 July 21st, 2006 Site Plan Review For ItUIng Worm.tIon c::om.ct: MaIf_MarquOllt xiJ .~,,"".J."" (i,;\!'r:1-v,) ~~" .. ~'.' <i CALLISON 28'.(1" T.O,P. A. v MATERIALS LEGEND 1 eMU 2 BRICK :3 METAL SIDING -4 STEEL CABLE GUARDRAIL 5 CORTEN STEEL 6. GLASS CURTAIN WAll 7 METAL MESH 8 ME TAL LOUVE'RS ~ M'" TAL CANOPY 10. CANVAS AVVNING 11, "GREEN SCREEN" WELDED WIRE TRELLIS 12 EXPOSED STEFL I-BEAM/COLUMN, TYP 13. STANO:NG SEAM METAL ROOF 14.ALUIIMNUM STOREFRONT 15. ALUMINUM PANEL 18. ALUMINUM WINOOW 17. Cl>.ST-IN-PLACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 20. STUCCO 7 /#iii , i~~~f\:, (-<': .:,.:: '.: ,i"'\'·'·'::."_~. '., " 1[831-~\ ' !:-':':"--""""'!"""'!-.:i:~~\_'-'- ~ KEY PLAN " , fi'iEi'Walk, Ele,vajions m '~J, I '-____ -l ~ .. ' .' AR:V,E'sf' . ',j'/"'_/:.:~~:;; \:A~1t "1 'N E R S "y~" ~."'.~ . .' :::\.~'. : .... - .~~~ ~LANDING· far __ 1ng trrronndon ~ MadiSonMarqueae Prolect _ 204300.03 July 21st. 2006 Site Plan,Review t~ -::~:.\;r,~~) 3·\··;~ '.." .,~ <I CALLISON 38'.{)" T.O.P. ~ MATERIALS LEGEND 1. eMU 2 BRICK 3 METAL SIDING 4 STEEL CABLE GUARDRAIL 5. CORlEN STEEL 6 GlASS CURTAIN WAll MEfAL MESH METAL LOUVERS 9 METAL CANOPY 10. CANVAS AWNING 11 -GREEN SCREEN" WELDED WIRE TRELLIS 12 EXPOSED S I EEL I·BI::AMICQLUMN, TVP 13. STANDING SEAM ME1AL KOOF 14. ALUMINUM STOREFRONT 1,5. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-iN-PlACE CONCRETE BASE 18. PRECAST CONCRETE PANEl 19. CONCRETE FIBER BOARD 20.SrucCO ...;;. / ~/.'~\ j,/: ',~ ~. §',---;;;;;~, . /;!f , 1f"~ If,': __ p: . ./" -':'-':-.-:j'<\:::<\."\,"'-\ ". , ...... ;"""" .. ".' .. '.'" '_ I ... ' .. ,t~:";~:~'!L!}~ ,~\-:< d> KEYPtAN " ~%i\'walk.EleY;i~~iiS II'. s' "I;lt~ <J,'. © ~ ELEVATION -BlOGS 404 -406 o a' 16' 32' ",',' ~ ",,,~~'t~ S.~' '/'\'1!f;~tW' . :::\f'" '3n"\"~' .,<:_,-"(.\J~'," 'i~~'" \.i~ ~ 't' ,~~ ~ .~~ ~LANDING For Ieae1I1!iI w-n.lll1lf.oam.ct: MadisoIlMarqUoae Prej$d ~ 2001300.03 July 2151, 2006 Site Plan Review • CALLISON 32'..Q" TO.P, ~ MATERIALS LEGEND 1, eMU 2 BRICK J METAL SIDING 4 STEEL CABLE GUARDRAil 5. CORTEN STEEL 6 GlASS CURTAIN WALL METAL MESH METAl LOUVERS 9 METAL CANOPY 10 CANVAS AWNING 11 "GREEN SCREEN" WELDED W!RE TRELLIS 12. EXPOSED STEEL I·BEA~ICOLUMN. TYP 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-iN-PlACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 20. STUCCO /' /~JiiLc~' ,W~Ii"" ,;~"iL"B}~'~-i C> K.e;YPLAN N iii(, wiIiI(;EII,vatii;!l1s II '~.' - , 'II , c ~ .... -.. -..... ---r-~---~ I +---------I I' ",.t:'~ . !f~~~~~ " . :;\~{" ,:,' :'",:, ,~. ~~':.!.'.:.\ .r:"·1_\~\"'\ .. J:.7 ' ;':...s~ '" .' !LANDING .~~~ Pl'l!lJed;tf204300.(r.j July 21~ 201lfi SliD Plan ReVieW L-",'··-~~~····--·-·_:l! ,L.--J.L----L.I-______ 1 +-__ For t.uIr\g InfoI'I'natbI1 miirtaCt' MaIIiSaIINI ...... <I CALLISON 32'.c" T,O.P. ~ MATERIALS LEGEND 1 eMU 2. BRICK 3 METAL. SIDING " STEEL CABLE GUARDRAIL CORTEN STEEL GLASS CURTAIN WALL METAL MESH METAL LOUVERS g METAL CANOPY 10 CANVA.SAW~NG 11, "GREEN SCREEN" WELDED WIRE TRELLIS 12 EXPOSED STEEL I-BEAM/COLUMN, TYP 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15. AlUMINUM PANEL 16. ALUMINUM WINDOw 17. CAST.iN-PLACE CONCRETE BASE 16. PRECAST CONCRETE PANEL CONCRETE FIBER BOARD ~ , ;:l~~~::,;:,:~t'ri~!I'~" :~';::t. ·~L ~_J,:i .t::: ~I"" ~~.:. • II ." :z • !I :! ;-------------------- ...,1 ~I ~I ml 1 SEE ENlARGEMENT SHEET Ll.l0 ·i································ 1 1 1 1 1 ;J " ... ,i' . ,y.'t': .. ,~~,~~'SR. T.'" " . ~~~f:t·.. ;'. -:~ ,; <.~.~ ,,~, ... .,.). 3\'\ r,::.;~b' .' \.} ;.J 300 CINEMA. 54< .~~~ lLANDING ProlotCt if 204SOO.03 July 21st, 200S Site Plaro R$view RESlOENTlAL BY FAIRFIELD ---- ~ ~ -------SEE SHEETll.4 & L 1.5 For ~'1r!fOtmetIon ~ ~ LANDSCAPE PLAN L 1.2 h.tLj---i SlU: , •• 111 _ rf ffi KEY PlAN Lc n dSCQP II:Jo,r c h Ite clure II(I(!N""" __ ._102 ""'1U", w.o.lIII1~ T.oph.... lC5 782 :M5O rG""'. 2QI 7112 311111 . 'Ioandsc~p'ete'ansll' H 'I 1 "0,,~:~~~'t~SR~ ~~ ... WJr . ;'. ;,ri~>' -; ".<'~' ({A\~\";'''; .:~\ . 1...,.:.,.... -.... \~~ .~~ ~LANDING ~"204300.03 July 21st, 2006 Site PIa" Review SEESHEETL1.l &Ll.2 ------ RESlDENTIII. BY FAIRFIB.D F« ~ Infonna1Ion c:onIEt: . MIdisonII'IaIquete l- I", I~ I~ I~ I I I I lANDSCAPE PlAN Ll.4 h11J--i . DI.E: 1·. Sf _ rr ffi' KEY PlAN Lo n dscap e Ar ch itect Ure SOO_~_.~10.2 Soootu.. WI. IIIItOJ-»l!a Tetoph .. o zoe. 7&2 JtIIiQ rG....... 2Dt11.12 3f~ , :'t: WandscapetPlans II :';~,~,::; (";"'ii~t;t&;; SEE SHEETll.4 L -------- I I I Ii fill :::1 :I: 'I ffil :;, I I I LOGAN A VENUE SEE SHEETL1.7 I ... ,,-e., · .. ~~~~~'5R~.··''';·> . ,-......... . . . . :.', .. ;"-.. C\:~:)\J \~) ',,} 'j '; ~I JUNIOR '"""" ''''' .~~~~ 400 JUNIOR ANC'Of! ",., STREET 1'<ro; SIfOWN ;~EER~~CER£~~~~ ·clii<=~--==1i £NClNFnlIHG P'l.).NS ~~~P~~~~~~~~~'t) '" ' RE.TAI~ 10< ~LANDING Projeettt 204300.03 J!Jy 21s1 .. 2006 SIte Pliin Review UJ ~ 1 ForlMllngWonndoo'~-. MadisonMorquel8 . LANDSCAPE PLAN L 1.7 tIJ-Lj---i tcW.E:1'.1I1-1/' E9 KEY PlAN Lon d$c op e Arct\itectuc .. 5OONo!rtIIS&t!rSIrMt._IOl. _1114, "'" aal03-3II2IJ T.......... zoe 78Z 1I5eO 'G_'. _7112 3117S -';'- .;%i~~~~d~~\j~,::~;~)'··" ,,;.- I I I I I I 202 JUNIOR ANCHOR 20.7K AARYkH : ,; .. 1: .... ~.t .. ~. 'E~ R 'S ,:.'1 ,'. '~if'-' ::"'",I,,.:!'; , • .,./' '.;~~ ~'-, . , .... , c/.~\! \:jJ; ) . 201 JUNIOR ANCHOR 20AK .~ IICC£HT BANI), TI'P. strE lITIJIE$ SI!QWN FOR REl'EMItCE OHlY. NORTH 8TH STREET !LANDING Pr!ljed'2043(1O,03 July 2151, 2006 Site Plan Review 200 JUNIOR ANCHOR 12ti.6K SEE SHEETl1.4 & L 1.5 - \ ~ ~ ,.. ~ ~ For ,-~.nrum.tIon.contac:t:_ MadIsonMmqueae . LANDSCAPE PLAN L1.8 htt...J--i SIIII.!::,'.JII_F ffi KEY""," Len dscap e Archae cture $OO_e!h~._'~ SOotllo, """ t&1OJ.-.~ ToI",h ... :zD117U~ ro_. :I0Il ?U;!8n ~and$~.a~e\~lanS II 0", ',.'( ;_:' :"~;IT}:r;{,,~i·~-~:t r:. • ] Ii 'J~~ c-:',-, . ..,~'". \ .. 1:.i. II J. "'"," -:.~. • :1 II ,····t···· . . . • )~ il ::11 :z lli '4 ~~ g~ oo~ --~ " --J -z G) I I I I I I I I i _ ,-, , -" ;: j-;, \ '~ .... ~. ~,~ .. ;,; . . ,.:' ..... " .. --~~ .;":. , , \ \ \ " \\ .. , \ \, \ I ;~;~\';';. ~~ .• .-~ '. S·'S.-;~ .-..... >~. t., -j:';J ,.. .' ... ~..; .J :> q 109 RETAIL 9.2K 202 JU:~!OR ANCHOR 20.7K 201 ~UNIOR ANCHO'\ 20.4K 200 ANCHOR 126.8K AM CITY OF ~ RENTON ...... ""1/8 .. ,""91"""'"' _ Do;>I i -.- PLAN SCALE fifO 1.0 (fUT) , .. CIi ~ 00 f7 PI.,.;.Q/8""',,v-, •....... .,..... '5~<~;'" {.i"\! ';~~J'3';:" ~ I;I -.-, PLAN SCALE ! Z 00 i ("Ii", • "'CJ< _ w ~~~~~rr ~ THE lANDING HARVEST PARTNERS .; "f' " >/ ·.~,t>:, ~., ':; ~ , ....... ~'.'.\.;.-;, ":,t .,~f.'~-::'~ ,-.-:...:a--~' 'Ll ... ':"i ,~01!- , I" :) __ ;, r.:',' /' ,,?,,'" / /// / 0l ~ 66 ~ c::::' ~,--;, ;R CITY OF RENTON pt"""int/lk.'l...,/PubOo "..,... GoP' i -S-, PLAN SCAL£ 21! i r ( rfrr ) , "'C>! •• 0 . o.¢: .. '/f,j·/.'·. ,.~'. ; (!J z ~ 'l! .... J&r r -....... 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JUNIOR ANCHOR 30.3K ~ -e-, PLAN SCAL~ r T ofO ~a (..,,,, , ,"Kt1 a "" ~~500'''T' ~ THE lANDlN3 HARVEST PARTNERS PHASE I SITE PLAN LOT 4 WEST ~; ~!~~t III ! .. ; .. ,~ (~',~: .. ::-\ v~~~ -1: .. ' . . , .. III .. -'~ 0 1 , 0 ! , " I I 5~ I ~m ~~~J! ~ -.-Z~ 0 ~~~'DbS$~~~'~~0i~ ~~~ •• jg.",.~, " " ~ 1 ~ 'I • ~" ~ C:O~ m I I ' , "'~i ~i I ,,0, 0.> , ~C~ IIlliimw!!~!mIIWil (oI~ ~ l~ HI , §~~ ~~ (I) I i' >I!i I", <"~,, "~ ;ill t~ i Ii!' 'i,qi'''l~wl W ~ "'''I' 0., H -!nL, ,i I Ii!' ~~f ! , · i l !!, h i !'- I I I ,0, , ! , ~ ~ ~ iii ~ , III , \ \ \ \ \ \ \ .. ' .... ~ ;il " " 0 " .t5: I ~ !I~:\ii 2 III I~"i' .:i"- III :.:... "" ~~~ ~.:~. , hf:: -.-z~ ~"f':: I _l ,.., ,1';:~~ .. .., \ \ \ " \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \. ........... / "j":" 300 :\ CINEMA' 54K "'"'" r.J c.<fD< .... !;IN, TPF( , 'Il: c..\TCH aASIN. TPF( 2 Sro/l!'/CL~OIIT SJJ<IT,l/IY 5ElI£R I.WIWJl£ SOJIfT,l/IY S£lIER Cl£OJ<OUT "",1EII1I1.NH0I.£ "",1EIIVA<lt.T !MID! V ... I£ ';0.. ""1£11 ""1£11 " •• y IRRlGAlKW cctll/IOl VALlt: :~~ IMlN/TaI IIIU '" .' •. <~. ~' <." • --;- , • .-----> o nIfE I1)!!RAHT KIST INOICATaI .w.K fIP£~r""""""!1lIN fMJI IN l.£AD -''''''' -, SroII>IllfWNLtNE" s.<MT .... :SaIE1I ~ ... mr UIIE PI/Of'OtiED CIo1(;H 8.0.5lIl fl.OIfDlllCC1/Oll Pflrl'OS£O STIlOl>I DRNN PI!W'OS£D mrAIloIDIT VAUl.f ~ -$- PLAN SCALE t i'" 60 (ITH) , "NO! ~ "'" ~~'&..,M~J>~/J ;r • . ,. _~ f<>r C<>mp.U ... oo tb Cl~.fI.Lo-' THE LANOING HARVEST PARTNERS PHASE I STORM DRAINAGE PlAN LOT 1 ~ Jiti t~, rFE~31 405 JUNIOR ANCHOR " ., ., .... ~~".~ ";-"~ ,.-, t;..;~ ¥ ~ ';> ,~\ 1f ~ ... ~ ''."" . -' -''402 JUNIOR ANCHOR 16.5K ., ........ c:= 31 401 JUNIOR ANCHOR 18.5K / 31 6 JUNIOR ANCHOR 30.3K = RETAIL 10K """" CAfO/ jlAgpj, TlfI( , ,; CAfCHo!I.'.sw, Tlf'£2 slllO!ll~r (8 SNl/1".'J1Y SEllER lmIHG<£ . SWTAAY SCIIfl1 C!UJo/(JtJT ~j-; O«J[R 6W<HOI£ -.' 1PlD! VAUU '!": 1l'A7DI_1'E" r,;~ 1l'AlOR ,,[ID! _""11",, CONmr:A. ~AUI' >11.. """'T(I/IO(U ~) FlIIC H_NlT 0:;," POST IfIiJIc..ro1 V .... I'E" flR£l)£PTCO\I>I£C/lOPI .;.. ~,. TACK IH l.CAD <' ,,' I/alJoIII'CN> c:;, _, S1<lfI .. £IIIWH lJH£ s.<NjrNlY 5ElI£1I ut/C ~~~ • P1I'OPOS£i>C\I!:OIIl"'!J." .----> FLOIO' 0/I/£C11ON 1'IfOI"Q'iCD SrotW MAIN D I'IIOPO.IW />VINUIT VAIII.T i -8- I PLAN SCALE r +.c eo , ",J. ';;<;0' _ tor Comp.U"'''''' "''>' _VOl . TI-lELANOINQ HARVEST PARTNERS PHASE I STORM DRAINAGE PlAN LOT 4 EAST FrE= "402 FFE,~! 30.5 J 4UJ ,.04 JUNIOR 406 ] ( 1 I JUNIOR f\WSS£ =--=: fi '" ANCHOR ~lAA-:" .... i RET AIL ANCHOR 1~2K .~ 7~ iT! 16.5K ill --"--~-;r:.'"-' 1~-'':;'' '-.; .... = = ___ l.../ :::i== "".[ ... /~-~-: "==5 FFE= 31 401 JUNIOR 1 ANCHOR 18.5K FFE 31 CITY OF RENTON PIco\ol...--,/Pobile __ JUfllOR ANCHOR 30.3K ""'" i~ ::j: ;0) < ::i~ I:,,'· I;:" e,· "-'.,- " • .-----> D Pon::HIMS/IO,!"!I'f:' PorcH !lAW. !"!I'f: 2 SroriW C!.£N<Wr SAHlT~~Y Sfl!EIO' WMIOIE SAOIITAIIY ~ rumouT WAIEII IIJ.MHa£ WAIEII VOWU WAIEII V .... I'£" ... /Ulot£ .... m..,.""" o:<W"'OL "' • .., -~~ fII/£"""""" PI;1ST_o:.o_v~<ot: FVI( 00-' rotINf~n(IH TAP< '" lEAO ~~(I;.O" -, Srt>'llll OIWN UNC s.wrO/lT~ UN£ ~~~ PIIflf'OS£D CAm; &ASIN fl.OWOIRCCmlIO -=STt>WIIR"'I< ""<>'WflII1fEM~I<r"'vl.f i -e-, PLAN SCALE k 2p <10 I~ (fF,T) ,,'ICh-.0 KEY MAP """"_~Oa~t THE lANDING HARVEST PARTNERS PHASE I STORM DRAINAaE PlAN LOT 4 WEST 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 •• CITY OF RENTON DEC 12 Z006 RECEIVED CITY CLERK'S OFFICE ;/andDeIiIlr::rd b<j I-5 Le'Jal ~lJurkr /:/$ fJ"" BEFORE THE HEARING EXAMINER OF THE CITY OF RENTON AND/OR BEFORE THE PLANNING/BUILDINGIPUBLIC WORKS ADMINISTRATOR In the Matter of the Appeals of No. B060540 Alliance for South End (ASE) and Brad Nicholson re: NOTICE OF APPEARANCE RE BUILDING PERMIT APPLICATION APPROVAL The Building Permit Application Approval for Buildings 101 and 102 TO: AND TO: AND TO: AND TO: AND TO: AND TO: FRED KAUFMAN, City of Renton Hearing Examiner CITY CLERK, City of Renton PLANNINGIBUILDING/PUBLIC WORKS ADMINISTRATOR, City of Renton APPELLANTS ALLIANCE FOR THE SOUTH END (ASE) AND BRAD NICHOLSON, by and through their attomeys, BUCK & GORDON LLP and PETER L. BUCK LAWRENCE J. WARREN, Renton City Attomey CLAUDIA NEWMAN, Attorney for Progressive Alliance for a Sustainable Southend (PASS) Applicant Harvest Partners hereby make appearance in the above-entitled action by and through the undersigned attomeys, and hereby request that service of all further pleadings and papers in this cause, except original process, be made upon the undersigned attomeys at their address below stated. Notice of Appearance -Page I of3 a HILLIS CLARK MARTIN & PETERSON, P.S, 500 Galland Building, 1221 Second Ave Seattle WA 98101-2925 208.623.1745; fax 206.623.7789 j j j j j j j j j j j j j j j j j j j j j j 2 DATED this 12th day of December, 2006. 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Notice of Appearance -Page 2 of 3 HILLIS CLARK MARTIN & PETERSON, P.S. By iC~rM tlJL£~ Jerome L. Hillli, WSBA # 1704 T. Ryan Durkan, WSBA #11805 Karen D. Breckenridge, WSBA #36666 Attorneys for Applicant Harvest Partners HILLIS CLARK MARTIN & PETERSON, P.S. 500 Galland Building, 1221 Second Ave Seattle WA 96101-2925 206.623.1745; fax 206.623.7769 . . 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 CERTIFICATE OF SERVICE J, Gina C. Pan, am a legal assistant for the law firm of Hillis Clark Martin & Peterson, P .S., 500 Galland Building, 1221 Second Avenue, Seattle, W A 98101. I hereby certify that on the 12.1,,, day of December 2006, I caused to be delivered by messenger a true and correct copy of Applicant Harvest Partners (I) Notice of Appearance (re: Building Permit Application Approval); and (2) this Certificate of Service to the following: Mr. Fred Kaufman, Hearing Examiner City of Renton 1055 South Grady Way, 7th Floor Renton, W A 98055 PlanninglBuildinglPublic Works Administrator City of Renton 1055 South Grady Way, 7'h Floor Renton, W A 98055 Claudia M. Newman Bricklin Newman Dold, LLP 1001 Fourth Avenue, Suite 3303 Seattle, W A 98154-1119 Office of the Clerk City of Renton 1055 South Grady Way, 7'h Floor Renton, W A 98055 Peter 1. Buck Buck & Gordon, LLP 2025 First Avenue, Suite 500 Seattle, WA 98121-3140 Lawrence 1. Warren, City Attorney Warren Barber & Fontes, P.S. 100 South Second Street Renton, W A 98057 . r2.~" DATED thiS day of December, 2006. #343575 18449·004 7d3rllll.doc 12112106 Notice of Appearance -Page 3 of 3 HILLIS CLARK MARTIN & PETERSON, P.S. Gina C. Pan Legal Assistant to T. Ryan Durkan HILLIS CLARK MARTIN & PETERSON, P.S. 500 Galland Building. 1221 Second Ave Seattle WA 98101-2925 206.623.1745; fax 206.623.7789 2 3 4 CITY OF RENTON DEC 11 2006 RECEIVED CITY CLERK'S OFFICE !land Dc/It/ad by 1M t! t.efP~ .f,'tlS flY!, 5 BEFORE THE HEARING EXAMINER OF THE CITY OF RENTON 6 AND/OR 7 BEFORE THE PLANNING/BUILDING/PUBLIC WORKS ADMINISTRATOR 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 In the Matter of the Appeals of ) ) Alliance for South End (ASE) and ) Brad Nicholson re: ) ) The Building Permit Application Approval for ) Buildings 10 I and 102 ) -------------) B060540 NOTICE OF APPEAL OF BUILDING PERMIT APPLICA TION APPROVAL I. INTRODUCTION The Alliance for South End (ASE) and Brad Nicholson hereby file this Notice of Appeal of the Building Permit Application Approval for the structures designated as Buildings 101 and 102 in The Landing's Site Plan, which was issued by the City's Development Services staff on or about November 28, 2006 (the "Approval," attached hereto as Exhibit A). I The Approval was based on substantial errors in law and/or fact, including reliance on a flawed Master Plan and Site Plan, violations of the City's Permit Classification and Review ordinance, and violations of the City's Site Development Plan Review ordinance, as set forth in further detail below. I The Building Permit Application for these structures and the "Plan Check" intake sheet prepared by staff for that application (the "Application") are attached hereto as Exhibit B. Buildings 101 and 102 are shown on the attached Exhibit C (Quadrant C Site Plan). All exhibits are incorporated herein by this reference. NOTICE OF APPEAL OF BuckeGordon llP BUILDING PERMIT APPLICATION APPROY AL - 1 2025 F;,,' A,en"e, 5";le 500 Y:IWPIASEIBUIIDING PERMITSINOTICE OF BUILDING PERMIT APPEAL 121106.DOC Seattle, WA 98121 (206) 382-9540 ~+Ct(y TIlCk."'/DeI )l'VC5 '&Ilvl. t' r. t..Jerfz.n.1, c., fy'K 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 II. TIMELINESS AND JURISDICTION This appeal is filed with the Hearing Examiner pursuant to Renton Municipal Code (RMC) 4-8-11 O.E, specifying a 14-day appeal period for administrative decisions. This appeal is also filed with the Planning/Building/Public Works Administrator pursuant to RMC 4-5-050.0.4, which states that "[t]he Appeals Board for purposes of Section 112 of the International Building Code shall be the Planning/Building/Public Works Administrator or his/her designee." III. STANDING A. ASE Standing Appellant ASE is a Washington nonprofit corporation established to advance its members' interests in Renton's environment, land use planning, and governmental and fiscal integrity. ASE's membership is made up of Renton citizens who are directly impacted by The Landing project in their daily activities. ASE's members control the direction of the corporation by expressing their views in consultations with the board of directors in advance of all major decisions concerning appeals, litigation or settlement of claims, as required by ASE's bylaws, and by voting on matters set forth in ASE's bylaws, including but not limited to the election of directors and any increases or decreases in the number of directors, pursuant to RCW 24.03.100; the removal of directors at any time with or without cause or notice, pursuant to RCW 24.03.103; all amendments to ASS's bylaws, pursuant to RCW 24.03.070; and all amendments to ASE's Articles of Incorporation, pursuant to RCW 24.03.165(1). NOTICE OF APPEAL OF BUILDING PERMIT APPLICATION APPROVAL - 2 Y:IWPIASEIBUILDING PERMITSINOTICE OF BUILDlc;U PERMIT APPEAL 121106DOC BuckOGordon llP 2025 First Avenue, SUite 500 Seattle. WA 98121 (206) 382-9540 I 2 3 4 5 6 7 ASE has standing to file this appeal because i) the interests of ASE's members are within the zone of interest to be protected or regulated by the City's Site Development Review ordinance, the City'S Permit Classification and Review Ordinance, the State Environmental Policy Act (SEPA) and Renton's SEPA ordinance (discussed in the Master Plan and Site Plan appeals), and the International Building Code; and ii) ASE's members have suffered and will suffer the following injury in fact: 8 • ASE has one or more members that frequently drive the roads surrounding the 9 10 II 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 proposed project, who will be impacted by the increases in traffic associated with this project and by the congestion that will degrade the roadway system. • ASE has one or more membcrs who enjoy Lake Washington and the natural environment thereof, including water quality and fish habitat, who fish in the waters immediately impacted by runofffrom the project, and who will be impacted by the degradation to water quality and harm to fish habitat associated with the project's water runoff and the use of outdated stormwater standards. • ASE has one or more members who are residents of Renton with an active interest in the integrity of City of Renton's land use and environmental review processes, who have actively participated in past land use decisions associated with redevelopment of this property, who seek to ensure that the City abides by its policies and procedures and conducts all project reviews in an open, proper and ethical manner, and who are negatively impacted by the improper processing in connection with this project. Duc to the City'S failure to follow its own procedures, NOTICE OF APPEAL OF BUILDfNG PERMIT APPLICATION APPROVAL - 3 Y:\WPIASE\BUILDING PERMITS\NOTICE OF BUILDING PERMIT APPEAL 121106.DOC Buck~ Gordon LLP 2025 First Avenue, Suite 500 Seattle, WA 98121 (206) 382~9540 1 2 3 4 5 6 7 ASE's members were unable to introduce evidence regarding project impacts such as traffic and stormwater, which directly injure them. • ASE has one or more members who wish to have their community planned and development consistent with the provisions of the Renton Comprehensive Plan, and are injured by the City's denial of their rights to such a community due to the fact that The Landing is not consistent with the Comprehensive Plan. 8 • ASE has one or more members actively involved in earlier City of Renton 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 proceedings for this project who did not challenge previous decisions because they relied on City promises of future environmental processing, promises which the City has refused to honor. As we have disclosed before, this firm also represents WEA Southcenter LLC, the owner of Westfield Southcenter. WEA Southcenter LLC continues to be our client in other matters and contributes some funds to this appeal by ASE. We wish to reiterate, however, that WEA Southcenter LLC is not a member of ASE. ASE's standing in this case has nothing to do with WEA Southccntcr LLC. Rather, ASE's standing is established by the standing of its members, all Renton citizens who control ASE's activities. B. Nicholson Standing Appellant Brad Nicholson is a lifelong resident of the City of Renton and member of ASE who lives near The Landing site, owns property near the site, commutes through the site, and uses Gene Coulon Park and the waters of Lake Washington adjoining the site. NOTICE OF APPEAL OF BUILDING PERMIT APPLICATION APPROVAL - 4 Y:IWPIASEIBUILDING PERMITSINOTICE OF BlJILDI,G PERMIT APPEAL 121106DOC Buck e Gordon LLP 2025 First Avenue, Suite 500 Seattle. WA 98121 (206) 382-9540 2 3 4 5 6 Nicholson has standing to file this appeal because i) his interests are within the zone of interest to be protected or regulated by the City's Site Development Review ordinance, the City's Permit ClassiJication and Review Ordinance, SEPA and Renton's SEPA ordinance, and the International Building Code; and ii) he has suffered and will suffer the following injury in fact: 7 • As a result of the unanalyzed and unmitigated traffic and stormwater impacts 8 9 10 11 12 13 caused by the project, Nicholson will suffer harm from increased traffic, delays, and risk in traveling along the roads he depends upon to commute and travel generally in the community; trom decreased water quality in Lake Washington, the Cedar River, and Johns Creek, and harm to Chinook salmon and other salmonids that use these water bodies. 14 • Nicholson also has a longstanding interest in the land use decisions of the City of 15 16 17 18 19 20 21 22 23 24 25 Renton and has participated extensively in public hearings and proceedings regarding The Landing site. As a result of the City's illegal processing of the Building Permit Application for Buildings 101 and 102, the City's failure to hold a public hearing on the Director's decisions approving The Landing project, and the Director's illegal designation of The Landing Master Site Plan as a "Planned Action," Nicholson is already suffering harm from an inability to participate and voice objections to the City Hearing Examiner and the City Council? / 2 In addition, as a member of ASE, Nicholson is injured in the manner set forth in section lILA above. NOTICE OF APPEAL OF Buck ~ Gordon LLP BUILDfNG PERMIT APPLICATION APPROVAL - 5 2025 F'", Avenue. Suite SOD Y:IWPIASEIBUILDlNG PERMITSINOTICE OF BUILDING PERMIT APPEAL 121 I 06. DOC S~attle, WA 98121 (206) 382-9540 2 3 4 5 6 7 8 9 10 II 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 IV. GROUNDS FOR APPEAL A building permit is void if issued in violation of any provision of the RMC. Section 105.4 of the International Building Code, adopted by reference in RMC 4-5-050, provides as follows: The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this code or of any other ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. As discussed below, the City's Approval of the Building Permit Application for Buildings 101 and 102 presumed to give authority to violate numerous provisions of the RMC. Therefore, the Approval and the building permits it purports to authorize are invalid. A. The Approval Relied on a Flawed Master Plan and Site Plan The Approval necessarily relied on the Master Plan approval dated May 19, 2006, and the Site Plan approval dated August 17, 2006. RMC 4-9-200.B(I)(a) provides that "[n]o Site Plan Review within an area shall be approved until such time as a Master Plan is approved for the same area." Similarly, RMC 4-9-200.B(2) provides that "[n]o building permit shall be issued for any use requiring Site Plan Review pursuant to this Section until the Reviewing Official has approved, or approved with conditions, the Site Plan application." The Director's Master Plan and Site Plan approvals were erroneous, for the reasons discussed in ASE's Master Site Plan appeal, Planned Action Appeal, Site Plan Appeal, and Appeal of Administrative Interpretation/Policy Decision, and its pleadings in NOTICE OF APPEAL OF BuckOGordonLLP BUILDING PERMIT APPLICATION APPROVAL - 6 Y:IWPIASEIBUILDING PERMIT51NOTICE OF BCILDING PERMIT APPEAL 121 I 06. DOC 2025 First Avenue, Suite 500 Seattle, WA 98121 (206) 3828540 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 those appeals, all of which are incorporated herein by this reference.3 The Building Permit Application for Buildings 101 and 102 cannot be approved until the City corrects the errors in the Master Plan and Site Plan approvals for The Landing. B. The Approval Violated Procedural Requirements ofthe City's Permit Classification and Review Ordinance (RMC 4-8-080). The Approval failed to comply with the procedures prescribed in RMC 4-8-080. As was the case with the City's processing of the Site Plan for The Landing, the Hearing Examiner was the appropriate of1icial to review and take action on the Building Permit Application for Buildings 101 and 102. By processing the Application at the staff level, the City violated RMC 4-8-080. The City should have processed the Application using the procedures set forth in RMC 4-8-080 for Type VI permits, which are reviewed and approved by the Hearing Examiner. See RMC 4-8-080.G (Land Usc Permit Procedures -Type VI). RMC 4-8- 070.H(l) provides that the Hearing Examiner "shall review and act on ... [b Juilding permits submitted in conjunction with any of the above," including "[ s Jite plan approvals requiring a public hearing." RMC 4-8-070.H(l)(q),(n). A public hearing before the Hearing Examiner was required by RMC 4-9-200.D for The Landing's Site Plan because the project exceeds the thresholds for "Large Project Scale" in RMC 4-9-200.D(2)(b).4 Therefore, the Hearing Examiner should have reviewed the Building Permit Application 3 See appeal statements and related pleadings. under Master Site Plan Appeal and Planned Action Appeal (LUA-05-136. SA-A, SM); Site Plan Appeal and Appeal of Administrative Interpretation/Policy Decision (LUA-06-07 I, SA-A). 4 A public hearing is also required because there are significant unresolved concerns about the proposal. RMC 4-9-200.D(2)(a). NOTICE OF APPEAL OF BUILDING PERMIT APPLICATION APPROVAL - 7 y,IWPIASEIBUILDING PERMITSINOTICE OF BUILDING PERMIT APPEAL 121106.DOC Buck~ Gordon LLP 2025 First Avenue, Suite 500 Seaule, WA 98121 (206) 382-9540 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 for Buildings 10 I and 102. Instead of following the correct procedures, the City has processed the Application using the procedures set forth for either Type I or Type III building permits, which are reviewed and approved by staff. See RMC 4-8-080.G. c. The Approval Violated the City's Site Development Plan Review Ordinance (RMC 4-9-200). The Approval violates several provisions of the City's Site Development Plan Review ordinance, including the requirement in RMC 4-9-200.E(l )(b) that Site Plans must conform to existing land use regulations, including the regulations regarding maximum setbacks in the Urban Center -North I (UC-Nl) zone, RMC 4-2-120E. RMC 4-2-120E requires a maximum setback of five feet for both "Front Yard" and "Side Yard Along a Street." The setbacks shown on the Site Plan and other plans submitted by the applicant for the Building Permit Application are in gross violation of this maximum setback. For example, the setback to Building I 02 is approximately 90 feet from Park Avenue and 70 feet from North 8th Street. These setbacks may not be modified except by the Hearing Examiner through the variance process pursuant to RMC 4-9-250.B. See also RMC 4-8-070.H(l) (providing for Hearing Examiner review of and action on "variances associated with a development permit that requires review by the Hearing Examiner"). The Hearing Examiner did not grant a variance from the setback regulations for this project. To the extent that staff is relying on the administrative Interpretation/Policy Decision issued by the Director on July 17, 2006, this project does not comply with the criteria established by that Interpretation/Policy Decision. Additionally, appellants ASE NOTICE OF APPEAL OF BUILDING PERMIT APPLICATION APPROVAL - 8 Y:IWPIASEIBUILDING PERMITSINOTICE OF BUILDlCiG PERMIT APPEAL 121106DOC Bucko Gordon LLP 2025 First Avenue, Suite 500 Seattle. WA 98121 (206) 382-9540 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 and Nicholson have filed a separate appeal of that decision, which has been incorporated above by reference. IV. CONCLUSION For the reasons stated above, ASE respectfully requests that the Hearing Examiner remand the Approval for further proceedings. Dated this __ day of December, 2006. BU~~~;'!~R4 By: ~ £J'1";' tt ... #..,;? ... f,c,..,.., Peter L. lICk, WSBA #05060 Attorneys for Alliance for the South End NOTICE OF APPEAL OF BUILDfNG PERMIT APPLICATION APPROV AL - 9 Y:\WPIASE\8UILDING PERMITSINOTICE OF BUILDING PFRMIT APPEAL 121106.DOC Buck~Gordon LLP 2025 First Avenue, Suite 500 Seattle, WA 98121 (206) 382-9540 EXHIBIT A The Approval The Approval (SCANNED FROM OVERSIZED PLAN SHEET FOR ApPLICATION NO. 8060540) Exhibit A Y:I.WP\ASE'EXH[BITSHEETS 12-ll-06.DOC FILE COpy I understand that the plan check approval~ a~e ~Ub. iect to errors and omissions and apprDva 0 dP a~s does not authorize the violation of any adopte co e or ordinance. Receipt of contractor's copy of ap- proved plans aclmowledged. pepW2-04 By ______________ ----- DATE Permit No.!.:7tvS31J 10";]9 APPROVAL SHALL NOT BE CONSTRUED AS THE AUTHORITY TO VIOLATE OR CANCEL ANY PROVISIONS F CODES, ORDINANCES, OR OTHE EG LATIONS / ENFO CEDI BY THIS cr DATJ I ~ ob APPROVED-Il:f=~~_ PERMIT.bzto c::;r.I6 EXHIBIT B The Application .'...------CITY OF RENTON Development Services Division 1. 2. 3. 5. 7. BUILDING PERMIT APPLICATION 1055 South Grady Way, Renton WA 98055 ~()~ Phone: (425) 430-7200 ALL REQUESTED ITEMS MUST BE PROVIDE[ IN ORDER TO PROCESS THIS APPLICATION Property Address: d;2t?3 CJ-I~ 7 Ai ~ ttJp (If new construction, City will assign address) Description of Work to be performed: SI~"Le srvp-y P-eTAIL- Value of Construction: 4. Boeing Job# (If applicable): ____ _ (If new construction-City will compute value) Tax Assessor Number:0 6e (.,,'-0 -OO~~ 006. Land Use File # (If applicable) ___ _ Property Owner: ttApoVe7t PA5!-'ttJ6Jl.o;, Phone: (1..I 'f) ~'""\ -06&0 Street Address: e'2..ltf \NBS'fc.\1eS1eP-012-City/State: ~It$ • TX Zip: 7S'Z-25 $vlll e c..5'o • 8. Contractor: S D peACON COP.pO(I:ffi()N 0,.. \&I~tt1#J'11no Phone: (4'2.;;;) -415,"* -Si Street Address: ~lS I;oTlt I'\IJti Ne ~ 200 City/State: B6lMSVv/1 I w ft Zip: "feoo~ 9. State Contractor's License #:~pPEiAc; W I G~ NT WAINS #:'~='"7"--:-~'---;" (Must include copy of contractor's license) (Certification #, mfg. home installers) 10. Contractor's City of Renton Business License # (Required): 13 1.-0 I]. 0 170 11. Interim Construction Lender: tJ/A Phone: _____ _ Street Address:, ___________ City/State: _______ Zip: __ _ 12. Tenant Name (If applicable): ___ tJ...:cf._I'C _______ Suite/Room #:, _____ _ 13. Contact Person: MAj2.1'--ttoW1:f/2-Daytime Phone: 0-0(,,) G.'2.~-'fft.'f~ Email Address:_....;...M..:..h:...o_w_er_C!>.=....co.-=-I_1 i_so_,,_._GO_M __ Fax Number: (1-O"h~ ~-"'(,1.~ 14. ALL APPLICANTS MUST COMPLETE THE FOLLOWING: . B/dg Sq Ft: Finished: Public Owned (YIN) N Unfinished:""qT"I , .... ;r."..,.;-,S'.-,F-- Building Height 't~i-0" Garage:_~o!...... __ IBC Type of Const V-I:> Remodeled Sq. Ft.,_-,O",-__ Flood Zone (YIN) hi Site Coverage%: ____ _ Sprinkler Req (YIN) y Dwelling Count 0 Story Count OCC Group·--cM:-:-......... -,- \ I certify that the information on this applIcation furnished by me is true and correct and that the applicable requirements of the City of Renton will be met. I understand that this application is valid for six months from the application date. If a permit is not issued during this Ume period, the application will become void. This application does not constitute a permit to work. Work is not to commence until the building permit is posted on premises where work is to be performed. Certification is . hereby rendered that no work is to be done except as described, and that all work shall conform to the applicable codes. Work in public rights-of-way and/or utility easements is not authorized WFWJ~~lication. Applicant Signature: "7'7 b R E eEl V E D Date: "'/16 / ()~ Q:web\pw\devserv\fonns'Jmilding\BuildApp.doc ;-SEP 18m Rev 6/04 Exhibit B 8UILDINGDIV/SIOl\ r;/?IrtJ~rJ , . CITY OF RENTON DEPARTMENT OF PLANNINGIBUlLDlNGIPUBLIC WORKS DEVELOPMENT SERVICES DIVISION .1055 SOUTH GRADY WAY RENTON, WA 98055 Reid Middleton, Inc 728 134 TIl St SW, #200 Everett, W A 98204 fJia; /l- REF: PLAN CHECK #: I!XJ 0() Soy 0 Original ( Ly-V;u.uation: Resubmittal ( ) Additional Infonnation ( ) For Single Family Review: Life Safety and Structural:( ) Structural Only~ PROJECfOWNERNAME:'7I:f [{?'v? /~CJ bCciy /0 I -f / uZ- PROJECf ADDRESS: I 205'-L6-y .li/"V. i tJ C.-, C3 0 /'7 Please furnish a structural plan check for the above-referenced project. The following platis and related documents are enclosed for your review: 1. 2. 3. Architectural/Structural Drawings: Structural Calculations: Geotechnical Report: 4. Other: ___________________ _ Kindly refer to the plan check number in billing and correspondence. ; ,Thank:You./ / ~r&GYl-()/) ·/(4 ~. Conklin ' velopment Services Representative 425-430-7276 #4:reidmidd CDVbld223 10/03 -. EXHIBIT C Quadrant C Site Plan - 108 RETNL 13.3K •• Exhibit C ( 1 1 1104 I RET ftjL 1 9.2K I I 1 I 1 , I I 1 I I- I I· i i 102 JUNIOR ANCHOR 20.7K 101 JJNIOR ANCHOR 20.4K 100 ANCHOR 126.BK 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 CITY OF £IENTON DEC 11 2006 RECEIVED CITY CLERK'S OFFICE BEFORE THE HEARING EXAMINER OF THE CITY OF RENTON In the Matter of the Appeals of Alliance for South End (ASE) re: The Director's Administrative Decision Designating The Landing Master Plan Application a Planned Action The Director's Master Site Plan Approval ) ) ) ) ) ) ) ) ) --------------------------) Alliance for South End (ASE) and Brad Nicholson re: ) ) ) ) The Director's Administrative Site Plan Approval) and Interpretation/Policy Decision ) ---------------------------) NO. LUA-05-136, SA-A, SM NO. LUA-05-136, SA-M ,/NO. LUA-06-071, SA-A STIPULATION AND ORDER I. RECITALS 1. Applicant Harvest Partners has applied for approvals related to a mixed-use 19 commercial and residential project known as The Landing, which includes retail, office, 20 entertainment, restaurant, hotd and residential uses with associated parking on approximately 47 21 acres of land within the City of Renton, which is more particularly described in Exhibit A, which is 22 attached hereto and incorporated herein by this reference ("The Landing Project"). The Site Plan for 23 The Landing Project contains Quadrants A, B, and C, as depicted on Exhibit B, which is attached 24 hereto and incorporated herein by this reference. 25 2. Target Corporation, a Minnesota corporation ("Target"), has applied for a building 26 permit to construct a retail store in Quadrant C of the Landing Project, which is depicted as Building STIPULA nON -1 Y;\WPIASElSETTLEMENTlVESTING SETTLEMENT AGREEMENTS\120406\ASE TARGET STIPULATION 120406 FINAL.DOC Buckco Gordon LLP 2025 First AVllinue, SUite 500 Sealllu. WA 96121 (206) 382·9540 et: Laml !J}tlrr~11 Fr('(i Kaufl11dl1 Nt" uJaf/s If/eJl !1~IsJ.. ! 1 100 on the site plan attached hereto as Exhibit C and incorporated herein by this reference (the 2 "Quadrant C Site Plan"). Target's plans include construction of a principal use store, roads, 3 driveways, access ways, utilities, street improvements, drive aisles, parking, and loading as may be 4 required in Target's reasonable discretion to construct, occupy and operate its retail store 5 (collectively referred to herein as "Target's Landing Project"), all as shown on Exhibit D, which is 6 attached hereto and incorporated herein by this reference. 7 3. Harvest Partners has applied for building permits to construct additional retail 8 structures in Quadrant C, including Buildings 103 and 104 as depicted on the Quadrant C Site Plan. 9 4. Target's Landing Project and Buildings 103 and 104 are collectively referred to herein 10 as the "Vested Developments" and are shown on Exhibit D hereto. II 5. All of the parties hereto have entered into a separate settlement agreement of even 12 date herewith ("Settlement Agreement") related to the Vested Developments. 13 6. The above entitled causes have the potential to affect the Vested Developments and 14 the parties want to avoid any such effect. 15 7. In accordance with the Settlement Agreement, the parties desire to enter this 16 stipUlation related to the above entitled causes. 17 II. STIPULATION 18 IT IS HEREBY STIPULATED by and between the parties hereto, by and through their 19 counsel of record, that: 20 I. The above entitled causes and allegations therein do not pertain to and shall have no 21 effect upon the Vested Developments. The Vested Developments are hereby deemed vested as of the 22 date of filing of their respective building permit applications, and may proceed with the building 23 pennit process and, thereafter, to construction, occupancy and operation regardless of the outcome of 24 the above entitled causes; and 25 26 2. ASE and Nicholson reserve all of their claims as to all portions of The Landing Project other than the Vested Developments, including without limitation Buildings 101 and 102 as STIPULATION -2 Y:IWPIASE\SElTLEMEN1WESTING SElTLEMENT AOREEMENTSll204061ASE T MOET STIPULATION 120406 FINAL.DOC Buck~GordonLLP 2025 Fir:Sl AvonlW. Suile SOO 5eilttle. WA 98121 (206) 382*9540 ! 1 depicted on the Quadrant C Site Plan and Quadrants A, B, and D. The Parties all agree that the 2 Settlement Agreement and this Stipulation and Order shall not preclude or diminish any ofthe 3 parties' claims, defenses or arguments in any current or future appeals of the remaining portions of 4 5 6 7 8 9 10 1 I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The Landing Project and no party shall assert any position to the contrary. -cz;;:. DATED this c;, ~y of December, 2006 CITY OF RENTON BUCK & GORDON, LLP By (SEE ATTACHED) Peter S. Buck, WSBA #5060 Attorneys for Petitioners Brad Nicholson and Alliance for South End (ASE) HILUS CLARK MARTIN & PE1ERSON, P.S. By . (SEE ATTACHED) Jerome L. Hillis, WSBA #1704 T. Ryan Durkan, WSBA #11805 Karen D. Breckenridge, WSBA #36666 Attorneys for Applicant Harvest Partners [REMAINDER OF PAGE IS INTENTIONALLY BLANK] STIPULATION· 3 Y~WI'IASElSEnLEMENl\VESTINO SEnLEMENT AGREEMENl3Il~E TARGET STIPULA TIClN 120406 FlNAL.DOC Buck@GordonLLP 2C25 Fi.-.t Aw,nue. Suite 500 Sutdo. WA '81Z1 C>1161382-9S«l i , : I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 depicted on the Quadrant C Site Plan and Quadrants A, B, and D. The Parties all agree that the Settlement Agreement and this Stipulation and Order shall not preclude or diminish any of the parties' claims, defenses or arguments in any current or future appeals of the remaining portions of TheLanding Project and n~ shall assert any position to the contrary. DATED this £,ay of December, 2006 CITY OF RENTON By (SEE ATTACHED) Zanetta L. Fontes, WSBA #9604 Assistant City Attorney BUCK&GO By Peter Bu k, WSB #5060 Attorneys for Petitioners Brad Nicholson and Alliance for South End (ASE) HILLIS CLARK MARTIN & PETERSON, P.S. By (SEE ATTACHED) Jerome L. Hillis, WSBA #1704 . T. Ryan Durkan, WSBA #11805 Karen D. Breckenridge, WSBA #36666 Attorneys for Applicant Harvest Partners [REMAINDER OF PAGE IS INTENTIONALLY BLANK] STIPULATION - 3 Y:IWPlASElSETILEMEN1WESTING SETILEMENT AGREEMENTSI120406IASE TARGET STIPULATION 120406 FINAL.DOC Buck ~ Gordon LLP 2025 First Avenue, Suite sao Seanle. WA 961Z1 (206) 382-9540 , 2 3 4 5 depicted on the Quadrant C Site Plan and Quadrants A, B, and D. The Parties all agree that the Settlement Agreement and this Stipulation and Order shall not preclude or diminish any of the parties' claims, defenses or arguments in any current or future appeals of the remaining portions of The Landing Project and no party shall assert any position to the contnary. 6 DATED this day of December, 2006 7 CITY OF RENTON 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 By (SEE ATTACHED) Zanetta L. Fontes, WSBA #9604 Assistant City Attorney BUCK & GORDON, LLP By (SEE ATTACHED) Peter S. Buck, WSBA #5060 Attorneys for Petitioners Brad Nicholson and Alliance for South End (ASE) HILLIS CLARK MARTIN & PETERSON, P.S. BY __ 4-~~~~~~~~~~_ Jerome L. il is WSBA 1704 T. Ryan Durk ,WSBA # 11805 Karen D. Breckenridge, WSBA #36666 Attorneys for Applicant Harvest Partners [REMAINDER OF PAGE [S INTENTIONALLY BLANK] STIPULATION - 3 y"WPIASE\SETILEMEN1WESTING SETILEMENT AGREEMENTSI120406IASE TARGET STIPULATION 120406 FINAL.DOC Buck@GordonLLP 2025 First AvenullI, Suite 500 SllIillth" WA 98121 (206)382·9540 III. ORDER 2 Pursuant to the foregoing Stipulation of the parties, it is hereby ORDERED that: 3 I. The above entitled causes and allegations therein do not pertain to and shall have no 4 effect upon the Vested Developments. The Vested Developments are hereby deemed vested as of the 5 date of tiling of their respective building permit applications, and may proceed with the building 6 permit process and, thereafter, to construction, occupancy and operation regardless of the outcome of 7 the above entitled causes. 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2. ASE and Nicholson reserve all of their claims as to all portions of The Landing Project other than the Vested Developments, including without limitation Buildings 101 and 102 as depicted on the Quadrant C Site Plan and Quadrants A, B, and D. The Settlement Agreement and this Stipulation and Order shall not preclude or diminish any of the parties' claims. defenses or arguments in any current or future appeals of the remaining portions of The Landing Project and no party shall assert any position to the contrary. DONE this __ day of December. 2006. City of Renton Hearing Examiner STJPULA nON - 4 Buckeo Gordon LLP Y;\WJ>\ASElSETTLEMEN1WESTING SETTLEMENT AGREEMENTSII20406IASE TARGET 2025 First Avenve. Suile 500 Seanle. WA98121 STIPULATION 120406 FINAL.OOC (2(6) 382-9540 EXHIBIT A LEGAL DESCRIPTION OF LANDING PROJECT Lot 2A and Lot 3A of Boeing Lakeshore Landing Lot Line Adjustment No. LUA-06-004, recorded May 10,2006 under Recording No. 20060510900003; Together with Lot IA and Lot 4A Boeing Lakeshore Landing Lot Line Adjustment No. LUA-06-057-LLA, recorded August 8, 2006 under Recording No. 20060808900001; Situate in the County of King, State of Washington. y \WP\ASE\SEll1.EMENTWESTINCi SETTL.EMENT AGR.EEJ\.fl!NTS\120«l6\STJI'ULATION' ANO OIUlER EXI'IlBITS DOC ~ .. z :s ~ = f;I;l E-< E-< .... -rJ'J = .... !;!) ~ Z .... JiI;.1 ~ ...:l z o .~ ~ u • , ~ 0 ~ e Ii l:i ~ 0 ~ ~ I I ! I ~ i , ~ I ~ I > EXHIBITC QUADRANT C SITE PLAN a; j !lfillt. -~,:"",", .;.~., -~'. -' -"" ~ 11104 (·-r1~"" . . 'I.'; II t I'" .' Cl,'. \\. ". '. ~'.' . .\ .... N" .' """ .... ' ""'. '_~ I~' :.~.~ &'" At):"~,, \.' .~;":. ' ... ~···~.k . o 1: ' -. ".'.' ,\' b "" '. .. ~ . , I ' . .." 'f'" c, .' "" ,. '.\ '1 0-.1,. ." \ -,' ,,',' C? . c.o2S,y~ .. ~~~ ./ I ~. r l \ ~'I l ..' '}1 I . 3 __ -~ ~. 100 .-IlUk ,r ') ( '--../' y \WJ>\A5~V£SllN(j SEITll!M£tfT AQ\EEMENtSI12o..06\STIt'1Jt.ATION AND OIlDa. EXHIBITS ,DOC ,;;._-'-M' ,~.",.v""· EXHIBITD THE VESTED DEVELOPMENTS I ... -'--~~ ~ ------:'::=.~~ \_ --""·'·~' .. ·'r· \..J:\\ . ~"-J "-=~~~:~;:~~;', J\,\\\ ~~"""'1 .'l~\. ": "".,," '. '\> C? "\'.\ \ -. ,-\' -~ \. -.;:::::? .". -" • ' s· 103 ,', ',' .. ''--' \ ;;". ,)'" \ :-: ; '~-""~;; -..,. '-~~ .... \\' ~ -\ .-:~ " '., I~, " ~-::~."':''''~' "c'. '; ",t., ,;::' '\\\. \ ,~I, ~";;:o,-,,\ ... ,, \\..,c:? '.", .i;, \ ~'104[t::'1':·':_'~\\':""c .. v :-':"" I", '. 1 1 ',',. \ V-",' \ ....-:-~ ." , , ' \. \"\' , "~o\,,\ . oj. .:-, ,,~ -" \, '< .:" ..-,. .-, -:-. --1\ \ " 'J""""~", .. ~" '11 .... \\ ?' ',' "'\' r ~r -----~.~ ~-\; . ':.-~ t:~'f ':, '~\\.' '\ Utilith.';I; Ulr all "fQuadrant (. c.xc ... cpt utililY connection:; lU Buildings 10 I & HH an: \1 ,';' & '''\( . '" "~, .. ,' C'l \" <~/'''\) & ' \ ". , ,'. .... \1 I', \\', \::'_~ to \ '\'\."" '; •• ' _, ......... '?\ ! 'I '\ ----, . * t;, -} -" /' ' I '? ' \"'"' ~ ~ .1':'1, .... ) c."Lj (~:.... (,.::. C'., :1, Il l\-\ ). ~ .~;. c",,·~: . "'. --. ". .-/ ; \ \ Cmss-h;"chi"u in parking an,,,, ~ \ b -~ ~ '\.-~ .--' . i,l is nOI il1lcndcd [0 pn.-cludc-~ ~ ::.-~_~ .. ,..-'"~.::_.r; '; \ i 1hC install<ltio~l (II: curb. si~lcw~lk. cnnsidcn:d pan (lflhe \\:~tl..-J [)C\'dtlplth.'nl~. I, : ~ I Uf lando.;.L."3)lI11g: In ihuM: m\.'tls. ; . 100, : -i I u '.' [~ ~ "'d"d..'" ,.,'" "~I'" ~~~..1~::-.:;:.. .. ... mn.__ 'I \, ~ UM'.""" .. " I'lI':!l1rtl nr,· ::; ~i;rt. " --".. .. - v \\VJo\ASE\$ET1t.EMENT\VEmNO SElTlEME.NT AOIl£EMENTS\J:!0406\STII'Ut.AnON AND OIW!JI. EXHIBITS DOC .~--,-'"'."''' ... ,,",," .... ",,'--- • CITY OF RENTON DEC 1 1 2006 RECENED CITY CLERK'S OFFICE 2 3 4 5 6 7 BEFORE THE HEARING EXAMINER OF THE CITY OF RENTON 8 In the Matter of the Appeals of ) ) 9 Alliance for South End CASE) re: ) ) 10 The Director's Administrative Decision ) Designating The Landing Master Plan ) II Application a Planned Action ) ) 12 The Director's Master Site Plan Approval ) 13 ------------~ Alliance for South End (ASE) and ) 14 Brad Nicholson re: ) ) 15 The Director's Administrative Site Plan Approval) and Interpretation/Policy Decision ) 16 ) 17 NO. LUA-05-136, SA-A, SM NO. LUA-05-136, SA-M NO. LUA-06-071, SA-A CERTIFICATE OF SERVICE 18 19 20 I hereby certify that, on December II, 2006, I served the foregoing STIPULATION AND ORDER and this CERTIFICATE OF SERVICE by delivering via legal messenger, one copy thereof to: Mr. Fred Kaufman 21 Hearing Examiner City of Renton 22 1055 South Grady Way, 7th Floor Renton, WA 98055 23 Ms. Claudia M. Newman 24 Bricklin Newman Dold 1001 Fourth Avenue, Suite 3303 25 Seattle, W A 98154 26 CERTIFICATE OF SERVICE -I Y:IWPIASEICERTlFICATE OF SERVICE SETTLEMENTDOC Mr. Jerome Hillis Hillis Clark Martin & Peterson 1221 Second Avenue, Suite 500 Seattle, WA 98101-2925 Mr. Lawrence J. Warren Renton City Attorney Warren, Barber, & Fontes 100 S. Second Street Renton, W A 98057 Buck e-Gordon LLP 2025 First Avenue, Suite 500 Seattle, WA 98121 (206) 382-9540 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Subscribed to under penalty of peIjury under the laws of the State of Washington this 11TH day of December, 2006 in Seattle, Washington. CERTIFICATE OF SERVICE - 2 Y:IWPIASEICERTIFICATE OF SERVICE SEITlEMENT.DOC JeSSi~< Buck ~ Gordon LLP 2025 First Avenue, Suite 500 Seattle, WA 98121 (206) 382-9540 • Mr. Dunean Green Buck & Gordon LLP 2025 1st Ave Ste 500 Seattle, W A 98121-3 140 RE: Dear Mr. Green- ASE nLf 06 0 CITY OF RENTON December 6, 2006 Office of the City Attorney Lawrence J. Warren Senior Assistant City Attorneys Mark Barber Zan etta L. Fontes Assistant City Attorneys Ann S. Nielsen Garmon Newsom n Shawn E. Arthur Enclosed please find the Settlement Agreement and Release, and Stipulation and Order, which were signed by Mayor Keolker and Zanetta Fontes, respectively. Maa Ene. /J!A;{4 Mary Ann Anthony VerytruIYYO.~ L Legal assistant to Zanetta Fontes -Po-s-t-O-ffi-c-e-H-m-'~-?-h-_-R-~-t-nn-W-o-'-h;-""'-n"-O-.n-<-'-rA-'-<\-'-<-<-O-C1-0-'-"-A-~-,-,,-<-,-"-a-<-,-"-,-~ .--------.r------,CITy JF RENTON CONFIDENTIAL II PRIVILEGED I Kathy Kooiker, Mayor Office of the City Attorney Lawrence J. Warren Senior Assistant City Attorneys Mark Barber Zanetta L. Fontes Assistant City Attorneys ADn S. Nielsen Garmon Newsom II Sbawn E. Artbur FACSIMILE TRANSMITTAL This fax contains confidential, privileged information intended only for the addressee. Do not read, copy or disseminate it unless you are the addressee. If you have received this fax in error, please call (collect) immediately at (425) 255-8678 and mail the ori.<:inal fax to P.O. Box 626 Renton Washin)(lon 98057 -0626. TO: ku-n~'-~~.JL FAX NO.: 2.()(P -", 2 (,; -tJ~ 1 ) FROM: g~<.-J~. DATE: 0&&& RE: liSE I am enclosing the following document(s): ( ) FOR YOUR INFORMATION ( ) PER OUR CONVERSATION ( ) FOR REVIEW AND COMMENT ( ) FOR NECESSARY ACTION ( ) PER YOUR REQUEST ( -THARD COPY TO FOLLOW ( ) PER OUR AGREEMENT ( ) FOR YOUR FILES This transmission consists of K pages, including this cover page. , for some reason, you do not receive all of the pages, or it is not legible, please contact ....L/lJQ..l"""}.JLC"""'--__ at (425) 255-8678. Remarks: -P-o-st-O-ffj-ce-B-o-x -62-6-.-R-en-to-n-, -W-a-sh-in-gt-o-n-9-S0-S-7---( 4-2-S)-2-SS---g6-7-g-'-FA-X-( 4-2-S)-2-55-.-S4-7-4-~ • SETTLEMENT AGREEMENT AND RELEASE THIS SETTLEMENT AGREEMENT ("Agreement") is entered into this _day of December, 2006, by and between TRANSWESTERN HARVEST LAKESHORE LLC, a Delaware Limited Liability Company ("Harvest"); ALLIANCE FOR SOUTH END, a Washington non-profit corporation ("ASE"), and Brad Nicholson, an individual ("Nicholson") (collectively, "Appellants"); WEA SOUTH CENTER LLC, a Delaware limited liability company ("Westfield"), the CITY OF RENTON, a municipal corporation organized under the laws of Washington ("City"), and TARGET CORPORATION, a Minnesota corporation (''Target''). RECITALS A Harvest has filed for approvals related to a mixed-use commercial and residential project known as The Landing in Renton, Washington, which includes retai~ office, entertainment, restaurant, hotel and residential uses with associated parking on approximately 47 acres of land within the City of Renton, Washington, which is more particularly described in Exhibit A, which is attached hereto and incorporated herein by this reference ("The Landing Projecf'). The Site Plan for The Landing Project contains Quadrants A, B, and C, as depicted on Exhibit B, which is attached hereto and incorporated herein by this reference. B. On May 12, 2006, the City of Renton Development Services Division issued a determination designating Harvest Partners' application for Administrative Master Site Plan approval for the Landing Project as a Planned Action ("Director's Planned Action Decision"). On May 19, 2006, the City of Renton Department of Planning, Building and Public Works issued a decision approving the Master Site Plan for The Landing Project (File No. LUA-05-136, SA-M) ("Director's Master Plan Decision"). C. On or about May 26,2006, ASE filed appeals of the Director's Master Plan Decision and the Director's Planned Action Decision (collectively, the "Master Plan Appeals"). On September 6, 2006, the Hearing Examiner issued a decision dismissing the Master Plan Appeals. ASE's appeal of the Hearing Examiner's decision is currently pending before the Renton City Council. SETTLEMENT AGREEMENT PAGE 1 of 11 Y:\WP\ASE\sETTlEMENT\VESTING SETTLEMENT AGREEMENTS\1204Q6\ASE TARGET SETTLEMENT 120606 FINALDOC D. On July 17, 2006, the City Development Services division issued an administrative determination relating to modification of setbacks in the Urban Center-North I Zone ("Director's Administrative ZOning Interpretation',). The Landing Project is located in the Urban Center-North I Zone. E. On August 17, 2006, the City's Development Services Director issued a decision approving the Site Plan for The Landing Project (LUA-06-071, SA-A) ("Director's Site Plan Decision"). F. ASE and Nicholson filed appeals of the Director's Site Plan Decision and the Director's Administrative ZOning Interpretation. These appeals, currently pending before the Renton Hearing Examiner, together with the Master Plan Appeals, are collectively referred to herein as the "Appeals". G. Target has applied for a building permit to construct a retail store in Quadrant C of The Landing Project, which is depicted as Building 100 on the site plan attached hereto as Exhibit C and incorporated herein by this reference ("Quadrant C Site Plan"). Target's plans include construction of a principal use store, roads, driveways, access ways, utilities, street improvements, drive aisles, parking, and loading as may be required in Target's reasonable discretion to construct, occupy and operate its retail store, all as shown on Exhibit D (collectively referred to herein as "Target's Landing Project"). Harvest has applied for building permits to construct additional retail structures in Quadrant C, including Buildings 103 and 104 as depicted on the Quadrant C Site Plan and Target considers Buildings 103 and 104 to be critical to the success of Target's Landing Project. Target's Landing Project and Buildings 103 and 104 are collectively referred to herein as the "Vested Developments" and are shown on Exhibit D, which is attached hereto and incorporated herein by this reference. H. Target desires to proceed with the development of Target's Landing Project, and desires assurances that development of Target's Landing Project and Buildings 103 and 104 may proceed in accordance with the Director's Site Plan Decision, the Director's Planned Action Decision, the Director's Master Plan Decision, and the Director's Administrative Zoning interpretation (collectively, the "Director's DecIsions") notwithstanding the ontcome of the Appeals or any future actions or challenges that may be brought by Westfield and Appellants. 