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HomeMy WebLinkAboutLUA-07-028_Report 1Emily Buchwalter Medici Architects 2233 102nd Place SE Bellevue, WA 98004 tel: (425) 453-9298 eml: emily@mediciarch.com (contact) PARTIES OF RECORD BLAKEY TOWNHOMES LUA07-028, SHPL-H, ECF, SA-H Rendev One, LLC 2233 102nd Place SE Bellevue, WA 98004 tel: (425) 503-9741 (owner/ applicant) George Arrowsmith 544 Morris Avenue S Renton, WA 98057 (party of record) The Rob-Clarissa Partnership & Clarissa Fawcett PO Box 402 Fall City, WA 98024 (owner) Updated: 05/01/07 (Page 1 of 1) CITY OF RENTON SHORT PLAT KING COUNTY, WASHINGTON SE 1/4, SE 1/4,$, 18, T.13 N, R. $ E W.M., IN THE CITY OF RENJON, KING COUNTY, WASHINGTON 604 MORRIS AVE SHORT PLAT PARCiL NUMBER: 2963900010 LUA-XX-XXX-SHP( LND-XX-XXXX SURVEYOR'S NOT1!S, l. SURVEY PERFORMED SY FIElD TRAi<ERSE AND ELECTRONIC DATA COllECTION USING TOPCON GTS 211 0 TOTAL STATION AND HP-48GX DATA COLLECTION. 2. CLOSURES EXCEEDED THE MINIMUM REQUIREMENTS AS ESTABLISHED EY WAC 3J2-1J0-090. 3, PROPERTY CORNERS SET, EXCEPT AS NOTED, REPRESENT DEED LOCATIONS. OWNERSI-IIP LINES MAY BE DIFFERENT. OBVIOUS ENCROACHMENTS, IF ANY, ARE SHOWN. HOWEVER NO GUAiANTEE OF OWNERSHIP IS EXPRESSED OR IMPLIED. O' 20· <-0' 60' --------SCAlE, 1ft = 20' LEGEND + FOUND MONUMENT AS NOTED • SET REBAR &. CAP LS # 19635 .. CATCH BASIN ® SEWER MANHOLE €l STORM MANHOLE 0 POWER POLE ,o POWER BOX " FIRE HYDRANT GAS 1/ALIIE C GA$ METER m WATER METER OR VALVE WOOD FENCE ROCKERY CHAINLINK FENCE ~ ASPHALT CONCltETE $ i1~ SPOT ELEVATION , ___ , STORM UNE S--S SEWER LINE (C) CALCULATED VALUE (M] MEASURED VALUE BASIS OF BEARING RECORD OF SURVEY, RECORDING NO. 2005060690003, RECORDS OF THE KING COUNTY AUDITOR REFERENCE (Rl) RECORD OF SURVEY, REC. NO. 20050606900003 (R2) RECORD OF SURVEY, REC. NO. 20050613900014 (R3) CITY OF RENTON SHORT PLAT, REC. NO. 20060914900016 RECORDER'S CERTIFICATE lied for ~ 1his.. , ... _day of " ..... ,20 •... _ot.. In book. ......•• of. ...... ot paga ....•.. ot the req.,est of Mgr. 5!-:f'.~ .Hf .. ~!'.':!'!':~.~ ... ., le-~' u~> -... ", " ~~~ ~~1: ;;8..:c zz:c ., OTY OF RENTON SUWE'r' COOTROLMON. NO. 1140 S. 3RD ST. N. 178,048.9>'0 / E.1,299,198.120 f'..f' CB .'),t, {!, IE 12" o,,}~: ~!:~; .,• ,, 0- co RI/,\= 26.99 ~If 12°CMPSW=24.49 ~;f t.ilf.;:: SW, sea," no, IE l 2" PIPE N, E, W "'23+/-(AS !UILTI 0--------~,o~~ N8~ 0 40'~~--~~---- 6J2.l2' _ S • N a9•42·5,.· E 947.99!MI ~ -s ; FOUND BRASS CAP WHH PUNCH MARK IN CASTING 112/06/06) CITY Of RENTON SURVEY COI\ITROL MON. NO. 1898 N. 176,367.838 E. 1,299,159.285 -S S~ Cll SSM!-1 RIM ~ 26.68 RIM = 27.68 /1El2 CMPNE=24.1B .I / g LA~DERONNORTH SOUTH 6TH STREET 1 12 PVCE-W,8"PVCS I < .Cll flOWLINE=2l.16 IE 12" CM~ ~i;; ~~~·~~ N a9•,1rJo" E s ' ~ N 89°47•30• E (Rl)ICi 315.8l{Rl)lq ----..... .......... APX. LOCATION 1 2" SEWER MAIN PER PLAN fOVND TACK IN LEAD IN CASTING I m l::r,.,.,,","" I ' . s EB /;; 30 b 5.SM)j 1l 'l,'I:, I LADD:ro~ ~E3s~ I ~ ~"II 119.95' I~ LOT I " RIM= 26.57 IE 12" ADS E = 22.57 a• PVC N-S I FlOVVllNE = 21.81 I A • • C m :c ,_ :::, 5l ... :::, z ... ~ "' ii "' 0 :!: ~ I :1 £ I~ <'.I ~i'·~'b ~1 . I. i I ~t m )'", I" 'ii" """ I ·11 RIM= 26.90 LAOOER ON SOUTH - IE12"ADSW=2C.65 I ' IE I 2' ADS E = 12..52 :,:: 30' rn· .OH • ,o " } . ~1-~' " "l:'1~~· ACCESS AND UTILITY EASEMENT HOVSE 0 ,o.oo w w I 'F' ·s· i=-Is z ~ --/i,:6 ~ ti-l' " ,c ' o" " \ ,1 30.00 '- RIM= 26J6 IC12"AOSW=2JA5 , 8· /! HOUSE -'.-1 ~ • 0.5' 0 -:.>..,. ·i-· ~. 3 z ;i!l ·.-'.s ~~<'< , --a a a I g---· N S9°•no· EI .....,o 0 {'LL,,./·, ~ 11<1.97' ~ -~ .--------o" ' o"z ~__, _J"' --....., ·p--;· -I ~-, ))7)1 §lv/.//T/7,"/) oO"\. c}-}001t:: / .... _,____," o' ,:;."" ~1 a . ;; ''v a .J' ;1 / ~ · I \ '"'· ,::iy/Ji :IE GARAGE ;'.-j ,-.~ ~ :::'.::;;--Q) V, J 21 68' ... ? I:..-: /J ,, ___ ., 21.68' 2·;.,; ~ " -u-----<>-J;;,, 24.94'/h'."I N 89°47'19"E 119.98' LOT4 ORIGINAL LOT 9597.5 sa. FT. 0.22 ACRES LOT 1 2400.0 SO. FT. 0.06 ACRES LOT 2 17.34.4 SQ. n. 0.04 ACRES 11~~I ~Q. FT. 0.04 ACRES Ali STRLICTURES TO BE REMOVED ;1-1?1- .:,.1'.J.b "' 3 ~ ~ a a I :c ~ ~~ !; •••I o -<> :8 :g vt ~.,., YI ~ :::, 0 z :, ... o, > '' ~t c( <O "' 0, "' ~ ... ~ :c .. :E "' l """ ~RIM=26.47 LOT 4 1734.4 SQ. n. 0.04 ACRES LOT 5 1994.J SQ. FT. 0.05 ACRES SOUTH 7TH STREET l LAND SURVEYOR'S CERTIFICATE This Short Plot correctly repres..,ts o rurvey mode by me or under my (lireclioo in conformance with the requirements of th,;, oppropflote Stole ond County Statute end Ordinance in November, 2006. Certificate No. 196.35 LAD DH ON WEST B"PVCN-S FLOWLINE=22.Tl SADLER/ ®BARNARD ! _!~:?C. INC. PU.NNINIS .k Pl.A 17JNG 717 W STEWART PUYAU.UP, WA 98,j71 (253) &«l-~170 FOUNO HASS CAP WITH PUNCH MARK IN CASTING {12/06/06] /,(~ E • ~ EMILY BUCHWALTER ,..,,.j'~'\,, 2233 102ND PL SE BELLEVUE, WA 98004 -I SHORT PLAT FOR, O'M>I BY DA TE JOB NO. \,!li\~, TAH 12-21-2006 2006.252.01 ~ UJl1 ----· ----· ·--- EIIPIIE5 11/23/2007 CHKO. t:!T "" SCALE I" • 20' SHEET 2 OF 2 ~ ,,,~~ t 'Nlf- \'---------;; Ai£ ::,-_}i?::-::- I i I ~ I ~ I" ,., ~h J :-t~ j'I .!; i"a> I •!' ~~ \ 1! 5§:I •NI • ,. * ~ CITY OF RENTON SHORT PLAT KING COUNTY, W.ASHINGTON OWNER'S DECLARAJION KNO\V f'._~L MEN SY THESE PRESENT THAT ·AS OWNERISI OF INTEREST IN THE LAND HEREBY StiORT SUBOWIDEO;HE~Y DECLARE THIS SHORT PLAT TO BE THE GRAPHIC REPlifiENTATIQN:QF THE SHORT SUBDIVISION MADE HEREB.Y, AND THAT $AID SHCi°i:T:SUBDIVISION IS MADE WITH THE FREE CONSENT AND IN ACCORDiNG~ WITH THE DESIRE OF THE OWNER(SJ. IN WITNESS WHEREOf, WE SET OUR HANDS AND SEALS OWNER STATE Of WASHINGTON ) I COUNTY Of KING I ON THIS DAY OF 200~ BEFORE ME PERSONAUY APPEARED TO ME KNOWN TO BE THE INDIVIDUAL DESCRIBED IN AND WHO EXECUTED THE WITHIN AND FOREGaNG INSTI!UMENT, AND ACKNOWLEDGED THAT SHE SIGNED THE s ........ e AS HER FREE AND VOLUNTARY ACT AND DEED, FOR THE USES AND PURPOSES THERBN MENTIONED. GIVEN UNDER MY HAND /\1",10 OFFICIAL SEAL THIS DAY OF _________ 100_. NOTARY PUBLIC, IN AND FOR THE STATE Of WASHINGTON, RESIDING AT ________ _ MY COMMISSION EXPIRES 1 J-- r-eN:c,,,14-'-z_a!1 I 5l RECORDER'S CERTIFICATE w ~ SITE lied kr rtc<:rd this..-....... doy of ..... -,20.. ..... at. ..... ll In book ........ of ....... at page ....... ot the request of Mgr. S!J.P.~ . .'?f .. ~~.l::?.~~.1! .. ' "' # ' [I APPROVALS: KING COUNTY DEPARTMENT OF ASSESSMENTS RECORDING NO. VOL/PAGE CITY OF RENTON DEPARTMENT OF PLANNING/BUILDING/PUBLIC WORKS Examined and approved this __ day of ----~ 200 __ Examined and approl'ed this __ day af ____ _ 200 __ Assessor SCALE, N/A ADMINISTRATOR Deputy As88ssor------------------------ Account Number 1644510110 SE 1/4, SE 1/4, lt. II, T. 23 N, R., E 604 MORRIS AVE SHORT PLAT PARCEL NUM!ER: 2963900010 LUA-XX-XXX-SHPL LND-XX-XXXX LEGAL DESCRIPTION LOTS 2 AND 3, BLOCK 1, OF GUNN'S ADDITION TO RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 17 OF PLATS, PAGE 76, IN KING COUNTY, WASHINGTON. LAND SURVEYOR'S CERTIFICATE This Short Plot correctly repr"°"b o l!!Urvey mode by me or under my direcllon In conformonca with Iha requirements of the appropriate Stote ond County Statute ond Ordinance in November, 2006. Certlficote No. 19635 SADLER/ ~ BARNARD ~ !~:?C. INC. PI.ANMNG .t P0,171NG 717 W SlEWAAT PUY/lll.UP, WA 98371 (253) IMS--5170 W.M., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON ~ i, 0 I SHORT PLAT FOR: EMILY BUCHWALTER ~)'i'~ 2233 102ND Pl SE BELLEVUE, WA 98004 \\.. _.:J DWN BY DATE JOB NO. \S:~O TAH 12-21-,2006 2006.2S2.01 ~ LJI") CHl<D BY SCALE SHEET Of:O r• -20' Dl'IU 11/23/2007 1 OF 2 CITY OF RENTON SHORT PLAT . KING COUNT¥1 WASHINGTON 'SU/4,SE1/4,S.11,\NN,R.5E w-,..., IN TH!- 0 CITY OF l:ENTON, KING COUNTY, WASHINGTON 1604 MORRIS AVE SHORT PLAT .-p-ARCEL NUMBER: -2963900010 '' lUA-XX-XXXcSKPL Ll\l.D-XX-XXXX · SURVEYOR'$ NOTES: l. SURVEY PERFORMfD H flHO TRAVERSE ANO ELECTRONIC DATA COLLECTION USING TOPCON GTS 211 D TOTAL STATION AND HP,48GX DATA (0L1-ECTION. <-CLOSURES EXCEEDED THE MINIMUM REQUIW>IENTS AS ESTABLISHED BY WAC 332· l 30-090. 3. PWPERTY CORNERS SET, EXCEPT AS NOTED, REPRESENT DEED l.00.TIONS. OWNERSI-IIP llNES MAY SE ~fFERENT. OBVIOUS ENCl10ACHMENTS, IF ANY, ARE SHOWN. HOWEVER 1>10 GUARANTEE OF 0WN6!SHIP IS 1:XPRcSS!D OR IMPLIED. o· 20' 40' 60' --------SCAU, l" = 20' LEGEND -0 FOUND MONUMENT A$ NOTED e SETREBAR&CAPlS#l963S (CJ CALCULATED VALUE (M) MEASURED VALUE BASIS OF BEARING RECORD OF SURVEY, RECORDING NO. 2005060690003, RECORDS OF THE KING COUNTY AUDITOR REFERENCE (R 1) RECORD OF SURVEY, REC. NO. 20050606900003 [R2) RECORD OF SURVEY, REC. NO. 20050613900014 (R3) CITY OF RENTON SHORT PlAT, REC. NO. 20060914900016 RECORDER'S CERTIFICATE lied for r!ICU"d lhia. ...... d,iy 111 ....... .20 .. * ... oL.. . .M in book ......... of. ...... at page ........ at the req.,l!!!lt of f.lgr. S~J?.\· -~f..~':'.'~~~.~ .. ~ f-"' u.S> -.... -. " ~~~ ~~t: Clli' 0~ RENTON SUR\/E'r' CONTROl MON. NO. I l-10 N. 178,048.990 E. 1,299,198.J:lO i' t,~" " ., •" S. 3RD ST. Ei~cc zZ~ NB_2°40'~~ 632.12' FOUND HASS CAP WITH PUNCH MARt:: IN LJI.STING (12/06/061 CITY Of RENTON SUR\/EY CONTiOL MON. NO. I 898 N. 176,J67.B38 E. 1,299,159.285 :c ... :, 0 "' w :, z w > <( "' "' "' 0 :I: LAND SURVEYOR'S CERTIFICATE ,o• ~ ' ' ~' ~I ,o· N89"42':54"E 947.99(M] ~ • SOUTH 6TH STREET N 89"47'30" E • N B9"47'30" E IRl l(C) 315.Bl(RIJ[C) FOUNOT...0: IN LEAD IN LJI.STING I ii l 19.95' J"I '1" • ~ i LOT 1 ., ACO:SS AND UTIUT'r' EASEMENT "°"" ".._ ...,o 30.00' .N 89°47'26" E 119.96' w, w w 24.92' ;---t---------ts o --s ~ ,r_'j, I § ~ • ~ s. "'). .$) 21.66' ~ a ; ~":, ~.$) ~ 21.68 N 89°~7'11>" EI 19.98' LOT4 ORIGINAL LOT 9597 .5 SQ. FT. 0.22 ACRES LOT 1 2400.0 SQ. FT. 0.06 ACRES LOT 2 1734.4 SQ. FT. 0.04 ACRES LOT 3 1734.4 SQ. FT. 0.04 ACRES LOT 4 1734.4 SQ. FT. 0.04 ACRES LOT 5 1994 . .3 SQ. FT. 0.05 ACRES . 9• ~ ~9- .; 2,,ao1, ~ ,,,c~· ';-o', " 0 " s •I 21.68' I ~~·c. VO g 24.94' ALL STRUCTU~ES TO SE REMOVED a I :c 8 ~i 1- i~j1 5 2 i ~ ut ' w B :, ::::::: z ~~~ w > <( "' ~ z z "' i w :c ... :E "' ,.. SOUTH nH STREET l FOUND BRASS LJI.P Wlltt PUN01 MARK IN CASTING (12/06/06) SHORT PLAT FOR: This Shorl: Plat correctly represents a survey mode by me or under my directlao io conformance with the requirements of the appraprlate Stot,:i ond County Statute ood Ordinance io November, 2006. SADLER/ ~ BARNARD !!~~C. INC. PU.NNIJ.IC • PU. mNG 717 W SlEWAAT PIJYAU.UP. WA g8J71 (253) 8411-~170 " .E , EMILY BUCHWALTER 2233 102ND Pl SE BELLEVUE, WA 98004 :.,,~.·....i?t,-\ ,,.rJ? ,a -..0> J\ ~~) I D'WN. BY DATE JOB NO. ~--~.~ TAH 12-21-2000 2006.252.01 ~-U}tl CHKO. BY SCALE SHEET Certiflcote No.· 196.35 E»"KS 11/25/2007 D£0 7" • 20' ""', en LU > <( U) ~ ~ 0 2 ' ' ' C a, ' ..::_.., " ' M ' ~ 1 10-1~ / 1 5ETDACK ' v . ~,,__ I ~,,:,;,< ;~-~ c<)~ ,. ·I CAR ENTRY ~:;:"\. I "1· "/ ,} s·'.o· / ' 11 "," L~ U~IT MAlc~O~ ~0'-0" 19 I~' DRIVEWAY ~w,-·~" ., I , '0°1 2 CAK QAl<AGt ' ~ " 0 " 2 ' '....>L' '~ "'t C I~ ~ I ~ ~ ~ "· e z § 4- / / ' ~-:.:x~ '"", UNIT I 10, ., COLR---YARD ,o·-o~· / SETBACK N SITE PLAN r'T\, ' , ,o ,o 20 \ , ,_/ BLAKEY TOWN HOMES ·e~. e G04 MORRIS AVES ~.i ' I 19 ',i• DD [ ~EE.\ < " ' ~ / / --21' ~~--.,t:-? l'-114" / 21'-ll! 1 2,:.•.,::i;·------,c 0 +-SIDE LANDSCAPE AREA I --9- I 20-0' WIDE FRIVA~E LAN~ 5!AlvlnP -UJNCRJ;.f 3 iy 1j,ioc FEDE5:R,!AA 1' i 1 (?RIVl::WAY l C0\1Ff\CT FARK!NG PORCH r , I DRIVEWAY COMf'ACl ?A"=.~ING I I c,~LRAcc I _;, c_.AR $A:Cil,'"f I ~-~ PORCH DRIV~WAY COM/,c, FAR ING PORCH I ri:,DGE HEIG;/,a • / I . /\ I \ UNIT 3 / \ I I-1· cc,-~1 G ~ ~ I UNITi I-- $- DRIVEWAY \, FORCI"" I CAR /;Ai?AGE UNIT 5 ~~oc"- :f',Afl· oum::~ : :I l CON OURJYARD ~-_L__j_]OUR.T"ARD L___l_____µ_ I COURTYAKD ¢-----+---- 107'-0" I 19", I 1~· --<>-----$---- / 2·.1::i~· Stl!'IACK ~' ' '-'?~ I I " R I I~ I~ 01~ ii " :;1 C '~ 0 ~ ~ ~I '" I ...Co:i'.i -" !;[ :i ' MEDICI :I ARCHITECTS '" • "'°''"'"'"""'"™'·"""'" stNU.SOISJCfoQ, /"nnr l.\'Jlh·""" ,~~ SITE PLAN AO.O • ' ' G: ,/···.· lji) -•. uJ > <( u, ~ 0 ~ 'i,; ·,ii[ ee ,, BLAKEY TOWN HOMES ·cc'. ' G04 MORRIS AVE S P?·, ' '' ' '.ff ,, / ·.··--. ! -,.~·,,j· -.·· f • •1., ' ,f: ~rr:rXT7<~N-/Pv1" l'v'"(-l'T;T/',#'-;cr/,r~ro-rr"fv"?'vi'1 . ,7'crrrl~?V'7'l'-;"a"-r,,Tr='?Y ' 1 ~11 A!.J.L u1"'-r Al..»1.»_N_Jy~ku:""'~Jv..,1,!,,'"' ,L/j,/ )v.",.;-+ ),L , .1 U,UJ:0kJ 1 CAR ENTRY f J:,r: },:A'~-\ /1..'J:1 \t'y ( Q;}t. ~ ;;..:.~_ {,~; •. -.1\,;1 KW4;-' 'GP.C·' J 5 I I 20-0''MDE I PRIVATE LAN~ I DRJVEWAY -~~ <~--: ,' '. I -'3 ~5 .. I 3 5 I DRIVE'#AY I · " (e .. ,\,. · -• ,. ,~\' /r.-,, · ::;0.:.01:-=--, -) -' t_ _5:.i,, ,,_,~c. ·. "' ,~, ~"""~' /'.'"'m· -~ ' ' ' \ , D~VCWA'l\,''c)~; D~\~W. A~ ,t~)D~VEWA\ m ,:J.fc ... -Jr POORCRC~';;', Z, I < ' PORCH I .· ' :~-FORCH I . .. .~ RC -f____ J I ::::J I I I j ' I , I I I -~, ·'1: ·-:?.>'.' 1, ' ' /~I 'it'' / ---., ' --+ . \ /• ( C } , __ .,. ) 4 k- (~ \(· A UNIT ~ '.ij, I I _ 1 I I ) UNIT 5 , I UNIT 3 UNIT 4 I UNIT 2 I V 7.) ' )I j--V\JC , CO\JC ~ .,, 5 ~ONC 5' ~ 3~ s---'e:: l.;2~-3 '1 I, ----l---,_ J--c--~ I ,~, ")-I 1 I r=:i~OJRTYAR,fs boue-yj ! COURTY;~ ---! COJRTYA;@ I , _ScouRTYAR '!1 ~ ' r; '~ l·--;-c};-,.~x ~~777:l ')«/-~le_~"'?'A--l-,---,.-~-lJ! 11 """"'1'!, '.. IV -Al v--.,/ ; :\r vY' !/Ir ~--~ Q'dJ0~C:):-'J v~~ V Yl'<~o/ ~~~~ 'J~ 1j J~1 -\;$) 1 ,\ ~-¥' I .~ }' 2 2 2 / I~· / LANDSCAPE PLAN rT\, 5 10 20 \ j ......_ __ ./ MEDICI ·:I ARCHITECTS ' • Rl'.SDe>,O.A<.r,IC>M,"0,,•,S "!'N'.~S~--...-C-10,, Oum"·,~AUIX",a" .,EDB LANDSCAPE PLAN Ll.O • ... BLAKEY TOWN HOMES IRRIGATION SCHEDULE, Manufact~·r'{r/Model # D~cr,pt,on RAl~'51RD ,'·8.04-1 5 SST LAWN HEAD -4' PLA5TIC POP-UP: 5'X30' PATIER1' Ar 30 PSI; INSTALL ON FLEXIBL[ RISER A..C., DflAILED G04 MORRIS AVE S • A R.AINBIRD 1812-, OU-PCS SHRUB t'l[AD -12" P~A511C POP-UP: IO' RADIUS Al 30 PSI; WITH PRESSURE COMPENSATING SCRE[N. 1/4 HEAD -.4 I GPM, 1/2 HEAD -82 GPV, INSTALL ON FLEXIBLE RISER A5 DETAILED ~ l"'I !'ii l'.'s '•:: RAINBIRD 1812-15 EST RAl!\BIRD IF, 1 2-I 5-SST SHRUB HEAD 12' PLA:':>TIC FOP-UP: END AND SIDE STRIP NDZ2l!':5: 5'X I 5' ANJ S'X.10' PATlERN5. INSTALL ON FiEX16LE RISER AS DETAl!.£:J P.AINBIRD I B 12-MPSS SQ SHRUB HEAD -I 2" Pl.A5TIC POP-Ur: 5' RADIUS AT 30 PSI. '}ULTI-PORi .\J()lZ~'.: ';';''I SCR::rn IN':IA'-L C)~· :'L:XIBL:: '?.L':Eo?. A 0 " :)~TA:~[D f.'Alr-.JEIPD t·'.)I' CLX • RAINBIRD I OC-PEB rrnco aso RAINBIRD 3RC NJTOVAIIC.: CO~\TF2-8L'-[R. f'; ">U,f,ON: 1Vl\L_-t/QLJt,JT ::";I\ 51Ut' Uf- BUILJlfJG (\ -4' r1r·1u-n ::::ONT\.::C-TD I , 0 VU_T AC PO','v.::ri ,\(JD VAL\/[ WIRli\JG ;"hr.'d l\':..., DETA'L:D 'l'/1-"i CR'.)U"~ING C:D~<~VCI::)~, PLASTIC AUTOMAflC CON"'.""ROL VALVE; I" SIZE TYPICAL ALL :_OCATIONS. INSTALi.. 16 DEl AILED. I" DOUBLEC1ECK VALVE /QSEMB'-Y. INSlAU INSIDE CARSON 1730 VAULT WITH BROI\ZE UNIONS EACH 51DF: OF DEVICE A\/D I '-0" DISTANCE CLEAR BELOW TO DRAIN ROCK SUMP ¥" QUICK COUPLl~G VALVE W;TH RUBBER COVER. INSTALL DOWNSTREAM Of DOUBLE CHECK VALVE 16 :JET AILED. ---f::j H,,':JICATE:'i NEW I' WATER lv1ETER FOR IRRIGATION SYSTEM. 1N5TALL 16 PER CITY R.EQL.'.R[MENTS. SEE CIVIL DRAWINGS FOR EXACT LOCATION AND ADDITIONAL IIXFORMATION C I .2 PRESSURE MAINLINE -PVC SCHEDULE 40: MINIMUM SIZE I , SIZES AS T\'OTED ON PLAN. lv11NII/UM , 8' COVEK OVER ALL PIP!NG. LATERAL LINES -PVC SCHEDULI:" 40: MINIMUM SIZE 3/4", SIZE"S 16 NO.,.[D ON PLAN MINIMU'v1 15" COVER OVER AU f'l~ING 51 f:t'VING -PVC SCHEDULE 40: MIT\1 1MUM SIZ[ SHALL BE fWlCE INSERT PIPE DIAMEffK ALLOW :':JPACt FOR VALVE WIRING. MINi'v1UM 18" COVER OVER ALL PIPING. INDICATES ZONE 1NDICArtS GALLONS :'ER MINUTE MEDICI :I ARCHITECTS • '"""' ~· """ . J<m,rer CAD o.,~ ~clB • IRRIGATION SCH[DUL£ -·~-~---·--· L2.l l:llokcy bwniomf's 4JD CITY OF 604 1/2 Morris Avenue I~' 200, ~ RENTON I Grnding arid Stor-n Crain~cie "'""""'"/b" 1a;as/Pobl•=d ... o_::"_::"_::" _L _____ _".'Pl_cccc'---:----::-~c;-:--:-~ Ii II! -2 11, ,l_ I I_! I J o I ··-~-z~ "('!J/ . ' . '. !; f ii ._ li~ ~ 'iii!' 'ii I ' e ( 0 AA r '' ,, ~ ~ ' UNIT I ..,----,-HttT.:,U CC>'. D<T• te, W"5Ts,,caos / o·/ 30: 3· ,' 4 ,·.,,- ; ' , 2 CAR GARAGE f""'-'<,C,t,OOS(,_.;;.,A~Lt"Jr<A-'Cl" ~Of PM!"~-,_ ' / .. ,, '" ,, •oo, ,a,,,,",=""'"" ., ' /-•:r r 1 "O<.M~OCC-1N,AA;,,;;,:f1R.(;;l.W) ' ' I I ] . "'""'-' 'L,-,ooM ' ' ' ' :--~·/ ' ,t '.'"-ie~~l /~ I;~• .. , I~,,+ ' I ~ L ~' ' 'BB' \ l I;, 9 1 ; ; ; 1-,.,. / "" ,1 :~ 11 ii; 1,-; C ,-/ I_ t" ·""--'-'··,:-., ... _i\: ~:::i,,c,1 '' fc.l"~R ' ~,\\TR" UNIT 2 ~""'" .._,_c,·1,e D'1'"Lf0CCJ'<S'"1JGr·~a 10 I I ".e; /·"'i/ ID c'.lZr,:: -;--C::-"--'a... 'i. o· •,"'-, "'"-'-_ CC 12 \t,.; ,4 ; •oj· , ,'n)"/ D fORCH UNIT 3 ,;.,s,ttr..sccc,., at1'·L<O ~ON~-euc1,0N I'., IG n:I" .,.,.,;-, 'i_c,r ""'v~·,,, Joo S-0) ~ot 17 , l 1 ~ I~ ; L,j i ~-~' D FORCH DI UNIT 4 ,eetSHtt·, >Sc•-~< o,·,,ceDco"o·e,:·,"" 2:J 2' .--~~ '~ o.,;-.-, D , ... "' .. ,,,, I """'·-· - "" .,,,,. . .,,.,, __ EE •.o.!· e-o)· PORCH 22 \t ; ; ; DI raC8 ' "'u'; '\ nae DL:t~ 1.:"rc··· . . 1: ~r~*.tL. -'··1·· :: ' '1l or \ -:, ' .,..,.,., .. l;~~'f" ' ,,, ' ' '* :(:::'"' ,', ' ':,,;-1 I /1 '.I I ,, 0 I, ·:\ ;..;, / '/ ,,_J,/ ' h i~ ;~ LIVING ROOVl KITCH~N -".',.·('/ "' , ill 1U ~ \ '_jft:,it) -'~' ,,,,~,, • II ,-.-, .' 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'F __ -~,-c·_·:::: ~:;:,:;;~;·::~: L.c.:.;;~,I. ----'--'.,,,,. ______ _J ~~~~:~; / ,::] c..,.·,n»c l~ ;l ,,m,,,q • n~ mo~ " 1 , ==• ~· l bY:J=.i1 • c,,.,,rr,,- ' ' i,, I " " /, 8/ ,, C'f / J ' ; N · FIRST FLOOR PLAN iT,, \._,/ SU\J.-'-· ,~ = ; "":I" /< ,}·;<--H>j o,, J j -7,f f''' "'b; ,,,-i ·us. l _,,J· ,.-'"°' .,.-~--; ; , --,, '·"' 1' , LEGENJ ~ t~~'.'':;~t;; WAL,. ~ <•4W>.l5Ut<·~ =2,bwA.1C,1J'J() sf, ' 1 '"' ,,,·a]·.-,, -_, ::ONTINIJOI,", ·,a.,, $1,5 NOTW~f[k ~,.,,-,,, mcmc ""---""''" MEDICI :I ARCHITECTS • • ""'•JO>,-S"'-'~ ,., .. ,.,..,(.\Dfk<;"" UNITS 1-5 FIRST FLOOR JOINED CONSTRUCTION PLANS "" ._, " -""·"· -·-' •' .._ ·~"--,~ ~ --~ -· ·" -~~~ ~ N _,_, __ , ~• -•••--•-. ····-·-~·~-=~ --· _, .• ~ -~ ...... . 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"(j . .,.~,·-nc., ' -'fll11' 1,-t.o,,a,t, ~ ~-""'"""'"". l'=A',','' __ .__.. ,cm•"" ~--· 5 " ·1>::,0l(>nR'fX)<e,.:ow ;, o-; ,~ ;,.~ N ~~~:;?~,Do-FLOOR PLAN ~I , ___ ,/ _j'', / 1 T-,i ,~,1·- PA~TRY i LL.:_·,=--.-.i /2 ,;,1,- ; ,,·-<>]· ,·~;· --f''-'- l i nf c-,~-- ,,,.,,.,, ~ ,.-,., ,,-,;-'['''; I" '·t ;c,/·/ ,,-,,, ,; ,-,~ # / -,c,•., ----,,. -'··--/ / l , LEGEND ===-, .S<>" tFl~H b4 W>..c W,C.'i'LSO I::::::::~ S,S WAL-50 ''0 1··.·-·--1 2,bWAI ,· '' 0 2CR'i'.slYV,i,L, ,'C<• WALLS '"f,i,.-• ' L't>S:-,·'1-'(>'-: ('h?> :oe, NuOL"' I LUW '{";, ~~T w•"ER "!C1'JC "-'" '''"'" MEDICI :I ARCHITECTS -· """''·''"""---''°'""'""''~ ,e.·w•,c,.,,c,~< •,A/)1),·,;g" '[:·r, • UNITS : -5 SECOND FLOOR JOINfO CONSTRUCflON F'LANS -- Al.I AA ' · . .3 ~..: 4 I ' : I 0 , I C " C I 0 Q ' N THIRD FLOOR PLAN 'I' sc,,_1_, r;4·~1·-v '·.,_) UNIT 2 UNIT 3 5e, """ A3 0 ,~K OefAL<D CONSTs.cno, UNIT4 s,o··•"' ~,.., BB ,,, ""'""''' ,,,c (cu DD :;e,s"m"'o,0°. ""'"'-'"co",fltlJC1c,., ctoe ""'' ,vu-;EE .·. 22 , ,l ' ,I: 8 ,'..l l r , , .,,,, .,,i, 10 11 , ,:;- ,,, ,,,, 12 \ l 3 14 :, IG L.,., ,,, ,;-i S1B 19 J •O,· ' ,-.,; ,,,.,;,,, 20 21' ,, ~-· o,,.,, ., ~.(), " tr---rr=,=;==a _,__ ' =~ -'-~~1 ' ' Id L~ ~ ILcc.-iF" -L ;I 1•. SA5TcR BEDSOOM I :,s~R c,::"ll_:_ M MASTER BfDRCO~I '.r~:~,;,::~,1.·f·_I M'5,ER BEDROOM MA5TfRCC05fC I "' -~I Ii : :· I •::, ' , I ,, iLJ' ·," r ,, ,1 r •. ·•• "" U · , ' " . , , ·····-, ' .. '[3···_'-I_ ,,._, ~ _·' • "·-· , ·. H--1 ~ ~ '-1 ' ~ ·. ' -1:n._::_____: 11 .' I F-.• -~-1· ' ,'. ,\'"' ,' --:--_,,--.,,~· ~-,:-i: i ~ ":C::.: ~ '''.;;\'," Jr -v~;\~' I / st ..'~":, ~ ,~" ~&;: :{,,,, ' : , ;:;'.'-~ d;~~,~~11 ' .. "" r 00,, : c"~, ~ oi~~"'"'' I' om i ·c,w, ~""·"""'"'-cw.·-' ,o,co -,,,r;,ro~·,a•,cm \ ·cs(>'• _ ,.,0 ,a,~•l)[m. , ai'd .,,rn~:'<1: '""""' ~tJ '-' ,., .. , -. '"" r1 u ,,,,,.,,.. ·-. """ • t'', BATHROOM 2 ::;,;:;:, ' ·:, '"' 1 BATt1ROOM 2 J;,~; L BATHROOM 2 ?;,-;;: ... , ,-·11 ?~IL.. ,.. ~I "" .\"\ :·· •· . ····· . . ·~~: ,, ' :··11' ,,,r .•. ,; j""""' ' J, f,,-, ' . ' ""'-· '! l'NtU ·,'UC c : : Lia, OFS"ED BWROOM 2 ii: ROO" "'·""' lBrn,OOM 2 ',, ,, """ ew,ooe 2 1 I ::~ :::::Ji -.:d f} ;;;~_; j " j ,) , j , .... , J"' j 1-~· , ' ~,- ,, . , , , ~ ' > -~ .,. 23 24 25 " " .~G~ND 3~" af/;H 2"4WAL1 '/,",C,-.",,NO ("··-~ e,bWALLOJ.'.() !Ii ,I, ' ',_OF'"'·"" W<!L FF ?G 21 , \'. cc;,··,Nuom 9.0W GAS ~OT WATl'~ ,.,,.,, .. mcroc WA.J. "EATfR MEDICI :I ARCHITECTS • • "'"'~''""'='"°""""'" "'""•"''"ll)/"''-·J" UN1T5 I-~ T'11RD FLOOR JOINED CO"l5TRUCTION FLAt•;S "• -·. --~·-·-·· .. - ·-"" .. ,. "--·" •.•• h Al.2 BLAKEY TOWN HOMES PLANT SCHEDIJ.l!= SYMBOi TRHS (~-\ • I \.__j (~~ \ •: ) '...._./ 0 /---; ..... , I • . \/_, SHKL,B:': ( 0 ·1 \_../ (~) \__ rD ITT 0 e PE:R£NN:ALS 8 F'"'\ \.'J C) OOTA\ICAUCOMIVON.NA'Mf SIZE Rl:MAR'G • . . , 1'.DICATtS t:X15T:'.JG TREE iO SAVF AND PROTECT. STEWAkTIA M0NADELP"1A / TALL ~,T~ARTIA COR.NUS KOUC,A/ KOU5A DOGWOOD T11UJA PLICATA 'F"511G'ATA'/ HOGAN CEDAR l<'sf:UT F, iJNEJO 'COW-'N; f, i cc~·c·~cr 5TP.J•.'.Vfll'c'.RY FJ'f I -3/4" CAL 7'-8' HT B*B; ~ULL HEAD. W:'ll BRA',CHED, VERTIC",L GROWTH I 3/4" CAL B~3: FULL HEAD, \\/ELL 7'-8' HT BRANCHtcJ 4'-5' ·IT 3,e 2 I 2.1 .:. -o ·:SOl,'·'.;J Nll) 'c'PCt/.,U H".RDfWD SRCl'/r11 f'.·1UUC:Ut'1W".GN 'SC 1 L r•p;·\rlACHI' 2 1 "-2-1" ,1· "S1M~ '<.OYAL A.ZALtA R.110DODENDRON 'F' Jtv'' I SAIVE 5ARCOCOCCA RUSI rDLIA / SARCOCOCCA VIBURNLIM TINUS 'D\IIARF' / DWARF LA'Ji:L..5TINU5 i5"-1e,·11T. FUll SHAF'E 2' '-24" HT. fUL. SHAPE AND SPRE,>,D 2 ' -24" 11T F,J: I.. DENSE GRO\Vl H ANO SPR£,>,D LIKiOPE MUSC,>,Ri v,>,RifGATA' / I GAL FUL~ SHAPE VARIECAT:':D BIG tlLUt LILY T'JR,f HEIJCHERA 5ANGUIN';.A / CORAL Bl'LL5 Cl<.A~ES!',lll I GAl LAVANDULA ANl,USTIFOLIA 'MUNSTtAD' / GAL LAVENUtR GERAN:UM SMJG'Jl\'EUt,J I I GAi FULL CONT,>, NtK FUL~ CON-AINE". FULL CONTAINtR G04 MORRIS AVE S GROL;NDCOV~'6 ,2·, .3 4 5 -.• .I Vl:-JfS· Ll'<.IOFE SPIO,TA/ CREEPING LILY TURF SAZCOCOCCA HOOKER.ANA HUMILIS / _OW SAR(OCOCCA THYMUS FRAECOX ARCTICL.S / MO-HER-OF-lr'IYMt VACCl:-JIUM VITIS-ID,\EA MINUS/ COMPACT LINGONBERRY [)A?HNE CNEORUM I GA<'.l..AND DAPHNt :~DICATES N:':W 50D:J:D LAWN. 4" POT I GAL 4" po-;- 4· FOT 4" POT ... ·,~,:-,T='°.1•\ '.)lf..J':.\'.:l'.o / ,:_,-Nt'.ot W '.-,f~R:1'. C. GA_ ·,uit'.o FULL, Al 15" ON CtNTER TRJ,>,NGULAR. SP,>,CING FULL AT 'B" ON C[NTfR, TR:ANGULAR SPACING F'J\Nl AT 12' ON CEN~EK, TRIANGLJcAR SPACI\G FULL. AT ; 5" ON CfNTfR. TRIANGU~R SF'ACI\JG FL.LL. Al I 5" ON CENl Ei( TRIANGULAR SPACING A r~·C" ST A~rD r: MH TO ;T.:: , 1·; ~uc,1 A: I P:A:-JT \G A".EA:; ':oH••.L. f'.f:C': ',1t" \HJ:\lUI•/ S" ctn~ er tJFO'ZT[~ ?-VIA"~ T:)PSC:1 (:(::'JS:c,T w; Of '.:)f,'.SUY LOA!-/ ".NC CC'/P•~ST[D YA~.D t.'i\::',Tf ;> Al.I F'LA\TING AR:.1-5 SHALL RtctlVE M!NIMUM 2" DEPTH OF llvPORTED flNE F'lARK \/IUICH INSTALLED OVER THE TOPSOIL 3 All. PlAN-ING AREAS 5HIILL BE WATt'<J:l) BY AN AUTQM,>,TIC IRRJG,>,TION SYSTFM MEDICI :I ARCHITECTS • • IJLAf..c' OY,,<<1Q•;C::, et~ WNSf"<eGllQ, ·1a"n.-r( 11)/Je"q" ,EJB LANDSCAPE SCHEDULE ~-._.. • -.w •• ,_,, , """ ""'"" ~ ,_" ·--aR ~' •" '. _, .. ~ ~ -"'""' .... , .... ~· .,.._.., ....... ,-~ _ .. _ -'"" -~ "' LI.I al~'![' 0 "· ·~ u ,(") OJ .> l. ) • I ' ~ i ;::;,,::~f " ·~ I ·L·_J·. I • I 1 I_ w • • '' ''-+ M ' ,, ,< " ' ;i,~· • I' • ---¢- ~·-jX· ... ,·~,~·'9,s"U I ·, ·'"' ! 1 CAR EN-RY .. :1 ,. :' I 1, I :, I I r,-· . ' --' - BLAKEY TOWN HOMES G04 MORRIS AVE S ,, ' iD6: ' ,~E- ' I --+----¢-----<Ir- Sjiii.C l_AND5CAFE ~.&r_A ;4. / I I 20'-0" WIDE PRIVATE LAN1 s1/',MrEi:J cohl~E -3-.:6: foe rmrnT~Af1. DRIVEWAY ff" ' J.'4" • , I If: . ·. ,.... DS,VcWAY 1: · '. ·r·" I / I 1.-. ~-:"-,..__ .._ / / .-. ~~ E ~c,;"""""~, :; , ' / / I . I I . r. ·----c J I .,_ · :-:~ --2;' '-...._ '-v / I DRIVEWAY ·a· i ,._ 1 --....__ / . ~4 -[?RIVEWAY . . . _ • .. }oRCH ~ ' LJ •/ I_, ~. PORC, I --. ' I PORCH -. ·-. ~· ' PORCH I I CAR ARAGE l •. . j jl ~ J I I J_ I . I / · C0~1~ • COMfl<C COM ACT / ,. . 2 CAR ARA.G[ ' , , PAR~NG \ PAR~ING , -\ Pl>.RXNG I 1 ~ / d ·,;,,,,,,., I I I I .. •. A.:'.'.'_ • iS -lie'\ u ~ ... j ' ... :(1,,1'\":','' ,·'?.(. I'' I I u,ts: •'.~,'\R,\'.~t C:Afc (0KM".~ l,,.J-;;::;::-'lflGHl- C/1.Ps ':;;ARP.Ge ' /' ', , I UNIT LI 1i~· 11 / 11 ' ' ' UNIT 2 \ UNIT 3 1 \ • UNIT 'f I \ I . I I \ I : , I i I I I ~NIT 5 <' ~ .~I ~ ~I ,'~i " ~I I i a,~ · ~: CONC I ~ 314' I '2b;c .• -, -;;,;.=----t 11 li 11 ~~I -, , ~--I. F/>D CON. ., I f w 17Jf I COJR ARD I louR RD I "1 COURTYA. RD :, C URD'ARD I t 'ft ' ,,,, JI I 1 ,-(i)O!'ii, ,,4.:::-6 ~------'_ -::_:-.=,--¢-_::-::_ -::_:-------'-4> -----<Ir---:;i,. N IRRIGATION PLAN r'T"\ \ / '~ _// ,o , ,o ,o ----~I Scale I"~ IO' MEDICI :I ARCHITECTS • ;;..,,,_,, HJ/A""'" """ •, CJB IRRIGASION PLAN • '•·-··--~----··-·~-~-<-----····-··-·--.... ·-·--·-··= .. =• -·--~-,_ •. -~·-· L2.0 / I 11 1 _J ~',r~\ •. :~Ell' SI~\ 11 I~ i l=JJ I I "-i1 [D f11 -~, I---// I I 11=::::il] // i: ;/ i I ~· .. . -~'1lblc=~ur;. /;· 34'-5~" f .,___ ; ~ I v. I ' ; ' !: 1hii tr )'ii5 -'" 'i I i J#ll'--, j__J/, /I, / / -34'-S~"-- j./ • • " =" U) n, r, ~ v> -a '~ n, ':I < ,·n ' ' n, "' < < " )> -I 6 6 z z .11 u -I c::::::J ,1 I / 34'-5:l: I' • I 11 • September 24, 2007 Community Services: City Hall Lease (5th Floor), Communities in Schools of Renton Renton City Council Minutes Page 329 Finance Committee Chair Persson presented a report recommending concurrence in the staff recommendation to approve a five-year lease with Communities in Schools of Renton for space on the fifth floor of City Hall. The Committee further recommended that the Mayor and City Clerk be authorized to sign the lease. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Development Services: Fees Finance Committee Chair Persson presented a report recommending Waiver, The Chelsea & Blakey concurrence in the staff recommendation to approve the waiver of building, Townhomes fl. development, and impact fees as provided by City Code 4-1-21 OB, Owner-S Hf·D7/0l,voccupied Housing Incentive, at the request of proponents of The Chelsea (condominiums) and the Blakey Townhomes projects. MOVED BY PERSSON, SECON OED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. RESOLUTIONS AND ORDINANCES Resolution #3905 Finance: Temporary Interfund Loan to S Lake Washington Infrastructure Project Fund 318 CAG: 06-130, Airport Maintenance Dredging & Shoreline Mitigation, Parametrix, Budget Amend Ordinance #5307 CAG: 06-130, Airport Maintenance Dredging & Shoreline Mitigation, Parametrix, Budget Amend Ordinance #5308 Development Services: Private Stormwater Utilities in Geologically Hazardous Areas NEW BUSINESS Annexation: Benson Hill Communities, S 200th St & 128th Ave SE The following resolution was presented for reading and adoption: A resolution was read granting authority for an interfund loan to Fund 318, South Lake Washington Infrastructure Project. MOVED BY LAW, SECONDED BY PERSSON, COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinance was presented for first reading and advanced for second and final reading: An ordinance was read amending the 2007 Budget by transferring $75,000 from the Airport Office Rehabilitation Project and $25,000 from the 2007 Precision Approach Project to the Maintenance Dredging and Shoreline Mitigation Project to pay for the change of scope in the contract with Parametrix, Inc. MOVED BY PALMER. SECONDED BY CORMAN, COUNCIL ADVANCE THE ORDINANCE FOR SECOND AND FINAL READING. CARRIED. Following second and final reading of the above-referenced ordinance, it was MOVED BY PALMER, SECONDED BY CORMAN, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL A YES. CARRIED. The following ordinance was presented for second and final reading and adoption: An ordinance was read adding a Subsection 4-3-050C5D.iv to the table entitled "Exempt Activities Permitted within Critical Areas and Associated Buffers" to Chapter 3, Environmental Regulations and Overlay Districts, of Title IV (Development Regulations) of City Code to add an exception for stormwater piping in a geologic hazard area. MOVED BY CLAWSON, SECONDED BY NELSON, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL A YES. CARRIED. Councilman Clawson reported that Council held a workshop last Friday regarding the Benson Hill Communities Annexation transition plan. He stated that the Fire Chief presented his plan that entails moving around and redeploying fire trucks and aid cars, which may be accomplished without increasing the budget. Mr. Clawson further stated that the response times will be even better. .. FINANCE COMMITTEE COMMITTEE REPORT September 24, 2007 APPROVED BY l CITY COUNCIL j Date 9-J</-2.otJ7 .; . Owner-Occupied Housing Incentive Fee Waiver (Referred Seotember 17, 2007) · ·. The Finance Committee recommends concurrence in the staff recommendation to approve the waiver of Building, development, and impact fees as provided by RMC 4-I-210B, "Owner- Occupied Housing Incentive", at the request of proponenets of The Chelsea [condominiums] and the Blakey Townhomes projects. Don Persson, Chair Denis W. Law, Vice-Chair Dan Clawson, Member cc: Michael Bailey Alex Pietsch Neil Watts Mark Santos-Johnson September 1 7, 2007 ADMINISTRATIVE REPORT AUDIENCE COMMENT Citizen Comment: Osborne - Off-Leash Dog Park CONSENT AGENDA Council Meeting Minutes of 9/10/2007 Appeal: Grant Ave Townhomes Site Plan, Jones & Kovach Architects, SA-07-018 Community Services: City Hall Lease (5th Floor), Communities in Schools of Renton Development Services: Fees Waiver, The Chelsea & Blakey Townhomes Appeal: Vineyards Construction Latecomer Agreement, Green, LA-06-002 Renton City Council Minutes Page314 Chief Administrative Officer Covington reviewed a written administrative report summarizing the City's recent progress towards goals and work programs adopted as pan of its business plan for 2007 and beyond. Items noted included: * Renton residents are invited to a community meeting and presentation on September 26 to learn about airport noise effects and to provide input for the airport noise study which is jointly funded by the cities of Renton and Mercer Island. * Kids ages four to twelve are invited to compete in the annual Soccer Challenge on October 4 at Ron Regis Park. Pre-registration is required. * Beginning this week, Washington State Department of Transportation crews will be paving and preparing the shoulders for future widening on southbound SR-167 in Renton. The 1-405 Widening Project is the first stage of improvements on 1-405 between 1-5 and SR-167. Ross Osborne (King County) spoke about the feasibility of an off-leash dog park in Renton, questioning whether the Narco site (1500 Houser Way S.) is a possible location for this type of park. Community Services Administrator Higashiyama noted the possibility of using the site as a temporary off-leash dog park, and stated that she will be happy to discuss the topic of a dog park with Mr. Osborne. Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting min.utes of 9/10/2007. Council concur. City Clerk reported two appeals of Hearing Examiner's decisions regarding Grant Ave. Townhomes site plan application; appeals filed on 8/23/2007 by Robin Jones and by Kovach Architects, each accompanied by required fee. Refer to Planning and Development Committee.* Community Services Department requested approval of a lease with Communities in Schools of Renton for space on the fifth floor of City Hall; revenue generated over five-year term is $30,139.92. Refer to Finance Committee. Development Services Division recommended approval to waive the development, building, and impact fees per City Code owner-occupied housing incentive for The Chelsea condominium project, 513 S. 2nd St., and Blakey Townhomes, 604 Morris Ave. S. Estimated total fees for The Chelsea are $55,852.85 and $56,404.55 for Blakey Townhomes. Refer to Finance Committee. Hearing Examiner submitted recommendation regarding appeal filed on behalf of Norma J. Randall concerning the Vineyards Construction, LLC latecomer agreement for sewer main extension along NE 7th PL Hearing Examiner recommended including the appellant's property in the latecomer agreement. Council concur. *Mayor Keolkcr reported receipt of an added item of correspondence related to the appeal of the Grant Ave. Townhomes site plan (item 7.b.) from Sally Brick, Kirkpatrick & Lockhart Preston Gates Ellis LLP, who represents the applicant Tridor, Inc. She noted that the correspondence also needs to be referred to the Planning and Development Committee. (, ' OF RENTON COUNCIL AGEND ILL ~, A~l~#,---7 ' d t Submitting Data: For Agenda of: Dept/Div/Board .. PBPW /Development September 17, 2007 Services/Current Planning Staff Contact.. .... Jennifer Henning, x7286 Agenda Status Elizabeth Higgins, x7382 Consent. ............. X Subject: Public Hearing .. Waiver of fees as per RMC 4-1-2108, "Owner-Correspondence .. Occupied Housing Incentive" Ordinance ............. Resolution ............ Old Business ........ Exhibits: New Business ....... Issue Paper (including request letters, site maps, press Study Sessions ...... release, and fee estimates) Information ......... Recommended Action: Approvals: Refer to Finance Committee Legal Dept ........ . Finance Dept.. ... . Other. ............. . Fiscal Impact: NIA Expenditure Required .. . Transfer/ Amendment ...... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: Project proponents of The Chelsea [condominiums] and the Blakey Townhomes are entitled to waiver of development, building, and impact fees for projects under RCM 4-l-210B, "Owner-Occupied Housing Incentive," with Council approval. STAFF RECOMMENDATION: Approve waiver of development, building, and impact fees for The Chelsea and Blakey Townhomes projects. C;\DOCUME-1 \BWalton\LOCALS-1\Temp\Fee Waiver Agenda Dill (rev 01).doc\STLtp DATE: TO: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT ISSUE PAPER September 7, 2007 Toni Nelson, Council President Members of the Renton City Council _t~athy Keolker. :Vlayor Gregg Zimmermai({~ministrator VIA: FROM: STAFF CONT ACT: SUBJECT: ISSUE: Jennifer Henning, Current Planning Manager (7286) Request for Fee Waiver -The Chelsea [Condominiums! and Blakey Townhomes In an August 16, 2007 letter to the City, Mr. Murray Kahn of Gordian Development requested waiver of fees for a 24-unit condominium development proposed for downtown Renton. (Exhibit I) This project, "The Chelsea," has received site plan approval and a conditional use permit for construction at the southeast comer of South Second Street and Morris Avenue South. The project meets the parameters of Renton Municipal Code 4-1-210, "Waived Fees," in that it is more than four units, it will consist of"for sale" units, and is within the Center Downtown zone. (Exhibit 2) On August 29, 2007, a similar letter \Vas received from Ms. Emily Buchwalter of Medici Architects, AIA, designer and developer of the Blakey Townhomes. (Exhibit 3) Ms. Buchwalter has also requested waiver ol' fees. The Blakey project, located at 604 Morris Ave S in South Renton, is a five unit attached townhouse project on five individual lots. (Exhibit 4)The project has received site plan and short plat approval. The Blakey also meets the requirements ofRMC 4-1-210, "Waived Fees," because it consists of more than four units, which will be for sale, and it is zoned Residential Multi-family- Traditional. RECOMMENDATION: Approve the applicants' request to waive fees, including building permit fees, utility system development charges, public works plan review and inspection fees, and impact mitigation fees, subject to the review and approval of land use, environmental, building, and construction permits in compliance with applicable codes and laws. Authorize reimbursement of any fees applicable for waiver that have been paid prior to approval of waiver. Council/ September 7, 2007 Page 2 of2 BACKGROUND SUMMARY: Renton Municipal Code 4-1-210, "Waived Fees," allows the City Council to waive any and all fees. Specifically, RMC 4-1-21 O.B, "Owner-Occupied Housing Incentive," was adopted in 2001 ( amended in 2004 to extend the program), to encourage owner-occupied housing in the Center Downtown (CD), Residential Multi-family, Urban (RM-U), and Residential Multi-family, Traditional (RM-n zones (Exhibit E). This effort to increase homeownership in these zones was initiated following the construction of several apartment-type housing developments in or near downtown. The fee-waiver was adopted as an incentive to increase homeownership. The incentive of waived fees of several thousand dollars per unit are intended to positively impact development decisions being made in Renton. As Mr. Kahn points out in his letter, the financial feasibility of The Chelsea is based on, and somewhat dependent upon, the fee waivers. Waiver of fees has also been a consideration of Ms. Buchwalter in planning the Blakey project. The estimated total fees for The Chelsea are $53,512.97. If waived, these fees would represent a savings of $2,229.71 per unit for the developer (Exhibit F). The fee estimate for the Chelsea is somewhat lower than other projects because The Chelsea is being assessed as a "mixed-use" development, and therefore already receives some fee advantages. The projected total fees for the Blakey Townhomes are $56,404.55. If waived, these fees would represent a savings of$1 l,280.91 per unit for the developer (Exhibit G). The fees for the Blakey project are higher than commercial or multi-family projects because as townhouses the fees are calculated as "attached single family" units. The current expiration date of the fee waiver is October 1, 2007, unless renewed by the City Council. A City Council approval must be granted prior to the date of expiration or modification in order for the requested waiver to be effective. CONCLUSION: The proposed mixed-use development, The Chelsea, with 24-units of condominium housing and 1,102 sf ofretail space and the Blakey, with 5 townhouses, meet the criteria for waiver of building permit fees, utility system development charges, public works plan review and inspection fees, and impact mitigation fees. The projects would provide additional new homeownership opportunities in the Urban Center to support the City's ongoing downtown redevelopment efforts and the 2008-2012 Business Plan Goals. Exhibit cc: Lys Hornsby, Utility Systems Director Jim Seitz., Transportation Planning Supervisor H:\Division.s\Develop.ser\Dev&plan.ing\ERH\Fees\Fee Waiver Issue Paper.doc\SLtp •••G d ••• or 1an DEVELOPMENT PLANNING CITY OF RENTON •••Development August 16, 2007 Elizabeth Higgins Senior Planner City of Renton 1055 South Grady Way, 5th Floor Renton, WA 98057 Re: Grandfather of Waived Fees Under RMC 4-1-210. Waived Fees The Chelsea LUA07-023 Elizabeth, AUG 2 0 2007 RECEIVED Pursuant to our conversation last week as well as my various conversations with Mark Santos- Johnson, I would like to formally request that The Chelsea be "grandfathered" to receive the benefits of waived mitigation fees pursuant to RMC 4-1-210, Waived Fees. As we have discussed, we purchased this site in the City of Renton and evaluated its financial feasibility based on the applicable regulations and code that has been in place since our original application was submitted: • On February 23, 2007, our completed project application for the Chelsea was submitted to the city. • On April 12, 2007 we received our Determination of Non-Significance-Mitigated, which was not appealed. • On July 241h, we received our Site Plan Approval and its appeal period also expired without appeal. • Our completed Building Permit Package is imminently scheduled for submittal on Monday, August 20, 2007. My understanding is that the City Council is poised on September 6th, to increase the minimum number of units that a project must have in order to qualify for the current waived fee incentive. If the City Council's Planning and Development Committee approves the proposed increase from four to thirty units, our project will no longer qualify for the waived mitigation fees, as is now the case. Please initiate an agenda bill to request council's action to grandfather our project. Thank you very much for your support and direction regarding this matter. Sincerely, \\ /\ -1'4--- Murray Kahn Manager: Gordian Development LLC & South zn<1 Street LLC Cc: City of Renton: Jennifer Henning, Planning Manager, Mark Santos-Johnson, Senior Economic, Development Specialist, ~~---~ Cc: Kent Smutny, TSA Architects EXHIBIT Cc: John Sugden, First Pacific Marketing 2291 NE 60th Street Seattle, Washington 98115 Murray A. Kahn murray@gordiandevelopment.com Phone: 106-227-4351 Fax: 206-676-0016 1 www.gordiandevelopment.com -- _1-1::F CA IM(P) Airport Way • S 3ra St. CD(P) 01TE:- DA C ZONING Plllil'W TICHNICAL IBRVIOBS 02/2&!07 R-to s -"'- CD 00 -+ -+ a,:--1!1< ii-CDjcn C -~ --: -_-_,_--_----··------~ ,--CD(P 20-- ·O! --"-' •..-l o eoo :'?° 114800 18 T23N R5E EXHIBIT 2 Medici Architects Architecture, Programming, Accessible Design & Interior Design August 29, 2007 City of Renton Elizabeth Higgins Senior Planner Development Services Division 1055 South Grady Way Renton, Washinton 98055 Re: Blakey Townhomes Dear Ms. Higgins, DEVELOPMENT PLANNING CITY OF RENTON AUG 3 0 2007 r«ECEIVED After having our conversation yesterday, I would like to formally request that the Blakey Townhomes be "grandfathered" to receive the benefits of waived mitigation fees pursuant to RMC 4-1-210, Waived Fees. To date we have paid building permit fees of$4,455.05 and utilities permit fees of $565.00. My understanding is that we are entitled to have these fees reimbursed. On June 18, 2007 we received the letter from you stating that the appeal period had ended for the Hearing Examiner's Blakey Townhomes Short Plat approval. No appeals were filed. On August 16, 2007 we received the fmal permit approval on the Civil drawings. My understanding is that the City Council is poised on September 61h to increase the minimum number of units that a project must have in order to qualify for the current waived fee incentive. If the City Council's Planning and Development Committee approves the proposed increase from four to thirty units, our project will no longer qualify for the waived mitigation fees, as is now the case. Piease initiate an agenda bill to request council's action to grandfather our project. Thank you very much for your support and direction regarding this matter. s~ If_'-_ Emily Buchwalter Medici Architects, AIA 2233 102'' Place s_E. Bellevue WA 98004 Tel: (425)453-9298 Facsimile: (425)452-8448 EXHIBIT 3 M.:-.F IMCP) CDCP) S 2nd St. CA CA 1 CA'., G3 · 19 TZ3N R5E E 1/2 ~ ZONING ~ = 1'BCHNICAL IIBllVICll8 ----Bai.ton. ~ Umit,111 C -I IHO e< 1Ho SI ............... «. a,. .... -m •----1- "" il<: Iii····· CDim CD C .. ::~~r-; ·· .. ···.·.· •• ···· ... ··. g;> -~ 1' · CD<P ·:::E--. -Q!·· ......... ·- co ", /·cA / ) 0 1 02 t°° EXHIBIT 4 , ..... 18 T23N R5E .southcountyjoumal.com -R -·on lures homeowners downtown -Citv aives mitigation, p.. Page 1 of 2 PackvourTV K1nR ,CounlY. Journal Local news SCJonline . . · southcountyjournaLcom . ' U.S. Census anfox;mation Renton lures homeowners downtown -City waives mitigation, permit fees for developers 2001-08-14 by Wendy Giroux Journal Reporter RENTON --City officials want more homeowners living in the downtown area, in condominiums and townhouses. To that end, the City Council voted last night to waive mitigation fees and building permit fees on multi-family, owner-occupied housing in the downtown area for three years. "I think this is really going to satisfy a lot of people who live in town who always ask, why is it all apartments?" said Councilwoman Toni Nelson at last night's finance committee meeting. Encouraging new, higher-density housing is key to the city's plan for revitalizing the downtown, said Sue Carlson, administrator of economic development, neighborhoods and strategic planning. The city will earn back the fees it waived through property tax, Real Estate Excise Tax and construction sales tax revenues within about two years, Carlson estimated. "Because this is a for-sale product, we'll have a higher return on that type of tax. This will create some incentive for developers," she said. The waived fees would take some of the risk out of building condos and townhouses, which may be slower to sell because the market for such housing hasn't yet been established. The proposed "incentive district" would have defined boundaries, last about three years and be reviewed each year by the council. Several developers, including Centex Homes, have approached the city about building row houses, townhouses and condos downtown. Centex has two parcels under option but has not closed the sale on either property. A company official told the city that while they believe condos in downtown Renton will sell, there's no available sales data to show it would be a good investment, Carlson said. http://southcountyjournal.com/sited/story/html/6299 l ;_.NUS.cc,;;, (.lf ~11; '..,~,u ~n, h ' EXHIBIT 5 8/14/2001 southcountyJournaJ.com -Kenton ···ms homeowners aowntown -cny wfilV"" rruuganon, p.. rage 1, or L. South County Journal An estimate on one of the possible developments shows that about $98,570 in fees would be waived on a 37-unit project, but that the city would receive about $110,340 in tax revenue for a net revenue of about $11,770. The average price of the units being considered is about $270,000, and a marketing analysis showed a typical buyer would likely have a higher-than-average income and either be single or a couple with no children. "We do want to establish a market for people living in the downtown as opposed to renting," Carlson said. Developers like Dally Homes have built or been issued permits to build 457 new rental apartment units since 1997. Another of the city council's goals is to maintain an even balance of rented homes and owner-occupied homes city-wide. Wendy Giroux covers Renton. She can be reached at wendy.giroux@southcountyjoumal.com or 253-872-6683. 600 South Washington, Kent WA 98032 Hours: Monday-Friday 8:00am to 5:00pm Phone: 253-872-6600 Fax: 253-854-1006 All materials Copyright © 200 I Horvitz Newspapers, Inc. Any questions? See our contact page. http://southcountyjournal.com/sited/story /htrnl/62991 8/14/2001 Estimated Waived Fees for The Chelsea, LUA07-023 513 South Second St 24 condominium units (fees calculated as a mixed-use/multi-family development) FEE COST Fire Mitigation $9,312.00 Transportation Mitigation 10,650.00 Parks Mitigation 8,508.24 Impact Fees $28,470.24 ------- Water System Development $2,162.16 Wastewater System Dev. $1,124.64 Surface Water Fee $1,983.26 System Development $5,270.00 ·-- Public Works Plan Review $2,340.00 Building Plan Review 7,789.21 Plan Review $10,129.21 Construction Permit unknown at this time Building Permit $11,983.40 Partial Permit Subtotal* $11,983.40 Total $55,852.85 Total estimated fees per unit requested to be waived= $2,327.20 EXHIBIT 6 Estimated Fees for Blakey Townhomes, LUA07-028 604 and 604-1/2 Morris Ave S 5 condominium units (fees assessed for "single family attached" units) FEE COST Fire Mitigation $2,440.00 Transportation Mitigation $1,479.75 Parks Mitigation $1,772.55 Impact Fees $5,692.30 Water Svstem Development $7,824.00 Wastewater Svstem Dev. $4,068.00 Surface Water Fee $3,036.00 Svstem Development $14,928.00 Public Works Plan Review $565.00 Building Plan Review 4,455.05 Plan Review $5,020.05 Construction Permit $16,343.00 Building Permit 14,421.20 Permits $30,764.20 Total $56,404.55 Total estimated fees per unit requested to be waived= $11,280.91 EXHIBIT 7 Planning/Bmtding/Public Works Department Gregg Zimmerman P.E., Administrator September 12, 2007 TO WHOM IT MAY CONCERN: Subject: CITY CLERK CITY OF RENTON SEP 1 3 2007 Please see attached new plats that have just been addressed. Please add these addresses to your City directories and maps. Amanda Court Short Plat Blakey Townhomes Short Plat Chen Short Plat Garden of Eden LLA Honey Brooke West/Sagecrest Plat Langley Ridge Plat Ng Short Plat Rainier Station LLA Jan Conklin Energy Plans Examiner Development Services Division Telephone: 425-430-7276 #l:platadd Barbee Mill Plat Bretzke Rogers Lot!ine ad3ustment Cormer Puget Colony Short Plat 2 Highlands Park Plat Houvener Short Plat Brewis/Meadow Ave Short Plat Puget Colony I Short Plat Renton Prop Short Plat _.-,,-...,,,.._,,,,.,,,., 1055 South Grady Way-Renton, Washington 98057 '"·-..., CITY OF RBNTON SHORT PLAT KING COU!>lTY, WASHl~GTON S11H, U 1/'4, S.11, T. UN, It.SE W,M. IN THI em OF ~Uffl)N, KINO COJNTY, WASHINO'l'ON 604 MORRIS AVE SHORT PLAT PARCEl NUMBtR.1 '.29639000.10 LUA-XX-XXX-SHPL LND-XX-XXXX f~~Rfr%H~~io tr ~1a.o UA>'USE ANC ~lft'HONie o .. ,. C0\lfo;Tl0"' Ulll'<O ro,cor. OU 11 II;) T(l)Ti.\ SU,TION ANO MP,•BGX DATA COll!:O'ION. I J. ClOSUIH E~CEeDEOTMe MINJMUM-IQUl•fl1£Nrs .u ;~Tt::~:f/;0~~~~~:~~c~~;-.U NOlVi, ~teseNT Ofto I.OCilTION5. OW~MI' llNES MAr If CIIJ~fRfNT. OlVIO~ ENCIOAC.IM&rf$, 1, lo.NY, AJtt ll40W~ MOW!VU NO GIJ,l,IAf•<m Of OWNE.UHIP 15 e~PlWED 01 w.,uED. • O' 20· 5iil!! ... 60' il s~,--... 20• LEGEND * FOVND MONUMlNT A$ N~TED • sn li&A.k .I CM LS Ill tt6?! .. CATCH UIIN <I) nwo. MANHO!,E ,; STOltM 11\ANNO~f a ,ow111 ,ou 0 ,ow1111ox • 'lkl:liYDkANT 0 GAi VAL',lf " OASMEUk a WATU M!TU Ok VA~V! WOOO FENCt kOCKln CH.4.INUNI( FINC( B ,unu,Lt CONCUTf • ,.,)~ s,oT t:UVATION , ___ , JTc»:M LINE , ___ , HWIII UNt (Cl CA.lCULAlEO VALUE ( ,SURED VALUE s. f BEARING 11:EColl:o oF sOtvEr, 11:eco1iD1NG No. 2005060490003, RECORDS Of TliE KING COUNTY AUDITOR ~~ [Rl)~-OOfl SURYEY, REC. NO. 200506.06900003 (Jl::2) RECORD Of" SURVEY, REC. NO. 200506139:00014 !~3) CITY Ofl RENTON SHO~T PLA,i REC. NO. 20060914900016 · R[CORDlR'S CERTIFICATE ... 111d f,;,r r~ thl1. .• ., ..... da1 oL-.j.20.. .• ,.,rt .. ..M I~ bc-ok ......... of ....... ot pco,, ..... ,,ot tl!t 1"9Q\l•.,l af "'' s~~.t '--'f~~!J.<=!?:~~-· .. si!:> :;:1:,o( ~;;~ ·"·e ~~,,( ,z:,: "' CITY OF lfiiro'N ~IJkVn 1:0NtlQl. MON. l'<Q, I 1 •0 N. 118.¢4090 / r. un.1u.120 .J:' e, ~ ,iM• J,1,.97 (',f, If t l" CM, U • 2~.21 ., ~l:fft,w.,, .. · s· ~ ,lJ/ -,I;. •' ''"""°" FVl.lOl'w~rE• __z ... '"' Yl-6-1' , --o O :.,~:;;:Nw,sw.~.NE~U.95 -~-~~ ... ":W·";""""' U.;fl-a 7-6.:::il?- fO\.INOU,1,Uc,i., 632.u:.__ 6T'~ IN C0.$TINC l~~~:/~~~H --! ~ ::r: __ . I -,. ft',<J'.1 4 ' E ~01""1 O-0- T Of UNTON S\W•fT O l~ ~ ~OUNOT>.CXIN ~0 .-,,.•01 MO~. NO \198 ./tlM., 26 6. . . . . l , 1 -! N n•,7•30· E 1•1ue.i lUD IN CA.ttl"IG · ,l67.lll • · ~ Mk J -(12(06 06) ...D ~ ""®El ON "<>Ill• SOUTH 6TH ' "- t. l.2~tl,159.lU lfl2 CM,NE~ •II 1,.....0 lTO $--J--......... l!l7111XC) =i I .., Cl~ ;2',vi:'.!w,1•,vcs STREET '-i..,i \OC.o.TfOl,j m ~"'~\"'t,¥,~jiJ: i ,ow~,.,.,, -,,. . .,.,,,, 4• -~%""";.,/i/"I ti' "'" -;;, 7 vvvlO J(I' -i, . ' ~ I I $:IMH ,a~' 1 8 " ~IM " J~.J, ,i 11· .. o~ E • n.57 ll,,,\•2:,,31 z, i.. 3: """' o, wtu 1 • I : LOT I • r~u • •• FLOWllNt•.iui I .. / ;I; I . I 8 s . r O .," .... , 1'"'" ..... ._, , m l, 0 . ' v, I ~ g /·' z i:11'" ~ 1-,r I < ~ • a m 1 l i ' I • 0-~~ ~ ·' "· •w.• ,. V.OOUON SOL ' . I! 12' A.OS$ a 20,9 • ! 30' IE 12•,;,osw.20 ~ i112•...os1•22:n I ,, 11} ~ ,. rv I ~!V- i ~1 )0 " ' o" " --l_ 30,00' '" -, ltj},\" :~re. l!l1".f.D5W•13.,~ z ·~:•\ -;!, ·:::..,.j ~ ~:,:- J~.