1. Target believes that the Target's Landing Project and Buildings 103 and 104 are generally in conformance with applicable laws and regulations and Westfield and Appellants are supportive of Target moving forward with the Target's Landing Project without waiving any of their rights with respect to the remaining portions of The Landing Project. SETTLEMENT AGREEMENT PAGE 2 of 11 Y:IWPlASEISETTLEMENTIVESTINOSETTLEMENT AGREEMENTS\l20406IASETARGET SETTLEMENT 120606FINAL.DOC J. Recognizing the costs and inherent risks of litigation, the parties desire to resolve and settle Appellants' claims insofar as they affect Target's Landing Project. AGREEMENTS Now, THEREFORE, in consideration of the following mutual promises and the payment by Target to Westfield and Appellants of One Dollar ($1.00), receipt of which is hereby acknowledged, the parties agree as follows: 1. VESTING. The parties hereto agree (a) the Vested Developments are deemed to be vested as of the date of filing of their respective building permit applications and will not be subject to any appeals by Appellants; and (b) Target and Harvest may pursue their building permits and apply for any and all other necessary construction and occupancy permits and approvals for the Vested Developments, and the City may issue such permits and approvals, in accordance with the Director's Decisions, no matter the outcome of any of the Appeals or any future appeals or challenges related to The Landing Project. Simultaneous with the execution of this Agreement, the parties shall execute and file a Stipulation and Order in each of the Appeals substantially in the form attached hereto as Exhibit E, which is incorporated herein by this reference. 2. No ApPEALS. Neither Westfield nor Appellants will appea~ challenge, contest or oppose, or provide support or funding for any other person or entity to appeal, challenge, contest or oppose, the approvals for the Vested Developments or the issuance of any building permits or any other construction or occupancy permits or approvals for the Vested Developments. 3. RELEASE OF CLAIMS AS TO THE VESTED DEVELOPMENTS. With respect to the Vested Developments, Westfield and Appellants on their own behalf and on behalf of any 0 f their respective members, predecessors, successors, affiliated entities, agents and assigns, hereby release any claims and forever discharge Target, Harvest and the City and their respective members, predecessors, successors, affiliated entities, agents and assigns from any and all liabilities, demands, damages, claims, actions or causes of action, at law or in equity, ofwhatever kind or nature, known or unknown, suspected or unsuspected, which Westfield or Appellants have or may have, now or any time in the future, by reason of any acts or omissions occurring prior to the date this Agreement is executed. With respect to the Vested Developments, Target, Harvest and the City on their own behalf and on behalf of any of their respective members, predecessors, successors, affiliated entities, agents and assigns do likewise release and forever discharge Westfield and Appellants and their respective members, predecessors, successors, affiliated entities, agents and assigns from any and all liabilities, demands, damages, claims, actions or causes of action, at law or in equity, ofwhatever kind or nature, known or unknown, suspected SETTLEMENT AGREEMENT PAGE 3 of 11 y:IWPIASE\SETTlEMENTIVESTING SETTLEMENT AGREEMENTSI120406IASE TARGET SETTLEMENT 120606 FINAl-OOC or unsuspected, which Target, Harvest and the City have or tru!y have, now or any time in the future, by reason of any acts or omissions occurring prior to the date this Agreement is executed. 4. RESERVATION OF CLAIMS. Westfield and Appellants reserve all of their claims as to all portions of The Landing Project other than the Vested Developments, including without limitation Buildings 101 and 102 as depicted on the Quadrant C Site Plan and Quadrants A, B, and D. 5. NO ADMISSION. This Agreement is the compromise ofa disputed claim affecting a subset of the area of The Landing Project and does not preclude or diminish any of the parties' claims, defenses or arguments in any current or future appeals of the remaining portions of The Landing Project. All parties agree that nothing in this Agreement shall be construed or interpreted to preclude or diminish any of the parties' claims, defenses or arguments in any current or future appeals of the remaining portions of The Landing Project 6. NO OBLIGATION. Nothing in this Agreement shall be construed or interpreted to obligate Target to obtain a building permit or otherwise proceed with construction or operation ofthe Target's Landing Project, nor shall anything in this Agreement be construed to require the City to issue a building permit. 7. ENTIRE AGREEMENT. This Agreement contains the entire agreement between the parties regarding the subject matter hereof and may be modified only by a written document signed by all parties. 8. BINDING EFFECT. The parties recognize that this is a binding settlement agreement made by the parties and is intended to be binding upon Appellants, ASE, any and all members of ASE, Westfield and any and all affiliates of Westfield, Target and any and all affiliates of Target, Harvest and any and all affiliates of Harvest, the City and Nicholson; and shall inure to the benefit of the parties hereto and their respective successors and assigns. 9. GOVERNING LAW. This Agreement has been made in the State of Washington and shall be construed in accordance with the laws of the State of Washington. Venue for any action arising out of this Agreement shall lie in King County Superior Court. 10. COUNTERPARTS. This Agreement may be executed in two or more counterparts, each of which shall be deemed an original but all of which shall constitute one and the same agreement. SETTLEMENT AGREEMENT PAGE 4 of 11 y,IWPIASEISETTLEMENTIVESTING SETTLEMENT AGREEMENTSI120406\ASE TARGET SETTLEMENT 120606 FINAL.Oae II. AUTHORITY TO EXECUTE. Each ofthe parties and their representatives executing this Agreement represent and warrant that they are authorized to execute this Agreement, on their own behalf and on behalf oftbeir members, predecessors, successors, affiliated entities, agents and assigns. EXECUTED as 0 f the day and year first above written. SETTLEMENT AGREEMENT TRANS WESTERN HARVEST LAKESHORE By ~M~a-m-e------------------------------ TIlle ALLIANCE FOR SOUTH END By~ __________________________ ___ Name Tille ---------------------- BRAD NICHOLSON By~ ____ ------------------Name __________________________________ _ WESTFIELD By ~~--------------------_====== Jvame __________________________ ___ ntle PAGE 5 of 11 Y:\WPIASE'SETTLEMENTIVESTfNG SETTLEMENT AGREEMENTS\l20406IASE TARGET SETTLEMENT 120606 FINAL.OOC SETTLEMENT AGREEMENT TARGET CORPORA TlON By ;No~a;'m;'e~---------------------------------- ntle ------------------ CITY OF RENTON Byt#!:; ~ < nIle ------------------------- PAGE 6 of J J y,\WPlASEISETTLEMENTIVESTING SETTLEMENT AGREEMENTSI1204Q6IASE TARGET SETTLEMENT 120606 FINAL.DOC EXHmITA LEGAL DESCRIPTION OF LANDING PROJECT Lot 2A and Lot 3A of Boeing Lakeshore Landing Lot Line Adjustment No. LUA-06-004, recorded May 10, 2006 under Recording No. 20060510900003; Together with Lot IA and Lot 4A Boeing Lakeshore Landing Lot Line Adjustment No. LUA-06-057-LLA, recorded August 8, 2006 under Recording No. 20060808900001; Situate in the County of King, State of Washington. SETTLEMENT AGREEMENT PAGE 7 of II y,IWPIASEISETTLEMENTIVESTING SETTLEMENT AGREEMENTS\l20406\ASE TARGET SETTLEMENT 120606 FINAL-DOC EXHIBITB LANDING SITE PLAN SETTLEMENT AGREEMENT <i CALI.IIlON '\ \ ' . . --.... ~ ....................•..... ....... \ • RETAil ANCHORS • RET" .. SHOPS • THEATRE • PAR~ING S'rFIUCTVRE PAGE 8 of 11 Y:\WPIASEISETTLEMENTIVESTlNG SETTLEMENT AGREEMENTS\1204%\ASE TARGET SETTLEMENT 120606 FINAL.DOC I . I • E~B~tC QUAQRA~tC sf~ rLA~ " d ""'-' , . __ /:· :. ~], .--'-,( : _---.~~I".; __ ~~:;;;r. , __ r--f1l' ~I ~~,..,,).,, '\-1 \ ;-,~ . ",] -.--------~ Wl;<T~4.:t~~~~ ~~ ~: ~, \ " ' ..-<.,.;.or;;::J~ ~~-1P,,, -, .. \~" ' .~ ~-;;.-,J. ,OP'l, " ''t \ ~ "14' ~ -1.r"'?-~~1~~ \~\ ~~ \. ~~', ~ £'f. ~\~ \ ~,I §, I ~",,,,_ ~~~~~_\, \. r::~ ,~~\.. \_. ~" ,0_\ '\ ~ .. r 'r~" ,.eP <" " '",.' ,'0 c. • I: 1" ) ¢::> '\-\ \-, 1\ d:.? ,-,-z \ ~ "at". : n, ',e \' "'" .',," " .. '~ v; II ,)II 1\ ~' .. ,\\. ~ \' ~ '. "i ~,.. "ii" L" ,"\, l'-> "", k " ''''".' I IU( ~ 'I.s---V c ..... Ii? -~~ ~ \1; .:-;:> r\ -'l, \ 1'\ r I;~'~_ \.. • t.~? . ~ \ . I' 1"""">( \ \," J' >-.~...-p \\ ~ c:<".10 '--\ --I" 111:1 k'.-~\ .. ''', ~~ '\ :, "'~ ,,)~, (' ,II I Ll \, r::-'lf. (~~_" ~ . I' ," J " [1'\· ~f" '. '\.:::"'-.;._:..1' "--"0' \~ '-"'~-~-, ;~ \ , " I I.i \ ' \-. ,...-'"1 -J'-~ -------~I I I \ I -r --, _"I"~\"':"'''''-,----I ,ii, --01 -'-,~~"'.. I ,[I ~"'lliIJ'II'r( 102 '11~! '00 II I' JAfJ'; u.~ ,~"... ' I;,~i-j!:l' I; ';.~:; I, ,~f:;"l ! i;~;; Ii '.1 ~"I I ,I, J' ,~; ".1 III r ,I, ,'-' i~ri4' I, 'j~, u-L",~!, ,-rod I HLJ-:J , l,\. .., 0 ~ -"'-T~~ \ .,.,.,.~ ~ .. ~_c.c ,r,," " ., ri.~"",,.. .~",c,., '--_CO_,""",-.JI i -----.-:=-~~-~,:~==-- -\. I~-"'-'_ .. ,~,~J , ' 1 SETTLEMENT AGREEMENT PAGE 9 of 11 Y,IWPlASEISETTLEMENTIVESTING S,,?LrENT AqREEMENTS\1204~IASE TARGET SETTLEMENT 120606 FINAL.DOC r ~'I 2 3 4 5 6 7 8 9 BEFORE THE HEARING EXAMlNER OF THE CITY OF RENTON In the Matter of the Appeals of Alliance for South End (ASE) re: NO. LUA-05-136, SA-A, SM NO. LUA-05-136, SA-M 10 The Director's Administrative Decision Designating The Landing Master Plan Application a Planned Action II ) ) ) ) ) ) ) ) ) NO. WA-06-071, SA-A STIPULATION AND ORDER 12 The Director's Master Site Plan ApproVlll \3 14 15 16 17 18 ------------------------) Alliance for South End (ASE) and Brad Nicholson re: ) ) ) ) The Director's Administmtive Site Plan Approval) and InteIpretation/Policy Decision ) ------------------------) I. RECITALS I. Applicant Harvest Partners has applied for approVllls related to a mixed-use 19 commercial and residential project known as The Landing, which includes retail, office, 20 entertairunent, restaurant, hotet and residential uses with associated parlcing on approximately 47 21 acres of land within the City of Renton, which is more particularly described in Exhibit A, which is 22 attached hereto and incOIporated herein by this reference ("The Landing Project"). The Site Plan for 23 The Landing Project contains Quadrants A, B, and C, as depicted on Exhibit B, which is attached 24 hereto and incorporated herein by this reference. 25 2. Target Corporation, a Minnesota corporation ("Target"), has applied for a building 26 permit to construct a retail store in Quadrant C of the Landing Project, which is depicted as Building STIPULATION -1 Y:IWPlASIMETTLEMEN1WESTING Sl!ITLEMENT AOREEMENTSII20406IASE TARGET STIPULATION 120406 FINALDOC Buck~GordonLLP ms fir .. Avenue; Suit. soo SHak, WA,'98121 (206) 382·9S4!I I ·3 I 1 100 on the site plan attached hereto as Exhibit C and incorporated herein by this reference (the 2 "Quadrant C Site Plan"). Target's plans include construction of a principal use store, roads, 3 driveways, access ways, utilities, street improvements, drive aisles, parking, and loading as may be 4 required in Target's reasonable discretion to construct, occupy and operate its retail store 5 (collectively referred to herein as "Target's Landing Project"), all as shown on Exhibit D, which is 6 attached hereto and incorporated herein by this reference. 7 Harvest Partners has applied for building permits to construct additional retail 8 structures in Quadrant C, including Buildings 103 and 104 as depicted on the Quadrant C Site Plan. 9 4. Target's Landing Project and Buildings 103 and 104 are collectively referred to herein ) 0 as the "Vested Developments" and are shown on Exhibit D hereto. 11 5. All of the parties hereto have entered into a separate settlement agreement of even 12 date herewith ("Settlement Agreement") related to the Vested Developments. 13 6. The above entitled causes have the potential to affect the Vested Developments and 14 the parties want to avoid any such effect. 15 7. In accordance with the Settlement Agreement, the parties desire to enter lhis 16 stipulation related to the above entitled causes. 17 II. STIPULATION 18 IT IS HEREBY STIPULATED by and between the parties hereto, by and through their 19 counsel of record, that: 20 l. The above entitled causes and allegations therein do not pertain to and shall have no 21 effect upon the Vested Developments. The Vested Developments are hereby deemed vested as of the 22 date of filing of their respective building pennit applications, and may proceed with the building 23 pennit process and, thereafter, to construction, occupancy and operation regardless of the outcome of 24 the above entitled causes; and 25 26 2. ASE and Nicholson reserve all of their claims as to all portions of The Landing Project other than the Vested Developments. including without limitation Buildings 10) and 102 as snpULA nON - 2 Y:IWPIASElSIrITlEMENlWESTlNG SETILEMENT AGREEMEN1"SI!2a406\ASE TARGET STIPULATION 1204116 FINAL.DOC Buck0 Gordon LLP Z025 rlfSt Avenue. Su'U!: 500 5eiJ1t1e, WA 98121 (206) J82~9540 depicted on the Quadrant C Site Plan and Quadrants A, B, and D. The Parties all agree that the 2 Settlement Agreement and this Stipulation and Order shall not preclude or diminish any of the 3 parties' claims, defenses or arguments in any current or future appeals of the remaining portions of 4 5 6 7 8 9 10 11 12 I3 14 15 16 17 18 19 20 21 22 23 24 25 26 The Landing Project and no party shall assert any position to the contrary. -r:z:;:. DATED this c;,"d;y of December, 2006 CITY OF RENTON BUCK & GORDON, LLP By Peter S. Buck, WSBA #5060 Attorneys for Petitioners Brad Nicholson and Alliance for South End (ASE) HILUS CLARK MARTIN & PETERSON, P.S. By __ ~~~~~~~~ ____ ___ Jerome L. Hillis, WSBA #1704 T. Ryan Durkan, WSBA #11805 Karen D. Breckenridge, WSBA #36666 Attorneys for Applicant Harvest Partners [REMAINDER OF PAGE IS INTENTIONALLY BLANK] STIPULATION·3 Y:IWPlASElSETfLEMEN1WESTINO SETTLEMENT AGRJlEMENTSI1204061ASE TARGET STIPULATION 1204()(j FINAL.DOC Buck eo Gordon LLP 2025 first Avenue. Suite 500 Seattle. WA 9812l (2061382-.540 l I I '. III. ORDER 2 Pursuant to the foregoing Stipulation of the parties, it is hereby ORDERED that: 3 1. The above entitled causes and allegations therein do not pertain to and shall have no 4 effect upon the Vested Developments. The Vested Developments are hereby deemed vested as of the 5 date of filing of their respective building pennit applications, and may proceed with the building 6 pennit process and, thereafter, to construction, occupancy and operation regardless of the outcome of 7 the above entitled causes. 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2. ASE and Nicholson reserve all of their claims as to all portions of The Landing Project other than the Vested Developments, including without limitation Buildings 101 and 102 as depicted on the Quadrant C Site Plan and Quadrants A, B. and D. The Settlement Agreement and this Stipulation and Order shall not preclude or diminish any ofthe parties' claims, defenses or arguments in any current or future appeals of the remaining portions of The Landing Project and no party shall assert any position to the contrary. DONE this __ day of December, 2006. City of Renton Hearing Examiner STIPULATION· 4 y,IWPlASE\SETTLEMEIffiVESTlNG SETTLEMENT AGREEMEN'fSII204061ASE TARGET STII'ULA TION 120406 FINAL.DOC Buck~Gordon LLP 2025 first Avvnue, Suite 500 Seattle, WA iJl8121 (206) 342·9540 I • I • ! j I EXHIBIT A LEGAL DESCRIPTION OF LANDING PROJECT Lot 2A and Lot 3A of Boeing Lakeshore Landing Lot Line Adjustment No. LUA-06-004, recorded May 10, 2006 under Recording No. 20060510900003; Together with Lot IA and Lot 4A Boeing Lakeshore Landing Lot Line Adjustment No. LUA-06-0S7-LLA, recorded August 8, 2006 under Recording No. 20060808900001; Situate in the County of King, State of Washington. 'i \wrw;I!\S~VESTIN(j S.nTL£1o(ENT AGJWI.MEHT5\1104l1MST1P1JLA1lON AND ORDen EXJflDITS.DOC --... ~--.-..:.::~~ ....... ~........... ,: .......... _, .~ .... ~ ... ~, ....... EXHIBITB LANDING SITE PLAN y, IWPiA.SID$ETl1.liJ.1ENil VESTING SETIl...adENT ACiKEliMEl'lTS'ollO'lD6\ST1PUI ..... nON MolD OP.DI:.1t EXlim ITS. DOC ,.,,,-,,~,,, ....... . , .... '---_._ .... _ ........ __ . -~- . , '. e CALLI$ON '. \ ·~.-,;<,l;"'{~; ... ¥J,,i;',~ii~ • RETAIL ANCHORS 11 RETAIL SHOPS • THEATRE III PARKING STRUCTURe , ; , , i t '\ - '\ EXHIBITD THE VESTED DEVELOPMENTS ~~ ~.-r-....; ...-_""-·,~~p£\1 .. ;~;''"\'~J'!\ \. --l,ft·· , .. ~>:<:\:, tl ... \\ \ ____ ~:; .... , I~;;~\.) I c-~;~ Y.\ \. '~,,:J'\; c.";:") ~~\ -"\. "\"'\ \ ~~'N. 'v _-'" _.,.;; .. 1 \ '-'.' . ~ \ . ., \ .,. ~.~~, .. , .. -.. ,. \-" '":;' "\\\ L.:, q '\'\ \ ~. 103 .... ..",~ ,;;... ,.l:~' \ • I \. ' _:.. .. _...... .'.'_ ,."_ -. • ...-, •. ~ " Co.... ,\. , • .........~ ~".' .... j .'. ,-: "'., ; ~ ~ ',' ··.".,-·.,,"" .. ··.0., '\,\ . ..,.f, ",' ,<? '1,"\ \ ... ' '.1 :...->.) --:,\ ".":"" "" \\ c.:>:,::,. ,. ".' C" .. · ,~ .... .., ......... . . r \ 104 . I~\ \. -.\\ . c'" I" "",." \.:\ . 1 ! ~ :', ~\", \\ ~.~\-',::'~ , \< ~ (~';::; :'\~" \ . I' .r""'---'" . Co '\. ""'. \ •• ..," '. \" , [\ ·'r I, .~< c:~, '0 \1'0 ,\. '\\. c';'" ,'\ . I • 1~\o.J \\. . '-,?, ~ \1._ ", t •• ·• ~._\\ I~' h \ \ " C'''\ .\ 'f. .,_,.,., I, " :1 \ ,\ ''':-'~'''', . _\\ T;' 0"-" I : I '-:'; , ~ ~ ~"... ~ -,,: ,f-:-.":) ~""'t. \.~--:-. c .. :.::,';:' / : \ ~ .... (;" .-'v~' _' . i \. '\'" '\ \, ;"" ,",' '-.. -.,-, ':: ('n"'<~l:lIdling iJll'urking an,ns 1/' ~;.-~~~ :~<"'Y"" ': \ I !he ~~:::~::~,:~~ :~~~~~:"Ik. Utilili(!<; lilT ull ofQuaJrum (' C.\ccpt lltilit) wllllC\:'thm.!i to [JlIildings 101 & 1IJ2 lin: f.:onsidcn!d pari oflht: \btL-J Dc\eh'plnr.'lllS. . I I, ~ I.)T land"'cnping in lhn~c un!ns. ~ j 100, : . , I~: " (~ . • I'\dulhllr.lnl VI!'oI .. od ,~=---'~.::.:.;~_ ...... -... ,' ... ' .... ::..,i \. ~ I.""·I"~"'~" . "lfm-ru nn' :Frrn ~ .~~~ •. , .. ..1- Y-Wil'\ASE!.SETItEllE::Nl'IVEsnNG ~Nl A(iR£l!Ml!NTS\J 284C:NASTIl'uu, T10N AND OItOEA EXHIBITS DOC "-...................... ~.-.,~,,~, . ..:...--__ ._._ ..... ,.,.> ... ',.N.,._' .•.•. ,._~._,. • • Kathy Keolker, Mayor December 5, 2006 Jim Van Lanen Mulvanny G2 Architecture 601 SW Second Avenue, Suite 1200 Portland, OR 97204 CIT) :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator SUBJECT: Request for Refnse and Recyclable Deposit Area Modification for Target at The Landing (File No. LUA-06-071) Dear Mr. Van Lanen, This letter is to inform you that we have approved your requested modification to the Refuse and Recyclable Deposit Area standards for the Target site at The Landing. The Refuse and Recyclable Deposit Area rcgulatlOns (RMC 4-4-090) require that the minimum area provided for refuse areas in retail developments is 10 square feet per 1,000 square feet of building gross floor area and the minimum area required for recyclable deposit areas is 5 square fect per 1,000 square feet of gross floor arca. The proposed Target store would have a total gross floor area of 127,289 square feet. Therefore, the minimum area required for the refuse deposit area would be 1,273 square feet and the minimum area required for the recyclable deposit area would be 636 square feel. The applicant proposes to utilize a trash compactor and a baler for the recyclables and contends that the compactor and baler can receive the same volume of refuse and recyclables that would be contained within the minimum areas specified above in a smaller area. The proposed refuse area is 690 square feet and the proposed recyclable area is 400 square feet. Section 4-4-090F allows the Development Services Division to grant modifications from the refuse and recyclable standards for individual cases provided that the modification meets the following criteria (pursuant to RMC 4-9-250D2): 1.) Substantially implements the policy direction of the policies and objectives ofthe Comprehensive Plan Land Usc Element and the Community Design Element and the proposed modification is the minimum adjnstment necessary to implement these policies and objectives. The proposed Target store is located within the Urban Center -North (UC-N) Comprehensive Plan Designation. The proposed modification is to provide less than the minimom area required refuse and recyclable deposit areas due to the proposal to utilize a trash compactor and a baler, which the applicant contends could receive the same volume of refuse and recyclables as collection areas meeting the minimum square footage requirement. As the reduce area would allow for the disposal of the same volume of refuse and recyclables, the reduction would implement the UC-N Land Use Element and the Community Design Element and is the minimum adjustment necessary to implement these policies and objectives. -------I-O-55-S-o-u-th-Gr-ad-y-W-aY---R-e-n-to-n-, W-as-h-in-gt-o-n-9-g-05-5-------~ AHEAD OF THE CCRVE • 2.) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. The subject site is zoned Urban Center ~ North I (UC-NI). The proposed reduction in the refuse and recyclable area would meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the UC-Nl requirements as the proposal to utilize the trash compactor and baler would require less square footage than standard refuse and recyclable deposit areas while disposing of the same volume of refuse and recyclables. 3.) Will not be injurious to other property(s) in the vicinity. The proposal to reduce the area for refuse and recyclable deposit areas would not be injurious to surrounding properties as the trash compactor and baler would allow for the disposal of the same volume of refuse and recyclables in a smaller area. In addition, the proposal would be required to comply with the screening requirements for refuse and recyclable deposit areas. 4.) Conform to the intent and purpose of the Code. See discussion under number 2 above. 5.) Can be shown to be justified and required for the use and situation intended. The applicant contends that the modification is justified as the proposed trash compactor and baler require less area than standard refuse and recyclable deposit areas while handling the same volume of refuse and recyclables. The applicant indicates that the area required for the trash compactor is 690 square feet and the area required for the baler is 400 square feet. 6.) Will not create adverse impacts to other property(s) in the vicinity. See discussion under number 3 above. Decision The applicant's request for a modification from the refuse and recyclable deposit area requirements to provide an area less than the minimum required for a retail development due to the proposal to utilize a trash compactor and balers is approved. 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, December 19, 2006. If you have questions regarding this correspondence, feel free to contact Jill Ding at (425) 430-7219. Sincerely, JJJ!1Jdif Neil Watts Development Services Director cc: Jennifer Henning, Current Planning ManaglCr Target, Owner File Parties of Record DESIGN AT WORK December 1, 2006 Jill Ding Building Services Division, Department of Planning I Building I Public Works 1055 South Grady Way Renton, WA 98055 Re: Target Store # T-2290 Renton, WA Permit Number 8060475 N. 8 TH & Garden Way Renton, Washington Project Number: 06-0093-01 Subject: Modification to the Standards Request Dear Jill: The following is a formal written request for a modification to the City of Renton standards regarding minimum refuse and recyclable deposit area square footages. This request is based on the outlined modification procedures as listed from the City of Renton per RMC 4-9-250D. Under section "Eo Commercial, Industrial, and Other Nonresidential Developments -Additional Requirements for Deposit and Collection Areas. Section 5 Retail Developments states: Minimum Size: In Retail developments, a minimum of five (5) squire feet per everyone thousand (1,000) square feet of building gross floor area shall be provided forrecyclables deposit areas and a minimum often (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. Our formal request for modification will follow each procedure indicated in bold face type. D: Modification Procedures: 2. Design Criteria 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 Response: With use of a self contained trash compactor, and baler, a smaller square footage total for refuse and recyclable area is needed to service the required functions in a contained and screened environment. Target Store # T-2290 Rent, IA December 1, 2006 Page 2 of 2 b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgement; Response: Under correct usage of a self contained trash compactor, and baler per the equipment manuals, both trash and recyclables from the store can be compacted and stored for removal from the site without changing the safety, function, appearance, or environmental protection and maintainability intended by the Code requirements. By use of compacting and baling, a lesser sq footage can be utilized. c. Will not be injurious to other property(ies) in the vicinity. Response: Operation of both the compactor and baler are accessed only through a secured means, from the interior of the building. d. Conforms to the intent and purpose of the Code Response: The baler will be utilized to decrease amount of trash produced. The compactor will also minimize the needed size to temporarily store the trash while at the same time keep it enclosed. As drawn on the A1 and A8 sheets, a screen wall provides visual screening of the compactorlexterior self contained trash storage from neighboring properties. e. Can be shown to be justified and required for the use and situation intended Response: With use of a self contained trash compactor, and baler, a smaller square footage total for refuse and recyclable area can be utilized to service the required functions in a contained and screened environment. Our allotted trash compactor area is 690 sf, and baler area is 400 sf. Included for your review are cut-sheets detailing both the baler and self contained compactor to be used at the location. Should you require any additional information regarding this matter, please contact Jim Van Lanen at 503.223.8030. Thank you. Sincerely, Project Manager JGVlakt c: file Sherief EI-Banna, Target Corporation, Design Project Manager Kris McKoy, General Contractor September 12, 2006 Rob King Harvest Partners 20503 88 111 Avenue W Edmonds, WA 98026 Subject: Dear Mr. King: The Landing Site Plan LUA06-071. SA-A CITY F RENTON Planning/Building/Public Works Department Gregg Zimmerman P .E., Administrator Please find attached comments from the Police Department regarding crime prevention. Please contact me at (425) 430-7219 if you have any questions. Sincerely, fl::!.1{;J2 Jill K. Ding U Senior Planner cc: Transwestern Harvest Lakeshore LLC I Owner Enclosure -------------,o-s-s-So-u-fu-ili--oo-y-W-a-y---R-en-to-n-,-W-$-h-jn-~-o-n-9-80-S-S------------~ AHEAD OF THE CURVE PROJECT LUA-06-071, SA-A The Landing (Cinema) City of Renton Department of Planning 1 Building 1 Public Works ENVIRONMENTAL & DEVELOPMENTAL APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 319 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 recommei1ded that all materials and tools be locked up when not in use. The site should have 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 dead bolts 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. This project will involve a large amount of time with different phases of construction going on at various locations. Theft and burglary at construction sites is prevalent, and I expect due to the isolated location and overabundance of construction materials, this site will be a target for such incidents. It's recommended that the developer go the extra step and provide secured temporary housing for materials that could be easily removed during the course of an evening or weekend. The same security considerations should be made for any construction equipment (tractors, backhoes, excavators, etc.) These vehicles should be lined up along the fence lines that abut the adjacent. Spark plugs and/or batteries should also be removed from these vehicles when not in use for long periods of time (i.e., evenings, weekends, and holiday periods.) The addition of security personnel after hours is recommended. Although this may seem like overkill to some, the isolated location of this project increases the risk of criminal incidents occurring there. COMPLETED COMPLEX All exterior doors should be made of solid metal or metal over wood, with heavy-duty dead bolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of secu rity film. Security film can increase the strength of the glass by up to 300%, greatly reducing tha likelihood of breaking glass to gain entry. Access to the back of the buildings should be limited, preferably with security fencing, as Security Survey Page 1 of 3 06-071 • these areas could be vuln ble to crime due to the lack of n al surveillance by vehicle and/or pedestrian traffic. It is recommended that the commercial areas have monitored/recorded security systems installed. It's not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic into the main entrances of the businesses. Any alternative employee entrances should have coded access to prevent trespassing. If there are plans to install public payphones. it is recommended they be outgoing use only. Public payphones tend to attract drug traffic and having the ability to only call out on payphones severely hinders this type of activity. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for customers utilizing the businesses there. All structures should have building numbers clearly posted with numbers at least 6" in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Landscaping should be installed with the objective of allowing visibility -not too dense and not too high. Too much landscaping will make customers and employees feel isolated and will provide criminals with concealment to commit crimes such as burglary and malicious mischief (property destruction). It is key for a complex of this size to have appropriate lighting and signage. "No Trespassing" signs should be posted in conspicuous locations throughout the property, including entrances to the property and parking areas. Parking Lot/Parking Garages Lighting is the number one deterrent to crime. Theft from motor vehicle is the most common occurring crime in our City, and I would expect the parking areas within this project will be susceptible. Appropriate lighting in and around the parking areas is mandatory. Although the responsibility for property protection is considered to belong to the driver of the vehicle, if individuals don't feel safe and secure within this pavilion, they will not frequent it. Signage should also be posted within the parking garage advising customers of The Landing to not leave valuables within sight and to secure their vehicles. It's recommended that surveillance equipment be installed in §!! parking locations, and signage stating such, be posted in conspicuous locations through all parking areas. With Gene Coulon Park located close by, I expect this development to incur loitering and transient activity. To deter such incidents, it's recommended that all areas have the opportunity for casual surveillance from both pedestrians and vehicle traffic. No location within The Landing should be so isolated that it cannot be viewed by passing pedestrians, employees, vehicles, etc. My primary concern, in looking at the Site Plan, would be the buildings along North 8th Street. Although these arterial streets are not utilized often, that may change upon completion of this project. However, if the main entrance options do not Security Survey Page 2 of 3 06-071 pull in enough traffic near location, it could create an oppor y for loitering and criminal activity (graffiti, drug transactions or use, etc.) I recommend the placement of emergency call-posts within all parking areas (both lots and garages). For the safety and convenience of those using these parking facilities, it's recommended that the elevators be placed in the middle of each garage level. Miscellaneous If there are to be payphones installed, they should be stand-alone structures, away from neighboring business, and should only accept outgoing calls to deter drug activity. Public restrooms, independent from the individual businesses, should be monitored on a regular basis by security or maintenance personnel, and should be secured at closing. The "retail street" should be lined with cement bollards to assist in preventing vehicles from crossing into the path of pedestrians. These bollards can also deter criminals from committing a "smash and grab" by utilizing vehicles to break into businesses. Park-like settings, such as the one built in and around The Landing, tend to attract skateboarding enthusiasts. It's recommend that all seat walls, retaining walls, and elongated planters have "bumpers" installed to deter these individuals from using them as "riding rails". Light standards should be protected from vandalism by installing "cages" or guards around light fixtures. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a personalized security survey for each individual structure once they are completed. Security Survey Page 3 of 3 06-071 • City _ _ _enton Department of Planning I Building I Pu __ ,-Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET COMMENTS DUE: JULY LOCATION: North of N 8th Street, east of Logan Ave N & west WORK ORDER NO: 77605 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Approval for the construction of an approximately 635,500 square foot commercial/retail development with a 12 screen cinernl!!. The proposed development would be constructed on a 38.7 acre site located within the Urban Center -North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping, utilities and stormwater and special design standards for the zoning. The structures are proposed to range in height from approximately 30 to 75 feet; the maximum permited number of stories for the UC-Nl zone is 10. The parking provided would be a mix of structured and surface parking. A four level parking garage is proposed that would provide 679 parking stalls and a 2,001 stall surface parking lot is also proposed. A parking modification has been requested to reduce the required length of the surface parking stall size by l-foot from 19 feet to 18 feet. The proposed project received Master Site Plan approval May 19, 2006. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable M"", Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary .rth lousIng 'aler ~ anls ~ .• Use ~lllIlles ~:~:::::I Airport, «nnn "00' 31/ cF5 .j.,tJf. o...f)f) uaL kf B. POLICY-RELATED COMMENTS C. CODE-RELA TED 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. Signature a~~OriZed Representative Date REPORT City 01' Renton • & Department of Planning / Building / Public Works DECISION ADMINISTRA TIVE LAND USE ACTION DECISION DA TE: August 17, 2006 Project Name: The Landing Site Plan Owner: Transwestern Harvest Lakeshore LLC, 8214 Westchester Drive ste 650, Dallas, TX 75225 Applicant: Nicole Hernandez, W&H Pacific 3350 Monte Villa Pkwy, Bothell, WA 98021 Contact: Rob King, Harvest Partners, 2050388'" Ave W, Edmonds, WA 98026 File Number: LUA06-071, SA-A Project Manager: Jill K. Ding, Senior Planner Project Description: The applicant is requesting Administrative Site Plan Approval for the construction of an approximately 572,700 square foot commercial/retail development with a 12 screen cinema. The proposed development would be constructed on a 38.22 acre site located within the Urban Center -North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping, utilities and stormwater and special design standards for the zoning. The structures are proposed to range in height from approximately 30 to 45 feel. The parking provided would be a mix of structured and surface parking. A four level parking garage is proposed that would provide 675 parking stalls and 1,955 surface parking stalls are also proposed. The proposed project received Master Site Plan approval May 19, 2006. Project Location: North of N 8th Street, east of Logan Ave N and west of Garden Ave N Exist. Bldg. Area SF: N/A Proposed New Bldg. Area: 572,700 sq. fl. Site Area: 38.22 acres Total Building Area SF: 572,700 sq. ft. Project Location Map SA-A06-071.doc of Renton PIB/PW Department Administrative Site Plan Staff AND DECISION OF August 17, 2006 i PART ONE: PROJECT DESCRIPTION/BACKGROUND The applicant is requesting Administrative Site Plan Review in order to construct approximately 518,700 square feet of large and smalt format retail, a 54,000 square foot 12 screen cinema, 675-stall four-level parking garage and 1,955 surface parking spaces. The subject site encompasses 38,22 acres and is bounded by Logan Avenue N on the west and north, Garden Avenue N on the east, and N 8th Street on the south. Park Avenue N bisects the site from north to south and N 10'h Street bisects the stte from east to west. A Master Plan was approved on the subject site under a separate file (LUA05-136) dated May 19, 2006, The subject site was previously subdivided via an approved and recorded Binding Site Plan (file no, LUA 04-081 ), which created 4 parcels (Lots 1-4). The subject site is comprised of 3 of those parcels (Lots 1, 3, and 4). A Lot Line Adjustment has been approved and recorded adjusting the lot lines between Lots 2, 3, and Tract D (file no, LUA06- 004) of the Binding Site Plan, and another Lot Line Adjustment (file no. LUA06-057) has been approved and recorded adjusting the lot lines between Lots 1, 4, and Tract C of the Binding Site Plan, In addition, a short plat is being reviewed under a separate application (LUA 06-069) to subdivide the southeastern parcel (Lot 3) into two lots, Both Tracts C and D are proposed to be dedicated to the City of Renton for the right-of-way of N 10'" Street. The submitted site plan assumes that Tracts C and 0 have been dedicated. The cinema, parking garage, and some retail are located on the northwestern parcel, The parking garage and cinema are oriented such that the fronts of the buildin9s would face Entertainment Blvd, which is a proposed internal private, pedestrian-oriented street. Retail store fronts are proposed fronting N 10'" Street, Entertainment Blvd, and Park AvenueN, Retail and surface parking stalls are proposed on the southwestern and southeastern parcels, Retail space is proposed on the northern and southern portions of these parcels with the surface stalls separating the retail space. The north retail area would have store fronts oriented to the north onto N 10th Street and onto the east and west Sides of Park Avenue N, The southern retail areas would have store fronts oriented to the north towards the surface parking lot and on the east and west sides of Park Avenue N, iPARTTWO: ENVIRONMENTAL REVIEW An Environmental Impact Statement (EIS) was completed in October of 2003, A conSistency analysiS was prepared by Blumen Consulting Group, Inc" dated May 8, 2006, which reviewed the project's consistency with the EIS, and concluded that it met the conditions and calculated impacts associated with the range of development alternatives analyzed in the EIS. !PARTTHREE: ADMINISTRATIVE LAND USE ACTION· REPORT & DECISION A. Type of Land Use Action xx Site Plan Review Shoreline Substantial Development Permit Conditional Use Binding Site Plan SpeCial Permft for Grade & FiJI Administrative Code Determination B. Exhibits The following exhibits were entered into the record: Exhibit 1: Yellow file containing: application, proof of posting and publication and other documentation Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: SA-A06-071 ,doc pertinent to this request. CD of The Landing Site Plan Review booklet (dated 7/21/06). Site Plan (dated 7/19/06), Site Plan of Northwest Portion of Site (dated July 21,2006), Site Plan of Southwest Portion of Site (dated July 21, 2006), Site Plan of East Portion of Site (dated July 21, 2006). The Landing Place representative elevation (page 14) (dated May 22,2006) The Boulevard representative elevation (page 29) (dated May 22, 2006) The Avenue representative elevation (page 35) (dated May 22, 2006) The Walk representative elevation (page 39) (dated July 21, 2006) City of Renton PIB/PW Department The Landing Administrative Site Plan Staff Report LUA06-071, SA-A REPORT AND DECISION OF August 17. 2006 Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: The Walk representative elevation (page 42) (dated July 21, 2006) The Walk representative elevation (page 45) (dated July 21, 2006) The Walk representative elevation (page 46) (dated July 21, 2006) Zoning Map Sheet E4 west Y, (dated 2116106). Page 30124 Exhibit 15: Development Services Division Interpretation/Policy Decision regarding Maximum Setbacks required in the UC-N1 zone (dated 7/17/2006). C. Consistency with Site Plan Criteria In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the Site Plan Ordinance, the following issues have been identified by City Departmental Reviewers: 1. Conformance with the Comprehensive Plan, it's Elements and Policies; The consistency analysis prepared by Blumen Consulting Group, Inc., dated May 8, 2006, included an assessment of the project's consistency with the City's Comprehensive Plan, and found the project to be consistent with the relevant Comprehensive Plan requirements. The Comprehensive Plan Land Use Map designation for the site is Urban Center North (UC-N). The Comprehensive Plan Land Use Map designation for the project property is Urban Center North. The purpose of the UC-N is to redevelop industrial land for new office, residential, and commercial uses at a suffiCient scale to implement the Urban Centers criteria adopted in the Countywide Planning Policies. This portion of the Urban Center is anticipated to attract large·scale redevelopment greater than that in the Urban Center- Downtown, due to the large available land holdings under single ownership. In addition, this new development is expected to include a wider group of uses including remaining industrial activities, new research and development facilities, laboratories, retail integrated into pedestrian-oriented shopping districts, and a range of urban-scale mixed-use residential, office and commercial uses. The following Comprehensive Plan policies are applicable to the proposal: Policy LU-20B. Consolidate access to existing streets and provide internal vehicular circulation that supports shared access. Internal vehicular circulation is proposed throughout the development through the parking lots as well as through the creation of a private internal street (Entertainment Blvd). All access to The Landing development would be via shared access. Policy LU-215. Site and building design should be pedestrian/people oriented with provisions for transit and automobiles where appropriate. The proposed site and building design incorporates a pedestrian oriented design through the orientation of storefronts (entrances, display windows, and weather protection) towards the sidewalk, and the low rise bulk and scale of the buildings proposed. Provisions have been made for automobiles with the inclusion of a parking garage at the north end of the site and two surface parking lots proposed on the southern parcels. The proposed development would not preclude any transit improvements that may occur in the site vicinity in the future. Policy LU-265. Support a more urban intensity of development (e.g. building height, bulk, landscaping, parking standards) than with land uses in the suburban areas of the City outside the Urban Center. The proposal is a more urban form and scale of development. The proposed buildings would be 1 story and a 4 level parking garage is also proposed. The bulk of the buildings have been treated through the use of vertical and horizontal modulation and articulation. Landscaping is proposed throughout the site to provide additional cohesiveness to the site design and the development while screening, other less appealing aspects of the development. Policy LU-272, Support uses that serve the region, a sub-regional, or citywide market as well as the surrounding neighborhoods. The proposed development is intended to as a retail center that would serve a regional market. Policy LU-273. Support integration of community-scale office and service uses including restaurants, theaters, day care, art museums and studios. The proposed project would include a 12 screen cinema as well as a variety of restaurants and retail shops. SA·A06-o71.doc City of Renton PIB/PW Department The LandIng REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A Page 4 of 24 Policy LU-27B. Support creation of a significant gateway feature within gateway nodes as shown on the Urban Center -North Gateway Map. The approved Conceptual Plan identified the intersection of Park Avenue N and Logan Avenue N as a location where a gateway feature would be required. The proposed project would incorporate gateway features in the way of special paving and proposed sign age at the intersection of Park Avenue N and Logan Avenue N. Policy LU-2BO. Use a hierarchy of conceptual plan, master plan and site plan review and approval to encourage the cohesive development of large land areas within the Urban Center. Incorporate integrated design regulations into this review process. The proposal has received conceptual and master plan approval. The proposal would develop a large 38.22 acre site and will be required to comply with the adopted design regulations. Policy LU-2B5. Consider placement of structures and parking areas in initial redevelopment plans to facilitate later infill development at higher densities and intensities over time. The surface parking area has generally been consolidated in the center of the two southern parcels, which would allow for further redevelopment with later infill. Policy LU-293, Support a mix of activities within the Urban Center -North designation that support populations in adjacent residential areas as well as new development within the re-development area. Examples of uses that serve the needs of existing populations include neighborhood-scale retail that addresses the day-to-day needs of residents, restaurants and coffee houses, public facilities, and places of assembly such as parks and plazas. The proposed development would include a mix of large, medium, and small retail uses as well as eating and drinking establishments that would serve the needs of the existing and proposed adjacent residential areas. Policy LU-301. Ensure that big-box retail functions as an anchor to larger, cohesive, urban-scale retail developments. Big-box retail would function as an anchor to the larger urban-scale development. Big box anchors are proposed to be attached to small anchor and retail. A system of pedestrian paths is proposed to connect the big-box retail anchors with the smaller scale retailers. Policy LU-303. Encourage pedestrian-oriented development through master planning, building location, and design guidelines. The proposed development has pedestrian-oriented components including retail buildings with store fronts located adjacent to the sidewalk and pedestrian walkways through the surface parking lot, which would connect pedestrians to different retail areas within the development. In addition, street furniture, awnings, and container plants are proposed to support the pedestrian. Policy LU-304. Support urban forms of setback and buffering treatment such as: a) Street trees with sidewalk grates, b) Paving and sidewalk extensions or plazas, and c) Planters and street furniture. The proposed development incorporates street trees with grates, coordinated paving and sidewalk extensions, plazas, planters, and street furniture throughout the development. Policy LU-306. Support parking at-grade in surface parking lots only when structured or under-building parking is not market viable. The applicant has proposed a 4 level parking garage with 679 parking stalls in addition to two surface parking lots. It is anticipated that as future infill occurs, additional parking structures may be developed based on market demand. Policy LU-30B. Support surface parking lots behind buildings, and in the center of blocks, screened from the street by structures with landscape buffers. The proposed large surface parking lots would be located in the center of blocks and would be screened from the surrounding public rights-of-way via a 10-foot wide landscape strip. Policy LU-313. Discourage ancillary retail pads. The proposed development has been reviewed as a Master Plan. The retail uses would be linked in various themed districts (The Landing Place, Market Lane, The Walk, and The Boulevard) via pedestrian pathways. Consistent signage, landscaping, and architectural design and materials would tie the districts together as one development. SA-A06-071.doc City of Renton PIBIPW Department The Landing REPORT AND DECISION OF August 17. 2006 2. Conformance with existing land use regulations; Administrative Site Plan Staff Report LUA06-071, SA-A Page 50(24 The subject site is designated Urban Center -North 1 (UC-N1) on the City's Zoning Map. The proposed retail development is a permitted use within the UC-N1 zone. The compliance of the proposal with the development standards of the UC-N1 zone and Renton Municipal Code parking regulations is addressed below: Lot Coverage -The UC-N1 zone allows building coverage at a maximum of 90% of the lot area or 100% of the lot area is parking is provided within the building or within a parking garage. The majority of the parking onsite would be provided within two surface parking lots. Based on the overall site area (1,664,792 square feet), the proposed 627,240 square foot building footprint (572,700 square feet of large and small format retail + 54,540 square feet of parking garage = 627,240 square feet) would result in a 38% building lot coverage, which is well below the maximum coverage allowed in the UC-N1 zone. Setbacks -There are no minimum front, side. side yard along a street, or rear setbacks required. A maximum 5-foot front and side yard along a street setback is required. The Director of Development Services issued a Determination (Exhibit 15). which states that the maximum front yard and side yard along street setbacks may be altered through the Site Plan Review Process without the need for a variance, which would be consistent with maximum setback requirements applicable in other commercial zones within the City of Renton. The purpose of the maximum setback requirement is to foster a pedestrian-oriented development. The proposed development incorporates pedestrian-oriented elements within and around the development (such as street furnishings, coordinated paving, awnings, etc.). In particular a private internal street is proposed (Entertainment Blvd), which would have the retail store fronts adjacent to the sidewalk. In addition, the retail store fronts along the northern portion of Park Ave N would also be located adjacent to the sidewalk. Pedestrian pathways are proposed throughout the surface parking lot to connect the various retail districts, which would further encourage a pedestrian environment. Due to the pedestrian-oriented elements included in the development, it would appear that The Landing has complied with the intent of the UC-N1 zone and the front and side yard along a street maximum setback may be increased. Staff recommends approval of the proposed setbacks as shown on Exhibit 3, the submitted site plan. Landscaping -The UC-N1 zone requires that all setback areas from a public street be landscaped and that truck docking and loading areas be screened from public streets. The City's parking regulations have additional landscaping requirements for surface parking lots. However the subject property is located within the Urban Design District C, which also has landscaping requirements. Per RMC 4-3-100B.5 where conflicts exist between the Design Regulations and other sections of the Renton Municipal Code, the Design Regulations shall prevail. See landscaping discussion below under Review of Compliance to Design Guidelines for Deve/opment in the UC-N1 zone. Height -The UC-N1 zone allows a maximum building height of 10 stories along primary and secondary arterials. The proposed development would have a 4 level parking garage with a maximum height of 45 feet. All other buildings would be 1 story with heights ranging from 18 feet to 45 feet, which is considerably less than the 10-story maximum height permitted. Screening/Refuse and Recyclable Areas -The submitted building elevations indicate that the proposed rooftop equipment would be screened from view, such that a person standing 150 feet away from the building would not be able to see the rooftop equipment. The site plan submitted indicates the proposed locations for refuse and recyclable deposit areas would be spread throughout the site to allow for convenient access for the tenants. In retail developments, a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. Based on the proposal for 572.700 square feet of gross retail floor area, the project would require a minimum of 2,863.5 square feet of recyclables deposit areas and 5,727 square feet of refuse deposit areas. The applicant did not submit the specific areas that would be provided for refuse and recyclables deposit areas due to the variable refuse needs that each tenant will have. Therefore, staff recommends as a condition of approval that the total areas dedicated for refuse and recyclable deposit areas be subm itted with the building permit applications for review and approval by the Development Services Division Project Manager. The refuse and recyclable deposit areas shall be screened from view. The architectural design of any structure enclosing a refuse and recyclable deposit area shall be consistent with the design of the larger development as a whole. A refuse and recyclable deposit area screening detail was submitted with the SA-A06-071.doc City of Renton PIBlPW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071. SA-A Page 60f 24 submitted site plan and is shown on page 56 of Exhibit 2. The screening detail includes an 8-foot 4-inch concrete masonry unit wall with a painted corrugated metal gate. The proposed refuse and recyclable enclosure area is consistent with the design of the larger development and utilizes materials that are used throughout the development. Pedestrian Connections -All development in the UC-N1 zone is required to provide pedestrian access per the pedestrian regulations outlined in the Urban Center Design Overlay regulations (RMC 4-3-100). See discussion below under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. Parking -The parking regulations require a specific number of off-street parking stalls based on the amount of square footage dedicated to certain uses. A maximum of 0.4 parking spaces per 100 square feet of net floor area is permitted unless structured parking is provided, in which case 0.5 parking spaces per 100 square feet of net floor area is permitted. The proposed development includes a 675 space four level parking garage, therefore a maximum of 0.5 parking spaces per 100 square feet of net floor area is permitted for the project. No more than 30% of the surface parking spaces provided may be compact spaces and no more than 50% of the structured parking spaces provided may be compact spaces. Based on the proposal for 572,700 square feet of retail area a maximum of 2,864 parking spaces may be provided. The submitted site plan proposes a total of 2,630 parking spaces (675 structured spaces and 1 ,955 surface spaces), which is below the maximum number of parking spaces permitted. Approximately 10 percent of the structured parking spaces are proposed to be compact stalls and approximately 7 percent of the surface spaces are proposed to be compact stalls, which is well below the maximum 50 percent permitted for structured spaces and 30 percent permitted for surface spaces. Of those 2,630 proposed parking spaces a total of 36 are required to be Handicap Accessible. The applicant has proposed a total of 55 Handicap Accessible spaces, which exceeds the minimum of 36 required. All code required spaces must com ply with the dimensional requirements of the parking regulations. The surface parking stall dimension requirements in the UC-N1 zone are g feet wide by 1 g feet in length and the parking stall dimensions required for structured parking are 8 feet 4 inches wide by 15 feet in length. In addition, the surface parking requirements specify that the dimensions required for compact stalls are 8 feet 6 inches wide by 16 feet in length and the dimensions required for compact structured parking stalls are 7 feet 6 inches wide by 12 feet in length. An aisle width of 24 feet is required for gO degree parking stalls. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent 8- foot wide access aisle for van accessible spaces. The applicant has proposed structured parking stalls with the following dimensions: standard stalls would be 9 feet wide by 18 feet in length and compact stalls would be 8 feet wide by 18 feet in length, which exceeds the minimum dimensions required for structured parking stalls. The applicant has proposed surface parking stalls with the following dimensions: standard stalls would be 9 feet wide by 18 feet in length and compact stalls would be 9 feet wide by 16 feet in length. The proposed standard stalls would be 1-foot less in length than the minimum required under the parking requirements and the proposed compact stalls would exceed the minimum dimensional requirements. The applicant has requested a modification from the standard surface parking stall minimum length requirements. The applicant contends that the proposed 18-foot length for standard surface stalls would implement the intent of the parking regulations and that the quality of total, on-site parking would exceed the standards allowed in the code. The applicant also contends that increasing the stall length to 19 feet would cause the reduction of standard stalls currently proposed to be compact stalls, in addition the reduction would negatively impact the aesthetics of the project's parking areas. Section 4-4-080Fd of the parking standards 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; The requested parking modification would implement the policy direction of the Comprehensive Plan as it would allow for the development of The Landing, which is a large scale mixed use development with pedestrian-oriented features. In addition, the proposed modification would allow for sufficient pedestrian pathways and landscaping throughout the parking lot which would improve the aesthetic appearance of the su rface parking lot. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; SA-A06-071.doc City of Renton PIB/PW Deparlment The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Reporl LUA06.071, SA·A Page 70(24 The proposed parking modification would meet the objectives of the parking requirements, through the provision of adequate parking spaces throughout the development. In addition, the applicant has proposed fewer compact stalls (7 percent) than the maximum of 30 percent permitted by the parking regulations. The proposed 1·foot reduction in the standard stall length would also allow for a more compact surface parking lot design with additional landscaping and pedestrian pathways throughout the parki ng lot. c. Will not be injurious to other property(s) in the vicinity; The proposed 1·foot reduction in the standard surface parking stall length would not be injurious to other surrounding properties in the vicinity. d. Conform to the intent and purpose of the Code; The proposed modification would conform to the intent and purpose of the parking regulations as previously stated above under subsection b. e. Can be shown to be justified and required for the use and situation intended; and The justification for the 1-foot reduction in the standard surface stall length is that it allows for the surface parking lot to be more consolidated and allows adequate space for the proposed pedestrian pathways through the parking lot and the landscaping that is proposed throughout the parking lot. The proposed pedestrian pathways and landscaping would break up an otherwise monotonous sea of parking spaces and would make the parking lot more aesthetically pleasing. f. Will not create adverse impacts to other property(s) in the vicinity. It is not anticipated that the proposed 1-foot reduction would create any adverse impacts to any properties in the vicinity. Staff has reviewed the parking modification request; the approval of the modification would appear to comply with modification criteria. Staff recommends approval of the applicant's parking modification request to reduce the standard stall length by 1-foot to 18 feet. All aisle widths proposed meet or exceed the minimum aisle widths of 24 feet required. Signs -Per RMC 4-3-1 00B.5 where conflicts exist between the City's adopted development standards and the urban design regulations, the urban design regulations take precedent. The City's sign regulations (RMC 4-4-100) provide sign regulations for shopping centers and large retail uses. Under the sign regulations, the proposed development would be permitted one free standing sign per street frontage, wall signs, marquee signs, and under marquee signs. The urban design regulations (RMC 4-3-100J) also regulate signs for development located within the Urban Design Overlay. The urban design regulations require that signs be integrated into the proposed development, which provides for a more flexible standard that would not be accomplished through the strict interpretation of the sign regulations. The urban design regulations also require quality signage that would contribute to the character of the proposed development. The sign requirements found in the urban design regulations conflict with the sign regulations, therefore the sign requirements of the urban design regulations shall be applicable to The Landing development. See further discussion below under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. 3. Mitigation of impacts to surrounding properties and uses; The proposed project would redevelop an existing vacant site that was surplussed by the Boeing Co. The surrounding properties to the north and west are utilized for airplane manufacturing, the properties to the south are developed with office buildings owned by the Boeing Co. and a PACCAR manufacturing plant, the property to the east is developed with an existing Fry's electronics retail store. The proposed project would utilize industrial materials like steel, concrete and brick, which would tie the development to the property's industrious past as well as result in a development that fits with the existing industrial and commercial uses in the project vicinity. To mitigate for the visual impacts of the surface parking lots, truck docking and loading areas, surface mounted utility equipment, and roof top equipment from neighboring properties and public rights-of-way, screening is required. The applicant has submitted a landscape plan with the application materials, which proposes to screen the surface parking lot, truck docking and loading areas, and surface mounted utility equipment from view through the installation of a mix of trees and shrubs. The plantings would include a SA-A06-071.doc City of Renton P/B/PW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A Page 8 of 24 mix of deciduous street trees, accent trees, and conifer trees; large evergreen, accent, and deciduous shrubs; masses of ornamental grasses, and evergreen ground covers. The roof top equipment would be screened from view by raised parapets. To provide for a transition to the surrounding uses and to the street, the proposed development has provided retail store fronts along N 10 th Street and along the northern portion of Park Avenue N, which provides a direct pedestrian linkage to the street. In addition, where store fronts are not located along a public right-of-way, direct pedestrian connections have been provided between the proposed buildings and the existing sidewalks. The use of scored paving within the pedestrian crosswalks distinguishes these pedestrian connections from automobile drive aisles. Buildings for The Landing are proposed at the north and south ends of the project site with two surface parking lots located mid block. The separation of the northern and southern retail areas with parking areas would prevent the over concentration of structures on one portion of the site. In addition, the consolidation of the surface parking lots would allow for future retail development to occur within the site. The proposed buildings are Single-story buildings, with the exception of the parking garage, which would be four levels. The heights would range from 18 feet to 45 feet above grade. It is not anticipated that the proposed development would adversely impact the views of the surrounding properties. A lighting plan was submitted with the site plan materials. The applicant has selected parking lot and pedestrian light fixtures with cut-off luminaries, which allow for maximum light control for security and safety purposes and reduce glare to adjacent properties and streets. There are potential short-term impacts to adjacent businesses (e.g., noise), which would result from the construction of the project. These impacts will be mitigated by the applicant's construction mitigation plan, which limits work and haul hours to those permitted by City Code. Long term impacts included increased traffic, activity. and noise associated with a vibrant retail development. These impacts were antiCipated through the Comprehensive Planning and Zoning process. 4. Mitigation of impacts of the proposed site plan to the site; The buildings on the southern portion of the project site are oriented such that the buildings would front to the north towards the surface parking lots proposed. The buildings on the northern portion of the project site are oriented to provide retail store fronts onto Entertainment Blvd (a private street), N 10th Street, and Park Avenue N. The proposed building orientations would adequately accommodate vehicular needs through the location of surface parking lots within the center of the site. and a 4 level parking garage on the north portion of the site; and would also accommodate pedestrian needs through the provision of store fronts abutting the sidewalks and pedestrian walkways through the surface parking lots. The proposed project would place buildings on the northern and southern portions of the site with surface parking located mid block. The proposed placement of the structures would avoid an over concentration of structures and would result in the surface parking lots being located adjacent to retail uses and the northern and southern ends. Landscaping is proposed around the perimeter of the site, within the site, and within the parking area. The proposed landscaping would allow for some infiltration of stormwater, enhances the aesthetics of the site, and provides a screen from the surface parking lot. truck loading and docking areas, and utility equipment. The landscaping within the parking lot is proposed within the raised planters to reduce the likelihood of damage from vehicles. Consideration was given to the location of buildings and landscaping to ensure that the proposal would not generate excessive shade within the site and onto adjoining properties. The heights of the proposed buildings are primarily one-story structures and therefore would not result in large amounts of shading within the site or onto neighboring properties. Staff has reviewed the submitted landscape plan to ensure that appropriate plant species are proposed that would thrive in areas that receive more sun or more shade. S. Conservation of area-wide property values; The proposal would allow existing surrounding uses to continue operating in their present locations and provide additional retail square footage. The proposal is anticipated to enhance property values in the vicinity by converting an under utilized vacant site into a retail center. SA·A06-071.doc City of Renton PIB/PW Department The Landing REPORT AND DEC/S/DN DF August 17, 2006 6. Safety and efficiency of Vehicle and Pedestrian Circulation; Administrative Site Plan Staff Report LUA06-071, SA-A Page 90t 24 The proposed project would have direct access onto Logan Avenue N, N 10th Street, N ath Street, and Park Avenue N, Additional access would be provided off of Entertainment Blvd, an internal private street. Access would primarily be taken from N 10 th Street or Park Avenue N. Access onto Logan Avenue N has been minimized, with only two proposed, due to its classification as a High Visibility Street. Access to the project site off of N ath Street would be primarily truck traffic accessing the docking and loading areas for the retail buildings located on the southern portion of the site. A network of pedestrian walkways are provided within the site, connecting the various retail areas as well as connecting the site to the sidewalks within the existing rights-of-way of Logan Avenue N, N 10th Street, N ath Street, and Park Avenue N. The pedestrian walkways are distinguished from the vehicular drive aisles through the use of distinctive paving patterns and raised walkways. 7. Provision of adequate light and air; The proposed building is designed appropriately to allow adequate light and air circulation to the building and the site. The design of the building will not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide for normal airflow. The City's lighting regulations required that all building lights be directed onto the building itself or to the ground immediately below and that the light emissions not be visible above the roof line of the building; and that lighting within parking lots shall be non-glare and mounted no more than 25 feet above the ground. A lighting plan was submitted with the site plan materials. The lighting plan indicates that the intent of the lighting for The Landing would be to highlight architectural elements as well as maintain overall light levels that allow for comfortable visibility during night hours and provide adequate safety and security. Glare control was a consideration in the selection of appropriate lighting fixtures. The surface parking lot and pedestrian light fixtures would be full cut-off luminaries which allow for maximum light control and minimum glare and the parking lot fixtures are proposed at no more than 25 feet above the ground. The proposed lighting plan complies with the City's lighting regulations. 8. Mitigation of noise, odors and other harmful or unhealthy conditions; The proposal is not expected to create any harmful or unhealthy conditions. Noise, dust, and odors, which may result from the temporary construction on the site, will be mitigated by the applicant's construction mitigation plan and code requirements for the use of Best Management Practices. The proposal may generate some noise and odor that do not currently on the subject property. The noise and odor generated would be that which is typically associated with a large scale retail development with the food preparation at the new eating and drinking establishments. Any air emissions generated by the proposal would be governed by federal and state clean air regulations. Noise generated by the project would be governed by the City's noise regulations. 9, Availability of public services and facilities to accommodate the proposed use; There are no existing utilities or street improvements on this site. City and other franchise utilities are available to the subject site. Installation of water main, fire hydrants, sewer, storm drainage, and erosion control will be required on site as part of the development. Separate civil plans prepared according to City of Renton drafting standards by a licensed Civil Engineer will be required. System Development Charges for water and sewer will be required to be paid at the time the utility permit is issued for construction. The proposed buildings will be required to comply with the City's fire flow requirements. Separate fees and permits are required for water meters, irrigation meters, side sewers, storm connections, and backflow devices. On site drainage shall comply with the 2001 Department of Ecology Manual. A drainage report will be required with the Utility Construction Permit application. The City's police and fire prevention staff have reviewed the proposal and indicate that sufficient resources exist to furnish services to the proposed development, subject to the installation of Code required improvements and the payment of fees. 10. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. The site will be developed with The Landing, a vibrant, destination-oriented retail center. Parking would be provided for the patrons of The Landing in a 679 stall, four level parking garage located on the northern portion of the project site and two surface parking lots located towards the center of the proposed development on either side of Park SA·A06·071.doc City of Renton PIB/PW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A Page 100f24 Avenue N. Distinctive architectural design, theming, landscaping (including scored paving and street furnilure, etc.), and signage have been coordinated to create a cohesive design. 11. Review of Compliance to Design Guidelines for Development In the UC-N1 zone. The Landing project site is located within District C of the Urban Center Design Overlay. The Director of Development Services shall have the authority of approve, approve with conditions, or deny proposals based on the provisions of the design regulations. In rendering a decision, the Director will consider proposals on the bases of individual merit, will consider the overall intent of the minimum standards and guidelines, and encourage creative design alternatives in order to achieve the purposes of the design regulations. Site Design and Building Location Site Design and Street Pattern: The Site Design and Street Pattern standards require the provision of a network of public and private streets within and surrounding the development. The following hierarchy of streets shall be provided (from greatest in size to smallest): high visibility street, arterial street, pedestrian-oriented street, internal or local roads (public or private), and drive aisles. The full hierarchy of street types is provided either around the development or within the development. Logan Avenue N would be a high visibility street and is located on the north and west side of the project site; Park Avenue N is an arterial and a pedestrian-oriented street (particularly along the northern portion of the project); N 10th Street is a pedestrian-oriented street; N 8th Street and Garden Avenue N are arterials; Entertainment Blvd is a private internal road; and drive aisles would be provided within and around the surface parking lots. Building Location and Orientation: Buildings on pedestrian-oriented streets are required to provide pedestrian-oriented facades and shall contain pedestrian-oriented uses. If the buildings do not have pedestrian-oriented facades, they shall have substantial landscaping at least 10 feet in width between the sidewalk and the building. Parking between the building and a pedestrian-oriented street is prohibited. N 10th Street and Park Avenue N are pedestrian-oriented streets. The buildings fronting on N 10th Street between Logan Avenue N and Park Avenue N, and the north portion of Park Avenue N (buildings 100, 101,102,103,104,105,106,107,108,109,302,303,304, and 306) would have pedestrian-oriented facades and would contain pedestrian-oriented retail and service uses. The sidewalk widths along N 10th Street vary, but are no less than 12 feet. Entry canopies and building mounted weather protection are proposed and would also add to the pedestrian friendly environment. The buildings located along the southern end of Park Avenue N (buildings 407 and 202) would have a parking area with two rows of parking located between the buildings and the sidewalk. The Development Services Director has the authority of modify the minimum standards of the design regulations provided that the modification complies with RMC 4-9-250D and the following criteria: the project as a whole complies with the intent of the design standards, the modification doesn't have an adverse impact on surrounding properties, the modification would allow for the highest quality design, and the modification enhances the pedestrian environment. The proposed development would comply with the intent of the design regulations through the creation of a retail development with pedestrian-oriented elements. Pedestrian access to the buildings located along the southern portion of Park Avenue N would be provided via pedestrian pathways. The pedestrian walkways would be distinguished from the vehicular drive aisles through the use of distinctive paving within crosswalks. The proposed paving method would include a 2 Yo foot by 2 Yo foot square score pattern with a medium broom finish in a pewter color. If the buildings were required to abut the sidewalk along Park Avenue N, a large gap would be created between buildings, which would not be beneficial to pedestrians walking within the development. In addition, the building along the west side of Parking Avenue N has been reconfigured to provide retail store fronts facing Park Avenue N. Therefore, due to the provision of pedestrian pathways to the sidewalk along Park Avenue N, the provision of store fronts facing Park Avenue N, and the desire to not have a large gap between buildings within the development staff recommends approval of the modification to the design standards to allow the proposed parking areas between the buildings on the south end of the project site and Park Avenue N. SA-A06-071.doc of Renton PIB/PW Department DECISION OF August 17, 2006 Building Entries Administrative Site Plan Staff Report LUA06-071, SA-A Page 110'24 The primary building entries (buildings 100, 101, 102, 103, 104, 105, 106, 107, 108, 109,302,303,304, 306, 202, and 407) along pedestrian-oriented streets (N 10th Street and Park Avenue N) are oriented to face the street. The building entries located along non-pedestrian-oriented streets are prominent, visible from the street, and are connected to the sidewalk via a pedestrian walkway. The building entries are demarcated through entry canopies, signage, building mounted weather protection, and accent landscaping. Service Element Location and Design Service elements shall be located and designed to minimize impacts on the pedestrian environment, concentrated, and located where easily accessible to service vehicles. In addition, to the enclosure requirements addressed in the development standards (see above discussion under Screening/Refuse and Recyclable Areas) the design regulations required that service areas be enclosed on all sides including the roof to prevent the attraction of birds to the service areas. The proposed service areas are not located directly on pedestrian-oriented streets. Small service areas that do open to pedestrian-oriented streets are concealed behind doors. The applicant has also indicated they have worked with Waste Management to ensure that the proposed service area locations would be accessible to the service vehicles. The applicant has requested a modification from the requirement for a roof over the service area. In order for Waste Management's front loading trucks to empty trash from roofed enclosures, the enclosures would need to be 12 feet high with 12-foot high doors, which is twice the height required by City code. Waste Management standards would require the width of the enclosures to be 23 feet, which would result in the service enclosures looking like small buildings, rather than service areas that are intended to remain inconspicuous. Since the primary consideration for the roof requirement is to prevent the attraction of birds to the service areas, the applicant proposes to impose stiff tenant requirements for keeping the dumpsters closed at all times. The applicant contends that these requirements would achieve the same result of deterring birds as an enclosed roof. Staff concurs that the 12-foot tall by 23-foot wide service areas would not be desirable throughout the project site for aesthetic reasons. The applicant's proposal to impose stringent tenant requirements for keeping the dumpsters closed at all times would comply with the intent of the service area requirements as it would achieve the same goal of deterring birds from the service areas as would the requirement for a roof over the service area. Staff recommends approval of the applicant's requested modification to not have to install a roof over the service area enclosures. Gateways A gateway element as identified on the approved Conceptual Plan is required at the intersection of Logan Avenue N and Park Avenue N. The proposed gateway element is located at the intersection of Logan Avenue N and Park Avenue N and is distinguished through the use of distinctive paving at the intersection consisting of 5-foot by 5-foot square score paving within the vehicular portion of the intersection and a 2 Yo foot by 2 Yo foot square score pattern within the pedestrian crosswalks; and a district identifier sign, which would be located at the northeast corner of the cinema. Parking and Vehicular Access Location of Parking Parking areas shall be located at the side or rear of a building, all parking lots located between a building and a street or viSible from a street shall feature landscaping between the sidewalk and building. Surface parking lots shall be designed to facilitate future structured parking and/or other infill development. The proposed site plan locates surface parking areas towards the center of the project site. The parking surface parking would be located to the rear of the buildings proposed on the north end of the project site and in front of the buildings located on the south end of the project site. The surface parking areas have been consolidated towards the center of the project site to allow for future infill development and parking structures. A minimum of 10 feet of landscaping is proposed where the surface parking area would abut a public right-of-way. The Landing proposal complies with the intent of the parking location requirements as an active pedestrian environment would be created along streets, particularly on the northern portion of the project site. In addition, pedestrian pathways are proposed through the surface parking lots connecting the retail areas on SA-A06-071.doc City of Renton PIBIPW Department The Landing REPORT AND DECISION OF August 17. 2006 Administrative Site Plan Staff Report LUA06'()71, SA-A Pagel2of24 the north end of the site to the retail areas at the south end of the site. Due to the project's ability to maintain and active pedestrian environment and the consolidation of surface parking areas for future retail and structured parking development, staff recommends approval of a modification to the design regulations allowing surface parking to be located in front of the retail areas located on the south portion of the site. Design of Surface Parking Surface parking lots shall be designed such that the parking lot lighting shall not spill over onto adjacent properties and the parking lots shall be landscaped to reduce their visual impact. The lighting plan submitted with the project application proposes to install 25-foot taillight fixtures within the parking lot with full cut-off luminaires to prevent light from spilling onto adjacent properties. The landscape plan submitted with the project application proposes to install landscaping within the parking area and around the perimeter of the parking area where adjacent to a public right-Qf-way. A minimum of 10-foot landscaped visual buffer is proposed between the parking lot and the surrounding public streets. Structured Parking Garages When fronting along pedestrian-Qriented streets, parking structures shall provide space for ground-floor commercial uses at a minimum of 75 percent of the frontage width. Where the proposed parking garage fronts on pedestrian-Qriented streets 100 percent of the fayade is provided for ground-fioor commercial uses, which exceeds the minimum requirement of 75 percent. Parking structures fronting on non-pedestrian-oriented streets shall be setback a minimum of 6 feet from the sidewalk and feature substantial landscaping. Landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to 10 feet along high visibility streets. The rear of the parking garage would face Logan Avenue N, a high visibility street. The proposal indicates a minimum 10-foot landscaped setback between the rear of the structured parking garage and Logan Avenue N. The landscaping would consist of a mix of evergreen trees which would be planted at a minimum rate of 1 tree per 30 lineal feet of street frontage and would have a minimum mature height of 35 feet. Shrubs would be planted at a rate of 1 per 20 square feet and ground cover would be planted in sufficient quantities to provide 90 percent coverage within 3 years of installation. Staff has reviewed the submitted landscape plan for compliance with the above regulations. The proposed species and planting rate for the trees and ground cover would provide appropriate screening of the rear of the parking garage from Logan Avenue N. Staff was unable to determine if the proposed shrub species would provide adequate screening of the parking garage due to the mature size differential between the different shrubs listed on the plant schedule under "evergreen screening shrubs". Staff recommends as a condition of approval that a detailed landscape plan showing the location of the individual plant species be submitted with the building permit application. Vehicular Access Access to parking garages shall be provided at the rear of the building or from non-pedestrian-oriented streets when possible. Driveway access to surface parking lots is prohibited off of pedestrian-Qriented streets and shall be limited to 1 access point per 500 lineal feet along high visibility streets. The primary access to the proposed parking garage located at the corner of Logan Avenue Nand N 10'h Street would be provided off of Entertainment Blvd, which is an internal private street. It was determined by the applicant that access to the parking garage off of Logan Avenue N would not be feasible as it would result in unacceptable traffic congestion. The driveway access to the proposed surface parking lots would be off of N 10'h Street, Park Avenue N, Logan Avenue N, N 8th Street, and Garden Avenue N. The intent of prohibiting driveway access to surface parking lots was to maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating, or eliminating access off of pedestrian-oriented streets. The location of the surface parking lots at mid block and the consolidation of the surface parking areas to allow for further structured parking and retail development requires that some access to the parking lot be provided off of pedestrian-Qriented streets (N 10'h between Logan Avenue N and Park Avenue N) and Park Avenue N. The consolidation of the surface parking areas also allows for consolidation of the access points to the parking lot as access is provided to a central area as opposed to several decentralized parking lots that would each require access. Due to the consolidation of the surface parking areas, which would facilitate the future construction of structured parking and retail development, into the center of the project site and the consolidation of access points to the parking area staff concurs that driveway access to the proposed surface parking lots is unavoidable. SA-A06-071.doc City of Renton PIBIPW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A Page 130f24 Staff recommends approval of a modification to the vehicular access requirements to permit the proposed driveway access points onto pedestrian-oriented streets as show in the site plan (Exhibit 3) The parking lot entrances off of Logan Avenue N, which is a designated high visibility street are spaced more than 500 lineal feet apart, Pedestrian Environment Pathways through Parking Lots Within surface parking lots, clearly delineated pedestrian pathways and/or private streets shall be provided, Pedestrian pathways shall be located perpendicular to the applicable building far;ade at a maximum distance apart of 150 feet. The submitted site plan proposes three 8-foot wide raised pedestrian pathways through the eastern surface parking lot and three pedestrian pathways through the western parking lot, which would have the following widths 11 feet, 10 feet, and 18 feet. A private street (Entertainment Blvd) is also proposed through the western parking lot and would provide sidewalks on both sides of the street. The pathways would be clearly delineated sidewalks, raised above the general parking level and landscaped. The proposed pathways would exceed the minimum distance required of 150 feet. The applicant has requested a modification from the 150-foot spacing required between pedestrian pathways. The applicant contends that the proposed pedestrian pathway alignment reflects the natural pedestrian connections between the north and south retail centers. If the 150-foot spacing were implemented on the site plan it would result in an unnatural distribution and would degrade the pedestrian experience, but making it more difficult for pedestrians to circulate around the site. Staff has reviewed the applicant's request and concurs that the proposed pedestrian connection spacing would reflect the natural pedestrian connections between the north and south retail centers. The applicant's proposed pedestrian connection layout complies with the intent of providing safe and attractive pedestrian connections throughout the development; therefore staff recommends approval of the applicant's proposed modification. Pedestrian Circulation A pedestrian circulation system connecting buildings, open space, and parking areas with the adjacent street sidewalk system shall be provided. Sidewalks located between the buildings and streets shall be raised above the level of vehicular travel. Pedestrian pathways through parking lots shall be differentiated by material or texture from the parking lot material. Sidewalks provided along the facades of buildings shall be of sufficient width to accommodate the anticipated number of users. Sidewalks along the facades of buildings 100 feet or more in width shall provide minimum 12-foot wide sidewalks with an 8-foot wide unobstructed walkway and street trees. The proposed site plan includes a pedestrian circulation system, which would be comprised of pedestrian pathways through the parking lots, sidewalks along the private street (Entertainment Blvd), sidewalks along the building facades, and pedestrian connections to the adjacent sidewalks within the public rights- of-way. The sidewalks between the buildings and streets are raised above the vehicular travel way and the pedestrian pathways through the parking lots would be raised above the parking lot. Distinctive paving is proposed at crosswalks to alert vehicular traffic of the pedestrian walk way and to be aesthetically pleasing. The proposed paving method in the crosswalks would include a 2 Y. foot by 2 Y. foot square score pattern with a medium broom finish in a pewter color. The sidewalks proposed along pedestrian oriented facades of buildings fronting on N 10th Street between Logan Avenue N and Park Avenue N, Entertainment Blvd and the north portion of Park Avenue N (buildings 100,101,102,103,104,105,106,107,108,109,300,302, 303, 304, 305, 306, 307, and 308) would be a minimum 12-foot wide sidewalk with a minimum 8-foot unobstructed walkway and street trees. The sidewalks proposed along the pedestrian-oriented facades of buildings located on the south portion of the project site fronting on the surface parking lots (buildings 200, 201, 202, 400, 401, 402, 403, 404, 405, 406, 407) would provide a minimum 8-foot sidewalk and landscaping. The sidewalks proposed along the non-pedestrian-oriented facades of buildings within the development would be a minimum of 4 feet in width. The sidewalks proposed within the rights of way of Logan Avenue N, Park Avenue N, and N 8th Street are designed to be 5 feet in width and would be constructed by the City of Renton. SA-A06-071.doc City of Renton P/BlPW Department The Landing REPORT AND DECISION OF August 17, 2006 Pedestrian Amenities • Administrative Site Plan Staff Report LUA06-071, SA-A Page 140124 Along designated pedestrian-oriented streets overhead weather protection in the form of awnings, marquees, canopies, or building overhangs shall be provided. These elements shall be a minimum of 4 Yo feet wide along a minimum of 75 percent of the building far;ade facing the pedestrian-oriented street and shalf range in height from 8 to 15 feet above ground level. Site furniture provided in public spaces should be durable and should not impede pedestrian access to the public spaces. The submitted building elevations provide awn'lngs, marquees, canopies, or building elevations, which comply with the minimum width requirements of 4 Y, feet and are located along a minimum of 75 percent of the far;ade facing a pedestrian-oriented street and would be within the required height range of 8-15 feet above ground level. The proposed site furniture would be comprised of a mix of seatwalls and freestanding benches throughout the development. It is anticipated that tables and chairs associated with restaurant tenants would also be provided, however the exact locations of the restaurant outdoor seating areas are not known at this time. The seatwalls would be composed of concrete. 70 backless benches and 30 benches with backs are proposed throughout the development along pedestrian-oriented streets and within the plaza proposed south of the cinema. The proposed benches would either be metal with a Silver Powder coat color or would have wood seats. The locations of the site furniture would not impede pedestrian access to the public spaces. Landscaping/Recreation AreaslCommon Open Space Landscaping All pervious areas are required to be landscaped and the landscaping shalf be consistent with the design intent of the development and shalf reinforce the concept of the development. Street trees are required and shall be installed with tree grates along pedestrian-oriented streets. A landscape plan was submitted with the application materials. The applicant indicates that the proposed landscaping has been designed to create an inviting and dynamic character for The Landing through the use of native and drought tolerant plantings intermixed with ornamental plantings that would change with the seasons and provide interest throughout the year. The proposed landscaping would reinforce the architecture and help frame building entries, guide pedestrian and vehicular circulation, soften paved areas, create pocket garden spaces, and provide climactic relief in parking lots and along sidewalks. Street trees are proposed along all pedestrian-oriented streets and would be installed with tree grates. A water feature is proposed within the main plaza south of the cinema. The water feature is proposed as an inground interactive water feature/waterfall. All pervious areas are proposed to be landscaped. The rear building elevations and truck docking and loading areas located along N 8th Street are proposed to be landscaped such that the landscaping would provide screening from the abutting pubic right-of-way (N 8th Street), except along the south far;ade of building 200. It appears that additional area is available along the south far;ade of building 200 for landscaping to screen the rear building far;ade and truck docking and loading area from view, therefore staff recommends as a condition of approval that a revised landscape plan be submitted prior to the issuance of a building permit for building 200 showing additional landscaping along the south far;ade of building 200 to screen the rear of the building and the truck docking and loading area from view. Surface parking areaS shalf be screened by landscaping to reduce the views of parked Cars from the surrounding streets. The landscaped are shall be a minimum of 10 feet wide and shalf be planted as follows: trees shall be planted at a rate of 1 tree per 30 feet of lineal street frontage, species selected shalf either be a minimum height of 8 feet or have a minimum caliper of 2 inches at planting and shalf reach a mature height of at least 35 feet; shrubs shalf be planted at a minimum rate of 1 per 20 square feet of landscaped area and shalf be at least 12 inches tall at planting and have a mature height of between 3 and 4 feet; and ground cover shalf be planted in sufficient quantities to provide at least 90 percent coverage within 3 years of installation. The submitted landscape plan provides a minimum 10-foot landscape strip between the surface parking lots and surrounding streets. Along Logan Avenue N, Park Avenue N, and Garden Avenue N the 10-foot landscape strip is located on the project site. Along N 10th Street, and N 8th Street 5 feet of the landscape strip is located on the project sije and the other 5 feet is located within the public right-of-way. Along Logan Avenue N, Park Avenue N, Garden Avenue N, N 10th Street, and N 8th Street, Street trees planted 30 feet on center are proposed to be installed within the landscape strip and the plan indicates that shrubs would be planted at a rate of 1 per 20 square feet of landscaping area and ground cover would be planted SA-A06-071.doc of Renton PIB/PW Department Administrative Site Plan REPORT AND DECISION OF August 17, 2006 Page 15 of 24 in sufficient quantities to provide 90 percent coverage within 3 years. However, the submitted plan does not delineate the location of the specific shrubs or identify the species that would be used, therefore staff was unable to determine if the 1 O-foot wide landscaped area would provide adequate screening of the surface parking lot. Staff also has concerns regarding the proximity of the proposed street trees within the 10-foot planting area to the street trees that would be installed within the Logan Avenue N and Park Avenue N rights-of-way by the City of Renton. It appears that due to the proposed triangulation of the street trees within the 10-foot planting area to the street trees within the right-of-way that the trees within the 10-foot planting area would be located approximately 20 feet from the street trees. Staff has concerns that the 20-foot spacing between trees that would reach a mature height of 35 feet would result in unhealthy tree conditions. Staff recommends approval of a modification to the requirement for the installation of trees within the 10-foot landscape strip that would reach a height of 35 feet at maturity to instead permit the installation of one of the accent/flowering ornamental trees listed on the plant schedule. which would reach a mature height of between 20 and 25 feet. The proposed surface parking lots shall provide a minimum of 35 square feet of landscaping per parking space and shall not include the perimeter parking lot landscaping areas. The planting requirements for the parking areas area as follows: trees shall be planted at a rate of 1 tree per 30 feet of lineal street frontage. species selected shall either be a minimum height of 8 feet or have a minimum caliper of 2 inches at planting and shall reach a mature height of at least 35 feet; shrubs shall be planted at a minimum rate of 5 per 100 square feet of landscaped area and shall be at least 12 inches tall at planting and have a mature height of between 3 and 4 feet (up to 50 percent may be deciduous); and ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage within 3 years of installation. Parking stalls shall be located a minimum of 50 feet from any landscaped area. The landscape analysis identifies a total of 1.765 surface parking spaces; however the submitted site plan identifies 1,955 total surface parking stalls. Based on the proposal for 1,955 parking spaces. a total of 68,475 square feet of landscaping is required within the parking area with a total of 326 trees and 3,424 shrubs. The applicant's landscape analysis indicates that a total of 130,500 square feet of landscaping is proposed within the parking area with 450 trees. The total number and location of shrubs proposed was not identified. Staff is unsure if the proposed landscape area excludes the perimeter parking lot landscaping areas. which may reduce the proposed landscape area within the parking lot to below the 68,475 square feet required. Staff recommends as a condition of approval that a revised landscape plan be submitted with the building permit application for review and approval by the Development Services Division Project Manager. The revised landscape plan shall comply with the detailed landscape plan requirements outlined in RMC 4-8- 1200.12 including the species location and species name within the planting areas for the proposed trees and shrubs. In addition. the plant schedule shall be revised to indicate the quantity of each plant that would be used in the landscaping areas. A revised landscape analysis shall be submitted, which identifies the correct number of parking spaces proposed and the corresponding amount of landscaping that would be required. The analysis shall also distinguish the area of perimeter landscaping provided around the parking lot from the area of landscaping provided within the parking lot to ensure that the area of perimeter landscaping has not be included in the landscape area provided for the surface parking lot. If the applicant plans to submit the revised landscape plans in phases, a phasing plan shall also be submitted with the first building permit applied for to ensure that staff is able to review the revised landscape plans for the entire site. Regular maintenance of landscaping shall be provided by the applicant to ensure that plant materials are kept healthy and that dead or dying plant materials are replaced. Underground. automatic irrigation systems are required in all landscaped areas. Additional landscaping is proposed to be installed within the Logan Avenue N. Park Avenue N. N 8'h Street. and N 10th Street rights-of-way by the City of Renton abutting the project site. The landscaping installed by the City of Renton is proposed to complement The Landing development, therefore staff recommends as a condition of approval that all landscaping within the public right-of-way abutting the project site be maintained by the applicant to ensure that the plant materials are kept healthy and that dead or dying plant materials are replaced. Recreation Areas and Common Open Space The area of pedestrian-oriented space required is 1 % of the lot area + 1 % of the building area. To qualify as pedestrian-oriented space visual and pedestrian access (including barrier free access) to the abutting structures from the public right-of-way or a non-vehicular courtyard; paved walking surfaces of either concrete or other approved unit of paving; on-site building-mounted lighting; and at least 3 feet of seating SA-A06-071.doc City of Renton P/BlPW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A PagelS of 24 area or one individual seat per 60 square feet of plaza area or open space shall be provided. The required amount of pedestrian-oriented space for the proposed project is 22,454 square feet (1 % of lot area is 16,727 s.f. + 1% of the building area is 5,727 s.f. = 22,454 square feet). To be counted as pedestrian- oriented space, the space shall include access from all structures to the public right-of-way, paved walking surfaces, building-mounted lighting, and seating. A 17,771 square foot large plaza is proposed south of the cinema, and an approximately 6,200 square foot smaller plaza is proposed along the northeast portion of building 200 for a total of 23,971 square feet of pedestrian-oriented space, which exceeds the minimum amount of pedestrian-oriented space required. Based on the requirement for 22,454 square feet of pedestrian oriented space, 1,122 lineal feet of seating area would be required. The applicant has indicated that a total of 1,177 lineal feet of seating would be provided throughout the development, which exceeds the minimum amount of seating required. The amount of seating proposed by the applicant does not take into consideration the additional outdoor seating, which would be provided by individual restaurants, cafes, or coffee shops. Therefore, the amount of seating that would potentially be provided throughout the proposed development would well exceed the minimum amount of seating required. Building Architectural Design Building Character and Massing All building facades shall include measures to reduce the apparent scale of the building and add visual interest. All buildings shall be articulated with one or more of the following: defined entry features, window treatment, bay windows and/or balconies, roofline features, or other features approved by the Development Services Director. The submitted building elevations indicate that all of the proposed building facades would be modulated and articulated through offsets and height differences. The rooflines would be enhanced through the use of metal parapet caps throughout the site and the use of a variety of roof lines including flat roofs, curved roofs, and sloped roofs. Buildings 100, 101, 102, and 109 have roofs that extend over the pedestrian sidewalk area, which creates an interesting roofline and would provide added weather protection. The heights of the buildings and rooflines vary from building to building as well as within each building. Building entries are defined through the use of a variety of elements. Entries to the large majority of buildings are identifiable by the placement of canopies over the door and entries are generally the areas where display windows are most concentrated on the fa9Bde. Entries can also be identified throughout the project as the area located at the base of the highest point of the building. These defined entries have all been designed to draw people into the individual tenant spaces. The submitted elevations comply with the intent of the building character and massing requirements. Ground-Level Details Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. Where blank walls are unavoidable, blank walls shall be treated with one or more of the following: a planting bed at least 5 feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; trellis or other vine supports with evergreen climbing vines; architectural detailing such as reveals, contrasting materials, or other special detailing meeting the intent; artwork; or a seating area with landscaping. Human scale elements including lighting fixtures, trellis, or other landscape feature shall be provided along the far;ade's ground floor. Facades on pedestrian-oriented streets shall have at minimum 75 percent of the linear ground floor far;ade comprised of transparent windows and/or doors. Display windows shall be designed for frequent change of merchandise and are not permitted to contain tinted or dark glass or highly reflective glass. Where blank walls visible from pedestrian-oriented streets appear within the development, the applicant has proposed treatment of the blank walls utilizing minimum 5-foot planting beds with trees and ground cover, trellises, architectural detailing, and contrasting materials or some combination of each. A vertical "green screen" welded trellis is proposed along the bottom third of the north fao;:ade of the parking garage. The upper two thirds of the parking garage are treated with expressed steel columns spaces approximately 20 feet apart. The blank wall along the north fa9Bde of the cinema (building 300) would be treated with three large movie posters. SA·A06·071.doc City of Renton PIB/PW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A Page 17of24 Three vertical "green screen" trellises and contrasting material are also proposed to treat the north and east facades of building 200 as shown on page 39 of Exhibit 2. The trellises are proposed to be located on the expressed 12 inch split face "castle white" concrete masonry unit (cmu) panels, which would be highlighted by red steel I-beams. The south and west elevations of building 200 are treated with contrasting materials. A red stripe or band is shown along the lower facades of both the south and west building elevations. Above the stripe on the west elevation is 8 inch smooth face "mesa tan" cmu. The bottom third of the south elevation, above the red stripe is 8 inch smooth face "mountain brown" cmu. Above the mountain brown cmu is the 8 inch smooth face "mesa tan" cmu on the west half of the fayade and 8 inch smooth face "castle white" cmu on the east half. The specifics of the proposed landscaping treatments for the blank walls were not provided in the submitted landscaping; therefore staff was unable to determine if the proposed treatments for the blank walls would be acceptable. Staff recommends as a condition of approval that the detailed landscape plan required with the building permit application include specific landscaping treatments for the treatments of the blank walls visible from pedestrian-oriented streets. Building Roof Lines Buildings shall include one of the following to create varied and interesting roof profiles: extended parapets, feature elements projecting above parapets, projected cornices, or pitched or sloped roofs. In addition roof-top mechanical equipment shall be located such that it is not visible from 150 feet of the structure when viewed from the ground. The roof-top mechanical equipment shall be the same color as the roof color to minimize the visual impacts when viewed from above. The proposed project incorporates extended parapets, projecting cornices above parapets, and pitched or sloped roofs to create a varied and interesting roof profile. The roof heights vary from building to building as well as within buildings to provide further interest and provide the illusion of two or three story buildings within the development although the proposed buildings are primarily single-story. All of the building heights proposed combined with the parapet heights screen the roof-top mechanical equipment from view up to 150 feet away from the building. The roof color proposed for all of the buildings is white, and the applicant indicates that all roof-top mechanical equipment will be matched to the proposed white roof color. Building Materials All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. The building materials that would be used throughout the project include concrete masonry units (cmu), brick, metal siding, steel cable guardrail, corten steel, glass curtain wall, metal mesh, metal louvers, metal canopy, canvas awning, "green screen" welded wire trellis, exposed steel 1- Beam/column, standing seam metal roof, aluminum storefront, aluminum panel, aluminum window, cast- in-place concrete base, precast concrete panel, concrete fiber board, and stucco. All sides of the buildings, which would be visible from a street, pathway, parking area, or open space would be finished with complementary materials and colors and would be consistent with the overall design intent of the development. The lower levels of the building facades include large display windows and the upper portions would be composed primarily of solid building materials. The proposed elevations indicate that a variety of building materials would be utilized throughout the development adding visual interest. All of the materials proposed would provide variations in color, patterns, and textural changes, which complies with the intent of this requirement. Signage Signage shall be an integral part of the design approach to the building. Prohibited signs include pole signs, roof signs, and back-lit signs with leiters or graphics on a plastiC sheet (i.e. can signs or illuminated cabinet signs). Freestanding ground-related monument signs, with the exception of primary entry signs, shall be limited to 5 feet above finished grade, including support structure. All such signs shall include decorative landscaping to provide seasonal interest in the area surrounding the sign. Entry signs shall be limited to the name of the larger development. The signs anticipated within the proposed development include a combination of district identifier signs, directional signs, tenant signs, wall signs, and blade signs. The applicant has requested a modification from the signage requirements to permit pole signs and to exceed 5-foot height limit required for SA-A06-071.doc City of Renton PIB/PW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A Page 180f24 freestanding ground-related monument signs. The proposed signs include 1 large project identification sign that would be located on a tower totaling 88 feet in height with a circular band identifying the project totaling 704 square feet at a height of 58 feet; one gateway sign identifying the project, which would be affixed to the northeast corner of the cinema building and would total 100 square feet ~er face with 2 faces; one monument project identification sign located within the roundabout in N 10' Street that would total 24.5 square feet in area with a height of 2 feet; 3 monument project identification signs which would total 40 square feet in area with a height of 16 feet; one large project identification wall sign located on the northwest wall of the proposed parking garage, which would total 1 ,260 square feet in area; 2 parking garage entrance signs each totaling 288 square feet; 7 vehicular directional pole signs each totaling 72 square feet; 5 project directories each totaling 160.125 square feet; 4 tenant identification pole signs each totaling 82.25 square feet per face with 2 faces; and 2 tenant identification monument signs each totaling 128 square feet in area. All the proposed signs and their proposed locations are identified on pages 58 to 67 of Exhibit 2. Staff has reviewed the proposed signs and the modification request. The proposed signs comply with the intent of the design regulations signage requirements as they provide a means of identifying and advertising businesses; provide directional assistance; are clear and appropriate for the scale of development; and are quality signs that contribute to the character of The Landing development as a whole. As the proposed signs meet the intent of the design regulations, staff recommends approval of the applicant's modification request to permit pole signs and to allow freestanding signs to exceed a height maximum height of 5 feet. Staff recommends approval of the signage proposed for The Landing development as shown on pages 58-67 of Exhibit 2. Additional wall and blade signs would be permitted by the individual tenants. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs) are prohibited. Future proposed wall and/or blade signs will be required to be integrated into the design approach for the building on which they would be located and the development as a whole. To ensure that the size of any wall signs proposed is not out of character with the rest of the development, the wall sign area shall not be permitted to exceed 20 percent of the fa~de on which they are located. Staff recommends as a condition of approval that any proposed wall signs be limited to no more than 20 percent of the fac;:ade on which they are located. Lighting Lighting shall be provided on-site to increase security, but shall not be allowed to directly project off-site. Pedestrian-scale lighting shall be provided, for both safety and aesthetiCS, along all streets, at primary and secondary building entrances, at building facades, and at pedestrian-oriented spaces. A lighting plan was submitted with the site plan application and is shown on pages 86-94 of Exhibit 2. The proposed parking lot light fixtures and pedestrian light fixtures would be lighted with full cut-off luminaries for maximum light control and minimum glare. The location of the luminaries is such that light will no directly project off-site onto adjacent properties. The lighting plan also identifies pedestrian-scale lighting that would be provided throughout the project. Pedestrian-scale lighting would be composed of a combination of street lights, bollards, building mounted sconces and/or pendants, and in ground lighting. In addition, a lighting plan was submitted for the large project identification sign (shown on page 92 of Exhibit 2). Staff has concerns that the proposed lighting for the project identification sign may appear carnival in nature and therefore take away from the development as a whole. Staff recommends as a condition of approval that additional information regarding the lighting proposed for the large project identification sign be submitted prior to the issuance of a building permit. It appears that the proposed lighting plan would comply with the intent of the lightin9 requirements of the design regulations. 12, The plan is consistent with a Planned Action Ordinance, if applicable, The submitted site plan is consistent with the previously approved Master Site Plan dated May 19, 2006, which was determined to be consistent with the Planned Action Ordinance dated November 15, 2004 in a Planned Action determination dated May 12, 2006. SA-A06-071.doc City of Renton PIBIPW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A Page 190124 13, The plan creates a compact, urban development that includes a compatible mix of uses that meets the Comprehensive Plan vision and policy statements for the Urban Center North Comprehensive Plan designations. As indicated in the above discussion under Conformance with the Comprehensive Plan, it's Elements and Policies the proposed site plan would create an urban development that complies with the Comprehensive Plan, 14. The plan provides an overall urban design concept that is internally consistent, and provides quality development, The proposed site plan would result in an urban design concept through the provision of pedestrian- oriented spaces within the development and pedestrian pathways through the development with connections to sidewalks surrounding the development. The proposed design is internally consistent through the use of the similar building materials and scored paving throughout the development. Street trees are proposed throughout the development providing separation from the pedestrians and vehicular traffic. Coordinated design elements such as container plantings, seat walls, tree grates, awnings, paving, and benches are also proposed, which would add to the urban feeling of the development. The signage proposed throughout the development would provide directional assistance to drivers and pedestrians through directional signs and development directories. Pedestrian scale lighting consisting of post lights, bollards, inground lighting, and bUilding-mounted lighting would be provided throughout the development to provide security as well as comfortable light levels to pedestrians during non-daylight hours. The site plan, building elevations, signage plan, landscaping plan, and lighting plan have all been reviewed to ensure that the proposal would result in a quality development. 15. The plan incorporates public and private open spaces to provide adequate areas for passive and active recreation by the occupantslusers of the site, andlor to protect existing natural systems; The proposed site plan has been reviewed to ensure that suffiCient pedestrian-oriented open space has been provided throughout the development. See previous Recreation Areas and Open Space discussion under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. 16. The plan provides view corridors to the shoreline and Mt. Rainier where applicable; The proposed site plan would result in the construction of single story buildings that range from 18 feet to 45 feet in height and are not likely to impact any existing views to the Lake Washington shoreline or to Mt. Rainier. 17, Public access is provided to water andlor shoreline areas. Not applicable. 18. The plan provides distinctive focal points such as public area plazas, prominent architectural features, or other items. Distinctive focal points provided throughout the development include a plaza located on the north end of the site just south of the proposed cinema, a roundabout located within the N 10th Street right-of-way at the intersection of N 10'h Street and Entertainment Blvd, the district identification sign located in the central portion of the site within a surface parking lot, and a small plaza proposed northeast of building 200. In addition Market Lane would be a flexible outdoor space where a portion of the surface parking area SA·A06-071.doc City of Renton PIBIPW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A Page 200'24 located on the east side of Entertainment Blvd could be converted for community and seasonal events that could take place. 19. Public andlor private streets are arranged in a layout that provides reasonable access to property and supports the land use envisioned; The public and private streets proposed throughout the development would provide reasonable access to the property and would support the proposed land use. See previous discussions above under Safety and Efficiency of Vehicle and Pedestrian Circulation and Vehicular Access under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. 20. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation, The proposed site plan does not preclude transit access to and through the development. The site plan does promote pedestrian access throughout the site, see previous discussions under Safety and Efficiency of Vehicle and Pedestrian Circulation and the Pedestrian Environment under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. 21. The plan confonms to the approved conceptual plan required by development agreement for the subarea in question, if applicable. The proposed Site Plan is consistent with the Master Plan that was approved May 19, 2006. This decision and approval determined that the Master Plan was consistent with the Conceptual Plan dated December 3, 2003. Therefore, the Site Plan is consistent with the Conceptual Plan. 22, The plan confonms with the intent and the mandatory elements of the design guidelines located in RMC 4-3-100. The Master Plan clearly identifies the urban design concept for each district enunciated in the Urban Center North Comprehensive Plan policies. The proposed plan complies with the intent and mandatory element of the design guidelines, except where modified. See previous discussion under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. 23. The proposed interconnected circulation network must demonstrate the function and location of required circulation elements required in RMC 4-3-100, Internal or local roads shall provide adequate edges and buffers to parking lots. A sufficient number of pedestrian-oriented streets are designated to implement the vision of each district in the Urban Center North Comprehensive Plan designation. The proposed Site Plan complies with the circulation elements described in RMC 4-3-100. See above discussion under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. 24. Gateways are designated consistent with the Comprehensive Plan and conceptual plans for the gateway demonstrate the design concept for gateway treatment and identify significant gateway features to be provided. A gateway comprised of special paving and a sign identifying the district is proposed at the intersection of Park Avenue N and Logan Avenue N. The proposed gateway is consistent with the Comprehensive Plan, Conceptual Plan dated December 3, 2003, and with the Gateways section of the Urban Design Regulations. See previous gateway discussion under Review of Compliance to Design Guidelines for Development in the UC-N1 zone. SA-AQ6.071.doc City of Renton PIBlPW Department The Landing Administrative Site Plan Staff Report LUA06-071, SA-A REPORT AND DECISION OF August 17, 2006 Page 21 of 24 25. The Master Plan includes a sequencing element that explains what phases of the Master Plan will be built-out first, and in what order the phases will be built, and an estimated time frame. A sequencing element was previously reviewed and approved under the previous Master Plan approval dated May 19, 2006. 26. The plan conforms to RMC 4-3-020: Ai rport Compatible Land Use Restrictions. The proposed Site Plan has been reviewed for compliance with the Airport Compatible Land Use Restrictions and it has been determined that the project would comply. 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 Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Site Plan Approval for The Landing project, File No. LUA06-071, SA-A. 2. Site Plan Review: The applicant's site plan application complies with the requirements for information for site plan review. The applicant's site plan and other project drawings are entered as Exhibits No.2 through 7. 3. The applicant has proposed to exceed the maximum 5-foot front and side yard along a street setback requirement 4. Parking Modification: The applicant has requested a modification from the Parking Standards to reduce the standard stall length by 1-foot. The applicant's request qualifies for consideration under RMC 4-9- 250D. 5. Design Regulation Modifications: Seven modifications were requested from the minimum standards of the Design Regulations. The requested modifications qualify for consideration under RMC 4-9- 250D and 4-3-100L. 6. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan land use designation of Urban Center -North (UC-N). 7. Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the Urban Center -North 1 (UC-N1) Zoning designation and the District C Design Regulations, provided all conditions of approval are satisfied. 8. Existing Land Uses: Land uses surrounding the subject site include: North: Urban Center -North 2 (UC-N2) zoning; East: Urban Center -North 1 (UC-N1) zoning; South: Urban Center -North 1 (UC-N1) and Heavy Industrial (IH) zoning; and West: Urban Center -North 2 (UC-N2) zoning. 9. Environmental (SEPA) Review: An Environmental Impact Statement (EIS) was completed in October of 2003. A consistency analysis was prepared by Blumen Consulting Group, Inc., dated May 8, 2006, which reviewed the project's consistency with the EIS, and concluded that it met the conditions and calculated impacts associated with the range of development alternatives analyzed in the EIS. E. Conclusions 1. The subject complies with the policies and codes of the City of Renton, provided all conditions of approval are satisfied. 2. The proposal complies with the Comprehensive Plan designation of Urban Center -North (UCN) and the Zoning designation of Urban Center -North 1 (UC-N1). 3. The proposal to increase the maximum 5-foot front and side yard along a street setback requirement complies with the criteria outlined in the Interpretation/POliCY Decision issued by the Development Services Director (Exhibit 15) and is recommended for approval. SA-A06-071.doc City of Renton PIBlPW Department The Landing REPORT AND DECISION OF August 17, 2006 Administrative Site Plan Staff Report LUA06-071, SA-A Page 220'24 4. The modification of the Parking Standards requested, which would reduce the minimum standard stall length by 1-foot complies with the criteria outlined in RMC 4-9-2500 and is recommended for approval. 5. The seven modifications requested from the minimum standards of the Design Regulations comply with the criteria outlined in RMC 4-3-1 OOL and RMC 4-9-2500 and are recommended for approval. F. Decision The requested modifications and Site Plan for The Landing project, File No. lUA06-071, SA-A, is approved subject to the following conditions: 1. The total area dedicated for reluse and recyclable deposit areas shall be submitted with the building permit applications lor review and approval by the Development Services Division project manager. 2. A revised landscape plan shall be submitted with the building permit application for review and approval by the Development Services Division Project Manager. The revised landscape plan shall include the following: additional landscaping along the south faCf8de of building 200 to screen the blank wall from view of the public right-ol-way, and specific landscaping treatments for the treatments of the blank walls visible from pedestrian-oriented streets. 3. A detailed landscape plan complying with the requirements outlined in RMC 4-8-1200.12 including the species location and species name within the planting areas for the proposed trees and shrubs shall be submitted with the building permit application for review and approval by the Development Services Division project manager. If the applicant plans to submit the detailed landscape plans in phases, a phasing plan shall also be submitted with the first building permit applied for to ensure that staff is able to review the revised landscape plans for the entire site. 4. A revised plant schedule indicating the quantity of each plant that would be used in the landscaping areas shall be submitted with the building permit application for review and approval by the Development Services Division project manager. 5. A revised landscape analysis shall be submitted, which identifies the correct number of parking spaces proposed and the corresponding amount of landscaping that would be required. The analysis shall also distinguish the area 01 perimeter landscaping provided around the parking lot from the area of landscaping provided within the parking lot to ensure that the area of perimeter landscaping has not be included in the landscape area provided for the surface parking 101. 6. Landscaping within the public right-ol-way abutting the project site shall be maintained by the applicant to ensure that the plant materials are kept healthy and that dead or dying plant materials are replaced. 7. Additional wall signs shall be limited to no more than 20 percent of the fac;:ade on which they are located. 8. Additional information regarding the lighting proposed for the large project identification sign shall be submitted prior to the issuance of a building permit for the sign to the Development Services Division project manager for review and approval. EFFECTIVE DATE OF DECISION ON LAND USE ACTION: August17,2006 SIGNATURE: , J " ,-' ; 1I,Ie " {f it'" 7V; I 'I ' , , l-v [t I " /i!!,? I /7, lc C{ i Neil Watts, Development Services Director Date SA-A06-071.doc City of Renton P/BIPW Department The Landing REPORT AND DECISION OF August 17, 2006 TRANSMITTED this 17'" day of August, 2006 to the owner: Transwestern Harvest Lakeshore, LLC 8214 Westchester Drive, ste 650 Dallas, TX 75225 TRANSMITTED this 17'" day of August, 2006 to the applicant: Nicole Hernandez W&H Pacific 3350 Monte Villa Pkwy Bothell, WA 98021 TRANSMITTED this 17'" day of August, 2006 to the contact: Rob King Harvest Partners 20503 881h Avenue W Edmonds, WA 98026 TRANSMITTED this 17'" day of August, 2006 to the parties of record: Jerome L. Hillis Hillis, Clark, Martin & Peterson Law Offices 500 Galland Building 1221 Second Avenue Seattle, WA 98101 Claudia M, Newman Bricklin, Newman, & Dold, LLP Attorneys at Law 1001 Fourth Avenue ste: #3303 Seattle, WA 98154 Peter Buck Buck & Gordon, LLP 2025 First Avenue ste: #500 Seattle, WA TRANSMITTED 17'" day of August, 2006 to the following: Jennifer Henning, Development Planning Larry Meckling, Building Official Larry Warren, City Attorney S. Engler, Fire Prevention Gregg Zimmerman, PBPW Administrator South County Journal Administrative Site Plan Staff Report LUA06-071, SA·A Page 23 0'24 Land Use Decision Appeal process Appeals of the land use decision must be filed in writing on or before 5:00 PM August 31, 2006, If no appeals are filed by this date, the action will become final. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8·110.E. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430·6510. SA·A06-071.doc City of Renton P/8/PW Department The Landing Administrative Site Plan Staff Report LUA06-071, SA·A REPORT AND DECISION OF August 17, 2006 Page 24 of 24 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. 2. 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. 3. Wtthin thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st and March 31 st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. Fire 1. The preliminary fire flow ranges from 2,000 to 4,000 gpm. Minimum commercial fire hydrant requirements are one hydrant required within 150 feet of the structures and additional hydrants are required within 300 feet of the structures. Looped fire mains are required for fire flows exceeding 2,500 gpm, and will be required for most buildings proposed. 2. All buildings are required to have complete fire sprinkler and fire alarm systems. All buildings over two stories are required to have an approved standpipe system. Separate plans and permits are required for the installation of systems through the Renton Fire Department. 3. Fire Department access roadways are required to within 150 feet of all portions of the building exteriors. Roadways are required to be minimum 20 feet in width with a turning radius of 45-foot outside and 25-foot inside. Some areas within the surface parking lots do not meet these turning radius requirements. Fire lane signage is required per City ordinance on all private streets and fire access roadways. Minimum vertical height for fire department access is 13 feet 6 inches. 4. For pre-fire planning purposes an electronic copy of your individual building site plans shall be submitted to the Renton Fire Department. Plan Review -General Comments 1. Installation of water main, fire hydrants, sewer, storm drainage, and erosion control will be required on site. Separate civil plans prepared according to City of Renton drafting standards by a licensed Civil Engineer will be required. 2. System Development Charges for water and sewer will be required to be paid at the time the utility permit is issued for construction. 3. Applicant will be required to meet fire flow requirements. 4. Separate fees and permits are required for water meters, irrigation meters, side sewers, storm connections, and backfiow devices. 5. On site drainage shall comply with the 2001 Department of Ecology Manual. A drainage report will be required. SA-A06-071.doc l!:' Lo+ ( , / .. ,/ /~/,//' /' ,/ Lot'i /<>./ ~ .. /// // /" /~/,/ ,''',: "'~(\iV~~~{> ~} '-..' /) // ./;/ ./ .. -.... .. .. .... .... .. ... .... u '" ..... ""'" W." L.o+ ;J,.. .\; \. tJ~\ ~~f~i ~,,,, ~ "" ""'" ..~ ~Lo+ 3. ~~,, __ J' \ \ \ \ \ \ CITY OF RENTON """'~_CIoPl. THE LANDING MASTER SITE PLAN SUBMITTAL APRIL 21ST, 2006 =, LO'r.oB£A;mADlIF fIUllDlNl: FOOIPI!INll '$0,_ $I' I.OT~U" """ICING< USTI.U.5/1._Sf" I,CTZ(rAIIII'IUD~1) \.OT /01I£A: 34O,m Sf ~ESIDOIllAl.: 9(1() """TS RtT",", ll.DI)O SI' "/oIl~_1.3HST~ =, loOT AlII ... $!,"~ ,. ..,u.oC FOQT"'LPff. ,.roo Sf \.OT~~3J!I ~ ... STAU.!/l.OOO 'iF ~" I.OT AIl£k -.U~ • lIUI..[IWC~T,.IU.OOOSf I.OT~_ ~_ J.O ~Tou.v<.-'" (17P1CE) .. g STAU5/l.000. (AltToo.) <.af1; 1..14 TOTAL IiMJI./!IIIII ~_OIT: 1104.000 Sf TOTJU. l()T _"" ',""'.= Sf" I.OT~,,", $AAN1( ...,u.tc SQIWI( fOOt-<l)(: II£"fAll.eIlY'OtlEllT'''.fIOOlIF (INDU, lQIIIJ"f: 4._ SF ~ "-OOOSl' ~=g ~ ~S~ 7_l.~ ~,_ SF PEA um •• ~."G GAAAGE '0,"" JII.~ SF i -s-, PLAN SCJ.LE r i 'f T <=J l/NCt1_ ,(10 rr ~r..,~""Cl" __ THELANDINQ HARVEST PARTNERS PHASE I SITE PLAN OVERVIEW . , .tti' ~. " '9-<> ~ ~'9-? -t-o -t-c< 1;-" ~ ....... <"> -..-', \ -1::-/ ,/' /' \\ 300 CINEMA 54K ~<>/ \,\\ // .,,/,,-/// // --/ ,/ " ;:.p ~"~ I~~ 'u' _ ',' 12' .:. -,n:; " ;~L, ~_'-5d'_'_;; -,--" : i I i _ u ;:::;=::::;> i,.1 -,._ .. _ .. _. '0 107 DC'T"u ° 1 t N rv:T. S. .. . ' .. ," " , =: ~;;; "1l :n; 5i= :: :i: .. ~ !:! !'" --s ........ , , : n o , z '" ... " ,.~ ~~: .,_ ~;c i mlll j;!Ui =r ...... ell z· 0 -" ci~ I! Z~ -< 11/" • :c~ I- .. "' .............. I.OW'""" ............ ., .. ..... .. l,Mt ~ I~ ~ ""- '. '+~~. i I. ':-:i ~'~~ /j~:: .0<' •• ,c' l' .. )~?:··~:~~·<·~.~1 404 FITNESS 42K r:- · .. ·.·•· .. 1.'·.···.:. [ "'~. 405 JUNIOR ANCHOR 15.5K -# "" il-" ':::.:1 ,~-~ ,:-,.~, ~.~ ,. ~ .- ~ "1 n Trrr;T1 c.."...r-- ·:··-:L: . >.;:~- ,-J.' ,.".:- 1~:~';(~.ft*' 108 RETI>JL 13.3K i -1 i J.i \ .. ,. It ¥iL.' ._..... .. r-....... -----,.1,.....,-~~ I I ~ 403 RETI>JL 11. 4K JUNIOR ANCHOR 16.5K 1.'TTHiT.Tr. :;~ ... '.' '1' I ' ... 111 111.. • ..., >] L LLLLI .i l 11. L.. . •........ JUNiOR ANCHOR 18.5K JUNIOR ANCHOR 303K IJ[1!!!!!J 407 RETAIL 18K ·-·-ii .. ~; 1 :':~:l j ':~~:' ___ I; ---;! ··";.~i ,.-; -!..!..},1,.: '~.,. NORTH 8TH STREET : : , , INOTE IINOTE . I ~t.l'~rr:~~.I8,.r\N.£SS I/.IIIjC((J oIlL PIIIDIN; I:WIIV[ JIStES .. 2~'lIU-'" t N N. T. S. • ! , ~ S t ~ ::J:: 3 ... ..- ;~~ ... , ! : ~ ~ • ! ; ; z~ -~ a; ~~ w~ :z:':! ~ • i': § ~ <t ~ Q 'i ,'\ . " .. " ,~) ":'~;"<, ,,"} ... } ::~, ".'; ,'" 1r' ~rI\Ill" ':::~:: -.-~., ! :--~~~'~,~l' ~,;y.'C"~""rt \ '. -' i PO' ~ .... .:;:., ,C\,- . \;.J ~x"'~ ~-- ~'-\ ! -.. - t,-;:::..~ ! i; i , __ . ~.~=~ II ' i , iii! i j . ']' i , I' '. I.lUL_'.-LL .. LL"U . ..L_li, .. 201 JUNIOR ANCHOR 20.4K ". "1 "~"i~ FJ. .. -~ 200 ANCHOR 126.8K \ /// ......... .. F=l I ... ~ rJ N.T. S. .u p~ OIM: au J.I( ~"WOE-"" \ \ \ l ...... 'r.III'>O'~ .:,. . • j " : ~ • : • : Ii> i= o. Z' 0 -~ CI~ Z" " III~ :z:~ .. =~Oi ... 0 •• . .. 0 •• ... ~;~ . .. Ii 0 I~ II ""'- ", •• 21._ - .'_ •• OM •• __ <i CALLISON 45'-0" TOR ~ 311"-0-T.OR IfJ 20'-{)-T. rRi\ ENLARGED SOUTH ~LEVATION -CIN~MA & RETAIL \14) __ _ ~-0 8' 16' 32 III + 18'..0" T.O,R 1--EL1\ NORTH ELEVATION -BLDG 103 '\....2V ;---r-;6' 32' I , , j ·+-·t·u=~ur~Mu-'~ . i I Iii \ i\ -r---t---t--ut--i---+ -:\---+.------'T- --Ll.---.,-----:---J----I--u-+--~I -tn7 \\ .-// /' r-------i,., '" ,-~_ / I :, I I : i! :'1' ,), " // '. " ~ I : I ! I.... __ _ '*"-___ .----/ I -""~"'''''' --L I ~,-',.-"l-"T , --" ,')../~ __ ' _. // ~ L , I ... -------+-+----------f:--+ ,"--+ ~--"'t-__ + ______ ___ ~'.:..~:..:---.: ~~~ ~;-~~~~-_m-\ I_~m-_ _ _=~~-=~ "'--__ __= __ ~ ---L ,.·(iiIi~!~"'~T ..... ii.... ... . .. : .. ' .. :ti' ... '~v'·Il'A... '" ... TRAN8I!!'\'!:!!~!j .... : .• ; ';" 'N E'-Itd -, ,,' ..... ~~,,',', "-~iV -__ , 1illf( mli>R: T "-" _ ;; 7i1 I/ hI +:'ill0 ~ . '~r~ .,=~~,: .. it"'Hli~·· ", <i CALLISON MATERIALS LEGEND , , '.J,j 2 BRICK 3 METAL SIDING 4. STEEL CABLE GUARDRAIL 5. CORTEN STEEL 6 GLASS CURTAIN WALL 7 METAL MESH 8. METAL LOUVERS 9 METAL CANOPY 10. CANVAS AWNING 11. "GREEN SCREEN" WELDED WIRE TRELLIS 12. EXPOSED STEEL I-BEAMICOLUMN, TYP. 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST-IN-PLACE CONCRET 18. PRECAST CONCRETE PAN 19 CONCRETE FIBER BOARD 20. STUCCO ~Y.I d-e t ,~:,f.if;(Ii, d> N ED fEL1\. WEST ELEVATION -BLDG 101 '\.2"~ eiStE" 32 \~ I \, f, f\" -; ~ -'\-, / \ ~--I 'x' ->-\ \ _----'C-; -" I ~ _ _ --;-+ .. _._ -,I ~--~-'\ \1 -\ " ,\..---, X, \ ",-\ , ''----.- 't~-r r--"T " -. ---J-1 ----' , -. , , , , , I t';, \ /'-'c---,.\ <:~'..: i \ '. -------\ \ ,-\. -~~ \' I j 1-+. ' -. \ I, j , t \ "-1/' ---\ _ I-. __ --,--~~ -\ \ ----::iitr, 1 T+. -----f '-'. \ -±---I . i ~-1 L, .-.. - ------~ ,. '. L~~ .. ~""'h'; ", :.'~~!i;i:!i'!!l!ii:,::imi:"~ -'hi' "',,", I,"':: 4O'.(J" T.O.R. ~ 1B·.(J" T,O,R. ~ <I CALLISON MATERIALS LEGEND , CMU 2 BRICK 3. METAL SIDING 4. STEEL CABLE GUARDRAIL 5. CORTEN STEEL 6. GLASS CURTAIN WALL 7. METAL MESH B. METAL LOUVERS 9 METAL CANOPy 10. CANVAS AWNING 11, "GREEN SCREEN" WELDED WIRE TRELLIS 12. EXPOSED STEEL I"BEAMICOLUMN. TYP. 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 15. ALUMINUM PANEL 16. ALUMINUM WINDOW 17. CAST·IN-PlACE CONCRET lB. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD II z o .~ < u z; I! ~~ • '~' ",,,,,;,,,,,,,,,',""",;': r ;"",,'ARV'EST .~," ,-, -l~-'R 'I':N-E R S 'Z.... " :':- , ',{I:;" "": ",:. ",\ t\ ~X\1 \ ',:~' ~ .. '{ ,J 'l..,,!'WO ® ~H ELEVATION -BLDG 201 & 202 o 8' 16' 32' " I 'I I, , , +-... +---- - - ----," '--~==t7!?'<J;'l";o<j"'-~ +-____________ -__ ..i .... --r :s-~~- .~~ tlANDIN:G/;; ~.-_20.&300,~ ,> ., . ," ~Y'21.t,:~~ -sne'pfari-~ ,'/'::l '~,\ 43'-0" TQ,R. " 36'-0" T.O.R. " 24'.0" r.OR " • CALLISON MATERiAlS LEGEND 1. eMU 2. BRICK • 3. METAl StDING 4. STEEL CABLE GUARDRAIL 5. CORTEN STEel «I. GLASS CURTAIN WALL 1. METAl MESH 8. METAL LOUVERS 9. METAl CANOPY 10. CANVAS AWNING 11. 'GREEN SCREEN" WELDED WIRE'fREWS 12. EXPOSED STEEL I-8EAM1COlUMN, TYP. 13. STANDING SEAM METAL ROOF 14. ALUMINUM STOREFRONT 16. ALUMINUM PANEL 16. AlUMINUM WINDOW 17. CAST-iN-PlACE COHeRE" 18. PRECAST CONCRETE PANEL 18. CONCRETE FIBER BOARD 20. STUCCO KEY PLAN .,,/,,?\~, \ ~ .w-'('\ '..," I " " k/;;'f:~',,~\1;,c\ i@.!*l\~) , -----,'--_._._-; r --- --, L _ , ,---I I -i---- - - -+ - - - --.-_ -1 ):i~~~S~T, !LANDING .• ~~~.,:,~ For _lllliIclnfDmVI!Ion conta:t MadisonM.rq ..... Prcjeet 11204300.08 JulY 215~ 2006 Site ?1M Re>.olew <I CALLISON o·..g: ~ MATJ;BIALS LEGEND 1 GMU 2 BRICK 3 METAL SIDING 4 STEEL CABLE GUARDRAil 5 GORTEN STEEl 6. GLASS CURTAIN WALL 7. METAL MESH D. METAL LOUVERS 9 METAL CANOPY 10. CANVASAWNINO 11. "GREEN SCREEN" WELDED WIRE TRELLIS 12. EXPOSED STEEL I-8EAMfCOLUMN. TYP. 13. STANDINO SEAM METAL ROOF 14.ALUMINUM STOREFRONT 15. ALUMINUM PANEL 18. ALUMINUM WlNDOW 17. CAST-IN-PLACE CONCRETE BASE 18. PRECAST CONCRETE PANEL 19. CONCRETE FIBER BOARD 20. STUCCO ,/ /-( ;~~~ ... ~ KEY PlAN N TheW"lk, Elev~libns iIIl· r ~ -, ~ !A .. tt;YtSf : i\','p;' "1 'N E R 5 ", !lANDING .~~~~ For '_lng,iI'Iformatloo iiDntIIl:t MatrlSOnMan!ueae Pn:>jec1" 204300.0! July 21$1, 2006 S~ Plan Review <I CALLISON MATERIALS LEGEND eMU --- BRICK METAL SIDING 4 STEEL CABLE GUARDRAIL 5 CaRTEN STEEL ij GLASS CuRTAIN WALL 7. METAL MESH 6. METAL LOUVERS 9. METAL CANOPY 10. ClWVAS AWNING 11. "GREEN SCREEN" WELDED WIRElRELLIS 12. EXPOSED STEEL I-BEAM/COLUMN. TYP 13 STANDING SEAM METAL ROOF 14. AlUMINUM STOREI"RONT 11i. ALUMINUM PANEL 16. ALUMINUM WINDOW 17, CAST.IN-PLACe CONCRETE BASE 18. PRECAST CONCRETE PANEL 19, CONCRETE FIBER BOARD 20. STUCCO ./,"? .~ /~I.'~~;;::~' IjZ:~]~S:~ .,---' -"~'---',"", KEY PLAN ~ . TheW!J1k. Elevaiioris II '.-" ~ ~ ~ ~ z ..., !'l f-< .... ..., ~ D4 • 5 T23N RSE W 112 / / R-1CP)· " // U C-,-:N 2 '---------/ L,---c/ y '-' -~ LoI-I Z '" ~ ~ '" OIl 0 .....:l "UC-N2 ..---< Z I U UC-Nl :J U -Nl N ~th St. 2 ) "--·00·,,,-OJ ~ ZONING o = TBCHNlCAL SBaVlCBS " UC-N z R-IO F4 • 17 T23N RSE W 112 R ., .... o 200 .fOG E4 8 T23N RSE W 112 S308 Z NING MAP BOC UWDprrw ~ Re.ource ConilervaUOD ~ Residential 1 dulac ~ ReJQdenUal 4, dulac ~ Residential II dulac I RKi I Residential HlIDulactured Homell I R-IO I RnidenUa} 10 dulaC IIH41 RellJdenUal ... dulac I Rlt-rl Rell1denUat Multi-Fam"" IRM-T I Realc1.enU&l Multi-Family TndlUonal IRH-ul Reald_U.1 Multi-Family Urban Center· Mm:» ual Cllli'TltB ~ Center VUlap loc-NII Urban Center -North 1 ~ Urban Cenler -North :2 ~ Center Downlown" I COR I commerclllll/Office/RelddeI1Ual cnMH'BW' o CommereLld Al'teml" ~ CGmmereial Office· ~ Commere1aJ: Nl!iJhborboocl INJ)'lS'tBW.. W Iaduatrial -BnoY]' o hutuatrial -)(e41um ~ Industrial -Lit;ht CP) PubUcl1 owned __ Renton City Limit. __ AdJacent Cny Umtb _ BDOk P .... Bound...,- KAOU. PAGE • IU,y include Oftrl..,. DiBtricb. Sft AppmdiJ; m.JIB. For additional rei'll_tiona ill o,.erI..,. Diltricf.ll. please _ DC (-3. PAGE# INDEX PmIed by Print & Mai $eNicea, City ofRenlon MUNICIPAL CODE SECTION: REFERENCE: SUBJECT: BACKGROUND I CITY OF RENTON DEVELOPMENT SERVICES DIVISION INTERPRETATION/POLICY DECISION RMC Section 4-2-120E Development Standards for Commercial Zoning Designations. NA Maximum Setbacks Required in the Urban Center -North I Zone JUSTIFICATION: The regulations regarding maximum setbacks in the Urban Center -North I (UC-NI) zone, RMC 4-2-120E, require a maximum setback for front and side yards along streets of S feel. There are no provisions to modify the maximum front and side yard along a street setbacks except through the Variance process. The maximum setback requirements established on other commercial zones, in particular the Commercial Neighborhood (CN) and Center Village (CV), can be modified through the site plan review process provided the proposed site plan meets the following criteria under RMC 4-2-120C.lS: 1. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; and 2. Creates a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and 3. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks to accommodate required parking andlor access that could not be provided otherwise. Altematively, the Reviewing Official may also modify the maximum setback requirement ifthe applicant can demonstrate that the preceding criteria cannot be met; however, those criteria which can be met shall be addressed in the site development plan; 4. Due to factors including but not limited to the unique site design requirements or physical site constraints such as critical areas or utility easements the maximum setback cannot be met; or 5. One or more of the above criteria would not be furthered or would be impaired by compliance with the maximum setback; or DIVISION HEAD APPROVAL: DATE: APPEAL PROCJtSS: 6. Any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback. Therefore, it appears that the requirement for a maximum setback in the UC-Nl zone without the provision for allowing modifications to this setback requirement through the site plan review process is an error in the development regulations. This development standard to allow for the modification of the maximum setback requirement in the UC-NI zone subject to the above listed criteria should be included in the annual docket procedure for addition into Title IV. DECISION: To remain consistent with other maximum setback requirements in commercial zones throughout the City, the 5-foot front and side yard along a street setback requirement in the UC-NI zone may be modified through the site plan review process provided the above listed criteria found in RMC 4-2-120C.l5 can be met. To appeal this determination, a written appeal--accompanied by the required $75.00 filing fee-must be filed with the City's Hearing Examiner (lOSS South Grady Way, Renton, WA 98055,425-430-6515) no more than 14 days from the date of this decision. Your subruittaI should explain the basis for the appeal. Section 4-8-110 of the Renton Muuicipal code provides ftnther information on the appeal process. Buck@ Gordon llP Ms. Jill Ding Senior Planner City of Renton 1055 S. Grady Way Renton, WA 98055 July 31,2006 FG.)(.~d : -r13timo -ttl G*'j of ~ 2025 First Avenue, Suite 500 Seattle, WA 98121-3140 206-382-9540 206-626-0675 Fax www_buckgordon.com Re: Comments on The Landing Site Plan Review Application (LUA 06-071) Dear Ms. Ding: This letter contains comments regarding the Site Plan Review (SPR) application for the project known as "The Landing." These comments are submitted on behalf of Alliance for South End (ASE). Review of The Landing's SPR application reveals that it fails to comply with the review criteria in RMC 4-9-200E and F. We ask that you require the applicant to amend the project to satisfy the established criteria before issuing your approval. We have summarized a few, but not all, of the criteria that the current SPR application fails to meet below. The summary below is by no means all-inclusive, but does indicate a few of the key changes that should be required before this application is approved by the City. A. DECISION CRITERIA FOR SITE PLAN AND MASTER PLANS The Site Plan Review application fails to meet several of the general review criteria in RMC 4-9- 200.E including, but not limited to, the following: Conformance with the Comprehensive Plan, its elements, goals, objectives and policies. The Landing site is within the Urban Center North Comprehensive Plan land use designation. The proposed Site Plan fails to comply with many of the Comprehensive Plan goals, objectives, and policies. We've highlighted a few examples below: Policies governing character of development: • Policy LU-143.5: Support more urban intensity of development (e.g. building height, bulk, landscaping, parking standards) than with land uses in the suburban areas of the City outside the Urban Center. • Policy LU-143. 7-Support a range and variety of commercial and office uses. • Policy LU-143. 9: Co-locate uses within a site and/or building in order to promote urban style, mixed-use development. • Policy LU-143.27: Discourage parking lots between structures and street right-of-way. Y:\WP\ASE\COMMENT LETTER ON SITE PLAN 0731D6.DOC Ms. Jill Ding - 2 -July 31, 2006 • Policy LU-143.28: Orient buildings to streets to emphasize urban character, maximize pedestrian activity and minimize automobile use within the District. The Landing Site Plan submittal violates all of the above policies. The building bulk, layout, and parking of the proposed center is very suburban in nature in direct contravention of the urban intensity that was originally proposed to characterize the redevelopment of the Boeing surplus land. The southern half of the project is primarily single-story buildings with the back or side of the buildings oriented to the public right-of-way and served exclusively by surface parking areas. Many of the streets abutting the project are fronted by large surface parking areas. In addition, the residential uses are separated into the northeast quadrant of the site, rather than mixed throughout the site or proposed as second stories above retail uses. To separate the uses within the site, not only into separate buildings but also into separate geographic areas, violates the principles of mixed-use, urban development. Finally, the proposed parking ratios reinforce the suburban nature of the development and violate the requirement to maximize pedestrian activity and minimize automobile use within the area. Policies that require a more intense emplovment center: • Policy LU-143.6: Achieve a mix of uses that improves the City's tax and employment base. • Policy LU-143. 11: Support uses that sustain minimum Urban Center employment levels of 50 employees per gross acre and residential levels of 15 households per gross acre within the entire Urban Center. The Landing Site Plan does not comply with policies related to the creation of an employment center. The potential elimination of office uses significantly impacts the range and quantity of employment opportunities that will be available on the site. The SEPA checklist submitted by Harvest Partners for The Landing estimates only 350 new employees would work on the site. This is inconsistent with the City's Urban Center policies which require 50 employees per gross acre. The current proposal would average less than 8 employees per acre -significantly less than required on property designated as an Urban Center. Mitigation of impacts to surrounding properties and uses. The Landing has not adequately evaluated or mitigated its transportation or stormwater impacts. The EIS done for the Boeing Comprehensive Plan amendments evaluated traffic and stormwater issues at a conceptual level and based its proposed mitigation measures on several baseline assumptions. Due to modifications to the project and changed conditions since initial studies were performed for the Boeing Renton Comprehensive Plan Amendment EIS, several key assumptions made in previous studies are no longer valid. The transportation mitigation proposed in the EIS is not adequate because it is based on background assumptions that have not been realized. For example, freeway ramps that were assumed as a baseline condition in the EIS, when transportation mitigation Y:\WPIASE\COMMENT LETTER ON SITE PLAN 073106.DOC Ms. Jill Ding - 3 -July 31,2006 measures were established are not proposed or funded at this time. Because the more recent traffic study performed by Transportation Engineering NorthWest (TENW) largely relies on the assumptions and analysis in the EIS, that study suffers from the same defects found in that EIS. In order to determine that transportation impacts on surrounding properties and uses have be adequately mitigated, additional study based on existing conditions is needed. The same is true for stormwater mitigation. For stormwater, the EIS based its review and surface water impacts and mitigation on the assumption that water quality treatment and detention standards equivalent to that required in the 2001 Ecology Stormwater Management Manual would be used for all future site development. However, the Preliminary Technical Information Report submitted with The Landing Site Plan application (prepared by W&H Pacific and revised May 19, 2006) states that conveyance facilities will be based on the 1990 King County Surface Water Design Manual rather than the 2001 Ecology Manual. In order to determine that stormwater impacts on surrounding properties and uses will be adequately mitigated if the conveyance systems are designed to a lesser standard than contemplated in the EIS, additional study is needed. Safety and efficiency of vehicle and pedestrian circulation. Documents obtained from the City's files and other sources raise major issues regarding whether The Landing will create significant adverse traffic impacts that are not addressed by the proposed transportation mitigation. Our review suggests that, given the time that has elapsed and the project modifications that have been made since the EIS was issued, the analysis in the EIS is not a sufficient basis for analyzing the impacts of The Landing. Furthermore, we are concerned that the modifications of parking space dimension requirements and pedestrian walkway spacing that the applicant has requested will compromise the safety and efficiency of vehicle and pedestrian circulation. The City should strongly consider requiring the applicant to meet the established standards. Availability of public services and facilities to accommodate the proposed use. There is no evidence that the City has made a traffic concurrency determination for the Landing as required by the City's concurrency ordinance. Until the City makes such a determination based on a more thorough analysis of the transportation impacts that will be created by The Landing, the project should not be allowed to go forward. The plan is consistent with a Planned Action Ordinance, if applicable. The Landing Site Plan is not consistent with the scale of development or mix of uses evaluated in the Planned Action Ordinance on which the City's Development Services Division is claiming to base this approval. For a detailed explanation of the many inconsistencies, please refer to our Master Plan appeal statements. The plan accommodates and promotes transit, pedestrian, and other alternative modes of transportation. There is no evidence that the applicant is seeking to promote transit, pedestrian, or other alternative modes of transportation. The need for transit planning was brought Y:\WPI.ASE\COMMENT LETTER ON SITE PLAN 073106.DOC Ms. Jill Ding - 4 -July 31,2006 up during the EIS process. At that time, the City assured the public, "The need for and specific locations of future potential transit facilities and parking (including a park and ride lot) would be determined by the City in conjunction with King County/Metro and Sound Transit, if and when redevelopment takes place in the future." See Page 4.43 of the FEIS. Despite the code requirement to accommodate and promote transit and the City's assurances that it would evaluate appropriate transit locations at the time of redevelopment, there is no evidence that transit needs have been adequately evaluated as part of this application. Before the City makes a decision on this application, transit needs and facility locations must be identified and planned for. Furthermore, the form of the proposed development neither accommodates nor promotes pedestrian activity along existing City sidewalks. The buildings on the southern half of the project face away from the public sidewalk. Fronting public sidewalks with delivery areas, refuse storage, and large walls without store entrances is no way to accommodate or promote pedestrian activity. Park Avenue, which is supposed to be a pedestrian-oriented street according to the Conceptual Plan, is fronted by large expanses of surface parking. Again, this is in direct violation of the above criteria. The City must require the applicant to change the orientation of buildings within the site to promote pedestrian activity and other alternative forms of transportation. Conforms to the conceptual plan required by the development agreement The Site Plan proposed for The Landing reflects a project significantly different from the conceptual plan for the property approved by the City in November 2003. The approved Conceptual Plan described a development where large format retailers were located along 8 th , Logan and Garden Avenues, medium format retailers filled in between the large format tenants, and small specialty retail shops and amenities were concentrated along Park Avenue. The Site Plan, as proposed, is inconsistent with the spirit and intent of the approved Conceptual Plan. It does not provide the pedestrian amenities and small retail shops required along Park Avenue. Instead, Park Avenue is adjacent to a mix of medium and large format retailers and large expanses of parking. The project is much heavier on medium and large scale retailers than proposed in the Conceptual Plan. Furthermore, the overall mix of uses is not as diverse as proposed in the Conceptual Plan, especially in regards to the quantity of office space originally proposed. The project must either be amended to conform to the approved conceptual plan or the City Council will need to approve a new Conceptual Plan before review of this project can proceed. B. ADDITIONAL REVIEW CRITERIA FOR SITE PLAN REVIEW (RMC 4-9-200.F) The Site Plan application fails to meet several of the review criteria in RMC 4-9-200.F including, but not limited to, the following: Y:\WP\ASE\COMMENT LETTER ON SITE PLAN 073106.DOC Ms. Jill Ding - 5 -July 31,2006 Provision for privacy and noise reduction by building placement and spacing; orientation to views and vistas and to site amenities. to sunlight and prevailing winds. and to pedestrian and vehicle needs. The design and layout of the development -especially the entire southern half of the site -is not oriented to pedestrian needs. Instead, the needs of pedestrians are overlooked for the convenience of large, surface parking lots and vehicle-oriented storefronts. This is especially apparent along North 8th Street, where the public sidewalks are adjacent to the backs of buildings and along Park Avenue where the pedestrian-oriented street is lined with surface parking lots. Limitation of paved or impervious surfaces. where feasible, to reduce runoff and increase natural infiltration. There is no evidence that the applicant has sought to limit the impervious surface areas within the site. Due to the suburban-style surface parking areas, there is a lot more impervious surface than would be necessary if more urban parking calculations and configurations were used. Promotion of the safety and efficiency of the internal circulation system. including the location. design and dimensions of vehicular and pedestrian access points. drives. parking. turnarounds. walkways. bikeways. and emergency access way. We are concerned that the modifications of parking space dimension requirements and pedestrian walkway spacing that the applicant has requested will compromise the safety and efficiency of vehicle and pedestrian circulation. The design and layout of the center requires pedestrians to walk across and through large surface-parking areas designed for vehicular travel in order to reach the retail buildings along the southern edge of the project. There do not appear to be any accommodations made for pedestrians approaching the project from the south. A pedestrian approaching the project from the south would need to walk a full block out of his/her way in order to enter the retail buildings. Accommodations should be made to ensure that multiple building entrances are available or, at the very least, pedestrian access points in between the buildings to provide a more direct and pedestrian-oriented walking route. Provision for transit and carpool facilities and access where appropriate. There is no evidence that the applicant is seeking to promote transit or carpools. As discussed above, the need for transit planning was brought up during the EIS process. The City assured the public that transit locations would be evaluated once a specific development was proposed. Provision for safe and attractive pedestrian connections between parking areas. buildings. public sidewalks and adjacent properties. As discussed throughout this letter, the safety and attractiveness of pedestrian connections throughout the site has been compromise to facilitate vehicular travel. This is especially apparent on the southern half of the site, where pedestrians must cross large expanses of surface parking in order to reach retail businesses proposed along the southern edge. Also addressed above is the need for better pedestrian connections from sidewalks -especially for public sidewalks that are adjacent to large, unbroken building walls with no entrances (e.g. along North 8 th Street). Y:\WP\ASE\COMMENT LEITER ON SITE PLAN 073106.DOC Ms. Jill Ding - 6 - July 31,2006 As stated previously, the purpose of this letter is not to submit a comprehensive list of all the criteria and procedural requirements that the Site Plan Review application violates, but rather to point out that there are numerous violations of the decision criteria that need to be remedied before a decision can be made on this project. As submitted, the Site Plan application would need to be denied due to the multitude of decision criteria that are unsatisfied. Presumably, the City would prefer to give the applicant the opportunity to amend the application to satisfy the requirements of the Renton Municipal Code. Other problems should be corrected at the same time. One example is the lack of SEPA compliance. Another example is that the Site Plan is based on a flawed Master Site Plan Approval. There are others which we would be happy to discuss if anyone was interested. We ask that you either deny this application based on its inconsistencies with the decision criteria or put it on hold while the applicant remedies the significant violations of the City's code requirements and Comprehensive Plan policies. Thank you for your consideration. Very truly yours, Produced and filed electronically for efficiency Peter L. Buck Y:\WP\ASE\COMMENT LEITER ON SITE PLAN 073106.DOC I . I I ~ TRANSMITTAL Date: July 27, 2006 To: Jill Ding Development Services Division -Development & Planning Renton City Hall -6th Floor 1055 South Grady Way Renton, W A 98055 Re: The Landing Phone 425.430,7270 I Fax Project The Landing We are sending you the following: For you r' o Attached o Under separate cover o Information and use o Prints o Originals • Review and comment • Submittal o Samples o Other o As requested DUrgen! DRoutine Ms. Ding, Find enclosed for Site Plan Review submittal: Pages Pro i e c t CALLISON DEVELOPMENT CITY OF Rf'NTPLAONN/NG , N • JUl 282006 RECEIVED 204300.00 Act ion Required. o As indicated o For signature and return o No action required • 1 copy of 8Yzxll unbound reductions of architectural, landscape, lighting and civil plans in "Tuff Cover" as pre-approved alternative to PMT. Regards, William Barton c: File CALLISON ARCHITECTURE, INC. 1420 FIFTH AVENUE #2400 SEATTLE, WASHINGTON 98101·2343 --T 206 623 4646 F 206 623 4625 www.callison.com CALLISON July 21, 2006 Jill Ding Development Services Division -Development & Planning Renton City Hall - 6 th Floor 1055 South Grady Way Renton, W A 98055 Re: The Landing 204300.03 July 21, 2006 Site Plan Review Application Dear Ms. Ding: I would like to request a code modification for "The Landing," a project described in the Site Plan Review Application of July 21st, 2006. This request is in reference to RMC Section 4-3-100:E:5 (reprinted below). E. SITE DESIGN AND BUILDING LOCATION: 5. Service Element Location and Design: a. Minimum Standards for All Districts: i. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). ii. Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, Screening and Storage Height/Location Limitations. iii. In addition to standard enclosure requirements, garbage, recycling col/ection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors (see illustration, RMC 4-3-100E7f). I have been discussing the possibility of fully enclosed trash enclosures with self closing doors with Rod Rosatto of Waste Management, the company that will be handling trash removal for ''The Landing." Based on this discussion, we have determined that in order for their front loading trucks to be able to empty trash from roofed enclosures, the enclosures would be a 12' high with 12' high doors. This is double the size of the code minimum height for enclosures. Per W.M. standards, the width of these enclosures is 23.' The resulting size and number ofthese 12'x23' trash enclosures would make them seem more like small buildings rather than service elements that are meant to disappear. Self closing doors also present a further problem for true k dri vers as the doors must be held open during removal. An alternative is to use half size dumpsters that can be rolled out of the enclosure, but this will result in a doubling of space requirements for enclosures and result in the same, overwhelming effect as the 12' CALLISON ARCHITECTURE, INC. 1420 FIFTH AVENUE #2400 SEATTLE, WASHINGTON 98101-2343 -T 206 623 4646 F 206 623 4625 www.callison.com Page 2 walls. Since the intention behind this requirement is the protection of exposed trash from birds, other strategies such as sound deterrents and stiff, tenant requirements for keeping the dumpsters closed at all times can be employed to accomplish the same end as an enclosure roof without many of the practical difficulties. Sincerely, William Barton Associate c: Callison Architecture, Inc.: File July 21, 2006 Jill Ding Development Services Division -Development & Planning Renton City Hall - 6 th Floor 1055 South Grady Way Renton, W A 98055 Re: The Landing 204300.03 July 21, 2006 Site Plan Review Application Dear Ms. Ding: CALLISON I would like to request a code modification for "The Landing," a project described in the Site Plan Review Application of July 21 st, 2006. This request is in reference to RMC Section 4-3-100:G: 1 (reprinted below). G. PEDESTRIAN ENVIRONMENT: 1. Pathways through Parking Lots: Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and parking lots. a. Minimum Standards for District 'C': i. Clearly delineated pedestrian pathways and/or private streets shall be provided throughout parking areas. ii. Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distance of one hundred and fifty feet (150? apart (see illustration, subsection G4a of this Section). "The Landing" has provided multiple pedestrian pathways through parking lots with the express purpose of creating connections between buildings and enhancing the pedestrian experience (please refer to the submitted site plan for locations). These paths were designed to reflect the most natural connections between destinations rather than the ISO' maximum per code. To install paths at 150' or less would result in an unnatural distribution and will degrade the pedestrian experience by actually making it more difficult to circulate around the site. Sincerely, William Barton Associate c: Callison Architecture, Inc.: File CALLISON ARCHITECTURE, INC. 1420 FIFTH AVENUE #2400 SEATTLE, WASHINGTON 98101·2343 - T 206 623 4646 F 206 623 4625 www.callison.com July 21, 2006 Jill Ding Development Services Division -Development & Planning Renton City Hall - 6 th Floor 1055 South Grady Way Renton, W A 98055 Re: The Landing 204300.03 July 21, 2006 Site Plan Review Application Dear Ms. Ding: CALLISON The purpose of this letter is to state that the information contained in the "The Landing" Site Plan Review Submittal dated July 21st, 2006 supersedes all information previously submitted. Sincerely, William Barton Associate c: Callison Architecture, Inc.: File CALLISON ARCHITECTURE, INC. 1420 FIFTH AVENUE 112400 SEATTLE, WASHINGTON 98101-2343 --T 206 623 4646 F 206 623 4625 www.caillson.com July 21, 2006 Jill Ding Development Services Division-Development & Planning Renton City Hall-6th Floor 1055 South Grady Way Renton, W A 98055 Re: The Landing 204300.03 July 21, 2006 Site Plan Review Application Dear Ms. Ding: CALLISON OEV£LOPM CITy OM!J:f~T~~NItI;G JUL 2 + 2006 RECEIVED In a recent discussion with you and Neil Watts, you expressed a concern for the aesthetic quality of the Landing projecfs roofs. Based on later discussion, you stated that Targefs roof could use their prototype design of a white, single ply roof with lightly colored mechanical units and that the rest of the projecfs roofs should match each other. The Landing development team has made a commitment to have all of the projects roofs match by using white, single-ply roofing and lightly colored mechanical equipment. In this way, all the roofs will match per your desire and will also match Target, the most prominent roof of the project. Sincerely, William Barton Associate c: Callison Architecture, Inc.: File CALLISON ARCHITECTURE, INC. 1420 FIFTH AVENUE #24DO SEATTLE, WASHINGTON 98101-2343 --T 206 623 4646 F 206 6234625 www.callison.com DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM July 14, 2006 Jill Ding Jan Illian x 7216 THE LANDING SITE PLAN LUA06 -071 SA-M 1002 -Park Ave North I have reviewed the application for The Landing Site Plan located at 1002 Park Ave North and have the following comments: EXISTING CONDITIONS 1. There are no existing utilities or street improvements on this site. GENERAL COMMENTS 1. Installation of water main, fire hydrants, sewer, storm drainage, and erosion control will be required on site. Separate civil plans prepared according to City of Renton drafting standards by a licensed Civil Engineer will be required. 2. System Development Charges for water and sewer will be required to be paid at the time the utility permit is issued for construction. 3. Applicant will be required to meet fire flow requirements. 4. Separate fees and permits are required for water meters, irrigation meters, side sewers, storm connections, and backflow devices. 5. On site drainage shall comply with the 200 I Department of Ecology Manual. A drainage report will be required. Kayren Kittrick Cit yo ••. enton Department of Planning I Building I PUt Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: rlan~A/ICl.= APPLICATION NO: LUA06-D71. SA-A APPLICANT: Nicole Hemandez. W&H Pacific PROJECT TITLE: The LandinQ Site Plan SITE AREA: 38.7 acres LOCATION: North of N 8~ Street, east of Logan Ave N & west of Garden Ave N COMMENTS DUE: JULY 12, 2006 DATE CIRCULATED: JUNE 28. 2006 PROJECT MANAGER: Jill DinQ .. .. ." ' .. " . .. ..,,, ~ v LUUU PLAN REVIEW: Jan lilian BUILDING AREA (gross): 635.500 square feet BUILDING DIVISION WORK ORDER NO: 77605 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Approval for the construction of an approximately 635,500 SQuare foot commerciaVretail development with a 12 screen cinema. The proposed development would be constructed on a 38.7 acre site located within the Urban Center -North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping. utilities and stormwater and special design standards for the zoning. The structures are proposed to range in height from approximately 30 to 75 feet; the maximum perm~ed number of stories for the UC-Nl zone is 10. The parking provided would be a' mix of structured and surface parking. A four level parking garage is proposed that would provide 679 parking stalls and a 2,001 stall surface parking lot is also proposed. A parking modification has been requested to reduce the required length of the surface parking stall size by 1-foot from 19 feet to 18 feel. The proposed project received Master Site Plan approval May 19, 2006. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable M0f8 Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Nece$Ssry E8fth lousing A" Wate,. Plants LandlShoreline Use Ulilitles Animals Environmental Health Energy/ Natural Resources ';;;'";,;;,,, .; 1 i fIIlII '" At B. POLICY-RELA TED COMMENTS C. 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 addition 'nformation is needed to properly assess this proposal. Date City 01 .• enton Department of Planning / Bui/ding / Pu Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: SLLrtitceJu'\a.'\icLL"(lk,' • APPLICATION NO: LUA06-071, SA-A APPLICANT: Nicole Hernandez, W&H Pacific PROJECT TITLE: The Landing Site Plan SITE AREA: 38.7 acres LOCATION: North of N 8th Street, east of Logan Ave N & west of Garden Ave N COMMENTS DUE: JULY 12, 2006 DATE CIRCULATED: JUNE 28, 2008 • R EEe"!"rE 0 PROJECT MANAGER: Jill Dina .... '10 PLAN REVIEW: Jan lilian JUI' .. " LUUO BUILDING AREA (Qross): 635,500 sauare ~MlLDING DIVISION WORK ORDER NO: 77605 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Approval for the construction of an approximately 635,500 square foot commercial/retail development with a 12 screen cinema. The proposed development would be constructed on a 38.7 acre site located wilhin the Urban Center -North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping, utilities and stomnwater and special design standards for the zoning. The structures are proposed to range in height from approximately 30 to 75 feet; the maximum pemnited number of stories for the UC-N1 zone is 10. The parking provided would be a mix of structured and surface parking. A four level parking garage is proposed that would provide 679 parking stalls and a 2,001 stall surface parking lot is also proposed. A parking modification has been requested to reduce the required length of the surface parking stall size by 1-foot from 19 feet to 18 feet. The proposed project received Master Site Plan approval May 19, 2006. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element 01 the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Water Plants LandlShoreHne Use Animals f!! Environmental Health Public Services Energy/ Natural Resources if.~~'" ';";';'~ .. , B. POLICY-RELATED COMMENTS C. CODE-RELA TED 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 City o. nenton Department of Planning / Building / Pu .. _ '\larks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: lm.rc _i .1i (,,' APPLICATION NO: LUA06-071, SA-A I APPLICANT: Nicole Hernandez, W&H Pacific PROJECT TITLE: The Landin<:! Stte Plan SITE AREA: 38.7 acres LOCATION: North of N 8th Street, east of Logan Ave N & west of Garden Ave N c" COMMENTS DUE: JULY 12, 2006 RE DATE CIRCULATED: JUNE 28, 2006 " .. v, .• LUUO PROJECT MANAGER: Jill Dina PLAN REVIEW: Jan lilian BUILDING DIVISION BUILDING AREA (Qross): 635,500 SQuare feet WORK ORDER NO: 77605 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Approval for the construction of an approximately 635,500 square foot commercial/retail development with a 12 screen cinema. The proposed development would be constructed on a 38.7 acre site located within the Urban Center -North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping, utilities and stonnwater and special design standards for the zoning. The structures are proposed to range in height from approximately 30 to 75 feet; the maximum permited number of stories for the UC-N1 zone is 10. The parking provided would be a mix of structured and surface parking. A four level parking garage is proposed that would provide 679 parking stalls and a 2,001 stall surface parking lot is also proposed. A parking modification has been requested to reduce the required length of the surface parking stall size by 1-foot from 19 feet to 18 feet. The proposed project received Master Site Plan approval May 19, 2006. 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 ,nh Housing ate, ~ ~ ~ ';,n,:,gy:. Ar~~:~ B. POLICY-RELA TED COMMENTS C. CODE-RELA TED 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 informaUon is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DAVID A BRICKLIN CLAUDIA M. NEWl'vL-\N JENNIFER A DOLO DEVON N. SHANNON Jill Ding Senior Planner Development Services Division 1055 South Grady Way Renton, W A 98055 Bricklin .Newman .Dold, LLP July 12, 2006 JUl 1 32006 RECE'VED AITORNEYS-AT-LAW 1001 FOURTH AVENUE SUITE 3303 SEATTLE. WA 98154 TEL. (206) 264-8600 FAX (206) 264-9300 http://www.bnd-law.com Re: The Landing Site Plan//LUA06-071, SA-A Dear Ms. Ding: I am writing on behalf ofthe Progressive Alliance for a Sustainable Southend (PASS) regarding the Site Plan decision for The Landing referenced above. Please refer to our comments and notices of appeal filed in response to the previous administrative determinations and land use decisions made regarding The Landing Master Plan and consider those comments and appeal issues incorporated herein as comments also on the Site Plan approval. Please also make PASS a party of record for the Site Plan approval with me as the contact/representative of the group. Very truly yours, BRICKLIN NEWMAN DOLD, LLP a~ Claudia M. Newman CMN:psc cc: Client City _, .. enton Department of Planning / Building / Pu.. Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: wl\t> r APPLICATION NO: LUA06-071, SA-A APPLICANT: Nicole Hemandez, W&H Pacific PROJECT TITLE: The LandinQ Site Plan SITE AREA: 38.7 acres LOCATION: North of N 8th Street, east of Logan Ave N & west of Garden Ave N COMMENTS DUE: JULY 12, 2006 DATE CIRCULATED: JUNE 28, 2006 PROJECT MANAGER: Jill Dino PLAN REVIEW: Jan lilian BUILDING AREA (oross): 635,500 square feet WORK ORDER NO: 77605 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Approval for the construction of an approximately 635,500 square foot commercial/retail development with a 12 screen cinema. The proposed development would be constructed on a 38.7 acre site located within the Urban Center -North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping, utilities and stonnwater and special design standards for the zoning. The structures are proposed to ranQe in height from approximately 30 to 75 feet; the maximum pennited number of stories for the UC-N1 zone is 10. The parking proVided would be a mix of structured and surface parking. A four level parking garage is proposed that would provide 679 parking stalls and a 2,001 stall surface parking lot is also proposed. A parking modification has been requested to reduce the required length of the surface parking stall size by 1-loot frOm 19 feet to 18 feet. The proposed project received Master Site Plan approval May 19, 2006. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable M"", Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water LifJhtIGlare Plants Recreation Land/Shore/ine Use Ulilities Animals T,."s ation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED 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 Dale City enton Department of Planning / Building / p, Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: C ~~uc:t(n APPLICATION NO: LUA06-071, SA-A APPLICANT: Nicole Hernandez, W&H Pacific PROJECT TITLE: The LandinQ Site Plan SITE AREA: 38.7 acres LOCATION: North of N 8th Street, east of Logan Ave N & west of Garden Ave N COMMENTS DUE: JULY 12, 2006 DATE CIRCULATED: JUNE 28, 2006 RECEIVED PROJECT MANAGER: Jill DinQ "''';x . PLAN REVIEW: Jan lilian BUILDING AREA (gross): 635 500 square m//LDING ulv,;:"u," WORK ORDER NO: 77605 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Approval for the construction of an approximately 635,500 square foot commercial/retail development with a 12 screen cinema. The proposed development would be constructed on a 38.7 acre site located within the Urban Center -North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping, utilities and stormwater and special design standards for the zoning. The structures are proposed to range in height from approximately 30 to 75 feet; the maximum permited number of stories for the UC-N1 zone is 10. The parking provided would be a mix of structured and surface parking. A four level parking garage is proposed that would provide 679 parking stalls and a 2,001 stall surface parking lot is also proposed. A parking modification has been requested to reduce the required length of the surface parking stall size by 1-foot from 19 feet to 18 feet. The proposed project received Master Site Plan approval May 19, 2006. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element 01 the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants ....!:;~n:flShoreJjne Use Animals Environmental Health g Energyl Natural Resources ~ 14"nM' •• t B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS () C (. ~ l~ivFIiI-(",1 )" We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addWonal information is needed to properly assess this proposal. Signature of Director or Authorized Representative Cr; Date City w ••• enton Departmef'f of Planning / Bui/ding / Pu~. Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:'Po. .. \,·-kS APPLICATION NO: LUA06-071, SA-A APPLICANT: Nicole Hernandez W&H Pacific PROJECT TITLE: The Landing Site Plan SITE AREA: 38.7 acres LOCATION: North of N 8~ Street, east of Logan Ave N & west of Garden Ave N COMMENTS DUE: JULY 12, 2006 DATE CIRCULATED: JUNE 28. 2006 PROJECT MANAGER: Jill Ding PLAN REVIEW: Jan lilian BUILDING AREA (gross): 635,500 square feet WORK ORDER NO: 77605 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Approval for the construction of an approximately 635,500 square foot commercial/retail development with a 12 screen cinema. The proposed development would be constructed on a 38.7 acre site located within the Urban Center-North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping, utilities and stormwater and special design standards for the zoning. The structures are proposed to range in height from approximately 30 to 75 feet; the maximum permited number of stories for the UC-N1 zone is 10. The parking provided would be a mix of structured and surface parking. A four level parking garage is proposed that would provide 679 parking stalls and a 2,001 stall surface parking lot is also proposed. A parking modification has been requested to reduce the required length of the surface parking stall size by 1-foot from 19 feet to 18 feet. The proposed project received Master Site Plan approval May 19, 2006. A. ENV/RONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable M"", Element of the Probable Probable M"", Environment Minor Major Information Impacts Impacts Necessary Environment Minor Maj<H" Information Impacts Impacts Necessary Ealth {,,"sino Air Water Plants ~ Land/Shoreline Use /fflfties Animals Environmental Health Energy! ~ Natural Resources ~:f:~~eel ,:oooF;;i B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS ~a~ 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 info,., ation is needed to properly assess this proposal. DATE: TO: FROM: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM June 29,2006 Jill Ding, Senior Planner Corey Thomas, Plans Review Inspector SUBJECT: Site Plan Review for The Landing MITIGATION ITEMS; 1. Fire mitigation fees of $0.52 per square foot of commercial space and $388 per multi-family unit are required and are payable at time of building permit issuance. No fees are required for parking garage structures. FIRE CODE REQUIREMENTS: 1. The preliminary fire flows range from 2,000 to 4,000 gpm. Minimum commercial fire hydrant requirements are one hydrant required within ISO-feet of the structures and additional hydrants are required within 300-feet of the structures. Looped fire mains are required for fire flows exceeding 2,500 gpm, and will be required for most the buildings. 2. All buildings are required to have complete fire sprinkler and fire alarm systems. All buildings over two stories are required to have an approved standpipe system. Separate plans and permits are required for the installation of systems through the Renton Fire Department. 3. Fire Department access roadways are required to within ISO-feet of all portions of the building exteriors. Roadways are required to be minimum 20-feet in width with a turning radius of 4S-foot outside and 25-foot inside. Some areas in the surface parking lots do not meet these turning radius requirements. Fire lane signage is required per city ordinance on all private streets and fire access roadways. Minimum vertical height for fire department access is 13-feet 6-inches. 4. For pre-fire planning purposes an electronic copy of your individual building site plans shall be submitted to the Renton Fire Department. .. City enton Department of Planning / Building / p~", , Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1=1 re, COMMENTS DUE: JULY ~", "nn., _. - --. --", APPLICATION NO: LUA06-071, SA-A DATE CIRCULATED: JUNE! 28,2000 ' \:.. . .J lJ APPLICANT: Nicole Hernandez, W&H Pacific PROJECT MANAGER: Jill DinQ ,,\ PROJECT TITLE: The LandinQ Site Plan PLAN REVIEW: Jan lilian , ,. JUN 28 m; SITE AREA: 38.7 acres BUILDING AREA (",ross): 6i,500 bQuare feet " WORK ORDER NO: 77605 i , [ \ I [ ~': ~,i . LOCATION: North of N 8th Street, east of Logan Ave N & west of Garden Ave N L ------- SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Approval for the construction of an approximately 635,500 square foot commercial/retail development with a 12 screen cinema. The proposed development would be constructed on a 38.7 acre s~e located within the Urban Center -North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping, utilities and stormwater and special design standards for the zoning. The structures are proposed to range in height from approximately 30 to 75 feet; the maximum permited number of stories for the UC-N1 zone is 10. The parking provided would be a mix of structured and surface parking. A four level parking garage is proposed that would provide 679 parking stalls and a 2,001 stall surface parking lot is also proposed. A parking modification has been requested to reduce the required length of the surface parking stall size by 1-foot from 19 feet to 18 feel. The proposed project received Master Site Plan approval May 19, 2006. 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 Infonnat/on Impacts Impacts Necessary Earth Housing Air Water Plants LandlShoreline Use Animals ~ Environmental Health Public Energy! Natural Resources A:~; B. POLICY-RELA TED COMMENTS C. CODE-RELA TED 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 addWonal information is needed to properly assess this proposal. C 1v 7Atn-rri ,L- Signature of Director or Authorized Representative 6/Z-1 /06 Date ~y 0~ ~1jj:''f9~ NOTICE OF APPLICATION A Master Application has been flied and accepted with thQ Dev~opmanl Service. Dlylslon oftha City of Ranton. The following brl,fly de8CribeJ;; Ihe application and tM nee .... ry Publle ApPl'QValt. PROJECT NAME/NUMBER: The Landing Site Plan I LUArl6-071, SA-A PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plen Approval for the construction 01 an approximately 635,500 square foot oommerc,aUretail development with a 12 screen cinema The proposed development would be con5tructed on a 367 acre site located within the Urban Center -North 1 (UG-N1' :zoning designation, Proposed \lite Improvements wouio consist of landscaping, utilitlEtS and s\ormwaler and speciel detil\lll standards for the roning. The structures are proposed \0 range in height from appro~'malely 30 10 75 reet; the maximum parmited number of stories for the UC-Nl zO!'e IS 10. The par1<.ing provided would be a mix 01 structured and surface par1<.ing. A lour lewl parking garage IS proposed Ihat would provide 619 par1<.ing iSlaIls and a 2.001 alatl surface parIIing lollS also proposed A parking modification has been requested to reduoo the required length of the surface parking stall $i~e by I-fOot lrom Ig leet to 18 feet The proposed profect recall/ell Master Site Plan approval May 19, 2006 PROJECT LOCATION; PUBLIC APPROVALS; North 01 N alh Street. east 01 Logan Ave N & west 01 Garden Ave N Admlnlslratl~e Site Pian approval APPLtCANTIPROJECT CONTACT PERSON Rob King, Harvest Partl1l!fSo, Tel. (425) 178-1921; Eml: RCCMI@comcasl.net Comment. on the above application must be Gubmltted In writing to Jill Ding, Senior Plannet, Developmatlt Servl_ Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on July 12, 2006. If)'O~ have quutio ..... about this proposal. or .... ish to be made a party of record arld receive additional notifieation by mail, contact the Projeet Manager at (425) 430-7219 Anyone who submits written commen\:e. wilt automatically become a party 01 record and wlll be notified 01 any decision on thiS prOject PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION; June 7, 2006 NOTICE OF COMPLETE APPLICATION: June 28, Z006 DATE OF NOTICE OF APPLICATION; June 28, 2006 Ilyou W(l~ld like 10 be made-~ party of record 10 receive further informa\1on on this proposed project, complete this form and r"turn to. City of Rllnton. Development Planning. 1055 South Grady W~, Renton, WA 9B055 Fi~ Name I No.: The Landing Slle Plan I LUA06·071 SA-A "AM' MAILING ADDRESS TELEPHONE NO.: CERTIFICATION I, , I,'}I JJJ..I3B ' hereby certify that:3: copies of the above document wer;;' posted bilkin ---J.-conspicuous places or nearby the described property O~''''\\\N\\\I''III ~"'<'J \.. '( N Iy. " .:-,'r" ,:\"",\\\\" 'CJitI.."1. DATE: (2/8'0/ 0 io SIGNED:' ,,: ~""'~~:"'ON~.f.""~N~ :: 0 "" "~.L 11&' ~ -() ~ ATTEST: Subscribed and sworn before me, a Notary Public, In and for the State of Washington resldm ~ • -OJ~, ~ ffl~..o ~ ~ ~ ~~ A~ ua ... '" $11:: , on the S)qt"dayof I\~cr\'£ ~, ~().".~O.# -".71""''''-'---'-''------'' NO"fARYPLiCSI~iI\"'''2$ IIIII\\\~~'''''<'' CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 28 th day of June, 2006, I deposited in the mails of the United States, a sealed envelope containing Acceptance Ur & NOA documents. This information was sent to: Name T ranswestern Harvest Lakeshore LLC Rob King, Harvest Partners Nicole Hernandez, W&H Pacific Surrounding Property Owners Jerom Hillis (Signature of Sender): /~ ~({.i( 'L' STATE OF WASHINGTON ) ) SS COUNTY OF KING ) Owner Contact Applicant See Attached POR I certify that I know or have satisfactory evidence that Stacy Tucker Representing 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: "7 -?,-Q(P Notary My appointment expires: "Project Name: The Landing Site Plan -:'t: • -.. Project Number: LUA06-071, SA-A > 072305900101 BOEING COMPANY THE 100 N RIVERSIDE M/C 5003-4027 CHICAGO IL 60606 722300001004 PACCARINC ATTN: CORP ACCOUNTING PO BOX 1518 BELLEVUE WA 98009 082305902700 BURLINGTON NORTHRN SANTA FE ATTN PROP TAX PO BOX 96189 FORT WORTH TX 76161 082305919100 PUGET SOUND ENERGY/ELEC PROPERTY TAX DEPT POBOX 90868 BELLEVUE WA 98009 082305921700 DASH 80 LP 440 N FIRST ST #200 SAN JOSE CA 95112 •• Harvest Partners 8214 Westchester Drive #650 Dallas, TX 75225 Brent Carson Buck & Gordon LLP 2025 First Avenue #500 Seattle, WA 98121-3140 Nicole Hernandez, PE W&H Pacific 3350 Monte Villa Parkway Bothell, WA 98021 Lisa Kraft 5221 Francis Court SE Auburn, WA 98092 Steve Marquardt Laborers' Northwest Regional Organizing Coalition 1220 1 Tukwila International Blvd #135 Seattle, WA 98168 Dennis J. O'Neill, LEG, LHG Kleinfelder 2405 140th Avenue SE #A-101 Bellevue, WA 98005 Mitch Seaman 1629 Harvard Avenue #509 Seattle, WA 98122 Jeffrey Adelson Boeing Realty Corporation Box 3707, MIC 7H-AH Seattle, WA 98124·2207 Dirk Degenarrs Managing Director Transwestern Harvest Lakeshore 150 Wacker Drive #600 Chicago, IL 60606 Sidney F. Hunt, AlA, MRAIC Callison Architecture, Inc. 1420 5th Avenue #2400 Seattle, WA 98101-2343 Daniel Lewis Director of Construction & Corporate Services PACCAR, Inc. PO Box 1518 Bellevue, WA 98009 Joe McLaughlin 2323 Midlane Street #26 Houston, TX 77027 Larry Reymann 1313 N 38th Street Renton, WA 98056 Daniel Lewis Director of Construction & Corporate Services PACCAR, Inc. PO Box 1518 Bellevue, WA 98009 Tia Brotherton-Heim Perkins Coie LLP 1201 Third Avenue #4800 Seattle, WA 98101 Thomas Gwilym 933 Edmonds Avenue NE Renton, WA 98056 Rob King Harvest Partners 20503 88th Avenue W Edmonds, WA 98026 Stephanie Lorenze, Realtor, ABR John L. Scott 4735 NE 4th Street Renton, WA 98059 Claudia Newman Bricklin Newman Dold, LLP 1001 4th Avenue #3303 Seattle, WA 98154 Tod A. Ruble Partner Transwestern Harvest Lakeshore 8214 Westchester Drive #650 Dallas, TX 75225 Jerome L. Hillis Hillis, Clark, Martin & Peterson Law Offices 500 Galland Building 1221 Second Avenue Seattle, WA 98101 June 20, 2006 Neil Watts Jill Ding OfiVfilOPMeNT PI u ..... _ CITY OF FfENr"ON........u JUN 07 2IQi RECEIVED Development Services Division -Development & Planning Renton City Hall - 6 th Floor 1055 South Grady Way Renton, W A 98055 Re: The Landing 204300.03 May 22, 2006 Site Plan Review Application Dear Mr. Watts and Ms. Ding: CALLISON The purpose of this letter is to state that the information contained in the "The Landing" Site Plan Review Submittal dated June 20th, 2006 supersedes all information contained in the "The Landing" Site Plan Review Submittal dated April 27, 2006 and May 22, 2006. Information contained in the prior submittals is still valid only as much as it does not conflict with this June 20th submittal, in which case it should be ignored or considered as reference. Sincerely, William Barton Associate c: Callison Architecture, Inc.: File CALLISON ARCHITECTURE, INC. 1420 FIFTH AVENUE 112400 SEATTLE, WASHINGTON 98-101·2343 --T 206 623 4646 F 206 623 4625 www.callison.com NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: The Landing Site Plan / LUA06-071, SA-A PROJECT DESCRIPTION: The applicant is requesting Administrative Site Pian Approval for the construction of an approximately 635,500 square foot commercial/retail development with a 12 screen cinema. The proposed development would be constructed on a 38,7 acre site located within the Urban Center -North 1 (UC-N1) zoning designation. Proposed site improvements would consist of landscaping, utilities and stormwater and special design standards for the zoning. The structures are proposed to range in height from approximately 30 to 75 feet; the maximum permited number of stories for the UC-N1 zone is 10, The parking provided would be a mix of structured and surface parking. A four level parking garage is proposed that would provide 679 parking stalls and a 2,001 stall surface parklng lot is also proposed. A parking modification has been requested to reduce the required length of the surface parking stall size by 1-foot from 19 feet to 18 feet. The proposed project received Master Site Plan approval May 19, 2006. PROJECT LOCATION: North of N 8th Street, east of Logan Ave N & west of Garden Ave N PUBLIC APPROVALS: Administrative Site Plan approval APPLICANT/PROJECT CONTACT PERSON: Rob King, Harvest Partners; Tel: (425) 778-1921; Eml: RCCMI@comcast.net Comments on the above application must be submitted In writing to Jill Ding, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on July 12, 2006. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: June 7, 2006 June 28, 2006 June 28, 2006 If you would like .to be made a party of record to re.ceive further information on this proposed project, complete this form and return to: City of Renton, Development Plannmg, 1055 South Grady Way, Renton, WA 98055. File Name / No.; The Landing Site Plan / LUA06-071, SA-A NAME: ____________________________________________________________ _ MAILING ADDRESS: __________________________________ _ TELEPHONE NO.: ______________ _ CIT) :IF RENTON PlanningIBuilding/PublicWorks Department Gregg Zimmerman P.E., Administrator June 28, 2006 Rob King Harvest Partners 20503 88 th Avenue W Edmonds, WA 98026 Subject: Dear Mr. King: The Landing Site Plan LUA06-071, SA-A The Development Planning Section of the City of Renton has determined that the subject application is compl.ete according to submittal requirements and, therefore, is accepted for review. . . You will be notified if any additional information is required to continue processing your application. Please contact me .at (425) 430-1219 if you have any questions. Sincerely, CjJJ 1{;;2- Senior Planner U t1'~i~~~_~ing cc: Transwestern Harvest Lakeshore LLC I Owner Nicole Hernandez -W&H Pacific I Applicant Jerome L. Hillis I Party of Record -------IO-S-S-S-ou-th-Gt-a-dy-W-ay---R-e-nt-on-,-W-as-h-in-gt-o-n-9-8-05-5--~~--.~ AHEAD OF THE CURVE r--TRANSMITTAL DEVelOPMENT PI.AHHING CITY OF RENTON JUN 07 2006 Date: June 20. 2006 RECEIVED To: Neil Watts and Jill Ding Development Services Division -Development & Planning Renton City Hall -6"' Floor 1055 South Grady Way Renton. WA 98055 Re: The Landing i Phone 425.430.7270 I Fax I Pro i e c t The Landing I We are sending you the following For your: o Attached o Under separate cover o Information and use o Prints o Originals • Review and comment • Submittal o Samples o Other o As requested DUrgenl DRoutine Me. Watts and Ms. Ding. Find enclosed for Site Plan Review submittal: • Letter of supersedance regarding this v. plior SPR submittal. CALLISON Pages Project • 204300.00 A eli 0 n Required: o As indicated o For signature and return o No action required • 5 copies. full size. black and white. of the architectural site plan and landscape site plans. • ] copy of 8Y2X]] unbound reductions of architectural site plan and landscape plans. Regards. William Barton c: Hillis Clark Marting & Peterson: Jerome L. Hillis Callison: File CALLISON ARCHITECTURE, INC r--1420 FIFTH AVENUE #2400 SEATTLE, WASHINGTON 98101-2343 --T 206 623 4646 F 206 623 462~ www.callison.com ;/ City of Renton LAND USE PERMIT " ' , MASTER APPLICATION " " PROPi;RTY OWNER(S)" " NAME: T~).ueskr", WAR"t'T - t nke~ .. t.-Uc....- ADDRESS: tbil4 ~ ~\I{; 'ilVlTEtno cItY: " ZIP: 1)!!-UAS ( If. ,*"l?2Z-S TELEPHONE t~MBER: (ilL-! ?v'1-QSU>O APPLICANT Of other th8l1 owner) '. . . . NAME: N IwlE \fER.A}ANP/%., 'PE" coMPANY (If ~"): " " q. H 'PACiP/c... ADDRESS: vlj '?l~ MbIJ1l:.VU • .u'tF'IM CITY: 1?t11iteLL " Nit ZIP: "?rJ(/lJ TElEPHONE NUMBER ') q t.J eH " (1ZS" '3i/-0 " CONTACT PER$ON NAME: 'RoB" kltJ ~ COMPANY (If appllclible): ".i.tAtz.~ T ~ I NeR.S:, ADDRESS: -1-0J1O'? ee,-fI-I It~ N CITY: GtHY\bfJ'P61 CIJ A-ZIP: 11801..LJ TELEPHONE NUMBER AND E-MAIL ADDRESS: (41-<]) ?=1S -I q 2.1 fltcM@ toO'lCJtSf·~ l- O.wt:hlnwlrItIV!W'VIfnnnr:/nl",nnlnttlmftlll'in\nn tkIt'I PROJECT INFORMATION PROJ!:CT OR DEVELOPMENT NAME: "I\\&" LANt;"II I-JC] PROJECT/ADDRI;SS(S)lLOOATlON AND ZIP CODe: ~Om Of fl. '0#\%1 ~ " 'MI.-rru /M5" N ,tWo N!f;" N KING COUNTY ASSESSOR'S ACOOUNT NUMBER(S): O~{g{,OOlo 0<1 ~fI,OO'30 00 o EXISTING COMPREHENSIVE PlAN WP DJ:SIGNATlON: PROPOSED"COMPREHENSIVE PLAN MAP DESIGNATION "appIioable): " PUBUC ROADWAYS TO BE SQUARE "'t"V' ... .,,~ OF PRIVATE; ACCESS EASEMENTS:" PROPOSEDR~DENTlALDENSITYINUNrrSPERNET ACRE (If applloable): NUMBER OF PROPOSED (If appUcable): NUMBER OF NEW UVVf:LLIr~G UNITS Cd eppllcable): ~ ____________ ~P~R~O~J=EC~T~IN~F~O~RMA,nr~O~N~~~o~n~tin~u=e~d)L-__________ ~ PROJECT VAlUE: c{t'3':~e>looo/ 000 NUMBER OF EXISTING DWelliNG UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAl BUILDINGS (~apprlCable): tJ-::r'?"? rz.- , SQUARE FOOTAGE OF EXISTING RESIDENTIAl BUILDINGS TO REMAIN (If applicable): 'It IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTAU.Y CRmCAlAREA, PlEASE INCWDE SQUARE FOOTAGE (If applicable): 11/ It -SQUARE FOOTAGE OF PROPOS!:D NON-RESiDENTIAl a AQUIFER PROTECTION AREA ONE a AQUII'eR PROTECTION AREA lWO BUILDINGS (if applicable): &. 0 D SQUARE FOOTAGE OF EXISTING NON-R~IDENTlAL BUIlDINGS 10 REMAIN (If applicable): /.11. It . , • a FLOOD HAZARD AREA • ---SQ-II. a GEOL.OQIC HAZARD ---SQ.II. NET FLOOR AREA OF NON-RESIDENTIAl BUII,DiNGS (If applicable): NUMBER OF SlPLOYEES TO lit: EMPloYED BYTliE NEW PROJECT (It applicable): .:?DO a HABITAT CONSERVATION sq. II. o SHOREUNE SlREM.1S AND lAKES _~_ SQ. II. a WE11.ANDS sq. II. • LEGAL DEsCRIPTION OF PROPER'tY (Att.oh legal descrlptfon on Ie sheetwJth the ioll~wln!i Information Ino/udQd) SllUATE IN THE III \'If QUARTER OF seCTIoN..fi TOWNSHIP .!5.RAN(9E~ IN 1He CITY OFRI;NTON.KI~GCOUNTY.WASH~NGtON.· ~ A1tACHW LE(;:,ftL' , . TYpe OF APPUCATION & FEE:S -'. . -. . , . Ust all land use applioations being applied for: 1. M~cz,Trn PI.hl . 3. • 2. 91W' PtAN 4. Staff will ca/ctJlate applicable fees and. PQ$fllge:' $ AFFIDAVIT O~ OWNERSHIP .. . . .. .' . . I. (PrInt NQrnMI) f' ,,.,,+ "S. B4rne-it , "decr.re 1heI1 am (please c:hack 0119) _ the ~ -.&f.ct.!he ~ lrM>Iwd .. thIs 1j:pII:aUOo. or :L lie ar.rIhor/Z8d /8PIIfantallwl .. lClfer .. clXpbration (please II/bICh prePf til8UI/1Ql1z'alb1) anti Ilaitha"""OOlllll .t.Iemenla and _1reIaIn conIatned andlha WomtaaonhoAMtlhll/'8 .... ~1nIe and comrct .. thO _ofmylcnowlleclge ani! baIIeI.' . I ctrIIIy ht:u,,';'" Of haw oatisfal:IDIy..tt."..1hat £J,'et B. e.g. N.tt TRANSWESTERN HARYEST LAKESHORE, LLC Ifgned this Ins1nnent and acI<J!Q\'iIedge'c! Ito be hIoihorrVIaIrfnre and...runtary "'" fcf tha a Delaware limited liability company ... and ~ n.a rlbrred .. tha kIsIiwnent. By: Harvest Lalreshore, Ltd. a TexBB limited partnership, Manager By: Harvest Lalreshore Partners, LLC a Texas limited liability company --4C-J'-ft:~~'S1t~::::..--- J~~~~D~tJp""'UV;'""'1C .. andfcftha State of" ...... hI~G .. ""_ ... 14 __ S_~~=:-.., Eliot B. Barnell, Manager I.,M. HOlMES By: (SIgnature of 0Wner1Representa~ NOTAJIYI'\I8I.IC Notaty (Prt>I)'---------tf¥\~ irAtE Of tEXAI ~~CI'~. MYCOMtUlIP.12-174G06 My appointment e>plres.'--__ -.!~;:::::~:.:.::;;~--~7 2 0712910S DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS COMMENTS: Mijigation Description 2 AND 4 Report 2 Checklist 4 Copy) • • Labels for Property Owners 4 ~SIkP~ This ~;fernenlim;;~~waive~ 1. Property Services Section PROJECT NAME: DATE: _5j.,.£....fi.....::;23'-=-tP,-CG-",--,=-__ 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section Q:\WEB\PW\DEVSERWorms\Planning\waiver,xls 11/04/2005 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND COMMENTS: Inventory of Existing SHes 2 AND 3 Lease Agreement. Draft 2 AND 3 SHe Conditions 3 Map of View Area 2 AND 3 3 , This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section PROJECT NAME: ~ ~* t'b-- DATE: 5/?..:s/os- Q:\WEB\PW\OEVSERV'lForms\PJanning\waiver.xls 11/0412005 Kathy Keolker. Mayor May 24, 2006 Nicole Hernandez W &HPacific 3350 Monte Villa Pkwy Bothell, W A 98021 ! Subject: Return of Incomplete Land Use Application Landing Lot 2 Short Subdivision Dear Ms. Hernandez: ~ rJz. f I CU'> .f -M'1e" " CITY _ F RENTON Planning/B uildinglPublic Works Department Gregg Zimmerman P.E., Administrator This letter is sent to advise you that we need additional information in order to accept your application as complete and begin the land use permit review process for the Lot 2 Short Subdivision. With this letter I am returning the application package and W & H Pacific check #69493 for $1,000. We are still lacking the items highlighted on the enclosed submittal instructions (see attached submittal requirements for Site Plan Review applications for further details and number of copies). We still need: • A revised neighborhood detail map indicating only the subject short plat site (Lot 2 only, not the entire overall Landing development) ---12 copies. • Any draft right of way dedication deeds not previously submitted to the City that must be recorded prior to the recording of this. short plat ---4 copies • Signed and notarized Affidavit of Installation of Public Information Sign and Flyer Box---Original plus one copy • Revised Plat Plan including easements from title report ---12 copies. e.g. recording numbers 8805190541, 20011205003127, 20011205003128, 20011205003130 are all easements located on Lot 2. Since title for both plats was run in a single report, it is unclear whether these additional easements are located on Lot 2 or Lot 3 or both: 200412280011864, 200412280011869,200412280011870. Also there may be other easements on the site, but I was unable to determine this because the title report attachments were not provided. • Revised PMTs of plat plans and neighborhood detail map from one of the providers listed on the application instructions. Please have someone from your office resubmit all required information in person. Please also return the enclosed waiver form with the application submittal. Due to the screening time involved, mailed or couried. applications cannot be accepted. Please give me a call the day you plan to resubmit and let me know what time you11 be here. We look forward to receiving this information as soon as possible so that we may accept your application and maintain our planned review schedule. If you would like additional information, please contact me at 425-430-7294. Sincerely, ct:N~ Senior Planner cc: Keri Weaver, Senior Planner Jennifer Henning, Principal Planner Neil Watts, Director enclo-s-ur-e-s-----1-0S-S-S-0-u-th-G-r-ad-y-W-a-y-_-R-en-t-on-.-W-a-sh-in-gt-o-n-9-8-0-SS-------~ a>o. _ AHEAD OF THE CURVE ---TRANSMITTAL Date: May 22nd, 2006 To: Neil Watts and Keri Weaver Development Services Division -Development & Planning Renton City Hall - 6 th Floor 1055 South Grady Way Renton, W A 98055 Re: The Landing Ph 0 n e 425.430.7270 I Fax Project The Landing We are sending you the following" o Attached o Under separate cover o Prints o Originals • SUbmittal o Samples 0 Other OUrgent DRoutine Mr. Watts and Ms. Weaver, Find enclosed for Site Plan Review submittal: For your: o Information and use • Review and comment o As requested o Letter ofresponse to City of Rcnton's letter dated May 5th , 2006 o Letter of supersedance regarding this v. prior SPR submittal. o II copies of 8\12 xii Project Narrative with appendix. o 1 copy of 8Y2xll unbound SPR document book. o 5 copies Construction Mitigation Plan o 3 copies of Title Report o 4 copies of Drainage Report CALLISON P age s Project # 204300.00 Action Required: o As indicated o For signature and return o No action required o 5 copies, full size, black and white, of the architectural site plan, building elevations, landscape site plans, and lighting site plan. o 5 copies of City of Renton street improvement plans reo landscaping. Regards, William Barton CALLISON ARCHITECTURE, INC. -~-.-1420 FIFTH AVENUE .2400 SEATTLE, WASHINGTON 98101-2343 --T 206 623 4646 F 206 6234625 www.caillson.com , <It i TRANSMITTAL c: Hillis Clark Marting & Peterson: Jerome L. Hillis Callison: File **: .... , 1rn5 WailS 04270610riginal sent via; Hanll ·-t---CALLISON ARCHITECTURE, INC, I-----------1420 FIFTH AVENUE 112400 SEATTLE, WASHINGTON 98101-2343 --T 206 623 4646 F 206 6234625 www.callison com CALLISON · . May 22. 2006 Neil Watts Keri Weaver Development Services Division -Development & Planning Renton City Hall-6"' Floor 1055 South Grady Way Renton, W A 98055 Re: The Landing 204300.03 May 22, 2006 Site Plan Review Application Dear Mr. Watts and Ms. Weaver: CALLISON The purpose of this letter is to state that the information contained in the ''The Landing" Site Plan Review Submittal dated May 22, 2006 supersedes any and all information contained in the ''The Landing" Site Plan Review Submittal dated April 27, 2006. All information contained in the April 27"' submittal should be considered as reference material only. Sincerely, William Barton Associate c: Callison Architecture, Inc.: File 11r Walts 052206.doc-BiU1<JII-OS222006lOriginal st:nt via: Courier CALLISON ARCHITECTURE, INC. 1420 FIFTH AVENUE 1/2400 SEATTLE, WASHINGTON 9B101-2343 --T 206 623 4646 F 206 623 4625 www.callison.com " , CALLISON SITE PLAN REVIEW RESUBMITfAL Response to letter from the City of Renton dated May 5"', 2006 regarding incompleteness of the Landing Site Plan Review Submittal dated April 21", 2006 May 220d, 2006 Comments by the City of Renton are in italics. Responses by the development team are in normal font below. Note: The development team has drafted a letter, attached to this submittal, explaining that the information contained in the full size, black and white, resubmitted sheets supersedes any information contained in the previously submitted SPR package. I.) Master Application Form ( par Nt /f Walk) Not applicable per City of Renton meeting 5/11/2006. 2.) $1,OOOSitePlanreviewfee ~ (\f~(1 {)!a./fS) Not applicable per City of Renton meeting 5/11/2006. 3.) Complete project narrative that details proposed proWt (including number of parking spaces, phasing information, proposed use of each building, net sq foot«~e). Please note that the project narrative and other application documents cannot contain disclaimer language indicati!{f!, that the site plan is i'conceptual, J' ('suqject to change, JJ etc. Disclaimer language has been removed and the total number of parking stalls has been added to the Site Plan Review Project Narrative. The Narrative also contains the net square footage of the project as well as an added reference to page 58 of the submitted SPR 11x17 color book that contains more detailed information about individual building occupancy, construction type and square footage. A construction phasing information sheet can be found in the appendix of the Narrative. 4) Drainage report according to the 2001 Depa!1171011 o/Ecolo!!J Manual. The preliminary drainage report has been revised to reflect the design criteria from the 2001 Department of Ecology Manual. 5.) Consistent) analysis for the project's compli(/nc( wilh Urban Center North ~1 (UCN~I) and Urban Design Regulations as required Jor site plan located ill the UCN~ 1 zone. An updated and more detailed version of the Urban Design Overly Report and UCN1 Zoning Consistency Report have been added to the Site Plan Review Project Narrative. CALLISON ARCHITECTURE, INC. 1420 FIFTH AVENUE #2400 SEATTLE. WASHINGTON 98101·2343 --T 206 623 4646 F 206 623 4625 www.callison.com , • The Landing Urban Design Overl . May 220d, 2006 eport 6.) Please update the Traffic Impact Analysis (fL>4) submitted with the Landing Master Plan application (LUA05-136) to comspond with the specific site plan proposal and 10 provide 1110re detailed injormation on traffic impacts. Not applicable per City of Renton meeting 5 I II 12006> 7.) Conslmction mitigation plan. Included in this submittal. 8.) Materials board. A physical materials board as digitally represented in the SPR Submittal dated April 21 ", 2006, llxl7 color book, page 54, is available at the offices of Callison Architecture, Inc. in Seatde, Washington for anyone to Vlew. 9.) Screeningplan jar loading tMcks, outdoor storage, njilJc and recycling areas, and rooftop equipment. Language regarding screening occurs in the Urban Design Overlay Report. Loading docks, outdoor storage, refuse and recycling areas have been clearly labeled on a resubmitted, architectural site plan. Landscape plans have been updated to contain information regarding the required screening of building faces and parking lots. 10.) The landscape plan submitted with the site plan applicalion is conceptual only. A detailed landscape plan is required that indicates planting boundaries, provides calculatiom of landscaped areal open space coverage, proposed species, etc. Attached landscape plans show planting boundaries, provide calculations of landscaped areal open space, and information regarding proposed species, expected maturity and caliper sizes at planting. 11.) Blueprints do not have legible location keys on each sheel. (Only coltir bound reductions have legible key.) Elevations have been updated with more legible key plans. 12) Several sheets appear to be mislabeled with an incomet dim/ional notation andlor building number; please reference sheets 37138 and 45146. The mislabeled elevations on sheets 38 and 46 have been fixed. 13.) Each sheet is required to indicate height in jeet jar edcb bllilding elevation to the highest point of the slmcture. The heights and presented relationships shall remain as shown on the elevations. The heights of significant elements, i.e. multiple roof heights, arc sho\'vn on all elevations, the highest point on the cinema, the parking garage, buildings 100, 400-403, and 404-406 can be discerned by the use of the gtaphic scale that has been provided on every elevation. Subsequently, (he highest point on the cinema is 62', the garage is 48', building 100 is 36', buildings 400-403 is 61', and on buildings 404-406 is 40'. 14) All easements shall be shown on the grading and II/ility plan. The existing casements were shown on the originally submitted gtading and utility plans. Re-submittal of these plans was deemed unnecessary by Neil Watts at the coordination meeting on May II, 2006. 2 • The Landing Urban Design Over report . May 22nd , 2006 15.) The Fairfield residential development and Phase II tIlust be removed from all plans other than one overall conceptual drawing. The Fairfield development and Phase II have been removed from the architectural site plan. 16.) Signage and lighting so not appear to compfy with Urban Design Regulations in RMC 4-3-100. Please refer to the SPR Project Narrative section titled: "Discussion of Project Identification Tower" 17.) Ensure that the title nport submitted with The Landin? Master Plan application, dated December 28, 2004, rematns accurate and no changes affecting title have oCClirred 011 property within the Landing site since that date. If any changes have occumd, please provide a new title report or supplement Attached are the updates to the title report submitted with the Master Plan application. 