~/P .~,.:._ -__ .. ~ :.,;, .-'*c '\, 0 " :' ..... , .. "o • ··-~· ... N lt"47'1 t• f 1 lt.,,• LOT.4 ORIOIN.'J.. LOT i'l~97.5 $.Q, FT. 0.22 >.e,i:Es LOT I :Hoo.o so. FT. 0.06 .4.CRtS LOT 2 •u 11'1WCTu~ 'tO 11 - a ' :}1.~-- ,,.1:i.~ • / I ' 'I Ii l 1734.4 SQ. FT. 0.04 A.CAtS n~~I io. n. 0.04 ACRE:$ EXHIBIT c,w·z:z LANO SURVEYOR'S CERTIFICATE '!hit Short Plat carr,cuy rtPNHAU a 111,v.y "'od., by mt or under my dhcllon In contonnmic, wrth th, rtqulrMJ•Ab af th, qppropl'iatt Stot, 11Ad County Stotuto or.d Ord/,,qnce In Novemb11r, zooe. ............ C~~·tihC::it~" NO" h6J~ l "= ~IIM•U.•7 ~-ONWhT l"h'C N,S 'lOWUNt • 22. 11 ,,:f,fi $0. "· 0.04 ACRES u,, • \i94,J SQ. F'r. O.OS >.CRE$ SADLER/ ~BARNARD & ASSOC. INC. ,,.,., """""" P/.ANN/lic • Pt.A nwc 111 Iii ITl:WAAT ~VAU..VI', 'U IIIJ?1 (2U) ,.._,,,o 3 • I x Bi1 ~ ~ w :, ~" ~ h~ ~ ... 88 v,. 0 ,i: z iC1i:: ~ w ~ ' :r ' .... I~ { STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issuoes of the Renton Reporter (and not in supplement fonn) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on April l 4, 2007. The full amount of the fee charged for said foregoing publication is the sum of$l30.20. - ·al Advertising Representative, Renton Reporter Subscribed and sworn to me this 16'" day of April, 2007. ,,,111111,,,, ,,,, CAN-,. ,,,, ,, ,,_ 0 -·· .... ~( ,, b: L)_ W} ft . ~ v •• •;.,ss10;,,): ••• O ~ /) / D:;;. ~ . "' '-1',o. "1,, ~ /, ~~ .._ /vO "1)\ ,. f -• ((\• = B D Cantelon = (I) i NOTARY "': : Notary Public for the State of Washington, Resid~~:\Kenf,'ll/l'lasoingt'f <:: P. 0. Number: ~:.A·. 0 •• 0,:, ,. .............. •.;;,... .... •• ,1.~ ... ,;-,. ../01120"'"·· 0" ... ., 0 .. .. -" , ... ., '/:>········ .,-' ",?,, WAst'<\,,'' 11 1111111\\\ NOTICE OF El\'VIRONMENTAL DETERMINATION El\'vlRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee has issued a Detennination of Non-Significance- .Mitigated for the-following project under the authority of the Renton Municipal Code. BlakcyTownhomes LUA07-028,SHPL-H, ~CF Location: 604 and 604 Morris Avenue S. The proponefit of the Blakey Townhomcs project is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and Short Plat for development of a 2,129.7 square foot (sf) property located in South Renton. The propos<'d pr~icct would re:;ult in G townhouse-sty]<' residential units. The propert,v ha.':' thfl Comprflhf,n:c:iv~ Plan J::rnd u:c:(' de::;ignalion of Orban CPntPr Downto,vn and is in the H.esidential Multi-family-Traditlonal Zone (H.l\'1- T). Appeals of the emironmental determination mw:;t be filed in writing on or before 5:00 PM on April :lO, 2007. Appeals must be filed in writing together with the required $75.00 application fee ,vith: Hearing Examiner, City of Renton, 1055 South Gr.ady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal COOe Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 480- 6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on May 8, 2007 at 9:00 AM to consider the Short Plat. If the Environmental Determination is appealed, the appt>..al will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publii;hed in tJ1e Renton Reporter April 14, 2007. #863223 O~ (\'Y ~~ -~ ... • .a • ~!R ~ Kathy Keolker, Mayor &'NrfO CIT1 )F RENTON Hearing Examiner Fred J. Kaufman June 18, 2007 Emily Buchwalter Medici Architects 2233 102 00 Place SE Bellevue, WA 98004 SUBJECT: Blakey Townhomes Short Plat LUA-07-028, SHPL-A, SA-H, ECF Dear Ms. Buchwalter: This letter is to inform you that the appeal period has ended for the Hearing Examiner's Blakey Townhomes Short Plat approval. No appeals were filed. This decision is final and you may proceed with the next step of the short plat process. The enclosed handout, titled: "Short Plat Recording," provides detailed information for this process. The conditions listed in the City of Renton Hearing Examiner Report & Decision must be satisfied before the short plat can be recorded. If you have any questions regarding the recording process or any other matters for the short plat, as well as for submitting revised plans, you may contact Carrie Olsen at (425) 430-7235. ''";(;,d-r- Nancy Thompson Secretary to Hearing Examiner cc: Elizabeth Higgins, Development Services Jennifer Henning, Development Services Rendev One, LLC, Owners Enclosure ----10_5_5_S_o-ut_h_G_ra_d_y_W_a_y---R-en-to_n_, W-as-h-in-gt-on-9-80_5_5---(4_2_5)_4_3_0--65_1_5 ____ ·~ AHEAD OF THE CURVE AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of.King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 31" day of May 2007, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: Application, Petition or Case No.: Publicl.:d for the State of Washington ding at " ~ , therein. Blakey Townhomes Short Plat LUA 07-028, SHPL-H, SA-H, ECF The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT May 31, 2007 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT/CONT ACT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Emily Buchwalter Medici Architects 2233 -102nd Place SE Bellevue, WA 98004 Rendev One, LLC 2233-!02"d Place Se Bellevue, WA 98004 Blakey Townhomes Short Plat LUA-07-028, SHPL-H, SA-H, ECF 604 and 6041/2 Morris Ave S Hearing Examiner Short Plat approval for the development of a 9,597.5 square foot property into lots suitable for 5 townhouse- style residential units. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on May 1, 2007. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the May 8, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 8, 2007, at 9:04 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Vicinity Map application, proof of posting, proof of publication and other documentation nertinent to this reauest. Exhibit No. 3: Preliminarv Short Plat Map Exhibit No. 4: Zoning Mao Exhibit No. 5: Survev Plan Exhibit No. 6: Floor Plan Sheet A 1.0 Exhibit No. 7: Floor Plan Sheet Al. I Exhibit No. 8: Floor Plan Sheet Al.2 Blakey Townhomes Short Plat File No.: LUA-07-028, SHPL-H, SA-H, ECF May 31, 2007 Page2 Exhibit No. 9: Elevations Sheet AS Exhibit No. 11: Landscape Plan Exhibit No. 13: Burnett Park Subarea Exhibit No. 10: Elevations Sheet A6 Exhibit No. 12: South Renton Neighborhood Plan Area Exhibit No. 14: Revised Color Rendering of Buildings The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project today is a request for site plan review and five-lot short plat for a 9,500 square foot single-family residential lot in south Renton. The property is located in south Renton, and is part of the 1901 incorporation of the City of Renton. The parcel is made up of two lots, one tax parcel and is larger than the other lots in the neighborhood. There is a house, cottage, garage and shed, which will all be demolished prior to redevelopment. Access to this property is from the alley to a garage, there is no access from the lot to Morris A venue. The property is located in the Urban Center -Downtown comprehensive plan designation and has Residential Multi-Family Traditional zoning. Attached units joined by a common living wall is an allowed housing type in this zone. The project consists of subdividing the property into five lots, sized from I, 700 to 2,400 square feet and would be suitable for a townhouse project. Parking would be in garages underneath the living space of each building and access would be via the alley. The applicant has been asked to not have any access via Morris Avenue. There will be a pedestrian access to Morris, each unit will have private back courtyards and an entry courtyard. The net density would be 30 du/ac, which is within the preferred range. The Environmental Review Committed issued a Determination of Non-Significance -Mitigated with 6 mitigation measures. There were no appeals filed. Owner occupied housing in this zone has a waiver of all Transportation, Park and Fire Mitigation Fees. They will go before City Council to request that all of the mitigation fees and additional fees associated with the project be waived. The project is being short platted on individual owner, fee simple lots. The project complies with the Comprehensive Plan designation of Urban Center -Downtown in the land use elements and the community design element. The project complies with the underlying zoning designation and the development standards of the zone including the density, the lot size and dimensions, the setbacks, the building height and lot coverage. The easement area needs to be the width of a driveway, which is 12-feet. Even though it is paved it does not have to be part of the dedicated easement area. Impact on public services was evaluated and all stated that they had the ability to provide service to this development. The project is subject to Urban Design Regulations, District B. There are minimum standards that must be met including maintaining the existing grid street pattern, buildings must be oriented towards the street with clear connections to the sidewalk, buildings must have an entry courtyard that is landscaped, setbacks meet requirements of the zone, appropriate size and location of refuse and recycling areas, and no surface parking. This project does meet all the above requirements. Blakey Townhomes Short Plat File No.: LUA-07-028, SHPL-H, SA-H, ECF May 31, 2007 Page 3 A landscape plan was submitted, each townhouse unit would have approximately 110-feet of private open-space at the rear yard. The middle three units would have covered decks above the garages. The architectural design is traditional in character and fits into the neighborhood well. The project further follows all the requirements of the South Renton Plan. Emily Buchwalter, 2233 102nd Place SE, Bellevue, WA 98004 stated that fee simple lots were chosen for this project to enable people to afford their own townhome without having to consider homeowner dues. With the fee simple lots there are property size requirements, a length of 65-feet is the minimum. The existing structure to the north is a 4-unit apartment building. That was part of the reasoning as to why the road was placed to the north, thinking that each townhome would have their yard to the south, the sunny side, allowing each unit some privacy. There is a gabled roof area to the front, which is for the communal lawnmower, recycle bins if needed, and other miscellaneous items. Each garage has space to handle individual garbage cans and recycle bins. Kayren Kittrick, Development Services stated that sewer and water are already in place, any improvements for the water would have to be done with the course of the project. Fire access or other emergency would access the units via Morris Ave. All units would be sprinklered. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:49 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Emily Buchwalter, filed a request for a Short Plan and Site Plan review. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEP A) documentation and other pertinent materials was entered into the record as Exhibit #I. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 604 and 604 1/2 Morris Avenue South. The subject site is located on the east side of Morris. The subject site is just southwest of downtown Renton. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of Urban Center Downtown uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned RM-T (Multiple Family -Traditional). Blakey Townhomes Short Plat File No.: LUA-07-028, SHPL-H, SA-H, ECF May 31, 2007 Page4 8. The subject site is also governed by the minimum standards of District B of the Urban Design Regulations Overlay and the policies of the Burnett Park Subarea. The property lies within the 70.23- acre area of the City known as the South Renton Neighborhood and, as such, is subject to the "South Renton Neighborhood Plan." 9. The subject site was part of the original incorporation of the City in 1901. 10. The subject site is approximately 9,597.5 square feet or 0.22 acres. The subject site is approximately 120 feet deep (east to west) by approximately 80 feet wide along Morris. An alley runs along the eastern property line. 11. The subject site is level and contains no critical areas. 12. The subject site contains a single family home, cottage and outbuildings. These structures would be removed if the pennits are approved. 13. The applicant proposes dividing the subject site into five (5) lots that would be developed with five townhomes that are attached to one another. 14. The proposed Lots would run north to south with Proposed Lot 1 along Morris and Proposed Lot 5 at the alley. A shared driveway off the alley would provide access to the five lots. The driveway would run along the north side of the property but terminate short of Morris. A pedestrian walkway would provide access to Morris. 15. The applicant proposes developing the five lots with a townhome complex that would not be a condominium. The townhomes would have common walls between them but the lots would be fee- simple. 16. Proposed Lot 1 would be approximately 2,400 square feet and Proposed Lot 5 would be approximately 1,994 square feet. The three middle lots would all be approximately 1,734 square feet. Proposed Lot I would be 30 feet wide, Proposed Lot 5 would be 24.94 feet wide while the remaining middle three lots would all be approximately 21.68 feet wide and all lots would be approximately 80 feet deep. A common access driveway would run east to west across the north edge of the lots providing access from the alley as noted above. 17. The home along Morris on Proposed Lot I would be two-stories as would be the home along the alley (Proposed Lot 5) at the eastern end of the complex. The three homes in the middle of the complex would step up to three-stories. This would provide a height transition from the street and mirror some of the existing homes in the area. The complex of townhomes has been designed to emulate a single- family home when viewed from Morris. There would be a mock garage and an entry door along Morris although the main entrance for all of the units would be toward the north, the side lot line for the subject site. The rear yard for all of the homes would be along the south property line, again, a side lot property line. 18. Each facade would be accentuated with peaked roofs or dormers as well as other articulations and modulations as well as facade moldings and trim detail. 19. The density for the plat would be 29.17 dwelling units per acre after subtracting the access easement. Blakey Townhomes Short Plat File No.: LUA-07-028, SHPL-H, SA-H, ECF May 31, 2007 Page 5 20. The subject site is located within the Renton School District. The project is expected to generate approximately 2 or 3 school age children. These students would be spread across the grades and would be assigned on a space available basis. 21. The development will increase traffic in the amount of three new homes since two homes already exist on the subject site. 22. Stormwater systems are already in place in this developed neighborhood. Similarly, both domestic water and sanitary sewer are available in this area through the City. 23. A fourplex is located to the north. Older single-family homes, some duplexes or other multiple family units are also located in the vicinity. CONCLUSIONS: Short Plat 1. The proposed Short Plat appears to serve the public use and interest. The proposed plat really cannot be divorced from the underlying Site Plan. The Site Plan (discussed below) provides a series of attached residences but the design and particularly the facade treatment is intended to blend the structure into the surrounding neighborhood. The first impression would be to have lots carved out of the underlying lot face Morris so that each home has its front door facing a normal street. Platting with lots facing Morris would result in fewer lots since the 80-foot width would not allow as many lots. The proposal meets the goals of the comprehensive plan by increasing the density in this area of the City. It also meets the permitted density of the underlying zone. 2. The proposed lots are rectangular and meet the dimensions required by the underlying zoning. 3. The applicant will be providing mitigation fees to offset the impacts of the development on transportation, parks and emergency services. These fees may be waived if the homes are owner- occupied. 4. The development will increase the tax base of the City that will also help offset impacts on other City facilities. 5. In conclusion, the proposed plat provides small but reasonable Jots that will provide additional opportunities for home ownership in the City. Site Plan 6. The site plan ordinance provides a number of specific criteria for reviewing a site plan. Those criteria are generally represented in part by the following enumeration: a. Conformance with the Comprehensive Plan; b. Conformance with the Building and Zoning Codes; c. Mitigation of impacts on surrounding properties and uses; d. Mitigation of the impacts of the proposal on the subject site itself; Blakey Townhomes Short Plat File No.: LUA-07-028, SHPL-H, SA-H, ECF May 31, 2007 Page6 e. Conservation of property values; f. Provision for safe and efficient vehicle and pedestrian circulation; g. Provision of adequate light and air; h. Adequacy of public services to accommodate the proposed use; The proposed use satisfies these and other particulars of the ordinance. 7. The proposed multiple family townhouse complex is compatible with the comprehensive plan's urban density goals and objectives for this area. The five units on one parcel will increase the density providing a more urban environment. At the same time, the complex appears to be well designed with interesting facade and roof treatments. The division of the parcel into five lots will also increase the home ownership potential in the area. 8. The Zoning Code permits multiple family homes and permits a density of 14 to 35 dwelling units per acre while the proposal falls squarely in that range at just under 30 units per acre. 9. The applicant will be providing reasonable setbacks on both the north and south adjacent to other residential structures thereby limiting impacts to surrounding properties. There will be landscaping and fencing to further buffer the neighboring properties from the proposed complex. 10. As noted above, the complex appears to be well designed and laid out. Although a normal arrangement might have had the homes fronting the street, this design appears to work while allowing the project to increase the urban density of the area. 11. The redevelopment of the site with new housing should not adversely affect property values. 12. Access will be via a public alley and easement driveway and should be safe. The absence of a through driveway to Morris will limit turning maneuvers on the street. The alley access will inevitably increase traffic on a narrow alley but the City favors alley access in many new plats, when possible. 13. The staggered nature of the building's heights should allow reasonable air and light to enter the site. The middle units, aligned north to south, will have more limited light but will have south-facing rear yards. 14. The area is part of downtown Renton and is provided with adequate urban services. 15. In addition to the Site Plan criteria, the site is also governed by the Urban Design criteria for District B and further by the Burnett-South Renton policies. Some of those guidelines overlap those of the Site Plan criteria as well as each other. The criteria generally include the following enumeration: -Site Design and Street Pattern: -Building Location and Orientation: -Building Entries -Transition to Surrounding Development -Service Element Location and Design -Location of Parking -Vehicular Access -Landscaping Blakey Townhomes Short Plat File No.: LUA-07-028, SHPL-H, SA-H, ECF May 31, 2007 Page 7 -Recreation Areas and Common Open Space -Building Character and Massing -Ground-Level Details -Building Roof Lines -Building Materials 16. The complex has been designed to yield a reasonable density while providing well-detailed buildings with interesting exterior features including the stepped height and the mock facade facing Morris Avenue. 17. The buildings are oriented to the north and provide a sidewalk link to Morris as well as vehicular access to an existing alley. 18. The buildings' entries are oriented toward what normally would be a side yard but the setback has been increased to provide vehicular access. They will also have open space provided in the rear yard areas and some units will have decks. 19. The scale, the roof-treatment and facade details will allow this new five-plex to blend with the older, traditional homes in the neighborhood. 20. Vehicular access as well as service (garbage and recycling) will be via the alley allowing Morris to maintain a clean, residential appearance. Parking will be accessed from the alley and each home has garage parking. 21. The units will be landscaped and units will have private open space in rear yards. 22. As noted, the buildings will step upward for the middle three units presenting a lower treatment at the street and alley. The Morris facade has been designed to look like a single-family entrance and the rooflines are accentuated by gables and varying pitched peaks. The buildings' facades will all be detailed and finished with similar materials. 23. In keeping with the policies for South Renton and the Burnett corridor, the building has been designed to look like a traditional single-family home, masking the five-plex nature of the structure from passersby. The building will very from two to three-stories in height keeping with the five-story limit. The townhomes will have associated parking in ground level garages. The density meets the Zoning requirements as well as the goals for this community. While the lots and homes will be fee-simple, there is nothing that would prevent them from being converted to rental units after acquisition. 24. In conclusion, the project appears to be well designed and it will create additional housing opportunities for those who want to live in a more compact urban environment. DECISION: The Short Plat and Site Plan are approved subject to the applicant's compliance with the conditions imposed by the ERC. Blakey Townhomes Short Pia, File No.: LUA-07-028, SHPL-H, SA-H, ECF May 31, 2007 Page 8 ORDERED THIS 31" day of May 2007 TRANSMITfED THIS 31" day of May 2007 to the parties of record: Elizabeth Higgins 1055 S Grady Way Renton, WA 98055 Emily Buchwalter 2233 102"" Place SE Bellevue, WA 98004 Kayren Kittrick Development Services City of Renton TRANSMITfED THIS 31" day of May 2007 to the following: Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Rude, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section lOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., June 14, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75 .00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., June 14, 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. Blakey Townhomes Short Plat File No.: LUA-07-028, SHPL-H, SA-H, ECF May 31, 2007 Page9 All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: 604 and 604Y, Morris Ave S ... M:-,F CIA C.A E3 • 7 T23N R5B E 1/2 IM(P) Airport Way CD(P) S 2nd St. ..... RM:.ll !::i i ; ~ CD Cl) D CD c~~ -----~' ------ CA C CA r CAi <,.. .. , 03 · 19 T23N RSE E 1/2 ZONING P/B/PW 'Q!CHN1CAL BBllVICBS - 1 ¥0 '9° 1-:4800 18 T23N R5E EXHIBIT 4 • CITY Of R&IT.ON SHORT PlAT KING COUNTY, WASNll'o(GTON 111/4,111/4.S.l•,f,:iste,1,SE ! W,M., ltt TH. OTr OJ ~N, ICING C04IN'n', WAS"1NOTON I 604 MORRIS AVE SHQRT PLAT PARCEL NUMBER, 2963900010 LUA-XX-XXX-SHPL LND-XX·XXXX ~~j;\.H.£L IT,iaofAAVEW1:!: '°""' Cl"U. CO~ V11NO TOPCQ,j OH 2111) Al UATION N-ID-""·'1.CX IMU. CIJLL«TION. 1.~~THI~ AS CTillUIHIDlfw~,n-1.10,.ffl. ~ 3. ,~ ~ lff, IXa,f AS N01tP, Dffl) lOGUl9NI, O'N.....,_ LNS ""°'' U . 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AU .muctum TO U - ) • • I-I i!: if,~ 2,. i 4 • 1~~ ~ ~88 ... f'1 ~ .11 • !: ! ~ • •I Iii :"')~ mf I!"" ' 11 EXHIBIT 3 JOS NO, 1 200., • .nz.o, Sl<tET ,, - "' J~~~~,~L.EVATION )~!!ho/6TION I I \ i ,,, ., i'" ~ i• ;. 0 I I I D11'n\\~J 21., DEvELOPMENT PLANNING CITY OF RENTON MAR -7 20D7 RECEIVED MEDICt -:I ARCHITECTS Arct,ileclut~ P1~amm"'q At<Ho,blo OH 1~1tt10, C•"9" --- F--- ,u, '"'""" .. .. , .... , -. ... ~,, .. """ , .. 1•»1•SJ·il•• , •• (<nJ•»·•"" ~----- '"'"' J PROJL[l • "'""' ou,,r ""'"""°"'C'O' --- •,W 'f"'~Y"--·--- J011 ,oo,ns ~ ~-fi ,,.., •• ..,...,r.,, ... ,c,o,pDwf" _ _.,,, ...,.,....-----= SOUTH • WfST ELEVATIONS EXHIBIT 10 A6 • 3. ENVIRONMENTAL REVIEW b. Mitigation Measures Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. A Transportation Mitigation Fee shall be assessed, estimated to be $1,479.75, and shall be paid prior to recording the Final Plat. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit. Fire Mitigation Fees, estimated to be $1,940.00 shall be assessed prior to recording the Final Plat. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. RENTON POLICE DEPARTMENT Blakey Condominiums 604 Morris Ave S POLICE RELATED COMMENTS 4 Police calls for service estimated annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter-resistant. Toolboxes and storage containers should be secured with heavy- duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy-duty deadbolt locks with a minimum 1-%'' throw and installed with 3" screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. Sliding windows, including glass patio doors, should have secondary locks installed to restrict vertical movement. These secondary locks need to be placed into the top or bottom of the window frames to restrict vertical movement. Simply placing a sturdy, fitted dowel in the window tracks may be adec;uate. Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the stairs, or provide a place for a criminal to hide while waiting for someone to target. Balcony construction should also be of lattice or railing -no solid walls, for the same reason. Security lighting should be installed along sidewalks, in stairways, foyers and pathways. Each residential unit should have individual unit numbers clearly posted with numbers at Blakey Condominiums LUA07-028, SHPL-H, SA-H, ECF least 6" in height and of a color contrasting with the building. unit numbers should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. It's important to provide confidential entry information (i.e., a "secret" law enforcement-only code) to both fire and police in case of emergencies if this building is secured. Proper lighting in parking locations and pathways are especially important. Illumination in this area will contribute to the security of residents traversing from their vehicles to their residences, and will help reduce property crimes associated with unattended vehicles. The crime stats for this area are high and special security measures should be considered for this property. Latch guards should be installed on any and all doors leading from the outside in. And any lever-handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. Where egress might be an issue, bar- releases can be installed to meet Fire Code requirements. This would include any storage or maintenance shops, doors leading into the parking garage, etc. Any separate resident storage units should have latch guards and deadbolts installed. Dumpster locations should be secured within their own housing and well lit. If possible, creating a dumpster location that can be secured for resident's use, but accessible for waste management is recommended. Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. Blakey Condominiums 2 LUA0?-028, SHPL-H, SA-H, ECF City __ .. enton Department of Planning I Building I Pu .Yorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE: MARCH 26, 2007 APPLICATION NO: LUA07-028, SHPL-H, SA-H, ECF DATE CIRCULATED: •• -- APPLICANT: Rendev One, LLC PROJECT MANAG{R: Elizabeth HiMins "') ) PROJECT TITLE: Blakev Townhomes PLAN REVIEW: Jan Illian I, ' SITE AREA: 9,597.5 sauare feet BUILDING AREA lnrossl: NIA LOCATION: 604 Morris Avenue S I WORK ORDER NO: 77735 SUMMARY OF PROPOSAL: The applicant for the Blakey Townhomes project has requested environmental review, site plan review, and short plat subdivision for a 5 unit townhouse project. The property is 9,598 sf in size. The site plan review and short plat will be heard before the Hearing Examiner at a public hearing. The project is within the Resdential Multi-family -Traditional zone (RM-T). 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 Earth Housinn Air Aesthetics Water Linht/Glare Plants Recrearion Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identdied areas of probable impact or areas where additional information is needed to properly assess this proposal. Mds ~~-~lf~o_'J __ _ Signature of Director or Authorized Representative Date CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 1•1 day of May, 2007, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Emily Buchwalter Rendev One, LLC George Arrowsmith The Rob-Clarissa Paternership & Clarissa Fawcett (Signature of Sender): ~:J s, 2{,1L..(&v STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Contact Owner Party of Record Parties of Record I certify that I know or have satisfactory evidence that Stacy Tucker Recresentina 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: s-1 -OJ Notary Public i Notary (Print): A,v,lJ, c L-~1 nr }...loq;!rna.r, My appointment expires: o~ \ c, c 10 Project Name: Blakey Townhomes Project Number: LUA0?-028, SHPL-H, SA-H, ECF May I, 2007 Emily Buchwalter Medici Architects 2233 I 02"d Place SE Bellevue, WA 98004 SUBJECT: Blakey Townhomes LUA07-028, SHPL-H, SA-H, ECF Dear Ms. Buchwalter: CIT OF RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the appeal period ended April 30, 2007 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above- referenced project. No appeals were filed on the ERC determination, therefore, this decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated April 9, 2007. A Hearing Examiner Public Hearing has been scheduled for May 8, 2007, where Site Plan Conditions may be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7382. For the Environmental Review Committee, /3Ji~-d£__J~r-- Elizabeth Higgins, AICP Senior Planner Enclosure cc: Rendev One, LLC / Owner George Arrowsmith, The Rob-Clarissa Partnership & Clarissa Fawcett/ Parties of Record -------I-0-55_S_o_u_th_G_rad_y_W_ay ___ R_e_n-to_n_, W-a,-h-in-gt-on-9-80_5_7 _______ ~ @ This paper contains 50% recycled material. 30% DOStconsumer AHEAD OF THE Cl:RVE . CITY OF RENTON HEARING EXAM,fNER PUBLIC HEARING May 8, 2007 AGENDA . . COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearini;/afthe discretion of the Hearing Examiner. . PROJECT NAME: Blakey Townhomes PROJECT NUMBER: LUA-07-028, SHPL-H, SA-H, ECF PROJECT DESCRIPTION: The proponent of the project, Blakey Townhomes, is requesting approvals of a Site Plan Review and 5-lot Short Plat for development of a 9,597.5 square foot (sf) property located in South Renton. The proposed subdivision would result in lots suitable for 5 townhouse-style residential units. The property is in South Renton in the Residential Multi-family- Traditional Zone (RM-T). The proposed density would be 22. 73 dwelling units per acre. HEX Agenda 5-8-07.doc PUBLIC HEARING City of Renton Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: May 8, 2007 Project Name: Owner: Applicant/Contact: File Number: Project Manager: Project Summary: Project Location: Blakey Townhomes Rendev One, LLC 2233 -102"ct Pl SE Bellevue WA 98004 Emily Buchwalter Medici Architects 2233 -102"' Pl SE Bellevue WA 98004 LUA0?-028, SHPL-H, SA-H, ECF Elizabeth Higgins, Senior Planner The proponent of the project, Blakey Townhomes, is requesting approvals of a Site Plan Review and 5-lot Short Plat for development of a 9,597.5 square foot (sf) property located in South Renton. The proposed subdivision would result in lots suitable for 5 townhouse-style residential units. The property is in South Renton in the Residential Multi-family-Traditional Zone (RM-T). The proposed density would be 22. 73 dwelling units per acre. 604 and 604Y, Morris Ave S City of Renton PIB/PW Depa, BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 Page 2of 19 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity Map Exhibit 3: Preliminary Short Plat Map (dated November 2006) Exhibit 4: Zoning Map (dated February 28, 2007) Exhibit 5: Survey Plan (dated 12/21/06) Exhibit 6: Floor Plan Sheet A 1.0 Exhibit 7: Floor Plan Sheet A 1.1 Exhibit 8: Floor Plan Sheet A 1 . 2 Exhibit 9: Elevations Sheet A5 Exhibit 10: Elevations Sheet A6 Exhibit 11: Landscape Plan Sheet L 1.0 Exhibit 12: South Renton Neighborhood Plan Area Exhibit 13: Burnett Park Subarea C. GENERAL INFORMATION: Owners of Record: Rendev One, LLC 2233 -102"' Pl SE Bellevue WA 98004 Zoning Designation: Residential Multi-family Traditional (RM-T) Comprehensive Plan Urban Center -Downtown (UC-D) Land Use Designation: Existing Site Use: The site is currently developed with an existing single family house and cottage. Neighborhood Characteristics: North: Partially developed as single family residential; zoned R-4 East: Developed as single family residential; zoned R-4 South: Large-lot single family residential development; unincorporated King County West: Single family residential; zoned R-8 Access: Alley between Morris Ave S and Smithers Ave S Site Area: 9,597.5 sf (0.22 acre) Project Data: area Existing Building Area: 1,230 gsf (house) 340 gsf (cottage) New Building Area: 4,972.13 sf Total Building Area: 4,972.13 sf Blakey 07-028 HEXRPT.doc comments ca H,33, to be removed ca 1923, to be removed 5 units City of Renton P/BIPW Depar BLAKEY TOWNHOMES Preliminary Report. to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 D. HISTORICAUBACKGROUND: Action Incorporation Land Use File No. Ordinance No. South Renton Neighborhood Plan Comprehensive Plan Zoning NIA NIA NIA NIA NIA 4971 5099 5171 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070H: Residential Multi-family Zoning Use Table Section 4-2-110F: Residential Development Standards 2. Chapter 3 Environmental regulations & Overlay Districts Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 3 of 19 Date 1901 0611412002 1110112004 1210512005 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-070: Detailed Procedures for Short Subdivisions Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Urban Center -Downtown, objectives and policies. 2. Community Design Element: New Development G. DEPARTMENT ANALYSIS: 1. f'-roject Description and Background The property proposed for redevelopment into the Blakey Townhomes is located in South Renton, fronting on the east side of Morris Ave S (Exhibit 2), between S 5th and S 7th Streets. This area of the City is part of the original 1901 incorporation of Renton. The 9,597.5 sf (0.22 A) lot has a 1,230 sf, 2-story house constructed in 1933, a 340 sf, 1-story cottage constructed in 1923, a shed, and garage (Exhibit 3). All existing structures would be Blakey 07-028 HEXRPT.doc City of Renton PIBJPW Depa, BLAKEY TOWNHOMES PUBLIC HEARING DA TE MAY 8, 2007 Preliminary Report. to the Hearing Exam;ner LUA07-028, SHPL-H, SA-H, ECF Page 4 of 19 removed from the property. The detached garage is accessible from a north-south alley on the east side of the property, mid-block between Morris and Smithers. The neighborhood (abutting north and south, and adjacent to the west) consists of single-family residential structures primarily built in 1908 to 1910, but generally renovated in more recent years. The property has a Comprehensive Plan land use designation as Urban Center -Downtown, which is implemented by Residential Multi-family -Traditional zoning (Exhibit 4). The RM-T Zone occurs in areas where compact, traditional residential neighborhood development already exists. "Attached dwellings," residential units sharing common living walls, are allowed in the zone subject to the density standards The project would consist of subdivision of the property into 5 lots (Exhibit 5), ranging in size from 1,734 sf to 2,400 sf, suitable for residential development into townhouses conforming to Residential Multi-family -Traditional Zoning and Development Standards. Parking would be in garages under the living space of each building. The access to garages would be from the alley. The proposed density for the project is 29.17 dwelling units per net acre (du/a), which is within the density range allowed by the development standards of the zone. The minimum density is 14 du/a and the maximum is 35 du/a. All townhouses would have 3 bedrooms, but the 2 end units would have different configurations from the center 3 units (Exhibits 6, 7, and 8). The end units would have living rooms on the ground level, with garages extended to the north and bedrooms on the second level. The center units would have a "flex" room on the ground level next to the garage, living rooms on the second floor, and bedrooms on the third floor. The west and east townhouses would be 2 story units, with the center 3 townhouses 3 stories each (Exhibits 9 and 10) There are no new public or private streets proposed. Each lot would be accessed directly from the Morris-Smithers alley by private driveways across a Joint Use Driveway (access easement). A pedestrian walkway from the interior of the site to Morris Ave S would be provided. Landscaping has been proposed at the perimeter of the property in setback areas, in entry courtyards, and private backyard spaces (Exhibit 11 ). In addition to environmental review (see Section 3, below), the proposed project is subject to a Hearing Examiner subdivision determination (see Section 4, below). The proposed project must adhere to the development standards of the zone (Section 5), the minimal standards of District 'B' of the Urban Design Regulations Overlay, and the policies of the Burnett Park Subarea as delineated in the South Renton Neighborhood Plan. 2. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are con!aTiled in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. Blakey 07-028 HEXRPT.doc City of Renton PIBIPW Depan BLAKEY TOWNHOMES PUBLIC HEARING DA TE MAY 8, 2007 3. ENVIRONMENTAL REVIEW a. Environmental Determination Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF Page 5of 19 Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on April 9, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Galloway at the Highlands project. The DNS-M included 6 mitigation measures. A 14-day appeal period commenced on April 16, 2007, and ended on April 30, 2007. No appeals of the threshold determination were filed by the date of this report. b. Mitigation Measures Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated: 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. A Transportation Mitigation Fee shall be assessed, estimated to be $1,479.75, and shall be paid prior to recording the Final Plat. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit. Fire Mitigation Fees, estimated to be $1,940.00 shall be assessed prior to recording the Final Plat. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. 4. CONSISTENCY WITH SHORT PLAT CRITERIA: Approval of a short plat is based upon several factors. The following criteria have been established to assist decision makers in the review of the subdivision: . a. Compliance with the Comprehensive Plan Designation. The subject site is designated Urban Center -Downtown (UC-D) on the Comprehensive Plan Land Use Map. UC-D residential development is expected to support urban scale multi-family projects at high densities, consistent with Urban Center policies. In the surrounding neighborhoods, infill urban scale townhouse and multi-family residential developments are anticipated. Site planning and infrastructure will promote a pedestrian scale environment and amenities. The proposal is consistent with the purpose and intent of the UC-D designation in that it would provide high-density, infill development in a townhouse form. The proposed plat is consistent with the following Urban Center-Downtown Comprehensive Plan objectives and policies: Blakey 07-028 HEXRPT.doc City of Renton PIB/PW Depart BLAKEY TOWNHOMES Preliminary Report. to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 Page 6 of 19 i. Land Use Element Policy LU-217: Development and redevelopment of Urban Center -Downtown should strive for urban density and intensity of uses. With density at almost 30 du/a, the proposed project is consistent with this policy. Policy LU-219: Projects in the Urban Center -Downtown should achieve an urban density and intensity of development that is greater than typical suburban neighborhoods. Characteristics of urban intensity include no or little setbacks, taller structures, mixed-uses, structured parking, urban plazas and amenities within buildings. The proposed project achieves a density and intensity of development greater than typical suburban neighborhoods (see "South Renton Neighborhood Plan," below). Setbacks are proposed at minimal dimensions, at 3 stories the structure is taller than is allowed in single-family residential zones, and parking is structured under living units. Policy LU-226: Net residential development densities in the Urban Center - Downtown designation should achieve a range of 14-100 dwelling units per acre and vary by zoning district. The proposed project would achieve a density of almost 30 du/a, which is within the preferred range. Policy LU-228: Condominium development and high-density owner-occupied townhouse development is encouraged in the Urban Center -Downtown. The proposed project would be owner-occupied townhouse development. Policy LU-233: The area between South 7th and the Burlington Northern Railroad right-of-way should include a combination of low-(1-5 stories) and medium-rise residential to provide a transition between the employment area and the mixed-use core. The project, as proposed, would contribute to the transition between /ow-density existing uses and higher density uses in the mixed-use core, and therefore be consistent with this policy. Policy LU-234. Specific streetscapes, development standards, and design guidelines for the South Renton Neighborhood are outlined in the South Renton Neighborhood Plan within the Subarea Plan section of the Comprehensive Plan. See "South Renton Neighborhood Plan," below. Policy LU-235: Parking should be structured whenever feasible. Accessory surface parking is discouraged. Parking would be within the structure, under the living portion of each structure. Blakey 07-028 HEXRPT.doc C;ty of Renton PIBJPW Depart, BLAKEY TOWNHOMES Preliminary Reporl to the Hearing Examiner LUA07-028, SHPL·H, SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 Page 7 of 19 Policy LU-241: Alleys should be maintained in the Urban Center· Downtown in order to facilitate use of alley-accessed parking areas. freight delivery, and removal of refuse and recyclables. The proposed project would be accessed from the rear, by the alley between Morris and Smithers Avenues. Policy LU-249: Pedestrian spaces should be emphasized and connected throughout the downtown. A pedestrian walkway would connect the interior units with the sidewalk on Morris Ave S. Policy LU-258: Site and building designs. (e.g. signage; building height, bulk and setback; landscaping; and parking, should reflect unity of design to create a distinct sense of place and mitigate adverse impacts on adjacent uses. The building design, architectural features, and landscaping reflect the primary use in the area of single-family residential. Although the center 3 townhouses are 3 stories in height, the end units are 2 stories tall abutting Morris Ave and the alley, providing a transition to single-family structures across the street and alley. Policy LU-260: Design guidelines should assist developers in creating attractive projects that add value to the downtown community, attract new residents, employees, and visitors, and foster a unique downtown identity. The project conforms to the Urban Design Regulations (see below). ii. Community Design Element / Development in Established Neighborhoods Objective CD-C: Promote re-investment in and upgrade of existing neighborhoods through redevelopment of small. underutilized parcels, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. The proposed project represents a significant re-investment in the neighborhood through the redevelopment of an existing single-family residential lot. Policy CD-12: Infill development. defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. It is anticipated that the proposed 5-lot short plat may act as a catalyst for additional, similar redevelopment in the South Renton Neighborhood. The high level of architectural design would{!dd vitality to the traditional neighborhQQd, without having an adverse impact. Policy CD-13: Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles. and /or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures. vegetation. and location of entries and walkways, to reflect the site planning and scale of existing areas. Blakey 07-028 HEXRPT.doc City of Renton P/BIPW Depar BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 Page 8 of 19 The Blakey Townhomes project is consistent with this policy, meeting the policy goals through contextual architectural design and building siting. Policy CD-14: Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: a) Where there are differences in height (e.g., new two-story development adjacent to single-story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. b) Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. c) Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. The surrounding houses are 1 and 2 stories in height. The proposed structure would be 2 stories at the end units and 3 stories at the center 3 units. This would reduce the visual mass of the structure. The architectural detail that would be incorporated into the structural design would reduce the scale and Jessen the impact of the building mass. Although the site would be covered by more area of structure, and setbacks would be reduced, there would be landscaping at the site perimeter. b. Compliance with the Underlying Zoning Designation. The 0.22 acre site is subject to the zoning regulations and development standards of the Residential Multi-family -Traditional Zone. The proposed development would allow for the future construction of up to 5 new dwelling units and associated plat improvements. i. Density: The allowed density range in the RM-T zone is a minimum of 14 dwelling units per net acre (du/a) to a maximum of 35. Net density is calculated after the deduction of sensitive areas, areas intended for public rights-of-way, and private access easements. The 2, 129. 7sf private access easement area would be deducted from the gross site area of 9,597.5 sf The proposed plat would have a net density of 29. 17 dwelling units per net acre (9,597.5 sf-2, 129.lsf = 7,467.8 sf (0.17 a); 5 lots I 0.17 acre= 29. 17 du/a), which is within the density range permitted for the RM-T zone. ii. Lot Size and Dimensions: There is no minimum lot size in the RM-T zone. The minimum lot width is 14 feet. The minimum lot depth is 65 feet. The undivided lot is 80 feet wide and approximately 120 feet in length. Blakey 07-028 HEXRPT.doc City of Renton P/BJPW Depa BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 Page 9 o/19 Lot Size (sf) Size (acre) Width (feet) Depth (feet) Lot 1 2,400.0 0.06 30 80 Lot2 1,734.4 0.04 21.68 80 Lot3 1,734.4 0.04 21.68 80 Lot4 1,734.4 0.04 21.68 80 Lot 5 1,994.3 0.05 24.92 80 Total 9,596.3 0.22 All proposed lots would exceed the minimum lot dimension requirements and the proposed lots would be adequate for the construction of townhouse-style residences. iii. Setbacks: The required setbacks for the zone are 5 feet in front, 4 feet along the side yards (3 feet plus an additional 1 foot for the third story of the buildings), and 5 feet for the rear yard. The front setback would be the faqade fronting on Morris Ave S. The proposed plan complies with the setback requirements. iv. Building height: In the RM-T zone building height is limited to 3 stories and 35 feet. The buildings would be 3 stories and 34 feet 5-114 inches to the roof peak of the center 3 units. The building height is measured to the mid-point of the roof, therefore the structures would be below the maximum height of 35 feet. The end units would be 26 feet 6 inches in height. v. Maximum Building Coverage: The site may be covered up to 75 percent by buildings. The total area covered by the 5-unit structure would be 51. 73 percent, therefore the project would be below the maximum allowed coverage by buildings. vi. Maximum Impervious Surface Area: The site may be covered up to 85 percent by impervious surfaces. The total area covered by buildings and paving combined would be 81.5 percent, therefore the project would be below the maximum allowed impervious coverage. vii. Parking for Lots Abutting an Alley: The parking shall be in the rear portion of the yard, and access shall be taken from the alley. The parking is not in the front portion of the lot. The narrow configuration of the lot, however, requires that structures be built so that they areaecessed from the nort-h (side yard). The project would be accessed from the alley, Blakey 07-028 HEXRPT.doc City of Renton PJ!l/PW Depar BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF PUBLIC HEARING DA TE MAY 8. 2007 Page 10 of19 c. Compliance with Subdivision Regulations i. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The Jots are regularly shaped and all have access to public streets via a public alley. ii. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed Jots satisfies the minimum Jot area, width, and depth requirements of the RM-T zone. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of townhouses. All of the proposed lots are rectangular in shape. All of the lots are oriented to provide private open space along the south side of the building. iii. Property Corners at Intersections: All lot comers at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. There are no property comers to be dedicated for right-of-way as part of this plat. d. Reasonableness of Proposed Boundaries 1. Access and Street Improvements: Access would be provided to the proposed lots from the alley across an access easement on the north side of the building. The alley is a paved connection between S 5th Street and S 7th Street, between Morris Ave Sand Smithers Ave S. Although a mitigation fee for transportation impacts was made a condition of the environmental determination, the applicant may request a waiver of this fee. Such waiver is currently allowed by code if a building permit for the project is issued prior to September 30, 2007. ii. Topography: Development of the site is expected to generate approximately 350 cubic yards (cy) of cut and 120 cy of fill. The City's Critical Areas maps do not indicate the presence of critical areas on site. There may, however. be runoff from stormwater during site construction that could impact public streets or nearby properties. Therefore. a condition of the Environmental Determination is that the short plat be conditioned to include implementation of a Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices to mitigate potential erosion and oft-site s.e.dimentation impacts. The Temporary Erosion and Sedimentation Control F'lan (TESCP) shall be designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division. iii. Construction Mitigation: A Construction Mitigation Plan is required and would be subject to final approval prior to the issuance of construction permits for the project. Blakey 07-028 HEXRPT.doc City of Renton PIBIPW Depart BLAKEY TOWNHOMES PUBLIC HEARING DA TE MAY 8, 2007 Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF P-11 o/19 iv. Landscaping: There are no significant or protected trees on the site. All pervious areas would be landscaped following site and building construction. v. Relationship to Existing Uses: The subject site is currently developed with a single- family house, cottage, and shed. The surrounding area includes single-family residences developed prior to adoption of the current RM-T zoning. The proposal is consistent with the intent of both the Comprehensive Plan and Zoning Code and although proposed at a higher density, due to the architecture and site design would not be out of character with the existing development in the area. vi. Community Assets: Redevelopment of the South Renton Neighborhood has been slower than anticipated. It is hoped that a significant redevelopment of a single- family lot, such as the proposed project will lead to other, similar redevelopment in the area. All new electrical, telephone, and cable service must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to the recording of the Final Plat. e. Availability and Impact on Public Services (Timeliness) i. Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development. Although a mitigation fee for fire impacts was made a condition of the environmental determination, the applicant may request a waiver of this fee. Such waiver is currently allowed by code if a building permit for the project is issued prior to September 30, 2007. ii. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single family residential dwelling. Therefore, it is anticipated that the proposed short plat would result in 2 (0.44 X 5 = 2.2) new children to the local schools. The Renton School District has indicated they can accommodate the additional students generated by this proposal at Bryn Mawr Elementary School and Dimmitt Middle School with transportation by bus and Renton High School, without transportation provided. iii. Parks: It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. Although a mitigation fee for park impacts was made a condition of the environmental determination, the applicant may request a waiver of this fee. Such waiver is currently allowed by code if a building permit for the project is issued prior to September 30, 2007. iv. Storm Water: There is an existing stormwater system in Morris Ave S. v. Water Utility: The proposed project is located within the City of Renton water service area. All short plats must provide a separate water service stub to each building lot prior to recording of the plat. vi. Sanitary Sewer Utility: The proposed project is located within the City of Renton sanitary service area. All lots must have separate side sewers provided. Blakey 07-028 HEXRPT.doc City of Renton PIBIPW Depar BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF PUBLIC HEARING DATE MAY 8, 2007 Page 12of19 f. Site Plan Review 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 and Development Standards from RMC 4-3-040F, the following issues have been identified by City Departmental Reviewers: i. Conformance with the Comprehensive Plan, its Elements and Policies: See discussion above under Short Plat criteria. ii. Conformance with existing land use regulations: See discussion above under Short Plat criteria. iii. Mitigation of impacts to surrounding properties and uses; The proposed residential project is not anticipated to result in significant adverse impacts to surrounding properties and uses. The properties on all sides have residential uses. There are potential short-term impacts to adjacent properties (e.g., noise), which would result from the construction of the project. These impacts will be mitigated by somewhat by Renton Municipal Code, which limits work and haul hours. Long term impacts included increased traffic associated with a 5-unit residential townhouse development. These impacts were anticipated through the Comprehensive Planning and Zoning process. iv. Mitigation of impacts of the proposed site plan to the site: The proposed residential structures are primarily interior to the site. Each structure would have an individual backyard that would be located away from streets. Landscaping would be provided in open space areas and along the perimeter property lines. v. Conservation of area-wide property values: By replacing existing buildings and providing high-quality development, the proposal would enhance the neighborhood and tend to increase surrounding property values. vi. Safety and efficiency of Vehicle and Pedestrian Circulation; The proposed project would provide access to either S 5th or 7th Streets via an existing alley. In addition, a pedestrian walkway would be provided. vii. Provision of ade~ate light and air; The proposed buildings are designed appropriately to allow adequate light and air circulation to the buildings and the site. The design of the buildings would not result in excessive shading of the property. Blakey 07-028 HEXRPT.doc City of Renton PIBIPW Depa, BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 Page 13 of 19 viii. 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. ix. Availability of public services and facilities to accommodate the proposed use; Public services would be available to the site. See previous discussion above under Short Plat Criteria. x. Prevention of neighborhood deterioration and blight. No deterioration or blight is expected to occur as a result of the proposal. The site is proposed to be developed with attached townhouse units that would be compatible with existing commercial and residential uses in the surrounding neighborhood. g. Urban Design Regulations The proposed project is subject to the District 'B' Urban Design Regulations. The Hearing Examiner shall have the authority of approve, approve with conditions, or deny proposals based on the provisions of the design regulations. The proposed project must meet the intent of the Design Regulations where the regulations are applicable. In rendering a decision, the Hearing Examiner 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. i. Site Design and Building Location Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. a) Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. Minimum standard: Maintain existing grid street pattern. The proposed project would maintain the existing grid street pattern. b) Building Location and Orientation: Blakey 07-028 HEXRPT .doc Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that City of Renton PIBIPW Depart BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 Page 14 of 19 Blakey 07-028 HEXRPT.doc natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. Minimum standard: Orient Buildings to the street with clear connections to the sidewalk. All of the buildings have clear connections to the sidewalks from the front doors and/or driveways. c) Building Entries Intent: To make building entrances convenient to locate and easy to access and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Minimum standard: A primary entrance of each building shall be located on the fa<;ade facing a street. Such entrances shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. Secondary access (not fronting on a street) should have weather protection at least four and one-half feet wide over the entrance or other similar indicator of access. Each of the proposed townhouses is oriented so that the front faces the entry courtyard. The building entrances as shown on the building elevations would be prominent. A direct pedestrian connection would be provided to the public street. A trellis would be provided over this walkway. d) Transition to Surrounding Development Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. Minimum standard: Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk, and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: a. Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of larger buildings and so that sunlight reaches adjacent yards; or b. Building articulation provided to divide a larger architectural element into smaller pieces; or c. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. The proposed project would incorporate building articulation and lower height end units to reduce the apparent scale of the center 3 story structures (b). City of Renton P/8/PW Depan BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUAOT-028, SHPL-H, SA·H ECF PUBLIC HEARING DATE MAY 8, 2007 Page 150119 Roof lines and roof pitch would reduce apparent bulk of the attached structures (c). e) Service Element Location and Design Intent: To reduce the potential negative impacts of service elements (i.e .. waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Minimum standard: 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, the design regulations require that service areas be enclosed on all sides including the roof to prevent the attraction of birds to the service areas. The use of chain link, plastic, or wire fencing is prohibited. Refuse and recyclable deposit areas must be accessible from the alley and must be screened from view. ii. Parking and Vehicular Access Intent: To provide safe, convenient access [to the Urban Center;] incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a) Location of Parking Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of buildings. Minimum standard: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a corner lot. No surface parking is proposed. b) Vehicular Access Intent: To maintain a contiguous. uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments andlor designated pedestrian-oriented streets. Minimum standard: Parking lots and garages shall be accessed from alleys when available. Access to the individual garages would be provided from the alley via an access easement fronting the townhouse units. Blakey 07-028 HEXRPT.doc City of Renton PIBIPW Depa, BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUA07-028 SHPL-H, SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 Page 16 of 19 iii. Landscaping/Recreation Areas/Common Open Space Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. a) Landscaping Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. Minimum standard: All pervious areas are required to be landscaped and the landscaping shall be consistent with the design intent of the development and shall reinforce the concept of the development. Street trees are required and shall be between the curb and buildings. A landscape plan has been submitted. The landscaping would include street trees located in front of the building along the sidewalk on Morris Avenue NE, perimeter landscaping, and interior landscaping for each lot. Landscaping would enhance the proposed development and the neighborhood. b) Recreation Areas and Common Open Space Intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian-oriented streets particularly at street corners. Minimum standard: Attached housing developments shall provide a minimum area of private usable open space equal to 150 square feet per unit of which 100 square feet are contiguous. Such space may include porches, balconies, yards, and decks. Each proposed townhouse unit would have approximately 110 square feet of private, ground-related open space in the rear yard areas (south faqade). There would be entry courtyards and porches on the north faqade of each unit. Townhouse units 2, 3, and 4 would have an 82 sf covered deck on the second floor. iv. Building Architectural Design Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. a) Building Character and Massing Blakey 07 -028 HEXRPT .doc City of Renton PIBIPW Depa1 BLAKEY TOWNHOMES PUBLIC HEARING DA TE MAY 8, 2007 Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF Page 17 of 19 Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Minimum standard: All building facades shall include modulation or articulation at intervals of no more than 20 feet. Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. All sides of proposed structures are fully articulated and detailed so as to provide interesting facades and reduce the bulk of the building mass. b) Ground-Level Details Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Minimum standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall is considered a blank wall if: It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet and does not include a window door, building modulation or other architectural detailing. No blank walls are proposed. c) Building Roof Lines Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Minimum standard: Buildings containing predominantly residential uses should have pitched roof with a minimum slope of one to four. Such roof should have dormers or intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof. The roof color shall be dark. The proposed roofs a// have slopes that exceed the minimum required. Roof lines of all buildings would provide visual interest. d) Building Materials Intent: To ensure high standards of quality and effective maintenance ovl:lr time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Minimum standard: 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. Blakey 07-028 HEXRPT.doc City of Renton PIB!PW Depa, BLAKEY TOWNHOMES Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF PUBLIC HEARING DA TE MAY 8, 2007 Page 18 of 19 Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. The proposed building facades would be finished with the same materials on all sides. These finishes and materials would include vertical board and batten siding, 6-inch horizontal "Hardi Plank" cement siding, and architectural composite roofing. h. South Renton Plan The property lies within the 70.23 acre area of the City known as the South Renton Neighborhood and, as such, is subject to the "South Renton Neighborhood Plan," which was adopted in 2002 (Exhibit 12). South Renton, as part of the Urban Center, is intended to be redeveloped with higher densities and a greater concentration of employment opportunities than generally throughout the City. In terms of the South Renton Plan, the project is in the Burnett Park Subarea (Exhibit 13), identified as "the classic 'All-American' neighborhood." The project-specific planning review policies relevant to this application are: Policy SR-LU-4: Residential projects should encourage urban scale multi-family housing of two to five stories. The Blakey Townhomes project would be 3 stories. Polley SR-LU-6: A range and variety of housing types should be encouraged including, but not limited to: Three story attached townhouse over a two car garage. The Blakey Townhomes would be attached townhouse building type, with 2 car garages on the ground level, under the 2 story living portion of the structure. Policy SR-LU-7: Density for residential zones within the Burnett Park Subarea ... shall range from 14 to 35 dwelling units per acre. The proposed density of the Blakey Townhomes project would be 29.17 dwelling units per acre. Policy SR-LU-9: Owner-occupied housing ... shall be encouraged ... The Blakey Townhomes would be fee-simple individual lots and owner-occupied. Policy SR-LU-10: Thoughtful site design that allows multi-family buildings to blend in with the neighborhood and exhibit its residential character is preferred. The building architecture is compatible with older, single family houses throughout the neighborhood. The side fagade of the Blakey Townhomes project thatfronts Morris Ave Sis designed to resemble the appearance of the front of a traditional- style, single family structure. The fronting unit extends farther to the north than the other units that do not front on Morris Ave S. Therefore, views of the back units would be somewhat screened by the building. Blakey 07-028 HEXRPT.doc City of Renton PIBIPW Deparl BLAKEY TOWNHOMES PUBLIC HEARING DA TE MAY 8, 2007 H. RECOMMENDATION: Preliminary Report to the Hearing Examiner LUA07-028, SHPL-H, SA-H, ECF Page 19 of 19 Staff recommends approval of the Blakey Townhomes Short Plat and Site Plan Review, Project File No. LUA-07-028, SHPL-H, SA-H, ECF. No conditions of approval are proposed. EXPIRATION PERIODS: Short Plats (SHPL): If the short plat is not filed within two years from date of approval (RMC 4-7-070.M), the short plat shall become null and void. 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FT. 0.05 ACRES LAND SURVEYOR'S CERTIFICATE 1h11 Short Plat correetfy ,...M1t1 o IIIM)' mo~ by in. or un&tr my direction In confon'nance with the ~rrem11nt1 cf th• opproprlot, Stot• and County statute ond On:llnonee In No~mber. 2006. Certifle<itii .. NO. i96J.5 v,OOU c+,1Wf$T ,·..vc 1'1·$ fLOWLJNI!* 22.17 SADLER/ ,~ BARNARD (i) & ASSOC. INC. l j,) -,,,..,_ ~ ;,; ~!1PlA1'TING ' • .-: .PIJY"'1.LLIP, '1M HJ71 {25J} MS-~?O c,o,.. 11/23_l2007 O'Mol.8Y R TAii CHl(D, 8Y oc, 11 EXHIBIT 3 l EMILY BUCHWALTER 7 2,n,;i',233 1 02ND Pl SE uuptLEVUE, WA 98004 J08 NO. 20<¥.252.1;11 '"'"' 2 OF 2 ~ Q_ ~ A CAw u .. ~ .. .'.!l. CA CA IMCP) Airport Way CDCP) S 2nd St. ·cA G3 · 19 T23N R5E E 1/2 ·-· --··-· ·-·· Rent.au. d:l:t,,. Ltud'-~ ZONING ~ = 'DCIINICAL 811LVICBII 0 ego po 1:-6800 18 T23N R5E EXHIBIT 4 CITY OF RENTON SHORT PLAT . KING COUNTY, WASHl~TON SE 1/4,H 1/4,1. ti, T. UN, It. I I W.M., IH Tftl arr Ofl 11.INTON, KlNO ~. WASMfNOTON 604 MORRIS AVE SHORT PLAT PARCEL NUMBER, 2963900010 LUA-XX-XXX-SHPL LND-XX-XXXX ~~~1Yfll\DW.'¥9Sl"AND~ OAU. COUfCTlON U3NO TO!'CION OT$ 2110 TOfAI. ST,1:1101,,1,1,HD Hl'--IIGX !>Al.It,~ 2. ClOSUl!SIXQ!allD "* li'Nlll,UN, ~s ...s fflANJSHl!O 11' WJ,,J; 3:!2-1 J0.090. l. 'l!OPUTY COIIMEt!I Sff, Elaf'T M NOTH>,~ OEl!ll 1.0CA,TIONS. OWNaSl!IP I.NS MAY N! ~. OIVIOU$~.•>Hr,"'-"SHOWIIL ~HOCIJAlANtaO,~lf'IS~ "'""""' O' 2ft 40' 00' l5il'!5il SCAla, , ... 2(f I~ LEGEND • l'OUNO MONUMINT .U NOTfO • sn IIEIAll. l CA, LS# l'l6)S (C) CALCULATED VALUE (M) MEASURED VAWE BASIS OF BEARING RECORD OF SURVEY, RECORDING NO. 2005060690003, RECORDS OF TI-IE KING COUNTY AUDITOt ""''""' 'fiITi"iic5iD OF SURVEY, REC. NO. :20050606900003 (R:2) RECORD OF SURVEY, 1tEC. NO. 2005061 390001 4 (R3) QTY OF RENTON SHORT PLAT, REC. NO. 20060914900014 RE CORO ER'S CERTIFlCA 1[ . l'h:I 1111" r-,1 11111_ ___ ..,. o1.-....20.-at...JI in boalt. ....... .cf_,,,ot PG9',.-.. ,, •• at the ,... of .... Su~t_.,of ,RIICOf'4* ........ , VI orr OF lll!HfON MvtY § CONhol. MOM. NO. '1..0 ~ M. 171.CW,.990 <C t.1,29<;1,1,e.120 •• . '-ti p f£:, ,s~· ~es r -s. 3RD ~,. •';li .,__.,__ ~·~ l'OUMD ltAU c,,,, WITN l'!JNOt 1AA1:K H CASllNQ !12/06/061 art Of ltfNtON sut'ffl' CONJIOI. MON. NO. 1 "8 N. 176,367.831 E.1,2'91P,1S,.2t~ 632..12' --- I i= :, ~ ... g :, • z !1 ... a > < ~ ~ . "' ! :IE LAND SURVEYOR'S CERTIFICATE I I Thie Short Plat oonw:tly ,......,ls D tut'J9)' mGdll by ,.,,. or 11nd• my dlrectloft In ,;onformanct with the r.quhm.nts of th• appropriate Stilt• ond Count:, Stotute and OnflrlOl'lcs In NovemDt<r, 2008. ....... Certlflcot• No. 0 1H-" w ,. FOUNOlAO:IH ~f9C.f9M ~ ..... .,.,,., -Mff'.o"W!IUNCI _ 1(12/06/06) 315.97(1::IMq ~ ~ SOUTH 6TH STREET MH.4ntl°f ii ~ -1 ... ·r- i ~ I I~ I ·1~ LOT I NXUIANDl.ll'IUT'I"~ ~Mff".tnt"e 1)9.<a' w w """" w 24.92' z I ,..,, , t--f----I,__ I §-,·-ta··l<m • 't -:~ o' 1------·-,---~ _...._ z ~ z r --1~--r-.... ~ -11,.91' . " '~ ..9 ~ --;:.,.; '9_1 ,._, .,.o ».00' • :. "", ..9 21.Y.' ,,. o~~ ~ !"...; f 'ii •I 8 21.00' ilj 21.M' N 19°"7'11P" f 119.tfl' ;t4 • .9-t' LOT4 AU STtuCTUHS TO •r - OftlGlNAL LOT 9597.5 SQ, "· 0,22 .-.cRES LOT 1 2400,0 SO. FT. . 0.06 ACRES 17m io. FT. 0.04 .tCftD 11:/£t !a. FT. 0,04 ACRES >-I I u) 1l ~ ii j :· I .J { I I I% IHI~ 0 :~3 "a' 1,, o•• n I I I~ z ~ < ... "' ... I i= ! l,j I 1 ·~XHIBIT I 11:/£t to. FT. 0.04 ACRES LOT 0 1994.3 SQ, FT, 0.0! ACRES I s 11 oeve, ORMcNf POiNNING ~~~'™ ___ -crrv OF RENroN ~ ... ,,1 .. 1 .. , SADLER/ 6) SHOtlf,4\#T-FO)I• 2007 EMILY 8UCHWALTER (i) BARNARD 2233 102ND PL SE & ASSOC. INC. BEUEVUE, WA 98004 W/0.........., Dv.N. B'I' J08 NO. PI.NIMNa ~ ptA T1INtt TAH -=m 717 W SIEWMT I l'UYN,,U.P. WA '8311. a«tl. BY ... ..,. (2A) ...... 10 -11/23/2007 ..,, 2 01" 2 .a:. a·,.,_, •0.,,-" f !:: ) .\ ' ' ' i Ii -4'~ I / : '~ J; ~ I ; i :ft I .I • . ! di, I I ! i ! I 0 J :: -g i !! ~ 'i·J ;!I-,'° JI! 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'" '' r -=. ·~~ 'i 'I' 1++1--j, tf"•;--~---,,J'~, 1 ·. =\II ~ l "'f -Ii - .rV'.NG ROOM ------.:...--=r C -, r-1 LIVING ROOM ·,;... -.. : ' -___ -__ ,; '"<· c,• ,-I ] ,i ""·"""" '<.Dr ,,.._r, WAU -{!_; ?,· '27. \t ,_, 1' 20 21 ·,2t :2~f?. ··,·--·-----ri ____ _J_,~-4 ____ __J_ ,I'---•-<>r-· ---it -_,,...,._ -1 -'"•' -. .,_ --1--.. --+·-i7 ---·· -, 1 I ---• I ' I r .. t ---~OI'~: :~:~ ~{~~i~' .;1 .... o; /--·-·-· '/! 1- -<-4~ :· -ii. , .... 1ft i :- I ~~!_!:_R __ ~EQ_RQl1¥ ...,::..:~:'--.~ ' " ·, ;:!J': " •.. -.... ~ -' " ! ' ' (°'''" '"L : CM-~ F"''d'l ,r::~~tf l ,,,~,;--;i: . / rij;-: ""'"'~~-... ~,·~·!~ d' ~ : ... ,""""""'f ' / i' '"'' o,_.,., )j ;s r1 </,.Jc. ~~ ,,,,,~!.f,_~r! f:1 ', ~---· _J_J, · 1 ~-.t. 1 u . l; 'I ~;,--o~,~~-' ' 0 r-, . .,. t ' ' Ii·-,, ;;: ~ -r, '::a;~n· ;" Q " ' " '. ' 5 -0, ,..., "'<!lr""°'t... ' ,_ r-:-' ' ~1,...xio:_i,::,q,,r,a.c,,,.-_c··, ~~-1 ,.: ~ .-~;_ C ' c;E~OND FLOOR. FLAN SCIIU I/~"• 1 ·.()' L .. ____.,,_ N EB _ -IC ~l~t:IQ 1 : : ~-.....; I I ,-' t''':f ·· ' . ' 00..,. 1 I ~j o~~_ft I ~~ ,. . irt><-~ .. ,,. .... ,,. i.~ ~ -.Ii ... -._ ...... '!"' -·< 11./TCH~),i ;--...,--): ------~\)_ ........ _ -yffl ( -1•,.:...-~ .. -""' ·t----~~~ i! .,, .... -, ... o, ... , . ..;. • ... ,,c ... :,.,,r... ' ·-~ ......,..... !lil! i , __ t:· -~· r_c:~PL~ J..J .__.. ·-:.-=-·~=· i ~~~ :;i.j ~L+--T--, --i-r-~~-~.J.---"<\I'---~ ...... ..,. ---',.i,.--u~-,r----,--,,. . .0:, •;.,, ---..~--,,-.,. •o-~l· -,,.,·----- ·•I.a(-·---·-------··---·-•l·&l·-t--·-----1 l_ ,,,_,,,, 1""!,"·----- ' ... -- DEVELOPMENT PLANNING CITY OF RENTON MAR -7 2007 RECEIVED Ii' '-'11- }:<= ! ,, :"'~'"'i~' . .,, . ' ---- -i ~~~ -&'-!·--~,-.. ,,,,.... , ~GCN.Q -3-·r,""1, .. WN.J.. WIC» "-""' ~2•4~UM0 ll!IDJll!m ·~ ~ U.N.0 II 2'1t~"'1\'WAU 12'4~1'GN',2 LAre,,:,~•'l;,"GW!I s , ___ or...,o r- ' -i COHTIM\J=l'lOW G"5noTw~T?, ·~-f>fCTIUC W"-l MCAfl,~ :I MEDICI ARCHITECTS ·-~--,, -,,,,.,,,. 1,,,.,c,.,.,, --- • v,,..,.,0..-_, '-~ ~ ~-~-~- ~:.:· .. I7Wf ~ fl!~ • _l,l"'B._Tq_i.:..5 ~E~Q.~p fLOQa'. JOINED CONSTRUCTION EXHIBIT 7 Al.I ,oo, ' ' C 0 G " ' 0 ' a ' " •.AA\ • 't I I I ' . I ' ' I I ' \, ;I. J ~~~S-~~OOR PLAN i cb .-·-\ '"~"-, : ' t' ,, f,,,. ;~ I l -~-1 "' ~ -b. I,, --~ ,_ .l • ' ! ,r ~ ' 1 t ,_ T '_, r- UNIT 2 """"'1m'A!O'OO. Ot'TM.e~l:OH!!~ 10 11 -· -,,,4 ,~...i· ·-· --~ ---,,-. r•' ' ( -~·-- <i_c,,r>A"C¥w~c-CC . ' 12 S:3 :4 , ' ;,.-... ,, UNIT 3 ~~""'"""" :t,.,iioco.e~ 15 ,IG ,;_c,,,..,....""ll )T· '! -=:::"'!'-··: --.. 4· --· "'i' --1~4f ~.-,cj·-- r·,~-f;AST~R Bl:DR.00\1 -··=----.-·· ----.--~ \ .... i( -....!): ·r ' I L • .-r,·:r'::Z ·-1 ~~~"¥ ,, ! l, .. t Of ~1(0 " ~ -I I' .. ""'0"""0 ·' -.. -~~~~-.? '- :foo,"'= ', I ' ~D~2: I I v-, -r.,_i, --··JMj-1-- ··o--,{--- -· --,i·.,A· J_ "• --I .,,. __ --r:~:> {---- ,~-j •,0,1· --""'°l· ---,1·~·- UNIT4 :oD) t~:'.'t'? :ltr~nAJ.O'°" ot!MtCCOl6"'11Cro, ~c,,,,..,.....,...... ~/ ~ -, 20 21 2,~ .t ... ~ . -,r-'1-·· ---,f-·· ~t!•+--T,>t ""-.f'"l:',f--. I I I ,_ -« =:<l ·~-q'-.. I I i ' -1 -I· ,--r- 1 -~ .• , --,,-1 I ' -i--· -.-,-. '""'°'~ -.,,~ -~ ....._,_., ~~~.;;.i_·' ,,.J--'~-, ; ----~-- ·-··•O'-~j·-·-,I<---······>'--.-1.. -_._,1-8j·--t· --- \ il I , I --i i ~ ! --- I -.... ,,.-! t ~ . _,, -1 .,. Ii , I'" i ·-=i--+'T - --t 1-1. --j ' t I I LL 2:3; .24 .25 l..l!~_l!q -50:-N,r;;N< .. ....._. DEVaOPMENT PLANNING CITY OF RENTON WICAl'U.H<'.l ~> .. w>illlU-~o ~~"'ALJ.!>VH(l MAR -7 2007 RECEIVED u Z N~'AAT'YW ...... ,z..owALJ.!1.,·~.~ l>'!r~Tl"l'E•",,·GW!l c, <;_c,or-.-.-(;) ;2 .... ·.27 1~ I I CON'I~'""' =hOTW'-!U == !L!CT'liC W.,_L ~!dl'e MEDICI :I ARCHITECTS • ·-·o• ,.,._.,,_. _. ,..,"_ '"!••-., .... _, '-''""'"".,.,.'""'"~"" .,.k_~-;;;;,."Zi··· ~~·~ -~ ... ·~ ··l!o"""'<:Z1!,.Do-.~-,~ !L UNIT.2_ I -5 l]11R.D FLOOR. JOINED CONSTR.UCTIOI! EXHIBIT 8 Al.2 -;w, n \ NOR.TH ELEVATION \. (%AJ.l:" 114·• I _ef -· EA2_T ELEVATION \. =-11~·-,·-0" :_::]• [~1·1 ~-cc -[::_JO,] r,:=.1 \fo~I [JLJO I ,_ I~ i 1 I .. :.:::_ .. ;i Uti ;7./ . c___;_, - " 'iv ·n·~n-1,~~f ___ -_, ·1 ,. _, .. ~1----. . ' ' " I . ·m·,.-.- ;_Jl_,_,f, · ·-' -C ~ 'Ci-~ --~-.[IT·· -~":~5:1 1 ~O=:-JODD---,~-[r ! [JC -. . = J . _ __:_ ::_=, I • 000000 -__ :_·, J DC_ c---.~: ---~, 000000--_ ;:;,_ ···nt·· ' .-'."',q- • " "':ill --. I I~ =1~-_ ,r -r -·-' DEvaoPMENT PLANNING C,ry OF Ri:NTON MAR~ 7 2007 RECEIVED MEDICI :I ARCHITECTS ~'-''' , .. ,,-,, . ''-~'"''," r •. ,, ----· ., """"'''"""",;-.,.