3 SITE PLAN REVIEW PROJECT NARRATIVE THE LANDING May 22nd, 2006 LUAOS -136, SA-M, SA-A TABLE OF CONTENTS Project Information General Design Statement U CN 1 Consistency Report Urban Center Design Overlay Report Discussion of Project Identification Tower APPENDIX Page 1 Page 2 Page 5 Page 17 Page 42 CALLISON oev~~1NING JUN 07 2(Qj RECEIVED "Sign" Images Sheet -Relating to the Discussion of Project Identification Tower Current Construction Pbasing Information (plan and Schedule) PROJECT INFORMATION Size and Location of Site: The project encompasses 38.4 acres and is bounded by Logan Ave North, Park Avenue North, North 10'" Street, Garden Ave North and North 8'" Street. Zoning Designation of Site and Adjacent Properties: The project site is zoned UC-Nl as arc all adjacent areas. UC-NI allows the proposed development range (697,500 sgft. maximum to 524,000 sgft. minimum) of mixed uses consisting of retail, entertainment, restaurants, four-level parking structure and surface parking. Current Use of the Site: The project site has been occupied by a parking lot and various industrial buildings. Currently the site is being rough graded (grinding asphalt and concrete paving) and building pads are being pre- loaded with fill. Proposed use of the property and scope of the proposed development: Harvest Partners, Transwestern Investment Company, Madison Marquette) Callison Architecture, and SD Deacon General Contactots have tearned to develop an urban neighborhood at the Boeing Company's former Renton 757 Plant site. The project includes approximately 553,800 sgft of both large and small format retail, a 54,000 s<Jft, twelve screen cinema, 679 stall, four level parking garage and 2,001 surface parking spaces. Occupancies, construction type and square footage of individual buildings can be found on page 58 of the 11 x17 color book. The overall Landing project also includes a CALLISON ARCHITECTURE, INC. 1420 FIFTH AVENUE ff2400 SEATTLE, WASHINGTON 98101·2343 --T 206 623 4646 F 206 623 4625 www.callison.com The Landing: Site Plan Re May 18'h, 2006 Additional Submittal northeast residential parcel located east of Park Avenue North, containing approximately 900 units and 15,000 sf of retail, which is being prepared and submitted separately by Fairfield Residential LLC Estimated quantitiesaq!1-_lYPe of materials involved if any fill or excavation is proposed: :)'/II'\"I"~ "', , : / "'~,' ,0 The1'i1'lal 'site grading and preparation will be a balanced cut and fill of existing ground asphalt concrete ag.I-gravel sub-base that has been tested and approved for compacted foundation and slab support. There will be 'llb-surfacedrilled piles installed under several buildings. There will be several GC construction >.' . trailers located on-site with an Owner's sales office. Street trees and sidewalks will be installed on both internal and external project streets and where appropriate existing street trees and parking lot light poles will be evaluated for re-use.· Major intersections will include special paving at crosswalk locations and large building blank facades, including the west side of the parking structure, will be screened with landscaping and vertical trellis elements as deemed necessary and appropriate. GENERAL DESIGN STATEMENT A description of the city of Renton, Washington would be woefully incomplete without a great deal of emphasis on what it has built. Renton is a place that 'makes;' locomotives, trucks, tanks, lumber, energy and planes. _ Jots of planes_ But Renton is also a place that 'lives.' Many of those that produced so energetically also chose to live in Renton_ It is a place with its own identity among the communities surrounding Seattle. The Landing, a mixed-use project of residential, retail and entertainment, was conceived as an expression of this place that 'makes' and 'lives.' And Renton continues to live, and grow and change. With the height of its manufacturing production behind it, Renton and its people are transitioning and its image must change with it_ Land formerly used by industry is being remade into the progressive heart of an emergmg neighborhood on the southern tip of Lake Washington. The Landing will be this heart and a symbol of this transirion for Renton and the surrounding Seatde communities. The project's personality will target the delivery of exciting, "live, shop, dine" experiences while being mindful of the desire to reflect the area's heritage; an attitude preferred by the city and appreciated by the residents_ The proposed personality will be unique to Renton. Design ideas began with a nod to the past, drawing from the idea of 'making.' Industrial materials like steel, concrete and brick will be assembled in an honest, simple, and direct manner without superfluous ornamentation. This industrial flavor, mixed with pure, bold forms and shapes, will result in a clean, modern and unique orchestration of both style and warmth. It will be a place that 'lives.' The design/development team of The Landing has spent significant time and effort to achieve high standards of design for this project and feel confident that the results meet and or exceed the aesthetic goals of the City of Renton. The design has been tailored specifically to Renton, based on concepts inspired by the local context. These values have been encouraged in the design of each tenant space and building, in order to meet the desires of the city and also to knit the project into a cohesive whole_ The building exteriors and 2 , 0# The Landing: Site Plan Review A< . onal Submittal May 18'", 2006 hardscape have been designed to contain a variety of materials, forms, features and colors. Facades are modulated and articulate, heights and roof Unes vary from building to building as well as within each building in order to be sensitive to human scale and the greater context of the site, Building facades facing pedestrian areas contain 75% or more of retail storefront. Service areas are deemphasized and more rigorously landscaped. To further enhance the pedestrian experience, The Landing contains a major plaza, water features, outdoor seating, interesting thematic elements and various districts, eac~ with its own character. Each district responds to its own usc and context, and therefore achieves its own unique character while fitting together as a whole. Areas of the project are more pedestrian, and the design responds to that; other areas border busy streets and they reflect that accordingly. The 'prelude to the show' is called UThe Avenue.~' This district includes Park Avenue North and its retail frontages. It is a tree-lined, urban access corridor that connects to every other district except for "Market Lane." Building facades in this district will have the most exposure to passing traffic and their designs 'brand' the project as something unique and worth experiencing. Light poles contain multiple fixtures to respond to both vehicular and pedestrian needs. The southern half of "The Avenue" is more heavily landscaped in order to screen the adjacent parking. Park Avenue North is a pubUc and well traveled street but as it passes by and through multiple districts, the design intent is to give passer-bys the sense that they are 'in' a unique place the moment they turn onto Park Avenue, regardless of their choice to stop or continue on -just like the sense a person gets as they arc driving through an historic neighborhood or a downtown business district. The Landing's northeast 'luadrant, the "FairBeJd" district (submitted under separate SPR application), contains a development of charming urban Uving in the new downtown Renton neighborhood. Tbis development, in both materiaUry and density, is urban in character and will provide an on-site population to continually activate the project space. The project's main plaza and supporting areas, located on Entertainment Boulevard, is called I%e Landing Place." This district is planned as an entertainment zone with a multiplex cinema, restaurants and specialty retail shops. The project's highest density of both people and energy will occur in this portion of the development, and is served by a four level parking garage. A low vehicular volume retail street runs through the center of the plaza and is designeJ to allo\v for closure to accommodate events or festivals. This disttict will have enhanced hardscape for defining the space and calming traffic, quality site furniture, Ughting and a water feature to further enUven the space. With the cinema and garage located ·in this district, it . contains the greatest amount of scale, complexity and depth in the project. Smaller buildings are layered next to larger otes for aesthetic balance and human scale. Bold architectural forms, exciting graphics, signage and landscaping are used here to create interest and energy while outdoor seating, canopies, street level glazing and plantings maintain the primary importance of the pedestrian environment. 3 The Landing: Site Plan Rev' Additional Submittal May 18'h, 2006 Complementing the energy of ''The Landing Place" is the sophisticated simplicity of "The Boulevard." This district is mosdy defined by North to"' Street and contains fashion and lifestyle retail and restaurants. Although North to,h Street has a higher vehicular volume than Entertainment Boulevard, it is still a dominandy pedestrian street. Crossings are more defined compared to Entertainment Boulevard because of the presence of parallel parking. Buildings are a bit smaller in scale but just as unique in character. Larger, bolder, architectural moves have transitioned to a more subde expression of materiality and form. Both fabric and metal canopies abound, framed by warm materials like brick and richly painted stucco as well as metal cladding and colored concrete panels. Signage and graphics in this area are stylish and clever rather than loud. The southern district has been named "The Walk." It contains both large and small format neighborhood retail as well as restaurants in a convenient setting. The pedestrian route serving these retailers contains both deciduous and shade trees, "resting pockets" of seating and landscaping and pedestrian scale light poles. Buildings are characterized by their strong facades, larger scale and bolder forms. Extensive storefronts underneath broad canopies have been encouraged to both balance the architectural elements and facilitate a positive, pedestrian experience. Articulation and attention as well as effective landscaping have been extended to every side in order to create 'complete' buildings. Bridging the districts of ''The Boulevard" and "The Walk" in the middle of the site is a marketplace district known as ~Uarket Lane." Designed to accommodate small scale retail and outdoor markets "With community and seasonal events, a portion of the parking in this district is designed to serve these activities when necessary and when not in use can be used as additional parking. "Market Lane" contains banner poles, unique paving and accentuated pedestrian pathways to make this area comfortable and give it its own identity. 4 , Tbe Landing: Site Plan Review Add;';onal Submittal May 18'h, 2006 DC-Nl CONSISTENCY REPORT RMC 4-2-0JO.B . According to the map posted in the offices at the city of Renton, this project is located in the UCNI zoning district "e." RMC 4-2-010.E -For additional restrictions on land usc, UCNI references RMC 4-3-100, RMC 4-2-060 -Project Uses: Big·Box Retail-Permitted, note 79 section 4-2-080, a, Must function as an anchor to larger retail deveropments that are planned as part of an integrated and cohesive center. The project meets this requirement. Anchors are planned as part of an integrated and cohesive center. b, Big-box use must be connected 10 additional structures within a shopping center with supporting retail or service uses structures with common walls, or plazas, or other similar features, excluding pushcarts/ kiosks. Big-boxes are connected to additional structurcs within the project by physical and aesthetic means. c. Buildings oriented along Park ~A[..'enue must have one or more pedestrian entries on Park Avenue. The large retail store close to Park Avenue, building 400, has been designed with an entry facing Park. Eating and Drinking Establishments -Permitted, note 81 section 4-2-080, No stand-arone structures smaller than five thousand (5,000) square fiet, except for pushcarts/kiosks, unless architecturalfy and functionally integrated into a shopping center or mixed use det!elopment, Al! structures on the project are architecturally and functionally integrated together. Retail Sales -Permitted, note 82 section 4-2-080, a, Multi-story, stand-alone retail buildings greater than seventy five thousand (75,000) square feet are alrowed only with structured parking and a maximum buildingfootprint of sixty five thousand (65,000) square fiet, Building 400 has a total square footage of 11 0,000 sf, structured parking IS provided on-site, and the building's footprint is 55,000 sf. b, No freestanding structures sma/ltr than jive thousand (5,000) square fiet are permitted, unless architecturalfy and functionally int~~mted into overall shopping center or mixed use development, Al! structures on the project are architecturally and functionally integrated together. c. Buildings oriented along Park Avenu, mus/ have one or more pedestrian entries on Park Avenue, Buildings oriented along Park Avenue have entries on Park Avenue and/ or at the building comers. Movie Theaters -Permitted, note 83 section 4-2-080. a. Movie facilities with more than four (4) smens must be architecturalfy and functionalfy integrated into overall shopping center or mixed use d,,'elopment, The movie theater is architecturally and functionally integrated into the overall development. 5 The Landing: Site Plan Rev" ,Additional Submittal May 18"', 2006 b. Buildings oriented along Park Avenue must have one or more pedestrian entries on Park Avenue. Not applicable. RMC 4-2-120.E -Development Standards for Commerdal Zoning Designations Lot Dimensions Minimum Lot Size 25 acres The individual lots that make up the project were preexisting. Lot Coverage Maximum LJt Coverage for Buildings 90% of total area or 100% if parking is provided within the building or within a parking garage. The project's lot coverage is less than 90% of the total lot area. Density Not applicable. Setbacks Minimum/Maximum Yards Not applicable. Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20ft. clear vision area defined in RMC 4· 11·030. No structure intrudes into the clear vision area. Minimum On-Site undscape Width -Along the Street Frontage All setbacks from the public right-of-wqy shall be landscaped All setbacks from the public right-of-way are landscaped. Minimum On-Site undscape Width Required Along the Street Frontage When a Commercial Lot is At§acent to Properly Zoned R-l, R4, R-8, R-l0, R-14 or RM Not applicable. Height Maximum Building Height 10 stories alongprimary and secondary arterials. 6 stories along residential/minor collectors. The highest point on any structure in the project is less than ten stories. The highest point is 88' (main project tower). Screening 6 , " , The Landing: Site Plan Review Additional Submittal May 18'h. 2006 Minimum Required jor Outdoor l/Jading. Repair, Maintenance, Storage or Work Areas; Surface-Mounted Utility and Mechanical Equipment,· RoofTop Equipment (Except jar Telecommu"icatzon Equipment) See RMC 4-4-095. (Shown Below) 4-4-095 SCREENING AND STORAGE HEIGHT/LOCATION LIMITATIONS: A.-C No response applicable. D. SURFACE MOUNTED EQUIPMENT: 1. General Screening: AI! on-site smjac, mounted utility equipment shall he screened jivm public view. Screening sball consist of equipment cahinets enclosing the utility equipment, solid ftncing or a wall ola height at least as high as the equipment it screens, or a fandscaped visual banier allowingjor reasonable access to equipment. Equipment cabinetI, ftncing, and walls shall be matle of matenaLr and! or colors compatible ]pith /;uild/!1g materials. All on-site utility equipment is screeded from public view. This is accomplished either by equipment cabinets, solid fencing or walls, landscaped, visual barriers or any combination of these elements. Screens used for are made of materials that are integrated into the overall design scheme of the project. E. ROOF-TOP EQUIPMENT: All operating equipment located 011 tbe roo] 0] a'!] bu;ldil1g shall be en.Josed so as to be screened ]rom public view, excluding teieCOlJ1Jnt",ications equipm8l1f. Shieldil1g shall COl1sist oj the following: 1. New Construction: Roof wells, clerestories, or parapets, walls, solid ftl1cing, or other similar soii{£ nonrrflective barriers or enclosu.res as determined by the Reviewing Official to meet the intent 0] this requirement. The screening of roof-top equipment is accomplished primarily through the use of raised parapets. Where parapets are not sensible to use, the equipment is screened with barriers that are fully integrated into the overall design scheme of the project. F.-J. No response applicable. (End of Section) Rejuse or Reryc/ing See RMC 4-4-090. (Shown Below) 4-4-090 REFUSE AND RECYCLABLES STANDARDS: A.-B. No response applicable. 7 The Landing: Site Plan IW May 18'\ 2006 Additional Submittal C. GENERAL REQUIREMENTS APPLICABLE TO AIL USES: 1. Dimensions: Dimensions if the refuse and recyclables deposit areas shall be if sufficient width and depth to endose containers for refuse and recyclables, and to allow easy access. The project meets this requirement. 2. Location in Setback or Landscape Areas Prohibited: Outdnor rejuse and recyclables deposit areas and collection points shall not be located in a'!Y required setback or landscape areas. The project meets this requirement. 4. Obstrucdon Prohibited: Collection points shall be located in a manner so that haukitg trucks do not obstruct pedestrian or veh/de traffic on-site, or project into any public right-()fway. The project meets this requirement. 5. CoUocadon Encouraged: When pOSsible, the recydables deposit areas and collection points shall be located adjacent to or near garbage collection areas to encourage their use. The project meets this requirement. 6. Signage Required: Refuse or recyclables deposit areas shall be identified try signs not exceeding two (2) square ftet. The project meets this requirement. 7. Architectural Design of Deposit Areas to Be Consistent with Primary Structure: Architectural design if a'!Y structure enclosing an outdnor rejuse or recyclables deposit area or a'!Y bu/lding primarily used to contain a rejuse or recyclables deposit area shall be consistent with the design if the primary structure(s) on the site as determined try the Development Services Division Director. The project meets this requirement. Enclosures used are made of materials that are integrated into the overall design scheme of the project. S. Screening of Deposit Areas: Garbage dumpsters, rejuse compactor areas, and rerycling collection • areas must be fenced or screened. A six foot (6) wall or fence shall enclose a'!Y outdnor rejuse or ,.ryclables deposit area. In cases where Zoning Code ftncingprovisions conflict with the six foot (6) wall or fence requirement, the Zoning Code provisions shall rule. The project meets this requirement. Trash areas are screened from view by a 6' wall or fence. 9. Minimum Gate Opening and Minimum Vertical Clearance: Enclosu,.s for outdnor ,.juse or reryclables deposit areas! collection points and separate buildings used primarily to contain a rejuse or reryclables deposit area! collection point shall have gate openings at least twelve feet (12) wide for haulers. In addition, the gate openingfor any separate building or other roofed structure used primarily as a rejuse or reryclables depostf area! collection point shall have a vertical clearance of at least fifteen ftet (15). The project meets this requirement. The trash areas provided are of required size. 8 f , , The Landing: Site Plan Review Additional Submittal May 18'h, 2006 10. Weather Protection: Wealber prolection of refuse and recyclables shall be ensured by using weather- proofed containers or by providing a roofover the storage area. The project meets this requirement. D. MULTI-FAMILY DEVELOPMENTS Not applicable. E. COMMERCIAL, INDUSTRIAL, AND OTHER NONRESIDENTIAL DEVELOPMENTS -ADDITIONAL REQUIREMENTS FOR DEPOSIT AND COLLECTION AREAS: The refuse and recyclables depoJit areas and coU"tion points for commercial, industrial and other nonresidential developments shall be apportioned, located and designed as follows: 1. Location: Refuse and recyclables depoJlj areas and collection points may be allocated to a centrali",d area, or dispersed throughout the site, in easily accessible areas for both users and hauling trucks. The project meets this requirement. 2. Accessibility May Be Limited-Access to refuse and recyclables deposit areas and collection points may be limited, except during regular busiae,;J hours and! or specific collection hours. 5. Retail Developments -Minimum Size: In retail developments, a minimum of five (5) square feet per every one thousand (1,000) squmr feet of buiJdinggross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of bui/dinggross floor area shaU be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. The project meets this requirement. The required square footage for refuse and recyclables bas been calculated for each space and reflected in the project design. F.-G. No response applicable. (End of Section) Parking and Loading General See RMC 44-080 (Shown Below) andiO-IO-13. 4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS: A.-E. No response applicable. F. PARKING LOT DESIGN STANDARDS: 1. Maneuvering Space/Use of Public Right-<>f-Way: Maneuvering space shall be completely off the right-I!fway of any public street exeep! for parking spaces provider/for single family dwellings and duplexes. Alleys shall not be used Jor o/fstrte! parking and Ioadingpurposes, but may be used for 9 The Landing: Site Plan Rev;»w Additional Submittal May 18'", 2006 maneuvering space. Parallel parking stalls shall b, designed so that doors of vehides do not op,n onro the public right-ofway. The project meets this requirement. 2. Maximum Parking Lot and Parking Structure Slopes: Maximum slopes for parking lots shall not exceed eight percent (8%) slope.) The project meets this requirement. 3. Access Approval Required: The ingress and egress of all parking lots and structures shall be approved by the Devekipment Services Division. (Ord. 3988, 4-28-1986) 4. Linkages: ThePlanning/Bui/dingIPublic Works Department shall have the authority to establish, or cause to be established, bicycle, high occupancy vehicle and pedestrian linkages within public and private developments. Enforcement shall be administered through the normal site design review and/ or permitting process. Atfjustments to the standard parking requirements of subsection FlO ojthis Section m'!Y be made by the Planning/ BUilding/Public Works Department based on the extent of these services to be provided. (Ord. 4517,5-8-1995) 5. Lighting: A'!)' lighting on a parking lot shall illuminate only the parking lot and shall be designed and locaud so as to avoid undue glare or reflection of light pursuant to RMC 44-075, Exterior On-site Lighting. Light standards shall not be locaud so as to interfere with parking stalls, stacking areas and ingress and egress areas. (Amd. Ord. 4963, 5-13-2002) The project meets this requirement. 6. Fire Lane Standards: The project meets the requirements of this section. Plans have been reviewed by the city of Renton fire department. 7. Landscape Requirements: e. General ReqUirements for All Parking LoU: i. Sqfety Standards: lAndscaping shall not conflict with the safety of those using the parking lot, atfjacent sidewalks, or with traffic safety. The dear vision area shall be kept .free of plants that bkick sight lines. The project meets this requirement. ii. Retentinn ojExisting lAndscaping Encouraged: Where possible, existing mature trees and shrubs shall be preserved and incorporated in the landscape IaYOlit. The project meets this requirement. Existing trees on the east side of the site have been leftin place in the design. v. Minimum Width: A'!)' landscaping area shall be a minimum of ftve feet (5 J in width. The project meets this requirement. . 10 I' • The Landing: Site Plan Review Additional Submittal May 18'", 2006 vi. Minimum Amount.r: Suiface parking lots with more than fourteen (14) stalls shall be landscaped as folloiP.>: (35 .rf of landscaped area per parking stall) The project meets this re'Juirement. The amount of re'Juired landscaped space per parking stall has been calculated and provided in the design. f Minimum LLInd.rcaping Width Requirements Abutting Public Right-of Way: Parking lots shall have landscaped area.r as Jollows: i. Right Angle and Ninety Degree (90,) Stalls: A minimum width o(jive ftet (5Jfor right angle and ninety degree (90, parking stalls along the abuttingpublic right-ofway except for areaJ rif inF,reJJ and egress. The project meets this re'Juirement. ii. Angled Parklt(g LLIyouts, Forming a Sawtooth Pattern: Shall maintain a minimum 0( jivejoot ~) J landscaping strip in the narrowest part 0( the sawtooth pattern abutting a public right-ofii'aY. The project meets this requirement. g. Spedal LLIndscape and Screenin!', Standardsfor Storage Lots: See RMC 44-120, Storage Lots, Outside. No storage lots are provided. h. Planting Requirements for Parking Lots and Other Applicable Uses: i. Where lots requiring landscapingfront public rights-ofway or streets, street trees shall be required as specified by the City o(Rel1ton. The project meets this re'Juirement. Street trees will be provided by the City of Renton. See city road plans submitted with this document for reference. ii. On sidewalk.r used by pedestrians (as determined by the Devehpment Services Director), street trees shall be installed with tree grates. The project meets this requirement. iii. Street trees shall be placed at the average minimum rate 0( on, tree every thirty (30) lineal ftet of street frontage. The project meets this re'Juirement. iv. Provide trees, shrubJJ and groundcover in the required perimeter and interior Jot landscape areas. The project meets this re'Juirement. (a) In addition to street trees specified herein, plant at least one tree for every six (6) parking spaces within the lot interior. 11 The Landing: Site Plan Revi --, Additional Submittal May 18"', 2006 (b) Plant shrubs at the rate of ftve (5) per one hundred (100) square feet of landscape area. Shrubs shall have a mature height between three (3) and four (4) feet. Up to fifty percent (50%) of shrubs may be deciduous. The project meets this requirement. The project meets this requirement. The project meets this requirement. (c) Groundrover shall be planted in sufficient quantities to provide at least - nine!y percent (90%) coverage of the planting area within three years of installation. (d) Do not have more than ftfty feet (50J between parking stall and a landscape area. i. Underground Irrigation System Required: Unde'll,round irrigation systems shall be required to be installed and maintained for ail landscaped areas. The irrigation system shall provide foil water coverage of the planted areas as specified on the plan. The project meets this requirement. Underground irrigation is provided. 8. Parking Stall Types, Sizes, and Percentage Allowed/Required: (The following text has been previously submitted to the City of Renton for review and comment in a letter dated February 28'\ 2006.) According to the Renton Municipal Code, standard, structured parking spaces are required to be a minimum of 15' x 8'-4" and compact spaces for structured parking are required to be a minimum of 12' x 7'-6," with the maximum number of compact spaces not to exceed 50%. The unding's proposed standard, structured parking size is 18' x 9' stalls with 18' x 8' stalls provided at approximately 10% of the total. Standard, surface parking stalls, per the Renton Municipal Code, are required to be 19' x 9' and compact spaces are required to be 16' x 8'-6." The unding proposes the use of the nationally accepted standard, surface parking stall size of 18' x 9' with less than 7% compact stalls sized at 16' x 9'. Although The unding's proposed standard, surface stalls are 18' rather than 19' in length, the quality of total, on-site parking would far exceed the standards allowed in the code. Increasing the proposed surface parking stall size to 19' would cause the reduction of significantly more stalls to compact, 16'x 8'-6" size as well and negatively impact the aesthetics of the project's parking areas. We ask to be allowed the use of the aforementioned, proposed parking stall sizes. g. Accessible Parking as Stipulated in the Americans with Disabilities Act (ADA): Accessible parking shail be provided per the requirements of the Washington State Barrier Free Standards as adopted 0t the Ci!y of Renton. The required number of accessible parking spaces has been calculated and provided. Spaces have been located in proportion to the amount of square footage to be served. 9. Aisle Width Standards: 12 The Landing: Site Plan Review Additional Submittal May 18<h, 2006 The project meets this requirement. Parking spaces and aisles have been provided based on tbe standards of this code though modified per the discussion of section 8 above. 10. Number of Parking Spaces Required: e. Parking Spaces Required Based on Land Use: SHOPPTNG ChN7ERS: Shopping cenlers (includes any type of business occupying a shopping center): A minimum of 0.4 per lOa squarefiet of net floor area and a maximum of U.5 per IOU square fiet of net floor area. In the UC-NI and UC-N2 Zones, a maximum of 0.4 per lOa square fiet of net floor area is permitted unless slrtldured parking is provided, in which case 0.5 per lOa square fiet of net floor Of'" is permitted Drive-through retail or drive-through serolce uses must comply with the stacking space provisions listed above. The parking ratio of tbe project is .44 per 100 sf of net floor area. The project does contain structured parking. G. PARKING LOT CONSTRUCTION REQUIREMENTS: 1. Surfacing Requirements for Parking Areas: All off-street parking areas shali be paved with asphaltic concrete, cement or equivalent material of a permanent nature as approved by the Public Works Department. The project meets this requirement. 2. Surfacing Requirements for Storage Lots: Storage lots 171", be surfaced with CrtIshed rock or similar material approved by the Public Works Department. The project meets this requirement. 3. Marking Requirements: All parking areas other than those for single fomily residential and duplex dwellings shall have stalls marked and access lanes clearly defined, including directional arrows to guide internal circulation. a. All entranets and exits shall be desigaated as such by markings on the parking lot pavement in ad!ition to af!)' signs which mq)' be used as entrance and exit guides. The project meets this requirement. b. AU markings are to be of commercial trtifftc paint or equal material and are to be maintained in a legible condition. The project meets this requirement. c. All accessible (American.r witb Disabilities Act, ADA), compact and guest parking spaces shall be marked The project meets this requirement. 13 The Landing: Site Plan Re May lB'h, 2006 Additional Submittal 4. Wheel Stops Required: Wheel stops shall be "qui,.d on the periphery of the parking lot so the cars shall not protrude into the public right-ffj-way of the parking lot, or strike buildings. Wheel stops shall be two fiet (2 ) from the end of the stall for head-in parking. The project meets this requirement. 5. Drainage: Drainage shall meet City "qui,.ments, including the location of the drains and the disposal of water. The project meets this requirement. H. LANDSCAPE MAINTENANCE REQUIREMENTS: No response applicable. L DRIVEWAY DESIGN STANDARDS: The project meets this requirement. All road work is being designed by the Ciry of Renton. J. LOADING SPACE STANDARDS: 1. Loading Space Required: For all bui/dings hmafter mcted, reconstructed or enlarged, adequate permanent offstr"t loading space shall be provided if the activity camed on in such bUilding requires deliveries to it or shipmentJ from it of people or merchandise. uading space shall be in addition to "qui,.d offstreet parking spaces. 2. Plan Required: uading space shall be shown on a plan and submitted for approval by the Development Services Division. 3. Projection into Streets or Alleys Prohibited: No pomon of a vehicle takingpart in loading or unloading activities shall project into a public street or allry. Ingress and egress points from public rightJ.ffj- way at designated driveways shall be designed and located in such a manner as to preclude off site or on·street maneuvering of vehicles. The project meets this requirement. 4. Minimwn Clear Area for Dock High Loading Doors: Buildings which utili,?! dock-high loading doors shall provide a minimum one hundred fiet (100 ) of clear maneuvering area in front of each door. The project meets this requirement. 5. Minimwn Gear Area for Ground Level Loading Doors: Buildings which utilize ground level service or loading doors shall provide a minimum of forty five fiet (45) of clear maneuvering area in frontofeach door. (Ord. 3988, 4-28·1986) The project meets this requirement. K-M. No response applicable. (End of Section) 14 The Landing: Site Plan Review Additional Submittal May 18'", 2006 Required Location for Accessory or Existing l'arki~g On a Pedestrian-Oriented Street: Farkillg may nol be located between proposed building associated with parking and pedestrian-oriented puMr stmls unless located within structured parking garage. On Other Arterials, Local Streets, and Intema! .l'lmls: Parking shall be located consistent wilh RMC 4-3-IOOE I, Urban Center Design Overlay JVt~i1!aliolis. Sde planning must demonstrate feasible future location of structured parking to accommodate i"jill development. No parking is located between the pedestrian paths and the building the parking serves. Please the Urban Design Overlay Report contained in this document for a discussion regarding this section. Pedestrian Access General Must conform to pedestrian regulaliollS located in Urban Center Design Overlay regulations (RMC 4-3- 100). Please the Urban Design Overlay Report contained in this document for a discussion regarding this section. Signs General Pole signs and roof signs are probibiled S(gns subject to Urban Center Design Overlay regulations (RMC 4- 3-100). No pole signs exist in the project. Please reference the section of this document called "Discussion of Project Identification Tower" for more information regarding project identifiers. Loading Docks Location Parking, docking and loading areas for truck traffic shall be off-street and screened from view of abutting public streets. Parking, docking and loading areas for truck traffic are off-street and screened from view of abutting public streets per the landscaping screening requirements found in sections 4-3-100 and 4-3-080. Dumpster/Recycling Collection Area Size and Location of Refuse or Recycling Areas See RMC 44-090. The project meets this requirement. Please see the response to this section previously stated In this . document. Critical Areas General 15 The Landing: Site Plan Revi ~ ~~ Additional Submittal May IS"', 2006 See RMC 4~3~050 and 4~3~090. Not applicable. SpedaJ Development Standards Design Guidelines See RMC 4~3~100 for Urban Center Design Over/ay reglilations applicable to UC~Nl. Please see the Urban Center Design Overlay Report as presented in this document. 16 The Landing: Site Plan Review Additional Submittal May 18''', 2006 URBAN CENTER DESIGN OVERLAY REPORT Note: All italic headings reference the Urban Center Design Overlay Regulations as expressed in section 4-3- 100 Vrban Design Regulations' of the Renton Municipal Code. Normal type represents comments made by The Landing development team. Code sections that are not applicable (for example: standards required for other districts) have been removed. 4-3-100 URBAN DESIGN REGULATIONS: A.-D. No response applicable. E. SITE DESIGN AND BUILDING LOCATION- 1. Site Design and Street Pattem: Intent: To ensure that the City of Renton Virion can be realized within the Urban Center Districts;plan districts that are organized for efficiency while maintainingflexibility for future development at high urban densities and intensities of use; create and maintain a sqfe, convenient ndJl.iork of streets 0/ varying dimensions for vehicle circulation; and provide service to businesses. b. Minimum Standards for DistJict 'C': i. Provide a newark of pub/ic and/ or private local streets in addition to public arterials. ii. Maintain a hierarcby of streels to provide organized circulation that promotes use by multiple transpottation modes and 10 amid overburdening the roadwqy .rystem. The project meets this standard. The Lafldingcontains a hierarchy of streets and patbs. Logan Avenue is the high visibility street that feeds to tbe arterial streets of Park Avenue Nortb, Garden and Nortb 8,h Street. and North 1O,h Street between Logan and Park is a more intimate, pedestrian street, as well as the private "Entertainment Boulevard" that winds through the heart of the project. The design responds to these different conditions by applying appropriate scale and signage, as well as the placement of buildings on the site. Pedestrian paths that interlace the site, connecting major elements and districts, minimize the reliance on automobiles to move from one area to another, thereby alleviating congestion. Major intersections include special paving at crosswalk locations. Parking areas are accessible from multiple points, reducing potential "bottle necking" and allowing greater mobility. 2. Building Location and Orientation: b. Minimum Standards for District 'C': i. Buildings on designated pedestrlan-on·ented .rtreefJ shall jeature "Pedestrian-oriented facades" and clear connections to the sidewalk (see illu.rtralion, RAIC 4-3-100E7a). Such buildings shall be located adjacent to 17 The Landing: Site Plan Rev· ., Additional Submittal May 18'", 2006 the sidewalk, except where pedestrian-oriented space is located between the building and the sidewalk. Parking between the building and pedestrian-oriented streets is prohibited. The project meets this standard. All buildings fronting on pedestrian oriented streets contain pedestrian- oriented facades. The Landing is heavily oriented toward facilitating a strong pedestrian environment by activating the sidewalks and other pedestrian paths. Sidewalk widths vary but are normally 12'-0" or greater, thereby creating pedestrian friendly uses including outdoor seating and dining, entry canopies, signage, and building mounted weather protection to provide multiple amenities. Landscaping is valued as a significant tool to achieve the project's design goals (see above) and is used extensively to promote warmth and beauty. North 10'\ a pedestrian street, does contain some parallel parking as this has, in recent years, been proven to activate the overall character of the street/pedestrian experience more than the lack of parking. "On-street parking" is also used in these guidelines to characterize pedestrian oriented streets. ii. Buildings fronting On pedestrian-oriented streets shall contain pedestrian-oriented uses. The project meets this standard. All buildings fronting on pedestrian-oriented streets contain pedestrian uses. v. If buildings do not feature pedestrian-oriented facades thry shall have substantial landscaping between the sidewalk and building. Such landscaping shall be at !east ten jeet (10,) in width as measured from the sidewalk (see illustration, RMC 4-3-1 OOE 7c). Condition does not occur. c. Guidelines Applicable to District 'C': i. Siting of a structure should tah into consideration the continued availability of natural light (both direct and refocted) and direct sun exposure to near/ry buildings and open space (exc<jJt parking areas). The main plaza space is south facing and takes full advantage of the availability of natural light. 3. Building Entries: b. Minimum Standards for District 'C': i. On pedestrian-oriented streets, the primary entrance of each building shall be located on the facade facing the street. The project meets this standard. The primary entrance of each building is located on the fa~ade facing the street. ii. On nonpedestrian-oriented streets, entranCts shall be prominent, visible from surrounding streets, connected /1y a walkway to the public sidewalk, and include human-scale elements. The project meets this standard. The primary entrance of each building is prominent, visible and connected to the public sidewalk. iii. All building entries adjacent to a street shall be clearly .marked with canopies, architectural elements, ornamentallightinlfl and/or landscaping. Entries from parking lots should be subordinate to those ",lated 10 18 The Landing: Site Plan Review Additional Submittal May 18,h, 2006 the street for buildings with ftonlage on des(~nated pedestrian-oriented streets (see illustralion, RMC 4-3- 100E7d). The project meets this standard. All entries are accentuated with canopies, architectural elements, lighting and/ or landscaping. iv. Weather protection at least jour alld one-halfJeet (4-1/2) wide and proportional to the distance aboye ground level shall be provided Ol'er the primary entry of all buildings and over any entry adjacent to a street. The project meets this standard. Weather protection is at least 4.5' wide and proportional to the distance above ground level and is provided over thc primary entry of all buildings and over any enrry adjacent to a street. v. Pedestrian pathways ftom public sidewalks to primary entrances or ftom parking lots to primary entrances shall be clearly delineated The project meets this standard. Pedestrian paths lace the site, connecting parking to the primary entrances. c. Guidelines Applicable to All Districts: i. Multiple buildings on the same sile should provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to proVide a directed view to building entries. The project meets this guideline. ii. Ground floor units should be dimtly accessible ftom the street or an open space such as a courtyard or garden that is accessible ftom the street. The project meets this guideline. iii. Secondary access (not ftonting on a street) should have weather protection at least four and one-halffoet (4- 1/2') wide over the entrance or other similar indicator of access. The project meets this guideline. iv. Pedestrian access should be provided to the buildingftom property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. The project meets this guideline. v. Features such as entries, lnbbies, and di,play windows should be oriented to a street or pedestrian-oriented space; otherwise; screening or decorative features such as trellises, artwork, murals} landscaping; or combinations thereof should be incorporated into the street-oriented facade. The project meets this guideline. 4. Transition to Surrounding Development: c. Minimum Standards for District 'C': i. For properties along North 6th Street and Logan Avenue North (between North 4th Street and North 6th Street), applicants shall demonsirate how their pnyecl provides an appropriate transition to the long established, existing neighborhood south of North 6th Street known as the North Renton Neighborhood 19 The Landing: Site Plan Rev' ,Additional Submittal May 18'", 2006 Not applicable. ii. For properties located south of North 8th Street, east of Garden Avenue North, applicants must demonstrate how their project appropriatelY provides transiti~ns to existing industrial uses. The project meets this standard. The Landing will serve as a focal point for the South Lake neighborhood as well as an attractive portal from the freeway to the North Renton area. The existing, industrial, neighborhood sections of the district will remain fully and easily accessible and will be enhanced by the "on- site" services that The Landing will provide, like restaurants, coffee, shopping and entertainment. 5. Service Element Location and Design: a. Minimum Standards for All Districts: i. Service elements shall be located and designed to minimize tbe impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where thry are accessible to service vehicles and convenient for tenant use (see illustration, RMC 4-3-100E7e). The project meets this standard. No trash/recycling areas are located on pedestrian streets. Some small service areas that do open to pedestrian streets are concealed behind doors. Loading docks are located in out-of-the-way areas. ii. Garbage, reryciing collection, and utility areas shall be enciMed, consistent with RMC 4-4-090, Refuse and Reryclables Standards, and RMC 4-1-095. Screening and Storage Height/Location Umitations. The project meets this standard. See detail provided on page 59 of the llx17 color book for a preliminary trash enclosure design. iii. In addition to standard enclosure requirements, garbage, rerycling collection, and utility areas shall be enclnsed on all sides, including the roof and screened around their perimeter I!J a wall or fence and have self- closing dears (see illustration, RMC 4-3-100EW. The project meets this standard. See detail provided on page 59 of the llx17 color book for a preliminary trash enclbsure design. Utility elements are attractively concealed with either walls and/or landscaping and with few exceptions, are located away from frequendy used sidewalks. iv. The use of chain link, plastic, or wire fencing is prohibited. The project meets this standard. v. If the service area is adjacent to a street, pathwqy, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3; wide, shall be located on three (3) sides of such facility. Condition does not occur. b. Guidelines Applicable to All Districts: S eroke enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. The project meets this guideline. 20 The Landing: Site Plan Review Additional Suhmittal May 18'h, 2006 6. Gateways: a. Minimum Standards for District 'C: i. Developments located at district gateJNgs .rball be marked with visually prominentfeatures (see illustration, subsection E7g of this Section). The project meets this standard. The Landing is envisioned to be the identifiable heart of the north Renton downtown and the design reflects this vision by employing unique architectural elements and district signage. ii. Gateway elements shall be oriented tOivard and scaled for both pedestrians and vehicles (see illustration, subsection Elh of this Section). The project meets this standard. Refer to the main project tower that is oriented to both pedestrians, the "energy ball" at the base) and to vehicles because of the scale and uniqueness of its form. iii. Visual prominence .rhall be distmguished by two (2) or more of the Jollowing: (a) Public art; (b) Monuments; (c) Special landscape treaiment; The project contains this element. (d) Open space! plaza; The project contains this element. (e) IdentifYing buildingform; The project contains this element. (f) Special paving, unique pedestrian scale lighting, or bollards; The project contains this element. (g) Prominent architecturalJeatures (trellis, arbor, pergola, or gazebo); The project contains this element. (h) Signage, displaying neighborbood or district entry identification (commercial signs are not alwwed). The project contains this element (main project tower). F. PARKING AND VEHICULAR ACCESS: 1. Location oEParking: b. Minimum Standards Jor District 'C: i. On Designated Pedestrian-Oriented Stree/s: (a) Parking shall be attlie side aml/ or rear of a building, with the exctption of on-sireet parallel parking. No more than sixty)iet (60') of thestreet frontage measured parallel to the curb shall be occupied by off-sireet parking and vehicular access. 21 The Landing: Site Plan Rev· Additional Submittal May 18"', 2006 The project meets this standard. Off-street parking and vehicular access between buildings 105 and 106 and 103 and 107 measures no more than 60' parallel to the curb. (b) On-street parallel parking spaces located atljacent to the site can be included in calculation of required parking. For parking ratios based on use and zone, see RMC 44-080. Parking,. Loading and Driveway Regulations. On street parallel parking is included in the calculations. (c) On-street, paralkl parking shall be required on both sides of the street .. The project meets this standard. Parallel parking is provided on both sides of North 10,h unless otherwise restricted by traffic requirements. ii. All parking lots located between a building and street or visible from a street shall feature landscaping between the sidewalk and building,· see RMC 44'{)80F, Parking Lot Design Standards. The project meets this standard. The appropriate amount of landscaping is provided to screen parking lots and large, building faces from public streets. iii. Surface Parking Lots: The applicant must succesgulfy demonstrate that the surface parking lot is designed to facilitate future structured parking and! or other infoll development. For example, an appropriate surface parking area would feature a one thousand jive hundred foot (1,500] maximum perimeter area and a minimum dimension on one side of two hundred feet (200], unlm project proponent can demonstrate future alternative use of the area would be physically possible. Exception: If there are size constraints inherent in the original parcel (see illustration, subsection F5a of this Section). The project meets this standard. All three parking lots are ideally suited for future development and contain adequate space for additional parking garages with surrounding retail. Appropriate sections of each parking lot have less than a 1500' perimeter and more than one side longer than 200.' c. Guideline Applicabk to All Districts: In areas of mixed use development, shared parking is recommended d Guidelines Applicabk to District 'C': i. If a limited number of parking spaces are made available in front of a buildingfor passenger drop-off and pick-up, they shall be parallel to the buildingfacade. The project meets this guideline. ii. When fronting on streets not designated as pedestrian-oriented, parking lots should be located on the interior portions of blocks and screened from the surrounding roadways by buildings, landscaping and! or gateway features as dictated by location. The project meets this guideline. 2. Design of Surface Parking: a. Minimum Standards for Districts 'A' and 'C ': 22 The Landing: Site Plan Review Adriitional Submittal May 18'\ 2006 i. Parking lot lighting shall nOI.rpill onlo adjacent or abuttingproperties (see illustration, subsection F5b of this Section). The project meets this standard. Parking lot lighting does not spill onto adjacent properties. ii. All surface parking lots shall be landscaped to reduce their visual impact (see RMC 44-080F7, Landscape Requirements). The project meets this standard. Al! surface parking lots are properly screened to reduce their visual impact. b. Guidelines Applicable to All Districts: i. Wherever possible, parking should be configured into small units, connected Iry landscaped areas to provide on-site buJferingfrom visual impacts. Al! parking lots have heen subdivided with landscaped, pedestrian pathways to break up their expanse. ii. Access to parking modules should be provided Iry public or private local streets with sidewalks on both sides where possible, rather than internal drive aisles. Internal roads and access points from the pedestrian street have been provided with sidewalks on both sides. iii. Where multiple driveways cannot be avoided, provide landscaping to separate and minimize their impact on the smc/scape. Landscaping has been heavily employed to minimize the impact of driveways. 3. Structured Parking Garages: a. Minimum Standards for District 'C': i. Parking Structures Fronting Designated Pedestrian-Oriented Streets: (a) Parking structures shall provide space for groundjloor commercial uses along street frontages at a minimum ofseventyjive percent (75%) tfth,jrontage width (see illustration, subsection F5cof this Section). The project meets this standard. Of the sides that face a pedestrian street, the parking garage 100% surrounded with commercial uses. (b) The entire facade must feature a pedestrian-orientedfaeade. The project meets this standard. The design intent is that the appearance of the parking garage behind the retail spaces will be very minimal. Retail spaces in front of the garage have been made taller to further screen the upper floors of the garage. u. Parking Structures Fronting Non-Pedestrian-Orient,d Streets: (a) Parking structures fronting non-pedestrian-oriented streets and not featuring a pedestrian- oriented facade shall be set back 01 least six feet (6,) from the sidewalk and feature substantial landscaping. This includes a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10,) adjacent to high visibili!J streets. The project meets this standard. There is at least 10' between the face of the garage and Logan Avenue. 