-c "iwco,..;;,:;,c,,~.,-- -~·.-.2._ ~·-'-""'''"~~ T4h..'!!':~,w~" .... , . .,,_Wll_. • NOR.TH• EAST ELEVA.TiO,'.: EXHIBIT 9 AS .. !"'.' (,::;r:; r-=- o~~!-~,;LEVATION i,• ~ iOI , .. l7., r"\WEST ELEVATION 050.ll: 1µ.•-l'-0' ll',,,, '" ' ~ --1 L\-,t;:,l-\,'?,l-1,?P 11'-I ~ I 'I I 1 I MEDICI-:,I ARCHITECTS ~,m;1e<:1vr Pr09romm,~9 /..,--· ---........ :~:;,'o~;.,0;~·97' . --·-·-- '1JJ ,01 .. " ,. _ ........... ~"-" °;h'f ::: \·::11 :~,~·.'.':". -------- !D9w1!1i,1 I i 27., ~ _ __,(_ DEVELOPMENT PLANNING CITY OF AENTON MAR -7 2007 RECEIVED • -------· :!:...":"!'e-- Cc,~, , 000.,ci :l:":;.~~-""'""c_~--- J08Atl00[55 --·""~ ~ ""' ., nrnn.r GU) p,tsrp ~""---~ 50UTH t-wt:5T ELfVA.TIONS EXHIBIT 10 A6 --~--- BLAKEY TOWNHOMES G04 MORRIS AVE S It § • ~1 -WI·•·~~ I " " " ~·.l. : · ... ·. - • I Cf.RENTRY • I a. I. ~.. • /. . .... It . I 1. • : : , r ... I .. IITT':: -·. I • • ,. ,. 'i I n. · 1 '~.1·::, 7 u&li:I) i~y/· <( . • • . . . . U) •• :i ' °" , .. r ac:::' •• il'i • 0 . u • ~ ::~•.ll• : . f. I\ .:· ~::i . •' I.·.,. ,. I. . ' ,, ' D r---1--J ' 1 I ' I ' ~ I UNIT 3 '~O-O';OC1 ""!"~~~ ' ·I .• ' ~ I ~ • • I DRJ~AY-·, ---_-"_--:.1---~-t-_·-~-1 ----1 I •"----1 1\·7--:. i -, I ' I ; i ' [J UNIT 4 ' ' L UNIT 5 ,,,__ _____ -t--------------------•119',llt----------------------------,1, LANDSCAPE FLA~ ,o 0 ~-~ --E9 s I 't ,o ! MM I Scale I"= I 0' ~ EXHIBIT 11 Oev~~Ml:Nr Pt..ANNtNG C,. r OF 1'11!:NfoN MAR -1 2007 RECEIVED MEDICI :I ARCHITECTS Aronlt•«~" Pr<>g,amm"'g ~,, • .,;c.,. o.,,;9 lnl..,.,or 0"•'9n !llJ ...... .,, " -~ .. -... "'" ... '"·<• .. J<a>-t:ro, '•• l•U),., ... ., '!!,'< -_________ _____!'• :.,(hf """'"'"'.._~,..,~....:,,,,,; • ,;.;; co.,,-r>J.,Cii~--;;-_ --------- .(Ill AOOIIUi --.....e~ ~. ~-'t nu,...,. CAD Jlo.dol, -"-we -= --_ -----=- LANDSCAPE PLAN .. _ ... __ ~_ =: ... --=---==---~--~ .. -........ ____ ,._ Ll.O ~- · Proposed Zoning Densities '®~-·-- [Zl (RM-T) Rei;identio.l Multi-family Tn,.dltion.111 -15--35 du/acre lill (RM-U} RcsidenWil.l Mum-Family l:irban -25-75 du/acre -(CD) Center Do-.rnlown 25-100 (150) du/acre --Sl11.dy Area boundary South Renton Neighborhood Plan Area EXHIBIT 12 \ •-\ --l Cl) > <(. -"' . u. ::::, . .·, I - S~ 7th C\ Burnett Park Subarea r' . . ··-:i· . ~c'r· ~ .··/ ./1/ (J) Q) > <( C 0 ::? c i: EXHIBIT 13 ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE· MITIGATED {ONS·M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Blakey Townhomes PROJECT NUMBER: LUA0?-028, SHPL-H, SA-H, ECF LOCATION: 604 and 604', Morns Avenue S DESCRIPTION: The proponent of the project, Blakey Townhomes, Is requesting approvals of a SEPA Envlronmenlal Revjaw, a Sltc P!an Rav',ew, Jnd 5hor1 Plat ror development of a 2,129.7 square foot (sf} properly located in South Renton. The proposed project would ra,ult In ~ townhouse-style resldenllal units. The property Is In South Renton in !lw Residential Multi-famlly-Tradltlonal Zone (RM-T). THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMIITEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appe1l,i: of the envlronm11ntal determrnatlon mus! ba filad In writing on or bafora 5:00 PM on April 30, 2007. Appaa~ mu1t ba flied In writing togeth11r with the raqu1red $75.DO apprlcatlon fee with: Hearing Eumln11r, City of Renlon, 1055 South Grady Way, Renton, WA 98057. Appitals to the E:camlner are goYerned by City of Renton Municipal Coda Stlctlon .4-B-110.B. Add1tlon11I Information regarding 1h11 appeal proCMa may be obtained 1rom the Renton City Cllrll's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELO BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS OJ\· THE 7TH FLOOR OF CITY HALL. 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MAY 8, 2007 AT 9:00 AM TO CONSIDER THE SHORT PLAT AND SITE PLAN. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL Will BE HEARD AS PART OF THIS PUBLIC HEARING. i~/.f -FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON. DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when calling for proper flle ldentfflcallon. CERTIFICATION I, >J?Tli Ge,re , hereby certify that z copies of the above document ~',\\\\\ were posted by me in ___2_ conspicuous places or nearby the descnbed property on. ~,~'''.j1><1N ~11 ~ ~ .:: :,;i ~. ~ ... ;,;,,~,,, z --,.) ~t ") -'I", ~9?.: 'I. ' -~ .·,ya '1' Alf ~, ';t.'l (' ;' i"."' ~--' )~ ~ ~ •"' ··'··' ~ -,, A ITEST: Subscribed and sworn before me, a Notary Public. in and for the State of Washington residing in ~ ~'-J -• -j § ~~ '-' /'.>,·,,.1-f' ~o:z= ~"' a.~ ~ ' '·19-".~-~..f I I • day of ='-i(F==------· -~Nr,On,;T~A~Rc:lY~P~UPL'"1c:c~s:':1::G:;'N'f-;J,:U.:fti~oJ''w.'~.§". 1 1111 \ '''"''" SIGNED: DA TE:___,/{....:-1:.::Z=-"°-'r'----- , on the ' CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 121h day of April, 2007, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Reoresentina Agencies See Attached Emily Buchwalter Contact Rendev One, LLC Owner George Arrowsmith POR (Signature of Sender): ~ ~ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Notary (Print): J· ,;, ~ My appointment expires: 0 -l 9 -l o Project Name: Blakey Townhomes Project Number: LUA07-028, SHPL-H, SA-H, ECF template ~ affidavit of service by mailing .... Dept. of Ecology • Environmental Review Section PO Box 47703 Olvmoia, WA 98504-7703 WSDDT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-971 O US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160th Ave SE 39015 -172°' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program• 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172°' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72°' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue. WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it ,s an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template . affidavit of service by mailing ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Blakey Townhomes PROJECT NUMBER: LUA07·028, SHPL-H, SA·H, ECF LOCATION: 604 and 604% Morris Avenue S DESCRIPTION: The proponent of the project, Blakey Townhomes, Is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and Short Plat for development of a 2,129.7 square foot (sf) property located in South Renton. The proposed project would result In 5 townhouse-style resldentlal units. The property Is In South Renton In the Resldential Multi-family-Traditional Zone (RM-T). THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on April 30, 2007. 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 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MAY 8, 2007 AT 9:00 AM TO CONSIDER THE SHORT PLAT AND SITE PLAN. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING . .:,tJ FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. April 12, 2007 Emily Buchwalter Medici Architects 2233 I 02nd Place SE Bellevue, WA 98004 SUBJECT: Blakey Townhomes LUA07-028, SHPL-H, SA-H, ECF Dear Ms. Buchwalter: CIT1 :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on April 30, 2007. 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 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on May 8, 2007 at 9:00 AM to consider the Short Plat and Site Plan. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner Enclosure cc: Rendev One, LLC / Owner George Arrowsmith /Party(ies) of Record ~ 1055 South Grady Way-Renton, Washing_to_n_9-80_5_7 ______ R E N T Q N @ This papercon1fnb SO}C rcccy:lr.~, matenal, 30% post consumer ,\HEAD OF THE CIJRVE CIT1 :>F RENTON o~"'Y o,f; ft + ~ ~; Kathy Keolker, Mayor Planning/Building/PublicWorks Department Gregg Zimmerman P,E., Administrator ?3Nrt0 April 12, 2007 Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on April 9, 2007: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: Blakey Townhomes LUA07-028, SHPL-H, SA-H, ECF 604 and 604Y, Morris Avenue S DESCRIPTION: The proponent of the project, Blakey Townhomes, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and Short Plat for development of a 2,129.7 square foot (sO property located in South Renton. The proposed project would result in S townhouse-style residential units. The property is in South Renton in the Residential Multi-family-Traditional Zone (RM-T). Appeals of the environmental determination must be filed in writing on or before 5:00 PM on April 30, 2007. 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 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7382. For the Environmental Review Committee, £//-,z,0-m:_ J4Jr- Elizabeth Higgins, AICP Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program Enclosure 1055 South Grady Way-Renton, Washington 98057 @ This paper oonta1r1s 50.% cscycied ,natenal, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-028, SHPL-H, SA-H, ECF Rendev One, LLC Blakey Townhomes DESCRIPTION OF PROPOSAL: The proponent of the project, Blakey Townhomes, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and Short Plat for development of a 2,129.7 square foot (sf) property located in South Renton. The proposed project would result in 5 townhouse-style residential units. The property is in South Renton in the Residential Multi-family-Traditional Zone (RM-T). LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 604 and 604Y, Morris Avenue S The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. A Transportation Mitigation Fee shall be assessed, estimated to be $1,479.75, and shall be paid prior to recording the Final Plat. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit. Fire Mitigation Fees, estimated to be $1,940.00 shall be assessed prior to recording the Final Plat. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to obtaining building permits. ERC Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-028, SHPL-H, SA-H, ECF Rendev One, LLC Blakey Townhomes DESCRIPTION OF PROPOSAL: The proponent of the project, Blakey Townhomes, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and Short Plat for development of a 2,129.7 square foot (sf) property located in South Renton. The proposed project would result in 5 townhouse-style residential units. The property is in South Renton in the Residential Multi-family-Traditional Zone (RM-T). LOCATION OF PROPOSAL: LEAD AGENCY: 604 and 604Y, Morris Avenue S The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. 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. Building 1. Demolition permits required. 2. Must comply with 2003 IBC. Fire Prevention 1. The preliminary fire flow could not be determined from the information provided by the applicant. 2. One hydrant is required within 150 feet of the structure and additional hydrants are required within 300 feet of the structure, based on fire flow. 3. Existing and new hydrants will be required to be retrofitted with Storz "quick-disconnect" fittings. 4. Separate plans and permits are required for the installation of fire alarm and sprinkler systems. 5. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. 6. (see ·water" below) Plan Review -Surface Water 1. There is a storm conveyance system in Morris Ave South. 2. The Surface Water System Development Charges are based on a rate of $759.00 x 4 units. Total fee is $3,036.00. Credit is given for the existing home. Payment of this fee will be required prior to issuance of utility construction permit. ERC Advisory Notes Page 1 of3 3. Roof drains shall be tightlined to the storm system. 4. A conceptual drainage report and narrative has been submitted. and reviewed. This project is exempt from detention and water quality per the 1990 KCSWM. 5. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Plan Review -Water 1. There is an existing 12-inch water main in Morris Ave S. and a 6-inch water main in S. 6th Street. Derated fire fiow off the 12-inch is approximately 4,000 gpm. Static water pressure in the area is approximately 70 psi. The proposed project is located in the 196 Water Pressure Zone and is outside an Aquifer Protection Zone. 2. Water System Development Charges are based on a rate of $1,g56.00 x 4 units. Total fee is $7,824.00. Credit is given for the existing home. Payment of this fee will be required prior to issuance of utility construction permit. 3. Hydrants capable of delivering a minimum of 1,000 gpm are required for this new use. One hydrant is required for each 1,000-gpm fire fiow. One hydrant must be located within 150 feet of the structure. Additional hydrants shall be located within 300 feet of the structure. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification in meeting the required distance. 4. Existing hydrants counted, as fire protection will require installation of a "storz" quick disconnect fitting if not already in place. 5. A fire sprinkler system is required by the fire department. A separate utility permit and separate plans will be required for the installation of all double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backfiow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". Interior or exterior installation of the DDCVA shall be in accordance with the City of Renton Standard Plans. 6. If the building exceeds 30 feet in height. A backflow device will be required on the domestic water meters. A separate plumbing permit will be required. 7. Extension of a water main, installation of water services and the DDCVA for the fire sprinkler system(s) will be required on site. Plan Review -Sanitary Sewer 1. There is an existing 8-inch sewer main in Morris Ave South. 2. Sanitary Sewer System Development Charges are based on a rate of $1017.00 x 4 units. Total fee is $4,068.00. Credit is given for the existing home. Payment of this fee will be required prior to issuance of utility construction permit. 3. Existing septic systems will be required to be abandoned in accordance with the Department of Health. 4. Separate sewer stubs are required to be provided to each new lot prior to recording of the short plat. 5. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. 6. Extension of an 8-inch sewer main onsite will be required. Plan Review -Street Improvements 1. There is sidewalk, curb, and gutter fronting the site in Morris Ave South. 2. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 3. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. General 1. Separate permits and fees for side sewers, water meters, and storm drainage connections are required. 2. Applicant shall be responsible for securing all necessary public and/or private easements. ERC Advisory Notes Page 2 of 3 3. Proposed new rockeries or retaining walls to be constructed that are greater than four feet in height will be require a separate building permit for structural review. A geotechnical report is required with the submittal. 4. Separate permits to cut and cap the water and sewer will be required with the demolition permit. 5. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. ERC Advisory Notes Page 3 of3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA07-028, SHPL-H, SA-H, ECF Rendev One, LLC APPLICANT: PROJECT NAME: Blakey Townhomes DESCRIPTION OF PROPOSAL: The proponent of the project, Blakey Townhomes, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and Short Plat for development of a 2,129.7 square foot (sf) property located in South Renton. The proposed project would result in 5 townhouse-style residential units. The property is in South Renton in the Residential Multi-family-Traditional Zone (RM-T). LOCATION OF PROPOSAL: LEAD AGENCY: 604 and 604'1, Morris Avenue S The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on April 30, 2007. 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 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higa hiyama, Administrator Community Services April 14, 2007 April 9, 2007 ~~/07 le/ Date~ To: From: Meeting Date: Tlm:e: Location: liNVlRONMENTAL RE'1'1e~l'~()MMl'l'TEE MEETING NPTtes: . April 9, 20Qt, • Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator Jennifer Henning, Development Planning Monday, ~~i'lh9, 2007 3:00 ~tvfiJ( ... Sixth>Flooricc:>nference Room #620 Agenda listed below. Chelsea Condominiums (Higgins) LUA07-023, SA-A, CU-H, ECF The proponent of the project, Chelsea Condominiums, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and Conditional Use Permit for development of a 7,920 square foot (sf) vacant property located in Downtown Renton. The proposed project would result in 24 apartment-style residential units and ground floor commercial/retail with on-site, structured parking. The property is in the Center Downtown Zone. A Conditional Use Permit would be required to allow higher density than would otherwise be allowed in the zone. Blakey Townhomes (Higgins/ LUA07-028, SHPL-H, SA-H, ECF The applicant for the Blakey Townhomes project has requested environmental review, site plan review, and short plat subdivision for a 5 unit townhouse project. The property Is 9,598 sf in size. The site plan review and short plat will be heard before the Hearing Examiner at a public hearing. The project is within the Resdential Multi-family - Traditional zone (RM-T). Aster Park Annexation Prezone (Conkling) LUA07-030, PZ, ECF The applicant, has requested Environmental Review for the proposed prezoning of this 19.85-acres annexation site to Renton R-4. Because annexations are SEPA exempt (RCW 43.21C.222) this environmental review is only for the rezone. The proposed rezone is consistent with Renton's Residential Low Density land use designation, as shown on the City's Comprehensive Plan Land Use Map. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/8/PW Development Services Director ® F. Kaufman, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® REPORT Cit1 __ Renton Department of Planning / Building / Public Works & DECISION ENVIRONMENTAL REVIEW COMMITIEE REPORT ERC MEETING DA TE: April 9, 2007 Project Name: Blakey Townhomes Applicant: Rendev One, LLC Contact: Emily Buchwalter; Medici Architects; 2233 -102 00 Pl SE; Bellevue WA 98004 File Number: LUA07-028, SHPL-H, SA-H, ECF Project Manager: Elizabeth Higgins, Senior Planner Project Summary: The proponent of the project, Blakey Townhomes, is requesting approvals of a SEPA Environmental Review, a Site Plan Review, and Short Plat for development of a 2,129.7 square foot (sf) property located in South Renton. The proposed project would result in 5 townhouse-style residential units. The property is in South Renton in the Residential Multi-family-Traditional Zone (RM-T). Project Location: 604 and 604Y, Morris Ave S Existing building area: 1,230 gsf (house) Proposed new building area: 4,972.13 sf 340 gsf (cottage) Site Area: 2,129.7 sf (0.05 A) Total building area: 4,972.13 sf RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERC REPORT Blakey 07-028.doc City of Renton P/8/PW Department BLAKEY TOWNHOMES REPORT OF April 9, 2007 En mental Review Committee Staff Reporl LUA07-028, SHPL-H, SA-H, ECF Page 2 of 6 IIPART ONE: PROJECT DESCRIPTION/BACKGROUND The property proposed for development into the Blakey Townhomes is located in South Renton, fronting on Morris Ave S (Exhibit 1 ). The 2,129.7 sf (0.05 A) lot has a 1,230 sf, 2-story house constructed in 1933 and a 340 sf, 1-story cottage constructed in 1923 (Exhibit 2). Both structures would be removed from the property. The property has a Comprehensive Plan land use designation as Urban Center -Downtown, which is implemented by Residential Multi-family-Traditional zoning (Exhibit 3) Property abutting to the north and south has single-family houses, as do the lots adjacent to the west, across Morris and across the alley to the east. The site abuts a north-south alley on its west side (Exhibit 4). The project would consist of subdivision of the property into 5 lots (Exhibit 5), suitable for residential development into townhouses conforming to Residential Multi-family -Traditional Zoning (RM-T). Parking would be in garages under the living space of each building. The primary access to garages would be from the alley. The project would have a residential density of 29.41 dwelling units per acre (du/a), which is within the density range allowed by the development standards of the zone. The minimum density is 14 du/a and the maximum is 35 du/a. Landscaping has been proposed at the perimeter of the property in setback areas. IIPART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21 C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON -SIGNIFICANCE -MIT/GA TED. Issue DNS with 14-day Appeal Period. B. Mitigation Measures X Issue DNS-M with 14-day Comment and A eal Period. 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. 2. A Transportation Mitigation Fee shall be assessed, estimated to be $1,479.75, and shall be paid prior to recording the Final Plat. 3. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit. Fire Mitigation Fees, estimated to be $1,940.00 shall be assessed prior to recording the Final Plat. ERC REPORT Blakey 07-028.doc City of Renton P/B/PW Department BLAKEY TOWNHOMES REPORT OF April 9, 2007 En mental Review Committee Staff Report LUA07-028 SHPL-H SA-H, ECF Page 3of6 4. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi- family unit prior to obtaining building permits. C. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site is almost flat, with less than 1 percent slope across the site. The applicant submitted a report, "Geotechnical Engineering Study," by Geotech Consultants, Inc., dated January 15, 2007. Based on the results of the geotechnical subsurface investigation, the site is underlain by approximately 28 feet of loose, wet sandy silt, which overlays medium dense to dense sand and gravel to a depth of 50 feet. Grading would consist of importing 12 to 24 inches of structural fill and placement of this material where building footprints would be located. Following development approximately 81.5 percent of the site would be covered with impervious surfaces. Mitigation Measures: None required. Nexus: Not applicable 2. Air Impacts: It is anticipated that some adverse air quality impacts would be associated with site work and building construction required to redevelop this property. Project impacts during construction include dust resulting from grading, exhaust from construction vehicles, odors from roofing installation, and roadway paving. Dust would be controlled through the use of temporary control measures and the sprinkling of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post development impacts potentially include vehicle and heating system exhaust. These emissions are regulated by state and federal agencies. Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: None required Nexus: Not applicable 3. Stormwater Impacts: The applicant submitted a "Drainage Narrative," by LPD Engineering, PLLC, dated March 1, 2007. This report analyzes off-site drainage and project site surface water collection and distribution. Based on the report submitted, the project would be exempt from detention and water quality per the 1990 King County Surface Water Design Manual. ERC REPORT Blakey 07-028.doc City of Renton PIBIPW Department BLAKEY TOWNHOMES REPORT OF April 9, 2007 En mental Review Committee Staff Report LUA07·028 SHPL-H SA-H, ECF Page 4 of6 The applicant will be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume 11 of the most recent Department of Ecology Stormwater Management Manual. Mitigation Measures: The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. Nexus: SEPA Regulations 4. Streets and Transportation Impacts: The existing alley would be the primary access point, from the rear of the property. Garages are located under each townhouse. The alley opens to S 61h Street to the north and S 71n Street to the south. Morris Ave S on the west has curb, sidewalk, and a stormwater conveyance system. A Transportation Mitigation Fee shall be assessed, based on a rate of 142 trips and a fee of $75 per trip. The fee is estimated to be $1,479.75, and shall be paid prior to recording the Final Plat. Mitigation Measures: A Transportation Mitigation Fee shall be assessed, estimated to be $1,479.75, and shall be paid prior to recording the Final Plat. Nexus: SEPA, Transportation Mitigation Fee Ordinance No. 3100. 5. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides required improvements and fees. As the proposal would add 5 new residences and commercial space to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $388.00 per new multi-family residence. The total fee is estimated to be $1,940.00. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi-family unit. Fire Mitigation Fees, estimated to be $1,940.00 shall be assessed prior to recording the Final Plat. All residential units within the project shall be equipped with automatic fire suppression systems (sprinklers). Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 6. Parks & Recreation Impacts: The proposed development is anticipated to generate future demand on existing and future City parks, recreational facilities, and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $354.51 per each new multi-family unit. The fee is estimated at $1,772.55 (5 new units x $354.51"' $1,772.55). ERC REPORT Blakey 07-028.doc City of Renton PIBIPW Department BLAKEY TOWNHOMES REPORT OF April 9. 