23 The Landing: Site Plan Rev' Additional Submittal May 18'", 2006 (b) The Direcfor m'iY allow a reduced setback where the applicant can successfully demonstrate that tbe landscaped area and/ or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of th, building: Not applicable. Project meets previous standard. (c) Facades shall be artiettlated architecturally, so as to maintain a human scale and to avoid a solid wall Vehiettlar entrances to nonresidential or mixed use parking structures shall be artiettlated by arches, lintels, masonry trim, or other arrhitectural elements and/ or materials (see illustration, subsection F5d of this Section). The project meets this standard. The garage fa~ade contains no solid walls but instead makes us of vertical landscaping, screens, accentuated stair towers and attractive environmental graphic design. b. Guidelines Applicable fo All Districts: Parking garage entries should be designed and sited fo complement, not subordinate, fhe pedestrian entry. If possible, locate the parking entry away from the primary street, to either the side or rear of the bui/ding. The project meets this guideline. The primary garage entty is located off of Logan. c. Guidelines Applicable to Districts 'A' and 'C': i. Parking garage entries should not dominate the streetscape. The project meets this guideline. Entry is located by means of an access drive. ii. The design of structured parking at finished grade under a building should minimize the apparent width of garage entries. Not applicable. iii. Parking within the building should be enclosed or screened through a'!)l combination of w.alls, decorative grilles, or trel/is work with landscaping. Not applicable. iv. Parking garages should be designed to be complementary with adjacent buildings. Use similar forms, materials, and/or details to enhance garages. The project meets this guideline. The garage is designed to reinforce the overall, project aesthetic. v. Residential garage parking should be secured with electronic entries. Not applicable. vi. Parking service and storage functions should be ,"cated aw'iY from the street edge and generally nof be visible from the street or sidewalks. The project meets this guideline. 4. Vehicular Access: b. Minimum Standards for District 'C': 24 The Landing: Site Plan Review Ad~;tional Submittal May 18'h, 2006 i. Parking garages shall be accemd a/ the lrarofbuildings orfrom nonpedestrian-oriented streets when available. The project meets this standard. The garage is not accessed from North 10,h Street. The needs of the theater reguire access from the garage to the private "Entertainment Boulevard." Restricting access to Logan alone would create unacceptable traffic congestion. ii. Surface parking driveways are prohibited on pedestrian-oriented streets. The project meets this standard. No pedestrian-oriented streets are used as parking driveways. iii. Parking lot entrances, driveways, and other vehicular access points on high visibility streets shall be restricted to one entrance and exit lane per fil'e hundred (500) linear feet as measured horiifintally along the street. The project meets this standard. G. PEDESTRIAN ENVIRONMENT: 1. Pathways through Parking Lots: a. Minimum Standards for District 'C': i. Clearly delineated pedestrian path1l'uys andl or pnilate streets shall be provided throughout parking areas. The project meets this standard. Clearly delineated pedestrian paths and private streets are provided throughout the parking areas. ii. Within parking areas, pedestrian pathways shall be provided perpendicular to the applicable building facade, at a maximum distan" of one hundred and fifty feet (150,) apart (see illustration, subsection G4a of this Section). The project meets the intent of this standard. Pedestrian pathways have been provided throughout the site where they are the most natural and effective in allo'Ning pedestrians to easily make their way from one feature of the project to another. Although these paths are not always provided at 150,' to require them spaced in such a manner would cause said pathwa),s to be misaligned with the natural pedestrian flow to, and from, the building layout. 2. Pedestrian Circulation: a. Minimum Standards for Districts 'A' and 'C ': i. Developments shall incltlde an integrated pedestrian circulation system that connects buildings, open rpace, and parking areas with the ao/lmn! street sidewalk system and adjacent properties (see illustration, subsection G4b of this Section). The project meets this standard. Raised and visually differentiated pedestrian paths interlace the site, connecting major elements and districts, minimizing the reliance on automobiles to move from one area to another, thereby alleviating congestion. 25 The Landing: Site Plan Rev'· Additional Submittal May 18'", 2006 ii. Sidewalks located between buildings and streets shall he raised above the level of vehicular trave/. The project meets this standard. See prior comment. iii. Pedestrian pathways within parking lots or parking modules shall be diffirentiated by material or texture from adjacent paving materials (see illustration, subsection G4c of this Section). The project meets this standard. Major intersections will include special paving at crosswalk locations to alert vehicular traffic and to be visually pleasing. iv. Sidewalks and pathways along the facatks of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: (a) Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or mom flet in width (measured along the facade) shall provide sidewalks at least twelve flet (12') in width. The walkway shall include an eight foot (8,) minimum unobstructed walking surfoce and street trees (see illustration, subsection G4d of this Section). The project meets this standard. Sidewalk widths will vary but are normally 12'-0" or greater, both accommodating the amount of foot traffic and creating pedestrian friendly uses including outdoor seating and dining, entry canopies, signage, and building mounted weather protection to provide multiple amenities. Noted. (b) To increase business visibility and accessibility, bmaks in the tree coverage adjacent to m'!ior building entries shall be allowed (c) For all other interior pathways, the proposed walkway shall be of sufficient width to accommodate the anticipated number of users. A ten to twelve foot (10' -12') pathway, for example, can accommodate groups of persons walkingfour (4) abreast, or two (2) couples passing one another. An eight foot (8') pathway will accommodate tbree (3) individuals walking abmast, whmas a smaller five to six foot (5' -6') pathway will accommodate two (2) individuals. The project meets this standard. Interior pathways have been properly sized. v. Locate pathways with clear sight lines to increase safety. Lmdscaping shall not obstruct visibility of walkWay or sight lines to building entries. The project meets this standard. Landscaping does not create hazards. vi. All pedestrian walkways shall provide an all-weather walking surfoce unless the applicant can demonstrate that the proposed suljace is appropriate for the anticipated number of users and complementary to the design of the development. The project meets this standard. Pedestrian walkways are all-weather. b. Guideltnes Applicable to All Districts: i. Delineation of pathways may be through the use of architectural flatums, such as trellises, railings, low seat waOs, or similar treatment. A major pedestrian pathway is defined by the main project tower. 26 The Landing: Site Plan Review Add;tional Submittal May 18'h, 2006 ii, Mid-block connections are duirabie lll here a strong linkage between u.re.r can be established. iii. Fences, with the exception of chain link finces, may be allowed when appropriate to the situation. c. Guidelines Applicable to District 'C' Only: i. Through-bkck connections should be made between buildings, between streets, and to connect sidewalks with public spaces. Preftrred location for throtfgh-block connections is mid-block (see illustration, subsection G4e of this Section). The project meets this guideline. ii. Between buildings of up to and including hvo (2) stories in height, through-block connections should be at least six feet (6) in width. The project meets this guideline. Not applicable. Noted. iii. Between buildings three (3) stories in height or greater, through-block connections should be at least twelve feet (12) in width. ia. T mnsit stops should be located along designated transit routes a maximum of one-quarter (0.25) mile apart. v. As an alternative to some of the required street trees, developments may provide pedestrian-scaled light fixtures at appropriate spacing and no taller than fourteen feet (14') in height. No less than one tree or light fixture per sixty (60) lineal feet of the required walkway should be provided. 3. Pedestrian Amenities: a. Minimum Standards for District 'C': i. On designated pedestrian-oriented streets, provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building oz,'edJongs. These elements shall be a minimum of four and one-half feet (4-1/2,) wide along at least seventy five percent (75%) of the length of the buildingfacade facing the designated pedestrian-()riented street, 11 maximum height of fifteen feet (15,) above the ground elevation, and no lower than eight feet (8,) above ground lwei The project meets this standard. Along pedestrian-oriented streets, awnings, marquees, canopies and building overhangs extend for at least 75% of the fa,ade and are a maximum height of 15' above the ground and no lower than 8' above the ground. ii. Site famiture provided in public spaces shall be made of durable, vandal-and weather-resistant materials that do not retain rainwater and (an be reasonabfy maintained over an extended period of time . • The project meets this standard. The site furniture provided in the public spaces is durable, resistant to weather and vandalism, and can be reasonably maintained for an extended period of time. 27 The Landing: Site Plan Re, ' Additional Submittal May 18'", 2006 iii. Sit. furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. The project meets this standard. Site furniture doesn't block or impede pedestrians. b. Guidelines Applicable to District 'C': i. Transit sheiters, birycle racks, benches, trash receptacles, and other street furnitllre should be provided. The project meets this guideline. Street furniture is provided. ii. Street amenities such as outdoor group seating, kiosks, fountains, and public art should be provided. The project meets this guideline. Group seating and fountains are provided. iii. Architectural elements that incorporate plants, such as facade-mounted planting boxes or trellises or ground-related or hanging containers are encouraged, particular!! at building entrances, in publicly accessible spaces, and at facades along pedestrian-oriented streets (see illustration, subsection G4f of this Section). The project meets this guideline. H. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: 1. Landscaping: a. Minimum Standards for All Districts: i. All pervious areas shall be landscaped (see RMC 44·()70. Lmdscaping). The project meets this standard. All pervious areas of the site are designed and landscaped. The landscaping serves as a tie to the natural surroundings and native landscapes of the Pacific Northwest. The landscaping creates an inviting and dynamic character for the center through the use of native and drought tolerant plantings intermixed with ornamental plantings that change with the seasons and provide interest throughout the year. It reinforces the architecture and helps frame entries, guides pedestrian and vehicular circulation, softens paved areas, creates pocket garden spaces, and provides climatic relief in parking lots, and sidewalk zones. Street tree sizes and spacing will be coordinated with the City of Renton roadway plans. ii. Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. The project meets this standard. Street trees are provided. iii. On designated pedestrian-oriented streets, street trees shall be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, subsection HJa of this Section). The project meets this standard. Tree grates are provided. iv. The proposed landscaping shall be consistent with the design intent and program of ~he building, the site, and lise. The project meets this standard. Landscaping design is consistent with the overall design scheme. 28 The Landing: Site Plan Review Ad.-l;tional Submittal May 18'h, 2006 v. The landscape plan shall demOflslrale ;'on, Ihe proposed landscaping, through the use of plant material and non-vegetative elements, reinjorces the architecture or concept of the development. The project meets this standard. Landscaping design reinforces the overall design scheme. vi. Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 44-080F7, Llndscaping Requirements). Such landscaping shall be at least ten ftet (10,) in width as measured from the sideJJYllk (ree illustration, subsection H3b of this Section). Standards for planting shall be as follows: The project meets this standard. There is at least 10' of landscaping between the public sidewalk and the project's parking lots. (a) Trees at an average mintimll1l rate of one tree per thirty (30) lineal ftet of street frontage. Permitted tree species aI> those that reach a mature height of at least thirty jive ftet (35 '). Minimum height or caliper at planting shall be eight ftet (8,) or two inch (2'') caliper (as measured four feet (4 ') from the top of the root bal~ respectively. The project meets this standard. Trees are provided at the required caliper, height and spacing. (b) Shmbs at the minimum rate of one per twenty (20) square fte! of landscaped area. Shmbs shall be at least twelve inches ('2'') tal! at planting and have a mature height between three ftet (3) and four ftet (4 '). The project meets this standard. Shrubs are provided at the required rate and height. (c) Grounda!ver shall be planted ill sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. The project meets this standard. Groundcover is provided to reach the required goaL (d) The applicant shall prOl)ide a maintenance assurance device, prior to occupancy, for a period of not less than three (3) years and in .rufJicient amount to ensure required landscape standards have been met ry the third year following Installation. The project meets this standard. A maintenance assurance device will be in place prior to occupancy. (e) Surface parking with more than jour/een (14) stall.r shall be landscaped as folwws: (1) RtquiredAmollnl: (Section not shown) The project meets this standard. The required amount of landscaping is provided per the number of parking spac~s. (2) Provide tn", shrt/bs, and ground cover in the required interior parking lot landscape areas. The project meets this standard. The required amount of landscaping is provided in the interior parking lot landscape areas. (3) Plant at least onr tree/or every six (6) parking spaces. Permitted tree species are those that reach a maiure height of at least thirty jive ftet (35,). Minimum height or caliper at 29 The Landing: Site Plan Re" Additional Subntittal May 18"', 2006 planting shall be eight feet (8 j or two inch (2'j caliper (as measured four feet (4 j from the top of the root ba/~ respectively. The project meets this standard. One tree has been provided for every six parking spaces, (4) Plant shrubs at a rate offive (5) per one hundred (100) squarefiet of landscape area. Shrubs shall be at least sixteen inches (16',) tall at planting and have a mature height between three fiet (3 j and jour fiet (4]. The project meets this standard, The required number of shrubs are provided per landscape area, (5) Up to fifty percent (50%) of shrubs ml1J be deciduotlS. The project meets this standard, The project meets this standard, (6) Select and plant greundeover so as to provide ninety percent (90%) coverage within three (3)years of planting; provided, that mulch is applied until plant coverage is complete. (7) Do not locate a parking stall more than fijlyfiet (50]jrom a landscape area. The project meets this standard. All parking stalls are located within 50' of a landscaped area. vii, &gular maintenance shall be provided to BnJllre that plant materials are kept healthy and that dead or tfyingplant materials are replaced The project meets this standard. viii. Underground, outomatic ilTigation systems are required in all landscape areas. The project meets this standard. Underground irrigation systems are provided in all landscaped areas. b. Guidelines Applicable to all Districts: i. Lmdscaping should be used to soften and integrate the bulk of buildings. The project meets this guideline. ii. Landscaping should be provided that appropriately provides either screening of unwanted views or f0CtlJes attention to preferred views. The project meets this guideline. iii. Use of low maintenance, drought-resistant landscape material is encouraged The project meets this guideline, iv. Choice of materials should refoct the level of maintenance that will be available. The project meets this guideline. v. Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces, The project meets this guideline. vi, Window boxes, containers jor plantings, hanging baskets, or otber plantingfiature elements should be made of weather-resistant materials that can be reasonably maintained. 30 The Landing: Site Plan Review Additional Submittal May 18'" 2006 • The project meets this guideline. ltii. Landscaping should be used to fcreen parking lotsfrom adjacent or neighboringpmperties. The project meets this guideline. 2. Recreation Areas and Common Open Space: a. Minimum Standards for Distriels 'A' and 'C': Not applicable. Not applicable. Not applicable. Not applicable. Not applicable. i. Mixed use midential and afiarh,d bow'illg dcz,e/opments of len (10) or more dwelling units fhall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to proz'Ide mab!e area(s) for residents. The lotation, layout, and proposed type of common space or recreation area shal! be .ruli/eel to apprUlJal f:y the Director. The required comma. open space shall be satisfied with one or more of the elements listed bekw. The Director may require more than one of the following elements for d",e/opmentJ having more than one hundred (100) units. (Section "ii" missing fivm RMC) iii. In mixed use residential and altached midential projects, required landstaping, driveways, parking, or other vehicular use area! shall not be counted toward the common space requirement or be located in ~edictJled outdoor recreation or common use areas. iv. In mixed use residential and attached midential projects requi"d yard setback areas shall not count fOUlard outdoor recreation and common space unless ruch areas are developed aJ private or semiprivate (from abutting or adjatent properties) murtyardr, plazas or paffioe use aroas containing landscaping and fencing sufficient to create a folly usable area acteJsibie to ,'// resid,nts of the development (see illustration, subJection H3c of this Section). v. Private decks, balconies, and prillate grotlnd jloor open space shall not count toward the common space/ recreation area requiremeut. vi. In mixed use residential and atlacbed r,",dential projects, other required landscaping and semiti,'e area buffers without common access links, such as pedestrian traiJ.r, shallllot be included toward the required recreation and commOtl space requirement. vii. All buildings and developments with O!'f" thirty thousand (30,000) square feet of nonresidential uses (excludes parkinggarage jlootplak areas) shail provide pedestrian.oriented space (see illustration, subsection H3d of tbis S «tion) accordillg to the foIIO"'it!~forttJula: 1% of the lot area + 1% of tbe building a"" co Minimum amount ofpedestrian.oriented space 31 I I I I I I I I I I I I I I I I I I The Landing: Site Plan Rev' --Additional Submittal May 18'",2006 • The proiect meets this standard. 1 % of the lot area is 16,727 sf + 1 % of the building area is 6,078 sf '" 22,805 sf. The amount of pedestrian-oriented space provided greatly exceeds this requirement. viii. To qualifj dS pedestrian-oriented space, the fol/awing must be included: (a) ViJ-ual and pedestrian access (including barrierjrn access) to the abutting structures from the public right-rfwqy or a nonvehicular courtyard; The proiect meets this standard. Access is provided. (b) Paved walking surfaces of either concrete or approved unit paving; The project meets this standard. Approved, paved, walking surfaces are provided. (e) On-site or building-mounted lightingproviding at kast four (4)foot-candles (average) on the ground; and The project meets this standard. On site lighting is provided. (tI) At least three feet (3, of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square foet of pia,?? area or open space. The proiect meets this standard. The project's main plaza is approximately 16,636 sf./60sf '" 278 individual seats or 831 sf of seating area. Large quantities of individual seats will be provided by project tenants in the main pl,,?,a space and throughout the proiect in the form of outdoor dining areas for restaurants and coffee shops. Other forms of seating like benches and ledges are provided throughout the project. Together, the seating options offered to pedesttians will meet or exceed this standard. ix. The followingftatures are encouraged in pedestrian-oriented space (see illllstration, sllbJection H3e of this Section) and mqy be required by the Director: (a) Provide pedestrian-oriented uses on the buildingfacade facing the pedestrian-oriented space. The project meets this standard. (b) Spa+es should be positioned in areas with significant pedestrian traffic to provide interest and security -smb as a4Jattnt to a building entry. The project meets this standard. (c) Provide pedestrian-oriented ji:tcadCJ on some or all buildings facing the space. The project meets this standard. (d) Provide movable public seating. The proiect meets this standard. The main plaza has been envisioned to accommodate public events. x. Tbefollawing are prohibited within pedestrian-oriented space: (a) Atfjacent "nsereened parking lots; The project meets this standard. No unscreened parking lots are adjacent to pedestrian-oriented space. (b) Adjacent chain link fences; The project meets this standard. No chain link fences are used. (c) Adjacent blank walls; 32 I I The Landing: Site Plan Review Additional Submittal May 18'", 2006 The project meets this standard. (d) Adjacent dumpsters or smice areas; and The project meets this standard, All trash and service areas are located away from pedestrian-oriented space. (,) Outdoor storage (shoppil(g carls, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. The project meets this standard. No such storage exists. xi. The minimum requind walkrt;qy areas sball not count as pedestrian-oriented space. However, where walkwcrys are widened or enhanced b~yond minimum requirements, the area mqy count as pedestrian-oriented space if the Director determines such space meets the definition of pedestrian.oriented space. The project meets this standard. c. Minimum Standards for District 'C': The /ocaliol1 of public open space shall be considered in relation to building orientation, sun and light exposure, and loca! mitro-climatic conditions. The project meets this standard. The major, public open space, "The Landing Place," is oriented to the south to take advantage of all available sunlight. In the morning and evening, the sun will be blocked by the adjacent buildings. d. GuIdelines Applicable to Districts ~'and 'C c' Not applicable. i. Common space areas in mixed use residential and attached residential projects should be centrally mcated so they are near a majority of dwelling units, accwible and usable to residents, and visible from surrounding units. ii. Common space areas should be loea/ed to take advantage of surroundingftatures such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. The project meets this guideline. The most significant architecture has been designed around the main plaza space. Not applicable. iii. In mixed use residential and attached residential projects children's play space should be centrally mcated, visible from the dwellings, and aJJ/ay ftom hazar,wus areas like garbage dumpsters, drainage facilities, streets, and parking areas. e. Guidelines Applicable to District 'C': Devempments located at street intersection corners on designated pedestrian- oriented streets are encouraged to provide pedntn'an-on'ented space acfjacent to the street corner to emphasize pedestrian activity (see illustration, subsection H3f of this Set/ion). The project meets this guideline. There are widened sidewalks, plazas or open spaces adjacent to major intersections. I. BUILDING ARCHITECTURAL DESIGN: 33 The Landing: Site Plan Rev· Additional Submittal May 18"', 2006 1. Building Character and Massing: c. Minimum Standards for District 'C': i. All buildingfacades shall include measures to reduce the apparent scale of the building and add visual interest. Examples include modulation, articulation, defined entrances, and display windows (see illustration, subsection I5a of this Section). The project meets this standard. The design! development team of The Landing has spent significant time and effort to achieve high standards of design for this project and feel confident that the results meet and or exceed the aesthetic goals of the City of Renton. The building exteriors and hardscape have been designed to contain a variety of materials, forms, features and colors. Facades are modulated and articulate, heights and roof lines vary from building to building as well as within each building in order to be sensitive to human scale and the greater context of the site. Display windows abound throughout the project. ii. All buildings shall be articulated with one or more of the following: (a) Defined entry foatures; (b) Window treatment; (c) Bt!)' windows and! or balconies; (dJ Roofline foatures; or (e) Other features as approved I;y the Director. The project meets this standard. Buildings are articulated with defined entry features, window treatments roofline features and other elements. g. Guidelines Applicable to District 'C~· i. Although stree/front buildings aking designated pedestrian s/reets should strive to create a un!fOr.m street edge, buildingfacades should generalfy be modalated and! or articulated with architectural ekments to reduce the apparent siZ! of new buildings, break up king blank walls, add visual interest, and enhance the character of the neighborhood. The project meets this standard. Building facades fronting pedestrian streets are articulated with architectural elements to reduce or enhance the size of buildings where appropriate, break up "blank" areas, add visual interest, and to further reinforce the overall project design. ii. Styk: Buildings should be uroan in character. The project meets this standard. Buildings are built close to the street and cater to pedestrians instead of cars. iii. Buildings greater than one hundred and sixty feet (160 J in kugth should provide a variety of techniques to redaee the apparent bulk and scale of the facade or provide an additional special design feature such as a dock tower, courtyard,fountain, or public gatheringplace to add visual interest (see illustration, subsection 15 c of this S eclion). 34 The Landing: Site Plan Review Additional Submittal May 18'\ 2006 The project meets this standard. Buildings that are greater than 160' in length empl~y height modifications, fa~ade articulation and accentuated corner elements like towers to break up the length and add visual interest to the design. 2. Ground-Level Details: • a. Minimum Standards for All Districts: i. Untreated blank walIJ visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including buildingfaeades and retaining walIJ) is considered a blank wall if (a) It is a ground floor IPal1 orportion of a ground floor wal/ over six flet (6,) in height, has a horizontal length greater than fijian flet (15'), and does not include a window, door, building modulation or other archilectural detailing; or (b) Any portion of a ground floor wall having a surface area offour hundred (400) square flet or greater and does not include a JJJindow, door, building ,hodulation or other architectural detailing. See response below. ii. Where blank walls are required or unavoidable, blank walIJ shall be treated with one or more of the following (see il/ustration, subsection J5d of this Section): (a) A planting bed at least ji'" flet (5') in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall,' (b) T reI/is or other vine supports .,jth evergreen climbing vines; (c) Architectural detailing such as reveaIJ, contrasting materiaIJ, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar,' or (e) Seating area with special paving and seasonal planting. See response below. iii. Treatment of blank walls shall be proportional to the wall. See response below. iv. Provide human-scaled elements such as a lightingjixture, trellis, or other landscape flature along the facade's ground floor. The project meets this standard. Where "plank" walls occur that face pedestrian spaces or public streets and sidewalks, an appropriate scheme of elements has been incorporated to treat the area in such a way as to keep the area consistent with the overall project design character and quality. This is done either through a minimum 5' planting bed with trees and ground cover, trellises, architectural detailing, contrasting materials or a combination of each. All these features arc designed in proportion to human scale and the building mass. 35 The Landing: Site Plan Rev' ----Additional Submittal May 18'h, 2006 v. Facad~s on designated pedestrian-oriented streets shaU have at least seventy jive percent (75%) of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian-oriented street) comprised of transparent windows and! or dtiars. The project meets this standard. Facades facing pedestrian-oriented streets contain at least 75% transparent windows and! or doors. • v,: Other facade window requirements include the folhwing: (a) Buildingfacades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windtiws shall be Jifty percent (50%). The project meets this standard. (b) Display windtiws shaD be designed for frequent change of merchandise, rather than permanent displays. • The project meets this standard. (c) Where windtiws or storefronts occur, they must principallY rontain clear gla'{ing. The project meets this standard. Glaz.ing is principally clear. (d) Tinted and dark glass, highlY reflective (mirror-type) glass and film are prohibited. The project meets this standard. No such glass is used. b. Guidelines Applicable to District.; 'A' and 'C': i. The primary building entrance should be made visiblY prominent i?Y incosporating a minimum of one of the foUowing architectural jiatures from each category listed (see iDustration, subsection I5e of this Section): (a) Facade Features: (1) Recess; (2) Overhang; (3) Canopy; (4) Trellis; (5) Portico; (6) Porch; (7) Clerestory. The project meets this standard. Every building in the project contains one or more of the features listed at its primary entrance. (b) Doorway Features: (1) Transom windtiws; (2) Glass windtiws flanking door; (3) Large entry doors; (4) Ornamental lighting; 36 The Landing: Site Plan Review Additional Submittal May 18'", 2006 (5) Lighted dirplajJ. The project meets this standard. Every building in the project contains one or more of the features listed at its primary entrance. (c) Detail Features: (1) Decoratil//' entry pavmg; (2) Ornamental building name and address; (3) Planted rontainers; (4) Streetftlrniture (benches, etc.). The project meets this standard. Every building in the project contains one or more of the features listed at the primary entrance. ii. Artwork or building ornamentation (such as mosaics, murals, grillwork, sculptures, relief, etc.) should be used to provide ground-level detaii The level of project detail has not yet reached the level that would incorporate these sort of custom features. iii. Elevated or terraced planting bedr hetween the walkwt!J and long building walls are encouraged Noted. 3. Building Roof Lines: a. Minimum Standards for Districts 'A' and 'C': Buildings shall use at least one 0[ the following elements to create varied and interesting roo[ profiles (see illustration, subsection l5f 0[ this Section): i. Extended parapets; The project incorporates this element to create a varied and interesting roof proftle. ii. Feature elements projecting above parapets; iii. Projected cornices; The project incorporates this element to create a varied and interesting roof profile. iv. Pitched or sloped roofs. The project incorporates this element to create a varieu and jnteresting roof profile. (a) Locate and screen roolmounted mechanical equipment so that the equipment is not visible within one hundred fifty feet (150:; 0[ the structure when viewed from ground level. The project meets this standard. All building heights, coupled with standard parapet heights, effectively block the roof top mechanical equipment from the view of a pedestrian 150' away from the building face. Once final equipment sizing has been setded, and the exposure of equipment does occur, it will be rendered not visible by means of screens. Screen materials arc similar to and architecturally integrated into the building design. (b) 5 creeningfeatures shall blend with the architectural character 0[ the building, consistent with RMC 44-095E, &of-Top Equipment. 37 The Landing: Site Plan Rev· v Additional Submittal May 18'\ 2006 The project meets this standard. If the use of screening fearures occurs they will blend with the architectural character of the building. (c) Match color of roof-mounted mechanical equipment to color of exposed portions of the roof to minimize visual impacts when equipment is visible from higher elevations. The project meets this standard. Rooftop mechanical equipment will be matched to the roof colot c. Guidelines Applicable to District 'C': Building roof lines should be varied to add visual interest to the building. The project meets this guideline. Building roof lines are varied and add visual interest. 4. Building Materials: a. Minimum Standards for all Districts: i. All sides of buildings visible from a street, pathw'!J, parking area, or open space shall be .finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. The project meets this standard. All side of buildings visible from a street are finished with complementary materials, color schemes and overall design intent. ii. Materials, individua/[y or in combination, shall have an attractive texture, pattern, and quality of detailingjor all visible jacades. The project meets this standard. Materials contain attractive pattern and detailing . . iii. Materials shall be durable, high quality, and reasonablY maintained The project meets this standard. Materials used are high-end concrete, metal, brick, and emu among others, all of whieh have a long life span. b. Minimum Standards for Districts 'A' and 'C': Buildings shall empky material variations such as cokrs, brick or metal banding, patterns, or textural changes. The project meets this standard. Each building in the project contains material variations both in type, colot and use. In each building there is also a palette of materials employed so that they are visually appealing. c. Guidelines Applicable to all Districts: i. Building materials should be attractive, darable, and consistent with more traditional urban deve/upment. Appropriate examples would include brick, integrally cokred concrete masonry, pre:ftnished metal, stone, steel, glass, and cast-in-place concrete. The project meets this standard. All of these examples are used with the exception of stone. ii. Concrete walls should be enhanced by texturing, reveals, snap-tie patterns, cokring with a concrete coating or admixture, or by incorporating embossed or sculpted suifaces, mosaics, or artwork. The project meets this standard. Colored concrete is used extensively in the hardscape and snap-tie patterns and reveals are used on the buildings. 38 The Landing: Site Plan Review Add;tional Submittal May 18'", 2006 iii. Concrete blnck walls should be enhanced with integral colnT, textured blocks and colored mortar, decorative bond pattern and/ or incmporate other masonry maten'als. The project meets this standard. eMU walls are enhanced in all of the aforementioned ways. iv. Stucco and similar troweledjinis/Je,r should be used in combination with other more highly textured finishes or accents. They should not be used at the ba,re of buildings between the finished floor elevation and Jour feet (4') above. The project meets this standard. Stucco and similar finishes are rarely used, and when used) are not used at the base of the buildings. J. SIGN AGE: (Note: Please see the "Discussion of Project Identification Tower" on page 28 regarding the tower located in the middle of the site.) 1. Minimum Standards for District 'C': a. S ignage shall be an integral part of the design approach to the building. The project meets this standard. b. Corporate logos and signs shall be sized appropriately Jor their location. The project meets this standard. c. Prohibited signs include (see illustration, subsedioll}3a of this Section): i. Pole signs. ii. &of signs. iii. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are permitted as are signs with only the individual letters back-lit. The project meets this standard. The project contains no prohibited signs. d. In mixed use and multi-use buildings, signa!'" shall be coordinated with the overaU building design. The project meets this standard. Environmental graphic design has been a part of the overall design from the beginnings of the process. e. Freestanding ground-related monument sz~ns, with the exception of primary entry signs, shall be limited to five feet (5,) above finished grade, including support structure. All such signs shall include decorative landscaping (groundcover and! or shrubs) to provide seasonal interest in the aiM surrounding the sign. Alternately, signage may incorporate stone, brick, or other decorative materials as apprOl!ed by the Director. The project meets this standard. f Entry signs shall be limited to the name of the law" devewpmen!. The project meets this standard. 2. Guidelines Applicable to District 'C': 39 The Landing: Site Plan Rev· Additional Submittal May 18·h , 2006 a. Alteration of trademarks notwithstanding, corporate signage should not be garish in color nor overfy lit, although creative design, strong accent colors, and interesting surface materials and lighting techniques are encouraged The project meets this guideline. b. Front-lit, ground-mounted monument signs are the prtfomd type of .freestanding sign. The project meets this guideline. c. Blade type signs, proportional to the buildingfacade on which they are mounted, are encouraged on pedestrian-oriented s/reets. KLIGHTING: 1. Minimum Standards for Districts ~, and 'C': a. Lighting shall conform to on-site exterior lighting regulations located in RMC 44-075. Lighting, Exterior On- Site. The project meets this standard. Lighting conforms to on-site exterior lighting regulations. b. Lighting shall be provided on-site to increase security, but shall not be allowed to directly project offsite. The project meets this standard. Surface lots will be lighted with energy efficient, full cut-off luminaires for maximum light control and minimum glare. Luminaires will be located such that light will not direcdy project off the site. Covered parking lots will utilize glare controlled fixtures, taking into consideration the open-sided structure. Light sources will be color corrected metal halide. c. Pedestrian-scale lighting shall be provided,]or both sofity and aesthetics, along al/ s/reets, at primary and secondary building entrances, at buildingfacades, and at pedestrian-oriented spaces. The project meets this standard. Pedestrian scale lighting is provided throughout the site. The overall intent is to provide comfortable light levels that allow for good visibility without glare. Care will be given to select a pedestrian scale postlight that serves both as a decorative lantern and as a functional luminaire. We visualize an element of glow within the post top in addition to cut-off features which threct most of the light downwards to light sidewalks and roadways. Bollards will be introduced for lower level lighting to identify changes in grade or highlight planting pockets. Both the pedestrian postlight and the bollard will have similar design elements, or be of "the same family". The overall height of pedestrian postlights will not exceed 14'-0". The light sources will be color corrected metal halide. 2. Guidelines Applicable to District 'C': a. Accent lighting should be provided at ]ocal points such as gateways, public art, and significant landscape features such as specimen /rees. The project meets this standard. b. Additional lighting to provide intereJt in the pedestrian environment may include sconces on buildingjacades, awnings with down-lighting, decorative s/reet lighting, etc. (Ord 5029, 11-24-03; Ord 5124, 2.7-2005) 40 The Landing: Site Plan Review Adc'itional Submittal May 18'", 2006 The project meets this standard. Additional lighting is provided to add interest. L.-N. No response applicable. 41 The Landing: Site Plan Review Additional Submittal May 18'\ 2006 DISCUSSION OF PROJECT IDENTIFICATION TOWER (Note: Please refer to the l1x17 sheet called '''Sign' Images" located in the appendix of this document for examples pertinent to this discussion.) The Landing project tower, shown on page 61 of the SPR Ilxl7 color book, can be most accurately described as an architecturally unique, district identification tower, and while there is a "sign" on it, the tower as a whole element is greater in function. The tower is intended to fulfill multiple purposes: 1.) To respond to the city of Renton's desire for a unique "heart" of North Renton; 2.) To mark the district's/project's presence, and 3.) To meet design standards as expressed in section 4-3-100, the "Urban Design Regulations." The Landing is envisioned as the creation of a new "heart" of North Renton, It will function not only as a retail and entertainment core but also as a dominant feature that will establish a high mark of design and development for the surrounding area. Although Southcenter, Factoria and Bellevue Square malls are names of defined retail centers their respective, surrounding areas have also become known by those names, just as the city of Seattle has a defined border and a larger, more undefined metro area. It's expected that The Lmding will have a similar effect and therefore all the more reason to create strong design features such as the tower to give the region a strong sense of its unique identity. Just as The Landing will be the heart of North Renton, the tower is the heart of the landing, hoth in terms of it's identification but also because it embodies the design character of the project. Is it meant to attract attention? Yes, it's an icon. It will be the defining element of this district. The tower also serves to meet standards required by the Renton Municipal Code. Section 4-3-100 E.6. addresses "Site Design and Building Location -Gateways." Since The Landing is a district gateway it is required to be "marked with visually prominent features." The tower is visually prominent and will mark the district. The tower is also "oriented toward and scaled for both pedestrians and vehicles." The "energy ball" at the base of the tower is located on a major foot path through the project and is meant to appeal to pedestrians like a piece of public art. The tower is also designed to be visible from the adjacent highway, thus incorporating both human and automotive scale. According to the code, "visual prominence shall be distinguished by" "identifying building form .. unique pedestrian scale lighting ... prominent architectural features" . (and) signage, displaying district entry identification." The tower contains all these elements and serves to fulfill this section of the code standards. The tower is an identifier; and it is a design expression of the city's goal; and it fulfills standards of the code's design regulations. A pole sign is a corporate logo on a stick. Aspects of the tower's design, the lighting in particular, are subservient to its greater role as a district icon and are certainly negotiable. What is truly important is to uphold the expression of uniqueness, form, energy, and the industrial inspiration of the tower itself. 42 POLE SIGN UE, IN DUSTRIAL LOGO ON A STICK • ICONIC ELEMENT rDISTINCTIVE TOWER ARVEST (i ~LANDING CAL liS 0 N Project # 204300 .03 "Sign" Images ! ~ . }-?ot\ \ 'VOd 3 I '.::" r-?oc\ l.\ I l-h~ o\~~\"~ 1/ \1 <::::::, ----'"' == ... " , , ' , , :1 "" "'" "" 71' "'" "",~I ~ ~r = = = ~Il~ = 1...,1 1 S =d = ~L = = = c:: ~ = <::::::'c.:::.-., c::::. c.:::.-.,c.:::.-., I I I P4= cD D D c:J c:::::, c::::> DD = = = 0 6 = ~ 405 402 401 404 JUI'IOR JUI'IOR JUNIOR #-ICHOR 4 400 FITNESS #-ICHOR #-ICHOR ANCHOR 42K IS .SK 16.5K 18.5K 55K • c=:xtJ t..":::::<u fl n ~ 200 ANCH OR 125 .5K PAAKINI ([XI STIN CON.s\~VqlOJ! BIASING-R/IoI\J -fu.~l""" 1~lk, d.OO6' HARVEST PARTNERS RELEASE S.D. DEACON TO MOBILIZE 1d , -250CT05 THE LANDING PRELIMINARY CONSTRUCTION SCHEDULE APRIL 18, 2006 CONSTRUCTION 2007 250CT05 I OFFICE COMPLEX & STAGING AREA 15d 260CT05 15NOV05 ,,'HARVEST PARTNERS RELEASE S.D . DEACON TO MOBILIZE . OFFICE COMPLEX & STAGING AREA HARVEST PARTNERS RELEASE S.D. DEACON TO START 1d 250CT05 250CT05 PRE-LOAD BLDG . PADS ( EAST SIDE) POD # 2 GRINDING OF EXISTING ASPHALT I SALVAGE MATERIAL 10d 260CT05 08NOV05 SURVEYING I BLDG. PADS ( EAST SIDE) POD 2 5d 09NOV05 15NOV05 PRE·LOAD BLDG. PADS WITH EXISTING SITE MATERIAL 1Sd 16NOVOS 06DECOS -._-------~.~--~- PRE-LOAD MATERIAL I DURATION ON BLDG. PADS 31d 07DECOS 18JAN06 ------ GRADING I RECONSTRUCTION OF BUILDING PADS 8d 19JAN06 30JAN06 ---- PRE-LOAD BLDG_ PADS I NORTH OF 10TH SURVEYING I BLDG. PADS ( WEST SIDE) PODS 3 & 1 5d 19DEC05 23DEC05 PRE-LOAD BLDG. PADS WITH EXISTING SITE MATE RIAL 30d 26DECOS 03FEB06 PRE -LOAD MATERIAL I DURATION ON BLDG. PADS GOd 06FEB06 28APR06 PRE-LOAD MATERIAL I REMOVE & RELOCATE MATERIAL 1Sd 01 MAY 06 19MAY 06 ------ GRADING I RECONSTRUCTION OF BUILDING PADS 10d 22MAY06 02JUN06 ------PRE-LOAD BLDG. PADS I SOUTH OF 10TH "U_RV~'r'~t::!~ I ~LDG, PADS ( WEST SIDE) POD 1 Sd 23JAN06 27JAN06 PRE-LOAD BLDG, PADS WITH EXISTING SITE MATERIAL 1Sd 30JAN06 17FEB06 -, , --~------ PRE-LOAD MATERIAL I DURATION ON BLDG. PADS 60d 20FEB06 12MAY06 PRE-LOAD MATERIAL I REMOVE & RELOCATE MATERIAL 15d 15MAY06 02JUN06 ---. GRADING I RECONSTRUCTION OF BUILDING PADS 10d 05JUN06 16JUN06 -. PRE-LOAD BLDG. PADS I SOUTH OF 10TH SURVEYING I BLDG. PADS ( WEST SIDE ) POD 4 5d 24APR06 28APR06 PRE-LOAD BLDG. PADS WITH EXISTING SITE MATERIAL 1Sd 01MAY06 19MAY06 ----------._---.-_.--------- PRE-LOAD MATERIAL I DURATION ON BLDG. PADS 60d 22MAY06 14AUG06 -------. PRE-LOAD MATERIAL I FILL IN EXISTING EXCAVATION 20d 15AUG06 11SEP06 ---------- GRADING I RECONSTRUCTION OF PADS & PARKING LOT 10d 12SEP06 25SEP06 UTILITIES IIMPROVEMENTS--EAST SIDE I POD # 2 WET,UTILJT1"S I S:!'2BM, SE,!\,..E:13... WATER 32d 22MAY06 05JUL06 DRY UTILITIES I POWER. CABLE, PHONE, GAS 32d 06JUL06 18AUG06 ~ --- - . SITE IMPROVEMENTS I CURBS, ASPHALT, LANDSCAPE 88d 27JUL06 27NOV06 UTILITIES IIMPROVEMENTS--NORTH OF 10TH STREET WET UTILITIES I ~TORM, SEW!'R, ~~IER 32d 01AUG06 13SEP06 ------------- DRY UT ILI TIES I P0'l'l'ER, CABLE , PHONE, GAS 32d 14SEP06 270CT06 SITE IMPROVEMENTS I CURBS, ASPHALT, LANDSCAPE 88d 04APR07 06AUG07 UTILITIES IIMPROVEMENTS--SOUTH OF 10TH STREET W..!=.'!'J:lTILITIES-, ~TORM, SEWER , WATER 60d 14SEP06 06DEC06 DRY UTILITIEOS 1 'pOWER, CABLE,_PHONE"GAS___ 60d 07DEC06 , 02MARQ7 _~ITE IM.~.R.-0VEMENTS I Cl!R,ElS, ASPHALT, LANDSCAPE 142d 05MAR07 19SEP07 HARVEST PARTNERS RELEASE S.D. DEACON TO START GRINDING OF EXISTING ASPHALT I SALVAGE MATERIAL J' SURVEYING I BLDG. PADS ( EAST SID E) POD 2 .' PRE-LOAD BLDG . PADS WITH EXISTING SITE MATERIAL ~._·PRE-LOAD MATERIAL I DURATION ON BLDG . PADS ~ •. GRAD ING I RECONSTRUCTION OF BUILDING PADS ~ I SURVEYING I BLDG. PADS ( WEST S IDE) PODS 3 & 1 ~ PRE-LOA D BLDG. PADS WITH EXISTIN G SITE MATERIAL ~ ... .. 'PRE-LOAD MATERIAL I DURATION ON BLDG , PADS ~ r' PRE-LOAD MATERIAL I REMOVE & RELO C ATE MATERIAL ~ II GRADING I RECONSTRU CTION OF BUILDING PADS ~ "SURVEYING I BLDG, PADS ( WEST SIDE) POD 1 ~ .' PRE-LOAD BLDG. PADS WITH EXISTING SITE MATERIAL ~ PRE-LOAD MATERIAL I DURATION ON BLDG . PADS ~,. PRE-LOAD MATERIAL I REMOVE & RELOCATE MATERIAL ~ • GRADING I RECONSTRUCTION OF BUILDING PADS ~,I'SURVEYING I BLDG, PADS (WEST SIDE) POD 4 ~ .• PRE-LOAD BLDG. PADS WITH EXISTING SITE MATERIAL ';:, ' 'PRE-LOAD MATERIAL I DURATION ON BLDG, PADS ~ .' PRE-LOAD MATERIAL I FILL IN EXISTING EXCAVATION ~~.' GRADING I RECONSTRUCTION OF PADS & PARKING LOT ~ "'WET UTILITIES I STORM , SEWER , WATER ~ ... ' DRY UTILITIES I POWER , CABLE , PHONE , GAS -~ . SITE IMPROVEMENTS I CURBS , ASPHALT , LANDSCAPE ~ _'WET UTILITIES I STORM , SEWER, WATER -~ __ ' DRY UTILITIES I POWER , CABLE , PHONE, GAS -----~ SITE IMPR __ OV~M§NTS I CURBS, ASP HAL T-,-LAN~SCAPE ~ 'WET UTILITIES I STORM , SEWER, WATER ~, DRY UTILITIES I POWER, CABLE , PHONE, GAS ~ SIT~M,=-~OVEMENTS I CURBS, ASP HAL !, LANDSCAPE .. __ , 02AUG06 10d 09AUG06 22AUG06 ----------~-- 5d 23AUG06 29AUG06 --- 30AUG06 26SEP06 # 100 I CONCRETE REINFORCED PILES 5d 15SEP06 21SEP06 1 't'l...l # 100 I RETAIL SHELL BLQG . I 28,500 S .F_. _______ -'-'=_ 020CT06 OSAPR07 # 100 I TENANT IMPROVEIv!E:!JT ( BY OTHERS) !! 101 I RETAIL SHELL ~LDG, I 23 ,0~~.£: ____ _ # 101 I TENANT IMPROVEMENT (BY OTHER~) # 102 1 CONCRETE REINFORCED PILES # 1021 RETAIL SHELL BL~G./17,000 S .F. # 102 I TENANT IMPROVEMENT ( BY OTHERS ) __ _ # 103 I CONCRETE REINFORCED PILES # 103 1 RETAIL SHELL BLDG. 117,500 S.F. # 103 1 TENANT IMPROVEMENT ( BY OTHERS) # 1041 CONCRETE REINFORCED PILES -.--------------- # 104 1 JUNIORANCHOR SHELL BLDG. I 12 ,000 S.F. # 1 04 {I~NANT I~PR()VEME~T_ ( BY OTH~RS ) # 1051 CONCRETE REINFORCED PILES SOd 20JUL07 27SEP07 110d 300CT06 03APR07 ._-_. 50d 20JUL07 27SEP07 -- 4d 22SEP06 27SEP06 98d 27NOV06 13APR07 40d 03AUG07 27SEP07 4d 28SEP06 030CT06 98d 26DEC06 11MAY07 40d 03AUG07 27SEP07 3d 040CT0 6 060CT06 88d 24JAN07 25MAY07 40d 03AUG07 27SEP07 3d 090CT06 110CT06 • __ 0 __ • _______ # 1051 RETAIL SHELL BLDG . I 10,000 S.F. 1-------- .#105ITENANTIMPROVEMENTlBYOTHERS) # 1061 CONCRETE REINFORCED PILES 1# 106IJUNIOR ANCHOR SHELL BLDG./S:OOO S.F. ---..! 1061 TENANT IMPROVEMENT(!'IY OTHERS) 1# 107 1 RETAIL SHELL BLDG. 11 0 ,000 sf· # 107 I TENANT IMPROVEMENT (BY OTHERS TARGET, JUNIOR ANCHOR, RETAIL BUILDINGS 1 # 200 I TARGET BUILDING PAD # 2001 TARGET ( BLDG. CONSTRUCTION BY OTHERS) # 200 1 FIXTURING , ME~CHANDISE, OPEN TO PUBLIC # 201 I CONCRETE REINFORCED PILES ---~ ---------- j' # ~01 J JUNIO~ ANCHOR SHELL BLDG . I 20,000 S .F. ,# 2011 TENANT IMP ~OIJEJIJI~NT _( BY OTHE~_SJ _ # 202 I CONCRETE REINFORCED PILES .!20~/,JUN_19R ANCHO~~HE!:.~ BLi)G.129 ,.000 S.F. # 202 I TENANT IMPROVEMENT ( BY OTHERS 88d 14FEB07 15JUN07 ------ 40d 03AUG07 27SEP07 .. -. 3d 120CT06 160CT06 07MAR07 09JUL07 ._-- 03AUG07 27SEP07 28MAR07 30JUL07 10d 19JAN06 01FEB06 176d 05SEP06 10MAY07 44d 11MAY07 12JUL07 4d 170CT06 200CT06 - 110d 310CT06 04APR07 50(l-i 03MAY07 ----- 12JUL07 4d I 230CT06 260CT06 110d 28NOV06 02MAY07 PARKING STRUCTURE, CINEMA, RETAIL BUILDINGS # 300 I CONCRETE REINFORCED PILES 8d 270CT06 07NOV06 --!! 300 !_CINEMA 151, 200 S.F. 220d 03NOV06 11 SEP07 # 300 1 PROJECTOR ROOM I (BY OTHERS) 50d 20JUL07 27SEP07 # 300 1 FIXTURING . ME 32d 15AUG07 27SEP07 ~.t:r SUBCONTRACTOR I BID & AWARD PROCESS ~.LT' SHOP DRAWINGS I SUBMIT FOR APPROVAL ~rr APPROVAL PROCESS I STRUCTURAL REVIEW -~.~ i' FABRICATION I STEEL REINFORCED CAGES =-~:'l? MOBILIZATION I EQUIPMENT SET-UP ~.:r # 100 1 CONCRETE REINFORCED PILES -~ # 100 I RETAIL SHELL BLDG. I 28,500 S.F. ~ T# 100 I TENANT IMPROVEMENT (BY OTHERS) .~ # 1011 RETAIL SHELL BLDG./23,000 S .F. ~ -# 1011 TENANT IMPROVEMENT (BY OTHERS) ~_T # 102 1 CONCRETE REINFORCED PILES ~ # 1021 RETAIL SHELL BLDG. 117,000 S.F. ~ _-# 1021 TENANT IMPROVEMENT ( BY OTHERS) ~j' # 103 I CONCRETE REINFORCED PILES ~ # 103 1 RETAIL SHELL BLDG.' 17,500 S.F. ~ _ # 103 1 TENANT IMPROVEMENT ( BY OTHERS) ~ '; # 104 1 CONCRETE REINFORCED PILES ~ t # 104 1 JUNIOR ANC HO R SHELL BLDG .1 12,000 S.F. ~ _ # 104 I TENANT IMPROVEMENT ( BY OTHERS) ~J[ # 1051 CONCRETE REINFORCED PILES ~ # 1051 RETAIL SHELL BLDG. 1 10,000 S.F. .. ___ # 105' TENANT IMPROVEMENT (BY OTHERS) ~.Jr # 106 1 CONCRETE REINFORCED PILES ~ '# 1061 JUNIOR ANCHOR SHELL BLDG. 1 8,000 S.F. .. _'# 106' TENANT IMPROVEMENT ( BY OTHERS) ~ '# 1071 RETAIL SHELL BLDG.' 10,000 S .F. ~ _ # 107 'TENA",_r.IM!,RO~.EMENT ( BY OTHE:::R..:.:S,,-,-) __ ~ .• '# 200 1 TARGET BUILDING PAD ~ _________ # 200' TARGET ( BLDG . CONSTRUCTION BY OTHERS) ~ # 200' FIXTURING, MERCHANDISE, OPEN TO PUBLIC ~ W # 201' CONCRETE REINFORCED PILES .~ # 2011 JUNIOR ANCHOR SHELL BLDG.' 20,000 S.F. .. '# 2011 TENANT IMPROVEMENT ( BY OTHERS) .. ;W # 2021 CONCRETE REINFORCED PILES ~, . # 2021 JUNIOR ANCHOR SHELL BLDG. 1 20 ,000 S.F . -~ # 2021 TENANT IMPROVEMENT (BY OTHER~) . ~. . # 300 , CONCRETE REINFORCED PILES .~ -.... ______ ~::~# 300 1 CINEMA I 51,200 S.F. "I T # 300 1 PROJECTOR ROOM 1 (BY OTHERS) .. _ # 300 1 FIXTURING, MERCHANDISE, OPEN TO PUBLIC Description I CONCRETE REINFORCED PIL =ES=---__ 3011 PARKING STRUCTURE ( GROUND + .3 LEVELS) 302 I CONCRETE REINFORCED PILE:.:-S'--__ 3021 RETAIL SfiE~L BLDG. 11 ~000 S.F. I" ~~-, TENANT IMPROVEMENT (BY OTHER ~) # 3031 CONCRETE REINFORCED PILES 3031 RETAIL SHELL BI-.DG-,! 6 ,5000 S.F. # ]03 I TENANT IMPROVEMENT ( BY OTHERS) # 3041 CONCRETE REINFORCED PILES # 3041 RETAIL SHELL BLDG . I 5 ,000 S.F . # 304 I TENANT IMPROVEMENT ( BY OTHERS) # 3051 CONCRETE REINFORCED PILES it 3051 RETAIL SHELL BLDG . I 8 ,000 S.F. # 305 I TENANT IMPROVEMENT ( BY OTHERS) # 30S I CONCRETE REINFORCED PILES # 30S1 RETAIL SHELL BLDG. I 3.000 S.F. # 30S 1 TENANT lM ~~OVEM~N!..L~Y OTHER ~L # 307 I CONCRETE REINFORCED PILES ,----- . 1!}071B-ETAIL SHELL BLDG. 11,000 S.F. _ # 3071 TENANT IMPROVEMENT ( BY OTHERS 1 5t1 .• S= .... ,-,-.'. I Ii h!l!1. Orig Our -. 2d 98d 44d 2d 88d 44d --. 2d 76d - 32d 2d 88d --- 44d 2d 66d 32d 3d JUNIOR ANCHOR , RETAIL BUILDINGS , BLDG . PADS ... Earl y Start " • I , I • I , 24NOV06 19FEB07 30JUL07 28NOVOS 19MAR07 30JUL07 30NOV06 09APR07 lSAUG07 04DECOS 27MAR07 30JUL07 06DEC06 24APR07 15AUG07 08DEC06 22MAY07 # 400 I ANCHOR BUILDING PAD (TURN OV ER DAT E) 10d 0 5DECOS # 400 I ANCHOR ( BL DG. CO NST R U CTION BY OTHERS I 176d 1 9DEC06 # 400 I FIXTURING, MERCH ANDISE , OPEN TO PUBLIC 44d ,OJUL07 # 404 1 FITNESS BUILDING PAD (TURN OVER DATE) 10d 0 'I # 404 I FITNESS l BLDG . CONSTRUCTION BY OTHERS) -. 132d 1FEB07 --- 5FEB07 # 404 !..I~_ANT IMPROVEMENT ( BY OTHERS) ____ . 44d 'OJUL07 # 401 I CONCRETE REINFORCED PILES 3d 1 lDECOS # 4011 JUNIOR ANCHOR SHELL BLDG . I 18 ,000 S.F. 98d C 2JAN07 # 4011 TENANT IMPROVEMENT ( BY OTHERS) 44d ,OJUL07 # 402 I CONCRETE REINFORCED PILES 3d 1 lDEC06 ---- # 4021 ~UNIOR ANCHOR SHELL BLDG .. -'.H,500 S.F . ,!402 1 TENANT IMPROVEMENT [llY OTHERS) # 403 I CONCRETE REINFORCED PILES # 403 I R_E! AIL S!i~LL !lLDG. I 6,OQQ..~.F. __ _ 1 #403/TENANTIMPROVEMENT(~~QI~ERS) # 405 I CONCRETE REINFORCED PILES ---- 1/ 4051 ~UNIOR ANCHOR SHELL BLDG .115,OOO S.F. # 40 ~1 I EN!'t:!T IMPROVEMENT ( BY ()TH!ORS ) 1/ 406 I CONCRETE REINFORCED PILES 1-' - # 40S I RETAIL SHELL BLDG . IS ,SOO S.F. # 40S 1 TENANT IMPROVEMENT (BY OTHERS) Start date 250CT05 Finish dale 27SEP0 7 Data da le 250CT05 Run da i. 02MAY06 y.~~umber 3A - 98d 44d 2d 66d ---- 32d 3d B8d 44d 2d 6Sd 44d ---_ .. ------ © ~rimave{a SYSle~.:.'. t~n_;:c.~ _____________________ _ 30JAN07 30JUL07 21DEC06 27FEB07 15AUG07 26DEC06 27MAR07 30JUL07 27DEC06 24APR07 30JUL07 _ .. Earlv Fini sh • I, '" 27NOV06 OSJUL07 - 27SEP07 29NOV06 19JUL07 27SEP07 01DEC06 . - 24JUL07 27SEP07 05DEC06 27JUL07 27SEP07 ---- 07DECOS . - 2SJUL07 27SEP07 12DEC06 06AUG07 14JUN07 27SEP07 22DECOS 29MAY07 27SEP07 28DEC06 27JUL07 27SEP07 2BDECOS 2SJUL07 27SEP07 2005 200 6 N 0 J F M A M J J A S 0 THE LANDING 2007 2008 N 0 J f '" A M J J A S 0 N 0 J F M A M J J A S 0 N 0 J .. ' • . -• ;:.zt I '# 3011 .. JY # 302 I CONCRETE REINFORCED -.. NG STRUCTURE ( GROUND + 3 LEVELS) • ..,# 3021 RETAIL SHELL BLDG. I ll,OOO S.F. I [ .. < __ # 302 I TENANT IMPROVEMENT ( BY OTHERS) ":f. # 303 I CONCRETE REINFORCED PILES ~j"# 3031 RETAIL SHELL BLDG . I S,SOOO S.F. ~<_'# 303 1 TENANT IMPROVEMENT ( BY OTHERS I ":11 # 3041 CONCRETE REINFORCED PILES .. , [# 3041 RETAIL SHELL BLDG . I 5 ,000 S.F. .. ,_~# 3041 TENANT IMPROVEMENT ( BY OTHERS ) "1' # 305 I CONCRETE REINFORCED PILES .. g -# 3051 RETAIL SHELL BLDG . 18 ,000 S.F. ' .. _ # 3051 TENANT IMPROVEMENT ( BY OTHERS) "I # 3061 CONCRETE REINFORCED PILES .. "# 3061 RETAIL SHELL BLDG. I 3,000 S.F . ~ ... _ # 3061 TENANT IMPROVEMENT ( BY OTHERS) .. ,J;' # 307 I CONCRETE REINFORCED PILES .. # 307 I RETAIL SHELL BLDG. /1,000 S.F . .. _ # 3071 TE~NT IMPROVEMENT ( BY OTHERS) ... # 400 I ANCHOR BUI LDING PAD (TURN OVER DATE I F .. # 400 I ANCHOR ( BLDG . CONSTRUC TION BY OTHERS I M .. _ # 400 I FIXTURING , MERCHANDISE , OPEN TO PUBLIC .. .-# 4041 FITNESS BUILDING PAD (TURN OVER DATE I .. '# 404 I FITNESS ( BLDG. CONSTRUCTION BY OTHERS I L .. _-# 404 1 TENANT IMPROVEMENT ( BY OTHERS) .... l' # 401 I CONCRETE REINFORCED PILES .. # 401 I JUNIOR ANCHOR SHELL BLDG. /18,000 S.F. .. ~ # 4011 TENANT IMPROVEMENT ( BY OTHERS) .. l?# 4021 CONCRETE REINFORCED PILES .. 1# 4021 JUNIOR ANCHOR SHELL BLDG. I 17 ,500 S.F. .. _ # 402 I TENANT IMPROVEMENT ( BY OTHERS) "'1\ 1/ 403 1 CONCRETE REINFORCED PILES .. # 4031 RETAIL SHELL BLDG. 16,000 S.F. .. _' # 403 I TENANT IMPROVEMENT ( BY OTHERS I .. ~ # 405 I CONCRETE REINFORCED PILES .. # 4051 JUNIOR ANCHOR SHELL BLDG . 1 15,000 S.F . .. -. # 4051 TENANT IMPROVEMENT ( BY OTHERS) 1 4# 4061 CONCRETE REINFORCED PILES .. '# 40S 1 RETAIL SHELL BLDG . 16,500 S.F. .. _ # 40S I TENANT IMPROVEMENT ( BY OT_HERS ) 2009 A _Ea rlyba r M ~ Early slart poln! -I Earlv finish point J J S.D. DEACON CORP. OF WASHINGTON _ P ro g re ss bar _ Critica l bar --Su mmary oar • SIan mlles!one p01n1 • Fmish milestone point • R.c. Construction & Management Inc. R. C. Construction & Management Inc. 20503 aa 1h Av. West Edmonds, WA 98026 425·778·1921 Fax: 425 778-3921 Cell: 206-419-0853 Email: rccmi@comcast.nel Harvest Paltnel$.tELOPMENT PlANNING , ·~'TV OF RENTON May 22, 2006 KeriWeaver JUN 07 2IDl ,iCEIVED City of Renton, Development Services Division Renton City Hall 1055 So Grady Way Renton, WA. 98055 RE: Construction Mitigation Description, The Landing, Retail mixed use development • Proposed construction dates: We started construction on the East portion of the s~e on November 1st 2005, and expect to be complete with all hard construction activity October 15,h 2007 Several potential tenants may construct their own buildings, thus making it impossible to foresee their construction completion dates • Hours and days of operation: We intend on working from 6:30 AM to 6:30 PM Monday through Friday of every week. If we fall behind schedule, and require overtime work to take place during hours other than those listed, we will inform the city in advance. • Proposed hauling I transportation routes: We intend on receiving deliveries and materials from the Highway 405 ramp, just NE of the project, with delivery coming to the buildings, numbered according to their construction sequence. Some truck traffic may choose to deliver via the local street network. We intend on working w~h Renton's Traffic and Engineering dept. on routes during the construction of the streets in the neighborhood. • Measures to be implemented to minimize dust, traffic, and transportation impacts, erosion, mud, noise, and other noxious characteristics: Our construction activ~y will employ measures to reduce dust when it is a problem. We will use watering trucks to keep the soils from drying out and creating dust. Erosion will be controlled in accordance with the TESC plans submitted with each construction package. The s~e currently has erosion controls in place. Mud will be mitigated with the use of haul entrances made up of quarry spall or other suitable material to keep any mud generated on the project. Noise will be similar to that generated by a project of this size and scope. The surrounding community is mostly commercial or industrial so there sensitivity to noise should be less than a more residential populace. • Any special hours proposed for construction hauling (ie: weekends or nights) We currently see no need to haul during non business hours. If this should change, we will inform the city of our intentions. . ~ • Page2 May 22, 2006 • Prelim inary traffic control plan: This project will have 4 or more construction package sequences. Each package has the potential of requiring a traffic control plan. Pod 1 will consist of buildings along the new 10'" st. Pod 2 consists of buildings East of Park Av. Pod 3 consists of buildings North of 10'" St and West of the entertainment blvd. Pod 4 consists of buildings along the North side of 8'" St. Beyond the building construction, the site work will be done in 2 time frames starting with work East of Park Av. Work West of Park Av. will commence after the preload settlements are complete. Plans will be submitted for the City's review more timely to the actual construction activity. The city should provide Harvest Partners with its traffic control plan for the road building activity occurring later this year, so we can work together on the best solution to traffic issues. • Crane uses: We may employ tower cranes for at least one construction package at The Landing. Perhaps 2 cranes will be in use, but neither crane is expected to be higher than the surrounding building to the Northwest and South. This completes the "Construction Mitigation Description" document. Sincerely, Rob King Harvest Partners CC: Nicole Hemandez Sidney Hunt Blaine Lee Scott Evans Form WA-S (6/76) ) :'::ommltment File No.: NC5-129697-WAI Page No. I To: ~ First American Title Ins'Jrance Company National Commel1 fal Services JUN 072006 RECEIVED 2101 Fourth Avenue, Suite 8~ , Seattle, WA 98121 (206) 728-0400 -FAX 206) 448-6348 Mike Cooper (206) 615-3107 mcooper@firstam.com Boeing Realty Corporation P.O. Box 3707, M/C IF-58 Seattle, WA 98124-2207 Attn: Jeff Adelson THIRD REP( RT SCHEDULE A Donna Koerber (206) 615-3021 dkoerber®firstam.com File No.: NCS-l29697-WA1 Your Ref No.: Lots 1-4, Lakeshore landing 1. Commitment Date: December 16, 2004 at 7:30 A . .,. 2. Policy or Policies to be Issued: AMOUNT PREMIUM TAX Natlonal Rate Extencled Owner's Coverage $ To follow $ $ Proposed Insured: Transwestern Harvest Lakeshore, 1.1.C., a DelaWl -e Umited liability Company Developer Rate Extended Mortgagee's Coverage $ To follow $ $ Proposed Insured: To follow 3. The estate or Interest In the land described on Pi ge 2 herein Is Fee Simple, and tltle thereto is at the effective date hereof vested in: The Boeing Company, a Delaware Corporation 4. The land referred to In this Commitment is descrlt·:d as follows: The land referred to In this report Is described in I Khlblt A attached hereto. first American Title InSUI mee Company Form WA-S (6/76) Commitment , :,,~ LEGAL DESCRJP110N: EXHIBIT " \' File No.: NCS-129697-WAl Page No.2 Lots 1, 2, 3 and 4, Boeing Lakeshore Landing, a Binding Site PI In, recorded under Recording No. " . \ i Situate in the City of Renton, County of King, State of Washing on. first AmerIcan 77tJe JnsU/ rnee Company Form WA-S (6/76) • Commitment SCHEDULE B -! EcnON 1 REOUIREM m:§ The following are the Requirements to be complied with: Ale No.: NC5-129697-WAl Page No.3 Item (A) Payment to or for the account of the Granton or Mortgagors of the full consideration for the estate or Interest to be Insured. Item (6) Proper Instrument(s) creating the estate or In ~rest to be Insured must be executed and duly flied for record. Item (C) Pay us the premiums, fees and charges for tho policy. Item (D) You must tell us In writing the name of anyo e not referred to in this Commitment who will get an interest in the land or who will m, <e a loan on the land. We may then make additional requirements or exceptions SCHEDULE B -! EcnON 2 GENERALEXC iPTIONS The Policy or Policies to be issued will contain ExceptiOn! to the following unless the same are disposed of to the satisfaction of the Company. A. Taxes or assessments which are not shown a: existing liens by the records of any taxing authority that levies taxes or assessments on real lroperty or by the public records. 6. Any facts, rights, interest, or claims which are Jl( : shown by the public records but which could be ascertained by an inspection of said land or by naklng Inquiry of person In possession thereof. C. Easements, claims of easement or encumbrances vhich are not shown by the public records. D. Discrepancies, conflicts In boundary lines, sham Ie In area, encroachments, or any other facts which a correct survey would disclose, and which Ire not shown by public records. E. (1) Unpatented mining c1aimsi (2) reselVatlons or exceptions In patents or In acts authorizing the issuance thereof; (3) Water rights, claims or title :0 water; whether or not the matters excepted under (1), (2) or (3) are shown by the public f( :ords; (4) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, Including easel lents or equitable servitudes. F. Any lien, or right to a lien, for selVices, labor, naterlals or medical assistance theretofore or hereafter furnished, imposed by law and not sho ... 1 by the public records. G. Any selVice, Installation, connection, malnte ance, construction, tap or reimbursement chargeS/costs for sewer, water, garbage or electrl Ity. H. Defects, liens, encumbrances, adverse claims or I ther matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgages thereon covered by this Commitment. First American 77tle lnsu, mCB Company Fonn WA·5 (6[76) Commitment SCHEDULE B -SEI nON 2 { continued I SPECIAL EXCEP' lONS 1. Reservation of Easement, Including terms and pro Islons contained therein: Recording No.: 4662540 Reserved By: Pacific Coast Raih lad Company Affects: As described ther-in Ale No.: NCS-129697·WAl Page No. 4 ( 2. This Item has been Intentionally deleted. , 3. Easement, Including terms and provisions contalm :I therein: Recording Information: 8805190541 In Favor of: The City of Rento I For: Utilities Affects: an Easterly portio I of lots 2 and 3 (ThIs exception will be deleted by endorsement fn m the Polley upon recordation of a release of easement by the City of Renton) . 4. Easement, including terms and provisions contalru d therein: Recording Information: . 8811300191 In Favor of: The City of Rento I For: Public Utilities Affects: a SOutherly portk , of Lot 3 (ThIs exception will be deleted by endorsement fn m the Polley upon recordation of a release of easement by the City of Renton) . 5. A document entitled "Agreement and Ucense for I re Main Inter-Tie", executed by and between The Boeing Company and The City of Renton recc ded June 6, 1991, as Instrument No. 9106060988 of Official Records. 6. Easement, Including terms and provisions contain< :I therein: Recon:llng Information: 9207130661 In Favor of: puget Sound Pow !r and Ught Company For: Electric Transmls! on/Dlstrlbutfon SUbstations Affects: Various locatIons First Amerfcan T7tIe InsUl mee Company Form WA·5 (6/76) • COmmitment 7. Easement, Including terms and provisions contalm j therein: Recording Information: 9607220167 In Favor of: The City of Rento I File No.: NCS·129697·WAl Page No. 5 For: a remote control anel, architectural control wall and railing, together with alii ecessary appurtenances Affects: a Southwesterly ~ lrtion of lot 3 (ThIs exception will be deleted by endorsement fn 11 the Policy upon reconjatlon of a release of easement by the City of Renton) . 8. This item has been intentionally deleted. 9. Easement, including terms and provisions contal", :I therein: Recording Information: 20011205003127 In Favor of: The City of Rento I For: Sanitary Sewer Affects: a Northerly portle 1 of Lot 2 10. Easement, Including terms and proVisions contalnl :I therein: Recording Information: . 20011205003128 In Favor of: The aty of Rento I For: Sanitary Sewer Affects: a Northerly portle 1 of Lot 2 11. Easement, Including terms and provisions contal", d therein: Recording Information: 20011205003129 In Favor of: The City of Rente I For: Sanitary Sewer Affects: a portion of Lot 3 12. Easement, Including terms aoo provisions contalnl d therein: Recording Information: 20011205003130 In Favor of: The City of Rente I For: Sanitary Sewer Affects: a portion of Lots and 3 13. Development of portions of said premises and the :erms and conditions thereof: Reconjed: August 2, 2002 Reconjing No.: 2002080200022'1 l'I. A document entitled "Development Agreement for Renton plant redevelopment", executed by and between The Boeing Company and The City c 'Renton reconjed December 10, 2003, as Instrument No. 20031210001637 of Official Recor s. First American Title InsUi /nce Company Form WA·5 (6f76) Commlbnent Rle No.: NCS-129697·WAl Page No.6 15. Reservations and exceptions, Including the terms i nd conditions thereof: ReselVlng: BoeIng shall have the perpetual right to operate, maIntain, repaIr and replaCl the bridge abutments presently on the property, the 13,i JO-volt feeder duct presently on the property, and the storm seI 'er presently on the property, together with all necessary or com mlent appurtenances to such abutments, duct and sewer, and sl all have the light of acoess over and across the property to el able BoeIng to exercise Its rights hereunder. The description < 1CI approximate location of such abutments, feeder duct and 5 orm sewer are shown as numbers 5, 6, 9 and 120 In Exhibit B c said document. Reserved By: The BoeIng Com~ my, a Delaware corporation Recorded: March 18, 1997 Recording Information: 9703181422 Note: No determination has been made regarding :he current ownership of said reserved rights. Said Instrument Is a re-record of Recording No. 9f l2120855. NOTE: THIS EXCEPTION WILL NOT APPEAR IN T lE FORTHCOMING POliCY 16. Declaration of Covenants, Conditions, and Restrld Jns: Recorded: Recording no.: November 19, 2004 20041119001959 17. Uen of the Real Estate Excise sales Tax and Surd uge upon any sale of said premises, If unpaid. As of the date herein, the exdse tax rate 'or the City of Renton Is at 1.78%. Levy/Area Code: 2100 18. Easement, including terms and provisions contain, d therein: Recording Information: In Favor of: The Boeing Coml my For: Temporary Stom vater facility Affects: As described thel !In 19. Easement, Including terms and provisions contain. d therein: Recording InformatIon: In Favor of: The Boeing Coml ~ny For: Utility Affects: As described thel !in FIrst AmerIaIn ntle Insu, mee Company • Form WA-S (6/76) Commitment 20. Easement, Including terms and provisions contain! j therein: Recording Information: In Favor of: The Boeing Com~ my For: Water Line Affects: As described ther In 21. Easement, including terms and provisions contain! :l therein: Recording Information: In Favor of: The Boeing Com~ my For: Utility Affects: As described ther ,in 22_ Easement, including terms and provisions containr d therein: Recording Information: In Favor of: The Boeing Com~ my For: Temporary Acces and Utility Affects: As described ther ,in 23. Easement, including terms and provisions contaIn. d therein: Recording Information: In Favor of: The Boeing Com~ 3ny For: Temporary Storrr 'later Facility Affects: As described ther ,In 24. Easement, including terms and provisions contain_ d therein: Recording Information: In Favor of: The Boeing ComJ 3ny For: Water Line Affects: As described ther lin 25. Easement, including terms and provisions contain-d therein: Recording Information: In Favor of: The Boei ng Coml 3ny For: Water Line Affects: As described thel lin 26. Easement, Including terms and provisions contain d therein: Recording Information: In Favor of: The Boeing ComJ any For: Temporary Storrr Nater Facility Affects: As described thel !In FIrSt Amerfcan TItle Insu mce Company FUe No_: NCS-129697-WAl Page No.7 Form WA-5 (6/76) COmmitment File No.: NCS-129697-WAl Page No. 8 NOTE: General Taxes for the year 2004 have beE 1 paid In full under tax account nos. 082305- 9220-05,082305-9221-04,082305-9011-08,0823 15-922-03,082305-9079-07,082305-9204-05, 082305-9037-08 and 082305-9152-07 INFORMAnONAl~N=OTE~S~ __________________ ~ A. Effective January 1, 1997, and pursuant to amend nent of Washington State Statutes relating to standardization of recorded documents, the follow 'l9 format and content requirements must be met. Failure to comply may result In rejection of I Ie document by the recorder • . B. Any sketch attached hereto is done so as a courte y only and is not part of any title commitment or policy. It is furnished solely for the purpose of lSSistlng In locating the premises and Arst American expressly dlsdalms any lIabUlty which m y result from reliance made upon It. C. The description can be abbreviated as suggested I elow If necessary to meet standardization requirements. The full text of the description mu! : appear In the document(s} to be Insured. Lots 1-4, Boelng lakeshore landing, BSP _____ • APN: 082305-9220,082305-9221-04,082305-90: 1-08,082305-922-03,082305-9079-07, 082305-9204-05, 082305-9037-08 and 082305-91 ;2-07 D. A fee will be charged upon the cancellation of his COmmitment pursuant to the Washington State Insurance COde and the filed Rate SChedule )f the COmpany. END OF SCHED JLE B· Rrst American ntle /nsu 'flee Company • Form WA-5 (6{76) \:ommltment i '\)1""., ~~ First American Title Ins. ranee Company National Commerci. ISlfIrvices COMMITMI NT Conditions and sti ,ulatlons Ale No.: NC5-129697-WAl Page No.9 1. The tenn "mortgage" when used herein shall incl Ide deed of trust, trust deed, or other security Instrument. 2. If the proposed Insured has or acquires actuc knowledge of a defect, lien, encumbrance, adverse claim or other matter affecting the esta 2 or Interest or mortgage thereon covered by this Commitment, other than those shown in Sci edule B hereof, and shall fail to disclose such knowledge to the Company In writing, the Compa Iy shall be relieved from liability for any loss or damage resulting from any act or reliance herec 1 to the extent the Company Is prejudiced by failure to so disclose such knowledge. If the pre IOSed Insured shall disclosure such knowledge to the Company, or If the Company otherwise acq Jlres actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the :ompany at Its option, may amend Schedule B of this Commitment accordingly, but such amendr lent shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of thl se Conditions and Stipulations. 3. liability of the Company under this Commitment shall be only to the named proposed Insured and such parties Included under the definition of Insured In the form of Policy or Policies committed for, and only for actual loss Incurred n reliance hereon In undertaking in good faith (a) to comply with the requirements hereof, or (I ) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or In-erest or mortgage thereon covered by this Commitment. In no event shall such liability ex eed the amount stated In Schedule A for the Policy or Policies committed for and such liability Is subject to the Insuring proviSions, exclusion from coverage, and the Conditions and Stipulatlor ; of the fonn of Policy or Policies committed for In favor of the proposed Insured which are heref y Incorporated by references, and are made a part of this Commitment except as expressly mod led herein. 4. Any claim of loss or'damage, whether or not ba ed on negligence, and which arises out of the status of the title to the estate or interest or the en of the Insured mortgage covered hereby or any action asserting such claim, shall be res icted to the provisions and Conditions and Stipulations of this Commitment. First American TItle Insu. mce Company Fonn WA-5 (6/76) Commitment The First AmerIcan Cor oration First American TItle InslJ '1Ines Company National Commerci. ,1 ServIces PRlVACYPO ICY We Are COmmitted to safeguarding ClIStomer Information file No.: NCS-129697-WAl Page No. 10 In order to better serve your needs now and In the futllre, we may ask you to pre ide us with certain Infonnatlon. We undemand that you may be concerned about what we wll do with such Information particularly any personal or nandallnfcrmatlon. We agree that you have a right to know how we wll udUze the personal information you provide to us. Therefore, together w h our parent company, The first Amerlcan Cmporation, we have adopted thIS Privac.y Policy to govern the use and handling of your personallnforma' ,n. Applicability This Privacy Policy governs our use of the Information which you ptO'IIde to us. It loes not govern the manner In which we may use Information we have obtained from any other source, such as Information obtained from a public .. cord or from anotheI-person or enllty. first American has also adopted broader guideUnes that govem our use or personal information rega" ISS of 11$ SOUrce. first American calls these guldeUnes Its fair Information Vallle$, • copy of which can be found on air website at www.llrstam.a: , Typu of Information Dependlng upon which of our services you are utilizing, the types of IlQnpubilc pers< ,allnformation that-we may collect Indude: • Information we receive from you on applications, forms and n other tornm\.Illcations to us, whether In writing, In person, by telephone or any other means; • InfurmatIon about your transactions with us, our affiliated CO/J .. nles, or others; and' • Information we receive from a consumer reporting agency. Use of Information We request Information from you fur our own legitimate business purposes and", for the benefit of any nonafflliated party. Therefore, we will not release your Information to nonaffiliated parties except: (1) as necessary for us to ./OVIde tile product or service you h .... requested of us; or (2) a. permitted by law. We may, however, 5tIlre such information IndefInltely, including ,. period after which any customet relationship has ceased. Such Wcrmatlon may be used for any Internal purpose, such as quality control effctt or custcmer analysis. We may also provide aft of the types of nonpubllc personal Wcrmation listed abolle to on. or more of our afflIlated compi lies. Such afflIlated companies Indude financial servk:e proWleIs, such as titie Insure!$, property and casualty Insurers, and Irust and Investment 11M orr companies, OI'companles InvolVed In real estate services, such as appraisal companies, home warranty companies, and escrow companJes. Fur lannom, we may also provide all the information we collect, as desa1bed .boIIe, to companies ti1at perform marl<etlng services on our behalf, on ""'alf or our aIIillated companies, or II> other IInandallnstitutions with whom we or our affiliated companies haIIe joint matkotIng agreements. former customers Even W you are n.1onger our cu_, our PrIvacy Policy win continue 10 apply to I ",. Confidentiality and Security We wia use our best elforts to ensure ti1at no unauthorized parties haIIe access to Iny or your Informatlon_ We restrict aa:ess to nonpublic personal Information about you to those Individuals and entities who need to Icoow that Info, 1atIon to provide produds or services to you. We wiN use our best efforts to train and oversee our employees and agenl$ to ensure that your Informa ", will be handled responsibly and In accordance with this PrIvacy Policy and First American's fair Inlonnation Values. We CU1TenIIy maintain physic I, electronic, and procedural safeguards that comply with federal regulations to guard your ",,"public personallnformaUon. c 2001 The First AmeI1can COrpo"'tion -All RJghts Reserved First Amertcan TIf:Ie lnsul 'nee Company • Form No. 14 Subdivision Guarantee Issued by Guarantee No.: N(S.229509·WAl First American Title Insurance Company 2101 Fourth Avenue, Suite 800, Seattle, WA 98121 Title Officer: Mike Cooper Phone: (206)728-0400 FAX-(206)448-6348 First American 77tle Insurance Company Form No. 14 Subdivision Guarantee (4-10·75) Guarantee No.: NCS-229509-WAl Page No.: 1 First American Title Insurance Company N"IfOl1llI Commercl"I5ervICflS 2101 Fourth Avenue, Suite 800, Seattle, WA 98121 (206)728-0400 -FAX (206)448-6348 SUBDIVISION GUARANTEE UABIUlY $ 3000.00 ORDER NO.: NCS-229509-WAl FEE $ 500.00 TAX $ 44.00 YOUR REF.: Lots 2-3, Lakeshore Landing First American ntle Insurance Company a Corporation, herein called the Company Subject to the liability Exduslons and limitations set forth below and in Schedule A. GUARANTEES W&H Pacific 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. UABIUlY EXCLUSIONS AND UMITATIONS 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 tltle 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: April 14, 2006 at 7:30 A.M. First American rlffe Insurance Company Form No. 14 Subdlvlslon Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: Guarantee No.: NCS-229509-WAl Page No.: 2 Transwestern Harvest Lakeshore, L.L.c., a Delaware limited liability company B. That according to the Company's title plant records relative to the following described real property (Induding those records maintained and indexed by name), there are no other documents affecting title to said real property or any portion thereof, other than those shown below under Record Matters. The following matters are excluded from.the coverage of this Guarantee: L Unpatented Mining daims, reservations or exceptions in patents or in acts authorizing the Issuance thereof. 2. Water rights, daims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: LOTS 2 AND 3 BOEING LAKESHORE LANDING, A BINDING SITE PLAN, RECORDED DECEMBER 23,2004 UNDER RECORDING NO. 20041223000856. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. APN: 088660-0020-02 : 088660-0030-00 First American Title Insurance Company Form NO. 14 Subdivision Guarantee (4-10-75) RECORD MATTERS: 1. 2. General Taxes for the year 2006. Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed land Value: Assessed Improvement Value: (Affects Lot No.2) General Taxes for the year 2006. Tax Account No.: Amount Billed: ~ount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: (Affects Lot No.3) 088660-0020-02 $ 54,189.60 $ 0.00 $ 54,189.60 $ 4,535,600.00 $ 0.00 088660-0030-00 $ 98,876.15 $ 0.00 $ 98,876.15 $ 8,276,600.00 $ 0.00 • Guarantee No.: NCS-229S09-WAl Page No.: 3 3. Reservations and exceptions, induding the terms and conditions thereof: Reserving: Undlsdosed Reserved By: Pacific Coast Railroad Company Recorded: Undisclosed Recording Information: 4662540 4. Relinquishment of all existing and future rights to light, view and air, together with the rights of access to and from the State Highway constructed on lands conveyed by document In favor of the State of Washington: Recorded: October 18, 1956 Recording No.: 4740681 5. Easement, Including terms and provisions contained therein: Recording Information: May 19, 1988 under Recording No. 8805190541 In Favor of: The aty of Renton, a municipal corporation For: Utilities Affects: an Easterly portion of Lots 2 and 3 6. Easement, Induding terms and provisions contained therein: Recording Information: November 30, 1988 under Recording No. 8811300191 In Favor of: The aty of Renton, a munldpal corporation For: Public utilities Affects: a Southeriy portion of Lot 3 First American 77t1e Insurance Company Form No. 14 Subdlvls!on Guarantee (4-10-75) Guarantee No.: NCS .. 229S09-WAl Page No.: 4 7. The terms and provisions contained in the document entitled "Agreement and Ucense for Fire Main Inter-Tie" recorded June 6, 1991 as 9106060988 of Offidal Records. By and between The Boeing Company and The City of Renton, a municipal corporation. 8. Easement, induding terms and provisions contained therein: Recording Information: July 22, 1996 under Recording No. 9607220167 In Favor of: The City of Renton, a munldpallty For: A remote control panel, architectural control wall and railing, together with all necessary appurtenances Affects: a Southwesterly portion of lot 3 9. Reservations and exceptions, including the terms and conditions thereof: Reserving: Right to operate, maintain, repair and replace the bridge abutments Reserved By: The Boeing Company, a Delaware corporation Recorded: Recording Information: March 18, 1997 9703181422 Said instrument is a re-record of recording no(s). 9612120855 recorded on December 12, 1996. 10. Covenants, conditions, restrictions and/or easements: Recorded: November 17, 2000 Recording No.: 20001117000535 11. Easement, including terms and provisions contained therein: Recording Information: December 5, 2001 under Recording No. 20011205003127 In Favor of: The City of Renton, a municipality For: Sanitary sewer pipeline Affects: a Northerly portion of Lot 2 12. Easement, Including terms and provisions contained therein: Recording Information: December 5, 2001 under Recording No. 20011205003128 In Favor of: The City of Renton, a municipality For: Sanitary sewer pipeline Affects: a Northerly portion of Lot 2 13. Easement, Including terms and provisions contained therein: Recording Information: December 5, 2001 under Recording No. 20011205003129 In Favor of: The City of Renton, a municipality For: Sanitary sewer pipeline Affects: a portion of Lot 3 14. Easement, including terms and provisions contained therein: Recording Information: December 5, 2001 under Recording No. 20011205003130 In Favor of: The City of Renton, a municipality For: Sanitary sewer pipeline Affects: a portion of Lots 2 and 3 First American 77t/e Insurance Company FOrm No. 14 Subdiviston Guarantee (4-10-75) Guaranb!e No.: NCS·229S09·WAl Page No.: 5 15. The tenns and provisions contained In the document entitled "Development Agreement" recorded August 2, 2002 as Recording No. 20020802000224 of Offidal Records. By and between The Boeing Company, a Delaware cnrporatlon and aty of Renton, a municipal cnrporation. 16. The terms and provisions contained In the document entitled "Development Agreement for Renton plant redevelopment" recnrded December 10, 2003 as Recording No. 20031210001637 of Official Records. By and between The Boeing Company, a Delaware cnrporatlon and the aty of Renton, a municipal corporation. 17. Covenants, conditions, restrictions and/or easements: Recorded: November 19, 2004 Recording No.: 20041119001959 18. Easement, including terms and provisions contained therein: Recording Information: December 28, 2004 under Recording No. 20041228001864 In Favor of: The Boeing Company, a Delaware corporation For: Water line Affects: as described therein 19. Easement, including terms and provisions contained therein: Recording Information: December 28, 2004 under Recording No. 20041228001869 In Favor of: The Boeing Company, a Delaware cnrporation For: Water line Affects: as described therein 20. Easement, including terms and provisions cnntalned therein: Recording Information: December 2B, 2004 under Recording No. 20041228001870 In Favor of: The Boeing Company, a Delaware corporation For: Temporary stonnwater fadllty easement Affects: as described therein 21. Covenants, conditions, restrictions and/or easements: Recorded: December 28, 2004 Recording No.: 20041228001871 22. Tenns, covenants, conditions and restrictions as contained in recorded Lot Une Adjustment (Boundary line Revision) LAU·04-081·BSP : Recorded: December 23, 2004 Recording Information: 20041223000856 Rrst Amertcan Title Insurance Company Form No. 14 Subdivl~on GUOf.oree (4-10-75) Guar.oree No.: NCS-229569-WAl Page No.: 6 23. A finandng statement recorded December 28, 2004 as Recording No. 20041228001874 of Official Records. Debtor: Transwestem Harvest Lakeshore, L.l.c. Secured party: Asian Realty Partners II, L.P. 24. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Transwestern Harvest Lakeshore, Ll.C., a Delaware limited liability company Grantee/8eneficlary: Bank of America, N.A., a national banking association Trustee: PRLAP, Inc., a Washington corporation Amount: $30,000,000.00 Recorded: April 1, 2005 Recording Information: 20050401000761 Affects: The land and other property. 25. Matters that may be disclosed upon recordation of the final subdivision. First American Titfe Insurance Company Form No. 14 SUbdM~on Guarantee (4-10-75) INFORMATIONAL NOTES Guarantee No.: NC5-229S09-WA1 Page No.: 1 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 premlses and Rrst American expressly disdai ms any liability which may result from reliance made upon it. First Amerialn Title Insurance Company Form No, 14 Subdivision Guarantee (4-10-75) GUiltantee No,: NCS·229509·WAl Page No,: 8 SCHEDUlE! OF EXCLUSIONS FROM COVERAGE! OF THIS GUARANTEE 1. Except to the extent that specific assurance are provided In Sctledl,Jle A of this Gwrantee, the Company a5Sl!mes 00 Uabifity for loss or damage by reason of the following: {a} Defects, liens, 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 asses.s.ments on real property; or, (2) Proceedings by a public agency which may result In taxes or assessments. or notices of such proceedings, whether 0( not the matters excluded under (1) or (2) are shown by the records of the taxing authOrity or by the public records, (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance tIlereofj (3) water rights, claims or title to water, whether or not the matters exduded !SIder (1), (2) or (3) are shown by the public records. 2. NOtwithstandinO any specifIC assurances which are provided In Schedule A of this Guarantee, the Company 85'Su~ no liability f(lr loss or damage by reason of the foUowIll9: (a) Defects, liens. encumbrances, adverse claims or other matters affecting the title to any property beyond tile lines of the land expressly described in the descrlptiofl 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, Of the IiOht to maintaIn therein vaults, tunnels, ramps, or any structure or Improvements; or any rlghts or easements therein, unless such property. rights or easements are expressly and spe<:ifkally set forth in said descriptIOn. (b) Defects, 11e0St encumb~es, adverse claims or other matters, whether or not shown by the pubhe records; (1) which are created, suffered, assumed or agreed to by one or more of the As5ureds; (2) wllich result In no loss to the Assured; Of (3) which do not result In the Invalidity or potential invalidity of any judicial or non-Judlclal proceeding which Is wtthin tI1e 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 priority of any matter shown or referroo to in this Guarantee, GUARANTEE CONDmONS AND STIPULATIONS 1. OeflnlUop of Terms, The fofIowIng terms when used in the GU<¥"antee mean: (a) the MAsslJred"; the party or parties named as the Assured In this Guarantee, or on a supplemental writing executed by the Company, (b) "land": the land descrlbed or referred to In Schedule (A) (C) or In Part 2, and Improvements affixed thereto which by law constitute real property, The @rm "land" does not Include :any property beyond the lines of the area descrlbed or referred to in Schedule (A) (C) or In Part 2, nor any right, title, interest, estate or easement in abutting streets, r<lads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust. trust deed, or other security instrument. (d) 'public records" : records established under state statutes at Date of Guerantee for the purpose of Imparting constructive notice of matters relating to real property to purchasers for value and Without knowledge. (eJ "date": the effectlve_. 2. Not1ce of Claim to be Given by Assured Claimant. M Assured shall notify the Company promptly In writing In case knowledge shall come to an AssUred hereunder of any claim of title or interest which is adverse to the title to the estate or Interest, as stated herein, and which might (3U$e 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 shallifl no case prejudice the rights of any Assured under this Guarantee unless the CompanV shall be prejudiced by the IoIklre and then only to the extent of the prejtJdlCe, 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute at'tf action or proceeding to which the Assured is a party, notwithstanding the nature of any alegation in such don or procea1Ing, 4. Company's Option to Defend or Prosecute ActIons; Duty of Assured ClalmanttD Cooperate. Even thoogl1 ,he Company has no duty to defend or prosecute as set forth In Paragraph 3 above: (8) The Company shall have the right, at Its sole option and cost,. to Institute and prosecute any actlon or proceeding, Interpose a defense, as limited in (b), or to do any other act which In Its opinion may be necessary or desirable to establish the title to the estate or Interest as stated herein, or to establish the lien rights of the Asstnd, or to prevent or reduce loss Of damage to the Assured. The Company may take any appropriate action under the terms Of thIS Guarantee, whether or not it shall be liable hereunder, and shan not thereby coocede liability or waive any prOVision of this Guarantee. If the Company shaU exercise its rights under this pijl'agraph, it shall do so diligently. (b) If the Company elects to exercise Its options as stated in Paragraph <1(a) the Company shall have the right to select counsel of Its choiCe (subject t(l the right of such Assured to Object: for reasonable cause) to represent the A.s:sllred and shall not be Uable for and win not pay the fees of any other counsel, nor will the Company pay any fees, rosts or expenses incurred by lin Assured In the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall ~ brought an action or Interposed a derense as permitted by the provisions of this GUalantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, In Its sole tliscn;!tion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to proseOJte or provitle for the defense of any action or proceeding, an Assured shall secure to the Company the right to so pJosecute or proVide for the defense of art( action (lr proceeding, and all appeals therein,. and permit the Company to use, at Its 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 aid In any actiOn or proceeding, securing evidence, obtaining witnesses, proseruting (lr defending the action or lawful act which In the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, If the Company Is prejudice(l by the failure of the Assured to furnish the required cooperation. the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of Loss or Damage. tn 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 sf.gned and sworn to by the Assured shall be fumis/1e(S tQ the Company witllin ninety (90) days after the Assured shali ascertain the ~cts giving rise to the loss or damage. The proof of loss or damage shall descrtbe the matters covered by this Guarantee which constitute the basts of loss or damage and shaH state, to the extent posslble, the basis of calculating the amount of the loss or damage. If the Company Is prejudiced by the failure of the Assured to provide the reqUired proof of loss or damage, the Company's obligation to such Assured uncser the Guarantee shall terminate, In addltfoo, the Ass\I'ed may reasonabty be reqUired ro submit to examination under oath by any authorized representative of the Company anci shall produce for examination, Inspection and copying, at such reasonable times and places as may be designated by any authorlzed representative of the Company, al recor~, books, ledgers, checks, COrTe5POndence and memoranda, whether bearlng a date before or after Date of Guarantee, which reasonabty pertain to the loss {J( damage. Further. if requested by any authorized representative of the Company, the Assured shall grant its pennlSSi<»\ in writing, fot any authorized representative of the Company to examine, Inspect and copy aU recordst books, fedgers, checks, correspondence and memoranda In the custody or control of a third party, whlch reasonably pertain to the Loss or ~age. All information designated as contldentIal by the Assu"ed provided to tile Company, pursuant to this Sectlon shall not be disclosed to othefs unless, In the reasonable judgment of the Company, It is neteSSalrv in the administration of the claim, Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant pennlssion to secure reasonably necessary information from third parties as required 10 the above paragraph, unless prohibited by law or govem~ regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim, Foo'nNo, 1282 (Rev. 12/1Sl9S) First American Title Insurance Company 6. Options to Pay or Otherwise Settle Claims: Termination of Uablltty. 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 or liability or to Purchase the Indebtedness. The COmpeny shall have the option to payor settle or compromISe for or In the name of the AssJred any claim which could result In loss to the AssUred within the coverage or this Guarantee, or to pay the full amount of thiS Guarantee Of, If this Guarantee Is issued for the beneftt of B holder of a mortgage or a Iie:nhok1ert the Company $hall have the option to purchase the Indebtedness secured by said mortgage or Si'ld lien for the amount owino thereO(J~ together with arr; costs, reasonable attorneys' rees and expenses IncWTed by the Assured claimant which were autOOrized by the COmpany up to the time of purchase, Such purchase, payment or tender of payment of the full amount of tile Guarantee shaD terminate all liability Of tile COmpany hereunder. In the event after notice of dalm has been glven to tJ-e COmpany by the _ tJ-e COmpany offers to """'ase 5I!I1d indebtedness, the owner of such indebtednes$ shall transfer and assign said Indebtedness, together with any collateral security, to the COmpany upon payment of the purchase p~ce. upon the exorciSe by the Company of tJ-e option provided for In P"'9"aph (a) tJ-e Compall)"s obligation to tht!! Assured under this Guarantee ror tile dafmed loss or damage, other than to make the payment required In that paragraph. shall terminate, Induding My obhgaliOn to continue the defense or prosecuUon of any litigation for which the company has. exerdSed Is options under Paragraph .II, and the Guarantee $hall be surrendered to the Company for cancellation. (b) To ~ or Otherwise Settle With PartIes Other Than the Assured or WIth the Assu<edClalm",t To pay or otherwise settle with other parties for or In the name of an Assured elalmaht atPf dalm Assured .nst under this Guarantee, together with 8"'f costs, attorneys.' fees and expenses inCUrred by the Assured clalmaJ'lt which were authorized by the Company up to tho time 0/ payment and which the COmpany I, obligated to pay. Upon the exerd .. by tJ-e Company of the option provide<! for In Paragraph (b) the Company', obllgolion to tJ-e _ under this G""antee f<lf the daimed Io!;s or damage, other than to make the payment required 10 that paragraph, shell terminate, Induding any obligation to continue the defe:n5e or prosecution of Glny litigation for whtch the COr'npany has exerdsed its options; uncIer Paragraph 4. 7. DetermIJlotlon and Extent of liability. ThIs GlStantee Is a contract of Indemnity agalnst actual monetary loss or damage sustained or Incurred by the Assured dalmant who has suffered loss or damage by reason of reliance \.4X)O the assurances set forth In this Guarantee and only to the _ herein _rlbed, and subject to the Exclusion!; From Co'l''''lle 0/ ThIs -. The Uobillty of tJ-e Company under th~ Guarantee to tJ-e _ ...... not _d tJ-e least of: (a) the amount of liabilly stated In Schedule A or in Part 2; (1)) tJ-e amount or the unpaid ~nclpallndebtod"... oecued by the mortgage of an Assuted mortgagee, as limited or provided I.Ilder 5ectIon 6 of these Conditions and stJpUIatJons or .. reduced under 5e<:tlon 9 of these CondIUOIlIl and stJpulattons, at tJ-e time the loss or damage Assured again$1. by this Guarantee occurs, together With Interest thereon; or (e) the difference between the value of the estate or Interest covered hereby as stated herein and the value of the estate or Interest subject to any ~ lien or eocumbranc:e Assured against by this Guarantee, B. Limitation of liability. (a) U the Company _bll$heS tJ-e tille, or re-.s tJ-e aI~ed defect, I~n Of en:umbrance, or ctJn!!S IInf other matter Asswet1 against by this Guarantee In a ........ bly cIlJgent IlUlIVler by any methld, induding IJt;gatlOn and tJ-e completion of any appeals therefrom, ~ shall have ftA~ performed Its obJlgatlon$ with rospe<t to that _ and .... K not be _ for any loss or damage caused tJ-ereby. (b) In the event of any Mtigation by the COmpany or with the Company's consent, the Compaoy shall have no liability for loss or damage untll there has been 8 final __ ion by a oourt of competent JlM'isdictJon, and dlspooltlon of all appeals therefrom, adverse to the title, as stated herein, (e) The Company shaM not be liable for loss or damage to any Assured for liabiHty voluntarify assumed by the Assured in settHng any claim or suit without ,he prlorwrltt61 consent of the Company, 9. RedllCtion of LfabHIty or Tennlnation of Liability. All payments under this Gu ... _. except payments made for <Os!$, attomey>' fees and expenses pUfSlJant to Paragraph 4 shan r-ed'uce the amount of liability pro tanto. 10. Payment of l,o$$. (a) No payment shall be made without producing thfs Guarantee for endorsement of the payment unless the Guarantee has: been lost or destroyed, In which case proof of loss or destrvctlon shall be fll'nlshed to the satisfaction of the Company. (b) When lability and the extent of i ... or da"-has been deflnltely flxed in accordance with these CondItIons: and StIpulations, the loss or damage shall be payable wmn thirty (30) days thereafter. lL Subrog.-Upon Payment or Settlement. Whenever the Company shaD have settled and paid a em under tt)Is Guarantee, all right of subrogation shall 'lest in the COmpany ........ cted by any act of the _ claimant The Company shall be subrogated to and be ent!tle<l to all right!; and remedies which the AssUred woufd have had against any person or property in respect to the cIlIlm had this G ........ not been ISSued. If requested by the Company, tJ-e !\$SUre<! shall transfer to the Company all rights and remedies agairst any person or propelty neceswy in order to perfect this right or subrogation. The Assured shall pem'lit the company to sue, compromise Of settle In the name of the Assured and to use the na:me of the Assured In any transaction or litlgatlon InvQlving these rights or remedies. If a payment on account of a claim does not fullV cover the loss of the Assured the COmpany ..... be subrogated to all ~gI1ts and rome<fies of the A ... red "",,r tJ-e Assured shall h ..... reoovered Its principal, interest, and costs or ooUection. 12. Arbitration. Unless prohibited by appIJcable law, either the COmpany or tJ-e Assured m"" demand arbitration pu'SIJaftt to the TItle Insurance Arbitration RuJes of the Anwican ArbltnlHon Assodation, Arbltrable matters may Include, but are not limited to, any controversy or dalm between the COmpany and the Assured arising out of or remting to this Guarantee, any service of the COmpany In connection WIth ItS IsstIance or the breach of a Guarantee provision or other obligatton. All arbttrabfe matters when the Amount of Uabllity Is $1,000,000 or less shaU be arbitrated at the optJon of either Ihe Company or the Assured. Aft ClJbitrabie matters when the amount of liability IS In exteSS of $1,000,000 shall be .... trated only _ agreed to by both the COmpany and tJ-e Assured. The Rules In effect at Date or Guara .... shall be binding upon the pmles. The award may Include .ttorney$' fees only If the laws of tJ-e state in which the lard Is located permits a court to award attorneys' fees m a prevClHllg party. JucJgmenl: upon tJ-e award rendered by the Arbltrator(,) may be entered .. 8n\' oourt hlMng jUrisdlct~n theraof. The law of the situs of the Ianel shall apply to an arbttratlon under the TItle Insurance Arbitration Rules. A copy of the Rules may be 0btai0eCI from the Company "4K>n request, 13. Liability Limited to Thlo __ Guaran ... Entire COntract. (a) This Guarantee together with all endorsements. If any, attached hereto by the COmpany Is the entire Guarantee and cootroct between the Assured and the company. In Interpreting lJIrf provlslon of this Guarantee, this Guarantee shalf be alnstrued as a whole. (b) Any claim 01 loss or damage, whether or not based on negligence, or any action assertillQ ouch claim, .haI be restrfct!!d to this Guar ...... (c) No amendment of or endorsement to this Guarantee (:CIO be made except by a wrlling endonied hereon or attached hereto signed by either the Preslde<1t, a VIce President.. the Secretary, an AssiStant Secretary, or validating offlcer or authorized SIgnatory or the COmpany. 14. ,.otk:e:s, Where Sent. AD hOtIces ~Qulred to be given the COmpany and any statement In writing requi'ed to be furnished the COmpany shaH include tho number of this G_ and shall be addressed to the COmpany at 2 Arst AmerlaIn way. Bldg. 2, santa Ana. CA. 927()/. Fonn No. U82 ~, JlI1S!9S} first American 77tte Insurance Company ,. Commitment Face Page COMMITMENT FOR Tn LE INSURANCE Issued by FIRST AMERICAN TITLE IN. iURANCE COMPANY First American TItle Insurance COmpany, herein called th \ Company, for valuable consideration, hereby commits to Issue its policy or policies of title insuranCE as Identified in Schedule A, In favor of the proposed Insured named in Schedule A, as owner or llortgagor of the estate or Interest covered hereby In the land described or referred to in Schedule J . upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A ; nd B and to the COnditions and Stipulations hereof. This Commitment shall be effective only when the idt 1tity of the proposed Insured and the amount of the policy or polides committed for have been Inserte, in Schedule A hereof by the COmpany, either at the time of the Issuance of the COmmitment or by sub equent endorsement. This Commitment If preliminary to the issuance of 51 ch policy or pollcles of title Insurance and all liability and obligations hereunder shall cease and terrr nate Six (6) months after the effective date hereof or when the policy or polides committed for she I Issue, whichever first oa:urs, provided that the failure to Issue such policy or pollcles Is not the faul! of the Company. This COmmitment shall not be valid or binding until countersigned by an authorized ( fficer or agent. IN WITNESS WHEREOF, the Company has caused tt s commitment to be Signed and sealed, to become valid when countersigned by an authorized offie Ir or agent of the Company, all In accordance with its By-Laws. This Commitment Is effective as of the :late shown In Schedule A as "Effective Date.· First. Imerfcan Title Insurance Company By: A7f~' President Attest: IJ1 ~ J:.. ~ Secretary By: I~"" ~ COuntersIgned first American Title insUI .nee Company