2007 En mental Review Committee Staff Report LUA07-028, SHPL-H, SA-H, ECF Page 5 of 6 Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi-family unit prior to recording the Final Plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. D. Comments of Reviewing Departments The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. ___Jf_ Copies of all Review Comments are contained in the Official File. __ Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, April 30, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. 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. Building 1. Demolition permits required. 2. Must comply with 2003 IBC. Fire Prevention 1. The preliminary fire flow could not be determined from the information provided by the applicant. 2. One hydrant is required within 150 feet of the structure and additional hydrants are required within 300 feet of the structure, based on fire flow. 3. Existing and new hydrants will be required to be retrofitted with Storz "quick-disconnect" fittings. 4. Separate plans and permits are required for the installation of fire alarm and sprinkler systems. 5. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. 6. (see "Water" below) Plan Review Surface Water 1. There is a storm conveyance system in Morris Ave South. 2. The Surface Water System Development Charges are based on a rate of $759.00 x 4 units. Total fee is $3,036.00. Credit is given for the existing home. Payment of this fee will be required prior to issuance of utility construction permit. 3. Roof drains shall be tightlined to the storm system. 4. A conceptual drainage report and narrative has been submitted. and reviewed. This project is exempt from detention and water quality per the 1990 KCSWM. 5. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. ERC REPORT Blakey 07-028.doc City of Renton P/BIPW Department BLAKEY TOWNHOMES En mental Review Committee Staff Report LUA07-028, SHPL-H, SA-H, ECF REPORT OF April 9, 2007 Page 6 of 6 Plan Review -Water 1. There is an existing 12-inch water main in Morris Ave S. and a 6-inch water main in S. 6th Street. Derated fire flow off the 12-inch is approximately 4,000 gpm. Static water pressure in the area is approximately 70 psi. The proposed project is located in the 196 Water Pressure Zone and is outside an Aquifer Protection Zone. 2. Water System Development Charges are based on a rate of $1,956.00 x 4 units. Total fee is $7,824.00. Credit is given for the existing home. Payment of this fee will be required prior to issuance of utility construction permit. 3. Hydrants capable of delivering a minimum of 1,000 gpm are required for this new use. One hydrant is required for each 1,000-gpm fire flow. One hydrant must be located within 150 feet of the structure. Additional hydrants shall be located within 300 feet of the structure. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification in meeting the required distance. 4. Existing hydrants counted, as fire protection will require installation of a "storz" quick disconnect fitting if not already in place. 5. A fire sprinkler system is required by the fire department. A separate utility permit and separate plans will be required for the installation of all double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". Interior or exterior installation of the DDCVA shall be in accordance with the City of Renton Standard Plans. 6. If the building exceeds 30 feet in height. A backflow device will be required on the domestic water meters. A separate plumbing permit will be required. 7. Extension of a water main, installation of water services and the DDCVA for the fire sprinkler system(s) will be required on site. Plan Review -Sanitary Sewer 1. There is an existing 8-inch sewer main in Morris Ave South. 2. Sanitary Sewer System Development Charges are based on a rate of $1017.00 x 4 units. Total fee is $4,068.00. Credit is given for the existing home. Payment of this fee will be required prior to issuance of utility construction permit. 3. Existing septic systems will be required to be abandoned in accordance with the Department of Health. 4. Separate sewer stubs are required to be provided to each new lot prior to recording of the short plat. 5. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. 6. Extension of an 8-inch sewer main onsite will be required. Plan Review -Street Improvements 1. There is sidewalk, curb, and gutter fronting the site in Morris Ave South. 2. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 3. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. General 1. Separate permits and fees for side sewers, water meters, and storm drainage connections are required. 2. Applicant shall be responsible for securing all necessary public and/or private easements. 3. Proposed new rockeries or retaining walls to be constructed that are greater than four feet in height will be require a separate building permit for structural review. A geotechnical report is required with the submittal. 4. Separate permits to cut and cap the water and sewer will be required with the demolition permit. 5. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. ERC REPORT Blakey 07-028.doc ' .... E!I ~ '-.£!!!',flJON,' C "''"' tr! 31 ---->; Gov't. Lot 16 " 40.22 Acre.s E; ' 9.'1Ac. u .. ua ~ B " C H 8 J::Si ... ~ ,. ~ " C (ti I] :, M !I ~ .,,..,. .... '<,, ~s 6TH sr • ··-·-· ,.. 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FT. 0.04 ACRES Ml STlll(TURE5 10 !f REMOVW l "~ ~RiM=l6•7 LOT < 17 J4.4 SQ. FT. 0.04 ACRES LOT 5 1994.J SO. FT. 0.05 ACRES tAODEI ON WfSr 8"l>V( N,S !LOWllNE = 22 17 a ' 1.1·~'1. \1 11° ·' ,.. i I~ i "' • I w . ::, ~ z • w ~ > ~ ,c( ' 0 ~ "' "' w :,: !:: l~ { SOUTH 7TH STREET 1 LAND SURVEYOR'S CERTIFICATE This Short Plat comH:tl~ represent. a eurvey made by me or under my dlActlan In <:Ql'lformonce wfth tht requlrM11111ta ol the oppropr/a!te Stott ond C<iunty Statute and Ordlnonca In November. 2006. ~ SADLER/ BARNARD & ASSOC. LAND Stffel!E"rlNG PLANNING <I' Pl.A mNC 717 IJ SffWAAT F'UYA,IJ.UP. WA H37! {253) &48-5170 INC. ~~)"' ,-.. -· .... MAR -7 z ·~~;~~~~~i~t~~· ', O@~LEVU~ WA 98004 :\,., -~ /J' OWN BY I:, · i,I{ """ NO. ~~w TAHn • .:::att~PIL 2006.252.QT Certificote No. 19635 DIWI: 11/23/2007 CHl<D. BY "'' SHEET 2 OF 2 CA CA CA CA A CA IMCP) Airport Way ~ICA .•.. Si L.Jlct Tobin' St. j R-s ~~ R-8 . 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CAP 1.$ # 1'163' (CJ CALCULATED VALUE (M) MEASURED VALUE BA.SIS Of BEARING RECORD OF SURVEY, RECORDING NO. 2005060690003, RECORDS OF THE KING COUNTY AUDITOR REFERENCE ~DOFSURVEV, REC. NO. 20050606900003 (11'2) RECORD OF SURVEY, REC. NO. 20050613900014 (11'3} OTY Of RENTON SHORT PLAT, REC. NO. 20060914900016 RECORDER'S CERTlFlCA TE . Ille! kr .-11 IIIL-.... ,dqy 1Pf..,_,.,21J._.a\... . ..JI in booi,;, ........ of ...... at P09L ..... at th• r..,..t of ""· Supt .• of ,R1<:ord1 .. ~-~ .,, .... f!!!"..o'l6'E ~ 432.1~~ l'Ol!ND llllA$$ C.0.P WITK l'IJl'«ll MAIK N ClllfNG 1)2/06/061 OTY OI' l!Nl"a4 SUltVn' CCNn:Ol MON. NO. 1899 "I. 174,367.431 !. l,ffl,159.283 :c !; 0 "' ... :, z ... > ..,: !a .. .. 0 ::e ,. " • • 'I ~ 8 ,,. N1t·~t5,,1•, ~991MI ~ • SOUTH 6 TH STREET M 19°,17'30' f • NH"b'JO't(,l)ICJ l1$.B7(,1)1Cl ~TAo:IN lEMIN C,l,,STlNG I ii 119.H' J; ... I '1~ j LOT I • 1~ z " I :c -'02SS AA1D UTIUTY E.I.W<\ENT """" 1= s : Io ,.., .s> ... .,. _M 19'"7'i6' ! J19.t6' w w z ~ z . -- ~ r- • ~ l "'l, . "., 8.$' .s> ft 21.118' 2U8 M ff"O'l9" f '19.98,' LOT4 ORIGINAL LOT 9597.5 so. n. 0,22 ACRES LOT 1 2400.0 SQ. FT. 0.06 ACRES LOT 2 17:U.4 SO. FT. 0.04 ACRES 11S4~ io. FT. 0.04 ACRES 24..112 >-~. z ~ J e., I Ii' L_ ~ul ll • l -.o""~ § ~ --z C j •I g; 2U!' S_ 24.04' "l.l.$T~TOIE ·~- .J { ,.. ~~ ; o Z : ... i > ..,: "' ~ "' ! ... :c !:: ! 11tfl ~. FT. 0,04 ACRES LOT 5 1994.3 SQ. FT. 0.05 ACRES SOUTH nH STREET l oevi:, Df!Mer.tr Po;NN1NG ""':"' ~·~" _____ -CITY OF RENTON ;;:;,.., 1»10.io., SHO LAND SURVEYOR'S CERTIFICATE Thill Short Plot con-..::t11 noiir-t1 a lll""Y modi, by m• ar under my direction In ,;onf~ with th1 roqulrem111b cf tho oppropriat1 Stat, ond County Stotut, and Ordln,;inot1 In No~b•r, 2006. SADLER/ ~ BARNARD & ASSOC. INC. UNO SVROONO ~·Pl.A~ 117 W SltWMT PUYALWP, WA 1111371 ~ 848-&17\I T-FOJl'2007 EMILY BUCHWALTER 2233 102ND PL SE BELLEVUE, WA 98004 ~;,~ ! !t \ t .. ~ ;,,1;11 OWN. BY -~·-" I~ ,o I ~~ TAH 12-:u-aoo, 2005.252.01 --SCM.£ SHEU CHKO. ltllT '"' ,. -20' -11/23/2007 "'" C•1Jfleab, No. 198JS DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM April 2, 2007 Elizabeth Higgins Sonja J. Fess er~ Blakey Townhomes Short Plat, LUA-07-028-SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant: Emily Buchwalter signed the Land Use Permit Master Application document as the owner of the subject short plat property. However, Rcndev One, L.L.C. is the name of the insured in the First American Title Insurance Company Owner's Policy document, Order No. 4203- 938947, dated December 22, 2006. The vested owner, at the time of recording, is the one who must sign the short plat mylar. Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-07-028-SHPL and LND-20-0485, respectively, in the spaces already provided on both drawing sheets. Directly tie the subject short plat prope11y to the City of Renton Survey Control Network. References to two horizontal City of Renton Survey Control monuments are required. The geometry will be checked by the city when the ties have been provided. Note what was found when visiting the existing monuments. Provide short plat and lot closure calculations. Indicate what has been, or is to be, set at the new lot corners of the proposed lots. Note all easements, covenants and agreements of record on the drawing, if any. \H:\Flle Sys\LND -Lund Subdivision & Surveying Reconl~\LND-20-Short Plats\0485\RV070402.doc April 5, 2007 Page 2 Note the plat name and lot numbers of the properties to the north and south of the subject parcel. The city will provide addresses for the proposed lots as soon as possible. Note said addresses on the short plat drawing. On the final short plat submittal, remove al I references to utilities facilities, concrete, asphalt, spot elevations, rockery, sidewalks and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. All vested owner(s) of the subject short plat need to sign the final short plat drawing. Include notary blocks as needed. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated documcnt(s) are to be given to the Project Manager as a package. The recording number(s) for the associated document(s) are to be referenced on the short plat drawing. Provide spaces for the recording numbers thereof. The new private easement for ingress. egress and utilities is shown for the benefit of future owners of the proposed lots. Note on the drawing the following statement: "Area for private_' ingress, egress and utility easement". Since the new lots created via this short plat are under common ownership at the time of recording, there can be no new easements established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. NOTE: It is not clear what the width of said easement is on the drawing ---Jefine said easement boundary in a more readable manner. Add the following Declaration of Covenant language on the face of the subject drawing, ![the previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easemellt shown on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this short plat. The private ingress, egress and utility casements require a "New Private Easement for Ingress, Egress and Utilities Maintenance Agreement" statement. Note the attachment on the drawing. The private "MAINTENANCE AGREEMENT" document, included in the short plat review package, should be recorded at the time of sales of the individual lots. The city has no comments to make, as said document is private. Pursuant to the recently revised WAC 196-21-020, the surveyor's expiration date now needs to be applied manually. Any final document must contain the seal/stamp, handwritten license expiration date by the licensee[,} signature and date of signature of the licensee who H:\File Sys\LND -Land Subdivision & Surveying Rccorcb\LNl)-10 -Short Plats\0485\R V070402.doc\cor April 5, 2007 Page 3 prepared or directly supervised the work. For the purpose of this section "document" is defined as plans, specifications, plats, surveys[,] as-built documents prepared by the licensee [,] and reports. Fee Review Comments: The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Renircb\L'.',/D-'.:O -Shorl Plats\0485\RV070402.doc\rnr Title for both of the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNERS OF LOTS SHALL HA VE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY SJ :CES FEE REVIEW FOR SUBDIVISIO~ o. 2007 --='4~-- APPLICANT: :::BE:b rt>EY DJ,,J.J:=: 1 J J C RECEIVED FROM (date) JOB ADDRESS: <oo4, 'MQEFI IE, AVE::., 6, .. 'ol4P,,L~ W0# _ _17c...7c_71..::.:,u;5c.;,__ _____ _ NATURE OF WORK: 5-l..QI.SHo'B'fpl .tq:'U?!Ak.E.Y l?'>itl\ JHOHr'.';, LND# co-o4B5 )<. PRELIMINARY REVIEWciF SUBDIVISION BY LONG PLAT, NEED MORE INFORMATION: ·· LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP ·· FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# ?SG,,390 -c,;--)JC1 X NEW KING CO. TAX ACCT.#(s) arc required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements. etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # , addressed as has not previously paid ____ SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and thar we will have the opportunity to review it again before recordation. The following quoted fees do NOT include insllP.f'.tion fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A~eement (ovt) WATER -o~ Latecomer A~eement (ovt) WASTEWATER -o - Latecomer Aereement (ovt) OTHER _,.... - / Soccial Assessment District/WATER /-c,- . / Soccial Assessment District/WASTEWATER /-o- Joint Use A2reement (METRO) - Local Improvement District • Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated #OF UNITS/ SDCFEE .. Pd Prev. .. Partiallv Pd (Ltd Exemotion) .. Never Pd SQ. FfG. Sin•le familv residential $1,956/unit x ,1. .'ti 7-0 ,:,A ,0" Mobile home dwellin• unit $1,956/unit in nark Aoartment, Condo $1,174/unit not in CD or COR zones x Commercial/Industrial, $0.273/so. ft. of orooertv (not less than $1,956.00) x Boeing. by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER .. Estimated .. Pd Prcv. Partially Pd (Ltd Exemotion) .. Never Pd Sin~le family residential $1,017/unit x ..L !I; 4-,...,._ .. ·"" Mobile home dwellin2 unit $1,017/unit x Aoartment, Condo $610/unit not in CD or COR zones x Commercial/Industrial $0.142/so. ft. of nronertv x<not less than $1,017.00) SYSTEM DEVELOPMENT CHARGE -SURF ACEW ATER Estimated .. Pd Prev. Partially Pd (Ltd Exemotion) .. Never Pd . Sin2le family residential and mobile home dwellin• unit $759/unit x 4-~-::t ... ---· All other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) I PRELIMINARY TOTAL $ 14-.q.eh A, . \J... .....,., :_ ) ff, (3-i e,ooF 1t.> aj4/ll1'1 "' "' • 0 • 0 " -., S1gnatt~f Rev ~ng Authority DATE ' .. " *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid.Inn-paid status. • ~ < .. S· Square footage figures are taken from the King County Assessor 1s map and are subject to change . • • Current City SDC fee charges apply to " 0 EFFECTIVE January 2, 2006 City ____ enton Department of Planning I Building I Pu_ _ Worl<s ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: {/ro,~A : u 5.rcs COMMENTS DUE: MARCH 26, 2007 APPLICATION NO: LUA07-02a. SHPL-H, s:i<-H, ECF DATE CIRCULATED: MARCH 12, 2007 APPLICANT: Rendev One, LLC PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Blakey T ownhomes PLAN REVIEW: Jan Illian SITE AREA: 9,597.5 square feet BUILDING AREA loross): N/A .. LOCATION: 604 Morris Avenue S WORK ORDER NO: 77735 - . · -·· SUMMARY OF PROPOSAL: The applicant for the Blakey Townhomes project has requested environmental revie,A,l1llil1i!fllin'.iirtilllli, and short plat subdivision for a 5 unit townhouse project. The property is 9,598 sf in size-The site plan review and short plat will be heard before the Hearing Examiner at a public hearing. The project is within the Resdential Multi-family -Traditional zone (RM-T). A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housi Air Aesthetics Water Llaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transrvtnation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000Feet 8. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM March 24, 2007 Elizabeth Higgins Janlllianx 7216 BLAKELY TOWNHOMES 604 -Morris Avenue South LUA07-028 F3 I have reviewed the application for the Blakely Townhomes to be located 604 -Morris Ave South and have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREET There is an existing 12-inch water main in Morris Ave S. and a 6-inch water main in S. 6th Street. Derated fire flow off the 12-inch is approximately 4,000 gpm. Static water pressure in the area is approximately 70 psi. The proposed project is located in the 196 Water Pressure Zone and is outside an Aquifer Protection Zone. There is an existing 8-inch sewer main in Morris Ave South. There is a storm conveyance system in Morris Ave South. There is sidewalk, curb, and gutter fronting the site in Morris Ave South. CODE REQUIREMENTS WATER I. Water System Development Charges are based on a rate of $1,956.00 x 4 units. Total fee is $7,824.00. Credit is given for the existing home. Payment of this fee will be required prior to issuance of utility construction permit. 2. Hydrants capable of delivering a minimum of 1,000 gpm are required for this new use. One hydrant is required for each 1,000-gpm fire flow. One hydrant must be located within 150 feet of the structure. Additional hydrants shall be located within 300 feet of the structure. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification in meeting the required distance. 3. Existing hydrants counted, as fire protection will require installation of a "storz" quick disconnect fitting if not already in place. 4. A fire sprinkler system is required by the fire department. A separate utility permit and separate plans will be required for the installation of all double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". Interior or exterior installation of the DDCVA shall be in accordance with the City of Renton Standard Plans. Blakely Townhomes Page 2 of 2 March 24, 2007 5. The building exceeds 30 feet in height. A backflow device will be required on the domestic water meters. A separate plumbing permit will be required. 6. Extension of a water main, installation of water services and the DDCV A for the fire sprinkler system(s) will be required on site. SANITARY SEWER 1. Sanitary Sewer System Development Charges are based on a rate of $1017.00 x 4 units. Total fee is $4,068.00. Credit is given for the existing home. Payment of this fee will be required prior to issuance of utility construction permit. 2. Existing septic systems will be required to be abandoned in accordance with the Department of Health. 3. Separate sewer stubs are required to be provided to each new lot prior to recording of the short plat. 4. Minimum slope for side sewers shall be 2%. Dual side sewers are not allowed. 5. Extension of an 8-inch sewer main onsite will be required. SURFACE WATER I. The Surface Water System Development Charges are based on a rate of $759.00 x 4 units. Total fee is $3,036.00. Credit is given for the existing home.Payment of this fee will be required prior to issuance of utility construction permit. 2. Roof drains shall be tightlined to the storm system. 3. A conceptual drainage report and narrative has been submitted. and reviewed. This project is exempt from detention and water quality per the 1990 KCSWM. 4. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. TRANSPORTATION I. Applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 2. A traffic control plan, approved by the City will be required for any construction impacting the City's right of way. MISCELLANEOUS I. Separate permits and fees for side sewers, water meters, and storm drainage connections are required. 2 Applicant shall be responsible for securing all necessary public and/or private easements. 4. Proposed new rockeries or retaining walls to be constructed that are greater than four feet in height will be require a separate building permit for structural review. A geotechnical report is required with the submittal. 5. Separate permits to cut and cap the water and sewer will be required with the demolition permit. 6. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. RECOMMENDED CONDITIONS 1. Traffic mitigation fees are based on a rate of on 142 trips x $75. Total fees are $10,650.00. Credit is given to the existing home This is payable prior to recording of the short plat. Blakely To\.VTlhomes Page 3 of 2 March 24, 2007 2. Staff recommends a condition to require this project to design and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the current edition of the Stormwater Management Manual. cc: Kayren Kittrick City'-· . !enton Department of Planning I Building IP Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT, Plan '.Rev;I', J APPLICATION NO: LUA07-028, SHPL-H, SA-H, ECF APPLICANT: Rendev One, LLC PROJECT TITLE: Blakev Townhomes SITE AREA: 9,597.5 souare feet LOCATION: 604 Morris Avenue S COMMENTS DUE: MARCH 26, 2007 DATE CIRCULATED: MARCH 12, 2007 PROJECT MANAGER: Elizabeth Hiaains t1 C: l, c I v Lo ,., PLAN REVIEW: Jan Illian BUILDING AREA /oross): N/A I WORK ORDER NO: 77735 MAR 1 ~ -· .................. -',.,.....lr"ltl., SUMMARY OF PROPOSAL: The applicant for the Blakey Townhomes project has requested environmental review, site plan review, and short plat subdivision for a 5 unit townhouse project. The property is 9,598 sf in size. The site plan review and short plat will be heard before the Hearing Examiner at a public hearing. The project is within the Resdential Multi-family -Traditional zone (RM-T). 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 Earth Housirvi Air Aesthetics Water Lioht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnnnation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attenUon to those areas in which we have expertise and have identified areas of probable impact or areas where additional infor ion is needed to properly assess this proposal. Signature of Dir Date .J#_-:,_5_1 --- Project Name: Project Address: Contact Person: Permit Number: Project Description: 5 UWtT Tt1L<.:1\.\ \.1-0Q'.-,\.;-'?..eoc)<X:C ll.\§JZ§ IS AI..I E}IS,fl>,::,L, Sit,,,l,\F ~4H\\~ • j uzrn\13il;l (')}..2 DC s,m Land Use Type: ....ETResidential D Retail Method of Calculation: D Non-retail Calculation: S 'i-S. tilt> :::. 'lt\.,:)0 'Z.q,:;0 _ q,Sl-=-1'1J3M':l1 " 11, l S .r0 ~ ii 1/\1 q ;1S \q,,~ ,. Transportation Mitigation Fee: Calculated by: ~E Trip Generation Manual, 7th Edition D Traffic Study D Other (2, 'X) ') f.t<:.1 ~;,J 6&"'6-" /'fo,;k~ ,,,._, Cj, 'CJlo / Do;._, Date of Payment: -------------------------- Cilj !enton Department of Planning I Building IP Works ENVIRONMENTAL & DEVELOPMENT APPL/CATION REVIEW SHEET REv1Ew1NG DEPARTMENT: TV711(K.rv.,...-tc1'.:1:riaf\ APPLICATION NO: LUA07-028, SHPL-H, SA-H, ECF APPLICANT: Rendev One LLC PROJECT TITLE: Blake Townhomes SITE AREA: 9,597.5 s uare feet LOCATION: 604 Morris Avenue S COMMENTS DUE: MARCH 26, 2007 DATE CIRCULATED: MARCH 12, 2007 PROJECT MANAGER: Elizabeth Hi PLAN REVIEW: Jan Illian BUILDING AREA ross : N/A I WORK ORDER NO: 77735 SUMMARY OF PROPOSAL: The applicant for the Blakey Townhomes project has requested environmental review, site plan review, and short plat subdivision for a 5 unit townhouse project. The property is 9,598 sf in size. The site plan review and short plat will be heard before the Hearing Examiner at a public hearing. The project is within the Resdential Multi-family -Traditional zone (RM-T). 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 Earlh Housinn Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and prowams. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." Cit, __ Renton Depattment of Pfanning!Building/1 .. c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 26, 2007 APPLICATION NO: LUA07-028, SHPL-H, SA-H, ECF DATE CIRCULATED: MARCH 12, 2007 APPLICANT: Rendev One, LLC PROJECT MANAGER: Elizabeth Hi PROJECT TITLE: Blake Townhomes PLAN REVIEW: Jan Illian SITE AREA: 9,597.5 s uare feet BUILDING AREA ross : NIA LOCATION: 604 Morris Avenue S WORK ORDER NO: 77735 SUMMARY OF PROPOSAL: The applicant for the Blakey Townhomes project has requested environmental review[IJite plan review, and short plat subdivision for a 5 unit townhouse project. The property is 9,598 sf in size. The site plan review an<~hort plat will be heard before the Hearing Examiner at a public hearing. The project is within the Resdential Multi-family-Traditional zone (RM-T). A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor M,Jor Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housi""' Air Aesthetics Water Unht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transrvvration Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Jl/~,(,l~~,;wL-Signature{) irectflrAutorizedRepre5entative Dat</ Cit, __ Renton Department of Planning I Building I Pu..,,1c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 26, 2007 APPLICATION NO: LUA07-028, SHPL-H, SA-H, ECF DATE CIRCULATED: MARCH 12, 2007 APPLICANT: Rendev One LLC PROJECT MANAGER: Elizabeth Hi PROJECT TITLE: Blake Townhomes PLAN REVIEW: Jan Illian SITE AREA: 9,597.5 s uare feet BUILDING AREA ross : N/A LOCATION: 604 Morris Avenue S WORK ORDER NO: 77735 SUMMARY OF PROPOSAL: The applicant for the Blakey Townhomes project has requested environmental review, site plan review, and short plat subdivision for a 5 unit townhouse project. The property is 9,598 sf in size. The site plan review and short plat will be heard before the Hearing Examiner at a public hearing. The project is within the Resdential Multi-family -Traditional zone (RM-T). A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Probable Probable More Element of the Environment Minor Major Information Impacts Impacts Necessary Environment Earlh Housi,.,,.. Air Aesthetics Water Ut1hUGlare Plants Recreation Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy! Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-RELATED COMMENTS c. CODE-RELATED COMMENTS • ~ ,r:I ~~/ZL~~ ~ ;-o-oJ 1/?~' Probable Probable More Minor Major Information Impacts Impacts Necessary We have reviewed this application with particular attention to those areas in which we have expertise and have identdied areas of probable impact or areas whe ddilional information is nee pfOl)erly assess this proposal. Date . . ' DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM March 13, 2007 Elizabeth Higgins, Senior Planner Jt James Gray, Assistant Fire Marshal -j Blakey Townhomes, 604 Morris A~~ MITIGATION ITEMS: 1. A fire mitigation fee of$1,940.00 is required based on $388.00 per unit. FIRE CODE REQUIREMENTS: 1. The preliminary fire flow cannot be detennined at this point. Additional information is needed, total square footage of the attached structures and type of construction. One hydrant is required within 150 feet of the structure and additional hydrants are required within 300 feet of the structure, based on fire flow. 2. Separate plans and permits are required for the installation of fire alarm and sprinkler systems. 3. Fire department access roadways arc required to within 150 feet of all portions of the building exterior. Please feel free to contact me if you have any questions. i:\blakcytownhmerc.doc City . enton Department of Planning I Building IP Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET -... - REVIEWING DEPARTMENT: "Fire.. MARrlii ~6;)007 ;; ; d --· -~.. f COMMENTS DUE: .· I,-\\ ! MARCH 12,12007 --_, . ! APPLICATION NO: LUA07-028, SHPL-H, SA-H, ECF DATE CIRCULATED: -,, • ! • APPLICANT: Rendev One LLC PROJECT MANAGER: . !~ Elizabet~; i---n 1" ftftA• ! i . I u' ----, i -PROJECT TITLE: Blakey Townhomes PLAN REVIEW: Jan Illian ! ; SITE AREA: 9,597.5 square feet BUILDING AREA tnrossl: N/, l'.I fY ()~ r~~N: · '! t ' ,, 1:~ -' r LOCATION. 604 Moms Avenue S I WORK ORDER NO. 77735 --------·-·-------------~J SUMMARY OF PROPOSAL: The applicant for the Blakey Town homes project has requested environmental review, site plan review, and short plat subdivision for a 5 unit townhouse project. The property is 9,598 sf in size. The site plan review and short plat will be heard before the Hearing Examiner at a public hearing. The project is within the Resdential Multi-family -Traditional zone (RM-T). 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 Earth Housi,,,... Air Aesthetics Water Unht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnnnation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet ;()4 B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ~~ tlt1 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: March 12. 2007 LAND USE NUMBER: LUA07-02B. SHPL-H. SA-H. ECF PROJECT NAME: Blakey Townhames PROJECT DESCRIPTION: The applicant for the Blakey Townhomes proJecl has requeoted em,ironma,ntal review. s•te plan review. and short plat subd1v,s,on for a 5 un;t townhouse project. The property is 9.598 s' ,r ~i,e The site plan review and short plat will be heard before the Hearing Examiner a1 a public he.i,;ng The pru1ec: is ,,,tr,n the Resdent1al Mu Hi-family -Traditional zone (RM-T) PROJECT LOCATION: B04 Moms Avenue S OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED !DNS-MI: As the Lead Agency ·re C:111 ~f Rertcn has determined that s19nrl1cant environmental impacts are unlikely to result from lhe proposed prqecl The,efore as permitted under the RCW 43 21C.110. the C1ly of Renton 1s using the Optional DNS-M process to giva no·,ce tl•al a ONS· M 1s likely lo be 1swed Comment periods for the project and the proposed DNS·M are integrated into a sing!~ r.or'1Menl peno<.l. There will be no commen1 per~ following the issuance of the Tlireshold Delerm,natior of N,:;n.S1fn1fca~ce- M1t1gated (DNS·M). A 14-day appeal penoo will follow the rssuance of the DNS-M PERMIT APPLICATION DATE: March 7. 2007 NOTICE OF COMPLETE APPLICATION· March 12, 2007 APPLICANT/PROJECT CONTACT PERSON: Emily Buchwalter. Madjcl Architecti.; Tai: (425) 453·929S: Eml: amily@mediciarch.com Permits/Review Requea1ed: EnvlronmOJntal 1SEPAt Revl-. H111ring Examinu Short Plat and Site Plan Revl&w Other Permits which may be required: C,mstruction and Building Pennlt'.3 Requested Studies: Environmental Checklist, Geota<:hnlcal and Drainage Reports Location where application may be reviewed: Plannlng/Building/Publlc Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way. Renton. WA 980S5 PUBLIC HEARING: Public nearing ,s tentatively scheduled for May 8 :Z007 b@fore the Renton Hearing Examiner in Renton Couf\Cjl Chambers Hearings be~n a1 9 o~ >'M on th<'! 7th floor of the new Renton C,ty Hall located al 1 055 Sou:h G-ad1 War CONSISTENCY OVERVIEW: Zonln!lll.and Un: Environmental Documents that Evaluate the Propo~ed Project: Development Regulations Used For Project Mitigation: The subject site 1s ctes,gnated Urban Center -Downtown (UC-Di un 'he c,1·1 of Rf!nlon Comprehensive Land Use Map and Reeidentia! Mult1·Fam1ly Tradlllonal (RM · T) on the C1ty"s Zoning Map Env,roncriantal (SEPA) Chec~l1st The project wall be sub_iect to 1he City's SEPA ordinance, RMC 4-:Z-070H, RMC 4. 2-110F, RMC 4-3-100H, RMC 4-4, RMC 4-6, RMC 4-7 <wd o'.~er applicable codes and regulations as appropriate Proposed Mitigation Measures: The following M1t19ation Measures will likely be imposed on the proper.ad project These recommended M1tiga~on Measures address pr()Ject impacts not covered by ex1st1ng codes and :egulat1ons as cited above The applicant wi!/ be required ro pay Ille appropn11re Tnmsponation Mi!iga~on Fee. The applrcan/ Will ba raquiu;rJ lo pay /Ile appropnale Fire M1hg<J/1on Foo. and TIie appln;an/ ,ml/ b,; reqwred lo pay lh,; appropmite Parks Mitigation Fee Comments on tha above applicatlon musl be eubmltted In writing 10 Ellzabflh Higgins Senior Planner Development Services Division, 105~ South Grady Way, Renton, WA 9805S, by 5;00 PM on Ma;ch :Z6, 2007. Thi~ matter Is also 1entlltivaly scheduled for 8 public hearing on May 8, 2007, al 9:00 AM. Council Chambers. Sevenlh Floor. Renton City Hall. 1055 South Grady Waf. Renlon. II you are interested in attending the hearing. please contacl the Development Serv,ces DtV_1s1on to ensure lhat the hearing has not Deen rescheduled at (425) 430.7262 If comments cannot be submitted in wn\1ng by the datf! ,nd1cated above, you may still appear al the hearing and prer.enl your comments on the proposal before the Hearing Examiner If _you ha~e questions about lh,S ~roposal, or wish to be mMe a party ol record and race1ve add1t1onal 1n!ormat1on by ma11. please contact .the pro1ect manager. Anyone who submits wrilten comments w,11 automatically become a party of record and wall be n0Uf1ed or any dec1s1on on this project CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; Eml: ehiggins@cl.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to t>e made a party of record to receive further 1nformat1on on this proposed project. complete this form and return to City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055 Name/File No.: Blakey Townhomes/LUA07 ·028. SHPL-H. SA-H. ECF NAME· ----------------------------- MAILING ADDRESS TELEPHONE NO.- CERTIFICATION I, 5ery ~Js.E/2.. , hereby certify that J copies of the above document were posted by me in -2-conspicuous places or nearby;: ~e~scribed propert:l~~)t~~~\\~4"~. DATE: 3·[2.-<>1-SIGNED:~ :,~c,;, 0 14,. :..\._\. / ;:_~ J. -~ ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing i f0 -• -'1 I 3. ... .,. '!:,: -, · t;.,.. ,~~'"' Ao,= ~-,on the id day of /fY\o,,-,,c_.h. ·.,,~\tJ t$f 111111"""''" ' • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 12th day of March, 2007, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist & PMT's documents. This information was sent to: Name Representina Agencies -Environ. Checklist, NOA, PMT's Emily Buchwalter -Accpt. Ur Rendev One, LLC -Accpt. Ur, NOA Surrounding Property Owners -NOA only WSDOT -NOA Only (Signature of Sender): , ~ _jvc Kir STATE OF WASHINGTON ) ) ss COUNTY OF KING ) See Attached Contact Owner/Applicant See Attached Agency I certify that I know or have satisfactory evidence that Stacy Tucker 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:3-13-07 Notary (Print): B=b<2 c L '{.r• o &19:f V\AC<.b My appointment expires: ;;i -I q -to Project Name: Blakey Townhomes Project Number: LUA0?-028, SHPL-H, SA-H, ECF template -affidavit of service by mailing 111111(.i~),,,,,,, • Dept. of Ecology • Environmental Review Section PO Box47703 Olvmoia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold• Muckleshoot Indian Tribe Fisheries Dept.• c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160'h Ave SE 39015 -172"' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program• 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division* Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160'h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing • 296390002008 ARMITAGE KENNETH E 612 MORRIS AVES RENTON WA 98055 296390001000 BLAKEY PAUL G III 604 MORRIS AVE S RENTON WA 98055 182305906600 CUGINI ALEX JR PO BOX 359 RENTON WA 98057 296390011009 FAKHARZADEH M HAD! PO BOX 78404 SEATILE WA 98178 784030010002 GRUBBS BARBARA L 540 MORRIS AVES RENTON WA 98055 296390012502 KATONA B KEVIN 621 MORRIS AVES RENTON WA 98055 296390006504 LE THIEN DMD 1416 SW ROXBURY ST SEATILE WA 98106 296390007502 MARCH MARY M 621 SMITHERS AVE RENTON WA 98055 784030009004 MCGANN MARTIN C+SANDEE K 536 MORRIS AVES RENTON WA 98055 296390008005 MERSAI STEVENSON L 619 SMITHERS AVES RENTON WA 98055 784030010507 ARROWSMITH GEORGE C+PAMELA J 544 MORRIS AVE S RENTON WA 98055 296390014508 BURGMAN SALLY E 29047 229TH PL SE BLACK DIAMON WA 98010 784130033508 DANG HOANG DAVID+CAM SIN PO BOX 1196 RENTON WA 98057 296390009003 FREI HERBERT A 611 & 611 1/2 S RENTON WA 98055 296390003006 HALL VIOLA T 620 MORRIS AVE S RENTON WA 98055 783930006003 KELLEMAN FRANK WILLIAM 540 SMITHERS AVE S RENTON WA 98055 296390013005 LU DAT H 665 PASCO PL NE RENTON WA 98059-4559 296390014003 MASON TERESA C 615 MORRIS AVES RENTON WA 98055 296390004004 MEDLANG JACOB R 628 MORRIS AVE S RENTON WA 98115 296390010001 NAUD RONALD L 25506 151ST PL SE KENT WA 98042 296390012007 BLACK STERLING+COTION JASON 625 MORRIS AVES RENTON WA 98055 784030011000 CHEN TOMMY & SHU-MEI H 8125 144TH AVE SE NEWCASTLE WA 98059 784030011505 DOLAN LARRY E MR 13525 181ST AVE SE RENTON WA 98059 296390004509 GONEDRIDGE ROSS J 2323 CAPITOL WAYS OLYMPIA WA 98501 784130032005 HENRY LORA+ ROBERT % MONELL! EMMA 545 MORRIS AVE S RENTON WA 98055 784130031502 KLEPACH FRANCES M 544 WHITWORTH AVE S RENTON WA 98055 296390011504 MADISON GARY P E 1306 KINGS PL NW BAINBRIDGE WA 98110 784130033003 MAZZONE SUSAN E 539 MORRIS AVES RENTON WA 98055 296390013500 MELDRUM DAVID M 617 MORRIS AVES RENTON WA 98055 296390002503 NGUYEN TRI+ANHTHI 2601 NE 12TH ST RENTON WA 98056 • 784130032500 PARK SHIRLEY J 543 MORRIS AVE S RENTON WA 98055 182305906006 RENNER MICHAEL 618 SMITHERS AVES RENTON WA 98055 296390000507 RYAN MARY PATRJCIA+RYAN MAXWELL HENRY 1325 SHATTUCK AVE S RENTON WA 98055 296390003501 SWEET GREGORY D 622 MORRIS AVES RENTON WA 98055 784030012008 TEODOSJO NEIL F+MORA S 535 SMITHERS AVE S RENTON WA 98055 296390005506 PRATHER ROBERT D+PRATHER ELIZABETH J 633 SMITHERS AVE S RENTON WA 98055 296390015000 RIGGINS ALICE E 605 MORRIS AVE S RENTON WA 98055 784030009509 SPROUSE MARK R 538 MORRIS AVE S RENTON WA 98055 182305909109 SWJNHART WILLIAM S+SUSAN K 621 BURNETT AVE S RENTON WA 98055 296390007007 TRAN NHUT 1240 BENSON RD S RENTON WA 98055 296390008500 REED ALICE 613 SMITHERS AVES RENTON WA 98055 296390006009 ROWDON C. AU & MICHELL T.AU 8214 127TH AVE SE NEWCASTLE WA 98056 179060001007 STRINGFELLOW EWING PO BOX 393 NORTH BEND WA 98045 784030012503 TASCA MICHAEL A & RUTH M 531 SMITHERS AVE S RENTON WA 98055 296390005001 TRAN TIMOTHY HUU 642 MORRIS AVE S RENTON WA 98055 ' NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: March 12. 2007 LAND USE NUMBER: LUA0?-028, SHPL-H, SA-H, ECF PROJECT NAME: Blakey Town homes PROJECT DESCRIPTION: The applicant for the Blakey Townhomes project has requested environmental review, site plan review, and short plat subdivision for a 5 unit townhouse project. The property is 9,598 sf in size. The site plan review and short plat will be heard before the Hearing Examiner at a public hearing. The project is within the Resdential Multi-family -Traditional zone (RM-T) PROJECT LOCATION: 604 Morris Avenue S OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: March 7, 2007 March 12. 2007 APPLICANT/PROJECT CONTACT PERSON: Emily Buchwalter, Medici Architects; Tel: (425) 453-9298; Eml: emily@mediciarch.com Permits/Review Requested: Environmental (SEPA) Review, Hearing Examiner Short Plat and Site Plan Review Other Permits which may be required: Construction and Building Permits Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoninglland Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental Checklist, Geotechnical and Drainage Reports Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing 1s tentatively scheduled for May 81 2007 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Urban Center -Downtown (UC-D) on the City of Renton Comprehensive Land Use Map and Residential Multi-Family Traditional (RM -T) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2.070H, RMC 4- 2-110F, RMC 4-3-100H, RMC 4-4, RMC 4-6, RMC 4-7 and other applicable codes and regulations as appropriate. • Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above appllcation must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on March 26, 2007. This matter Is also tentatively scheduled for a public hearing on May 8, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Seivices Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; Eml: ehiggins@ci.renton.wa.us I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Blakey Townhomes/LUA07-028, SHPL-H, SA-H, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: '\-i\:Y 0 o~,~ ~ ·~ .. ~ -2'; Kathy Kcolkcr, Mayor "/3N'fo March 12, 2007 Emily Buchwalter Medici Architects 2233 102"d Place SE Bellevue, WA 98004 Subject: Blakey Townhomes LUA07-028, SHPL-H, SA-H, ECF Dear Ms. Buchwalter: CIT~ :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on April 9, 2007. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on May 8, 2007 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7382 if you have any questions. Sincerely, a~~.d-/-J~ Elizabeth Higgins, AICP Senior Planner cc: Rendev One, LLC / Owner -------,o-5_5_S-ou_t_h_G_ra_dy_W_a_y_--R-en-to_n_. -W-a-,h-in-g-to_n_9_8_0_57 _______ ~ AHEAD OF THE CURVE ~ This oaoer r:nn1:ciin8 50% ref:Vr.lt"m m~terial 30% oost consumer March 12, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Blakey Townhomes LUA0?-028, SHPL-H, SA-H, ECF CIT1-~F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator DEVELOPME CITY OF %;,t;,.~~NING MAR 2 1 200? RECEIVED The City of Renton Development Services Division has received an application for a 5--unit multi-family development located at 604 Morris Avenue S. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by March 26, 2007. ' ~U./V ,., i S'IJ I Elementary School: ___ ..,..,.>V=[,.._--+'-.•-·-~J,....'i"-, ..c"-'~t,_<:_v___,G_A"'"""t?P__,_''---~---''.:J _________ _ Middle School:----,,.~=-· _.-_,,· '""'",JX~.z_. ~)~/f_d.,_JJ/;_z:_-_b,_le(J _______ _ j)~ i_r);, High School: ---~~"""''-=-'--'---· -·""l""J"'."..,,£"-: _..,,/A"-"'µv:,___"-"-=------------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No __ _ Any Comments: __________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, 13-fti~<ff-J~ Elizabeth Higgins, AICP Senior Planner Encl. ------,-05_5_S_ou_th_G_ra_dy-W-ay---R-e-nt-on-,-W-a-sh-in_g_to_n_9_80_5_7 _______ ~ (!) This paper contains. 50% recycled material, 30% post consumer AHEAD OF THE CURVE C . f Df:v1:.Lop 1ty O Renton Crrv '41:.N, p,. OF F/f:.Nr..,,NNING LAND USE PERMIT MAR-120:; 1 MASTER APPLICATION RECEIVED . . · PROPERTY OWNER(S) . PROJECT INFORMATION NAME: ~NOEY c~1 LLC- . ADDRESS: z._-z_-?? fo-z.. JHl pl ~ PROJECT OR DEVELOPMENT NAME: ~l-A~r ~N ~-,-,::if,"~"5 .. PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: CITY: ~L.§. VV-!§; \/VA ZIP: q'8,oof / L?o-4 Noi2,.~t5 -A\f~ '>~ . TELEPHONE NUMBER: \..{ 'Z, ~ S"'<=•? C).14 I KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): --z_ "'\ lP':I<\ c9 -00 l O -00 APPLICANT (if other than owner) NAME: E:MIL\ B,uc.J-jW'A~'(. EXISTING LAND USE(S): ? IN°!\~ f'=-At-111..-(f Co tt,cl.. Gt 11=.. COMPANY (if applicable): Jv') Ei;p\C.,\ ,(\_(' ~1 'l i 1'-->--' ,.., . . PROPOSED LAND USE(S): Jf WN~c:>t-1~.5' · INGi~ t2AWl~"I' ADDRESS: 2.'2.?;,?;, \D-z.J"'O r \ ~ EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: I ,·-··-·a.n12-~rJ CITY: 6e.l I evve J \.J{{:; z1P: PROPOSED COMPREHENSIVE PLAN MAP D~IGNATION (ff ~licable):Oo..;J~N v¥; ~ ' ~\ttt.J .. --i :: ~ "ri I VL! TELEPHONE NUMBER \ . EXISTING ZONING: 12:~ CONTACT PERSON PROPOSED ZONING (if applicable): [2.-f./JT NAME: t;:;MIL'f f-Je,~~ SITE AREA (in square feet): q15q 7-5 // ' COMPANY (if applicable): t1 ~lG I AV\..£.»I t~ 17 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: . -e--- ADDREss, (/V/-? tol..,NV p L 7~ SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: L,1'2..9.,o I PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ~\ ~evve 'w'A. ZIP: ~0-C,-+ ACRE (if applicable): 2q. If ( NUMBER OF PROPOSED LOTS (if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: , ~'2-S "17? •::oi;z.,"l,i ~e~1 i.,I .:::: ,-z..':7 Si c::i, °1.1 ~?. A . c.ot,..-j r::... NUMBER OF NEW DWELLING UNITS (ff applicable): 3 Q:web/pw/devserv/forms/pla.nning/masterapp.doc 07129/05 PROJECT INFORMATION (continued) r--~----~---------~ NUMBER OF EXISTING DWELLING UNITS (ii applicable): '2-- PROJECT VALUE: f/1. I I '3, M,l,l.l,t.orJ SQUARE FOOTAGE OF PRO':qSED R1,Sl~~IAL BUILDINGS (if applicable): ,Cl I • SQUARE FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): BUILDINGS TO REMAIN (if applicable): .,,8" SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (ff applicable): ...e- SQUARE FOOTAGE OF EXISTING NON-RES.IDENTIAL BUILDINGS TO REMAIN (W applicable): _,er NET FLOOR AREA OF NON-RESIDENTIAL BUILDiNGS (if applicable): 1-J-A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): rJtr . a AQUIFER PROTECTION AREA ONE a AQUIFER PROTECTION AREA TWO a FLOOD HAZARD AREA a GEOLOGIC HAZARD a HABITAT CONSERVATION a SHORELINE STREAMS A.ND LAKES a WETLANDS . sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. LEGAL DESCRIPTION OF PROPERTY . . . (Attach legal ~~ on seoarate sheet w.lth the following Information Included) SITUATE 1N THE >..::;,iJ' ~UARTEROF SECTIONS. l ~TOWNSHIP 23 ':'RANGE~ IN THE CITY OF RENTON, KING COUN, r, .. ASHINGTON . . . TYPE OF APPLICATION & FEES .. . .. List all land use applications being applied for: 1.. S \Jpf'7T f1-4T ~ sco-· 2. ~YIWtl'>qG!j y?~~ lFt' ~~/~-- 3. f,NI! eevta.J ff/;;, 5])()~ 4. STfef!?er Nllt(PfC, N/ G Staff will calculate applicable fees and. postage: $ ___ _ AFFIDAVIT OF OWNERSHIP . I, (Print Name/s) \?: M \~V(..i~WA d~(L.., . declare that I am (please check. . one) Xthe current owner of the property involved In this application or e a. ed representative lo act for a corpoiation (please attach proof of authorization) and that the foregoing statements and answen, herein conta the information herewith are In all respects true and correct lo the best of my~ and belief •. '/ I certify that I know or have siltisfactoiy &vldence that r;; !1( rl' f". .</ . fp signed this Instrument and. acknov.1edg0d It lo be h ~ ee and voluntaiy act for the uses and purposes mentioned In the Instrument (Signature of (Signature of Owner/Representative) Notaiy (Prlnt),_J~a~~=d~_,_A~---=~=_,,c..c-f-~h~-- I -7 c., Zoo q My appointment expires: "2 f-, --1- Q:web/pw/devserv/forms/planniog/masterapp.doc 2 (T)/29/05 ·. ' ~ .. .... ~...!Ef'~1JON)t C -!!M N! ~ _ \: Gov·t. Lot 16 .. 40.22 Acres \ ... I :.-=.s::: S.P.171814'4 L.rNE~~ON I 1.55 Ac.. [l.fJJ '-'7Ac. r.l .. 1111 DEVELOPMl;NT PLANNING CITY OF RENTON MAR -7 2007 RECEIVED ~ .. • i:: ... I!! i Ill Bi t:: S1. ~ i Pre-application meeting for the Blakey Townhouses 604 Morris Avenue South PRE06-143 City of Renton Development Services Division December 14, 2006 Contact information Planner: Elizabeth Higgins, AICP, (425) 430-7382 Public Works Plan Reviewer: Jan Illian, (425) 430-7216 Fire Prevention Reviewer: Jim Gray ( 425) 430-7023 Building Department Reviewer: Craig Burnell, (425) 430-7290 DEVELOPME Crry OF :~'t~NING MAR -7 2007 RECEIVED Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM November 30, 2006 Elizabeth Higgins, Senior Planner .g James Gray, Assistant Fire Marsha ' Blakey Townhomes, 604 Morris A . S Fire Department Comments: 1. The preliminary fire flow cannot be determined at this point. Additional information is needed, total square footage of the attached structure and type of construction. One hydrant is required within 150 feet of the structure and additional hydrants are required within 300 feet of the structure, based on the fire flow. 2. A fire mitigation fee of$1,940.00 is required based on $388.00 per unit. 3. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 4. Fire department access roadways are required to within 150 feet of all portions of the building exterior. Please feel free to contact me if you have any questions. i:\blakeytownhomes.doc TO: FROM: DATE: Elizabeth Higgins Jan Illian December 8, 2006 CITY OF RENTON MEMO UTILITY PLAN REVIEW SUBJECT: PREAPPLICATON REVIEW COMMENTS BLAKELY TOWNHOMES PREAPP NO. 06-143 604 -Morris Ave S. NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER I. There is an existing 12-inch water main in Morris Ave S. and a 6-inch water main in S. 6"' Street. 2. Preliminary fire flow required for the new proposed use is undetermined at this time. Available fire flow at the 12-inch main in Morris Ave S. exceeds 4,000 gpm. 3. Hydrants capable of delivering a minimum of 1,000 gpm are required for this new use. One hydrant is required for each 1,000-gpm fire flow. One hydrant must be located within 150 feet of the structure. Additional hydrants shall be located within 300 feet of the structure. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification in meeting the required distance. 4. Any existing 3-port hydrant counted as fire protection will be required to be retrofitted with a 5- inch "Storz" type quick disconnect fitting if not already in place. 5. The proposed project is located in the 196-water pressure zone and is outside an Aquifer Protection Zone. Static pressure in the area is approximately 70 psi. 6. The Water System Development Charge (SDC) is $ 1,174.00 per unit. Fees are payable at the time the utility construction permit is issued. Credit will be given for existing water service. 7. A fire sprinkler system is required by the fire department. A separate utility permit and separate plans will be required for the installation of all double detector check valve assemblies for fire sprinkler systems. All devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required". DDCV A installations outside the building shall be in accordance with the City of Renton Standards. Blaitely Townhornes December 8, 2006 Page 2 of 3 8. Buildings that exceeds 30 feet in height, will require a backflow device to be installed on the domestic water meter. 9. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. SANITARY SEWER I. There is an existing 8-inch sewer main in the Morris Ave South. 2. Separate side sewers are required. Minimum slope is 2%. 3. The Sewer System Development Charge (SDC) is$ 610.00 per unit. Fees are payable at the time the utility construction permit is issued. Credit will be given for existing sewer service. SURF ACE WATER 1. There are no drainage facilities in Morris Ave South. 2. The Surface Water Development Charge (SDC) is based on a rate of$ 0.265 times the square foot of new impervious surface area. This is payable at the time the utility permit is issued. 3. A preliminary drainage plan and drainage report will be required with the site plan application. The report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. All core and any special requirements shall be contained in the report. If preliminary calculations show detention will be required under the 1990 King County Surface Water Manual, staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control - a.k.a. Level 2) and water quality improvements. 4. Erosion control shall comply with Department of Ecology's 2001 Stormwater Manual. TRANSPORT A TI ON/STREET 1. There is existing sidewalk, street lighting, curb, and gutter fronting the property. 2. No additional street improvements will be required. 3. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the ITE trip generation manual. GENERAL COMMENTS I. All plans shall conform to the Renton Drafting Standards and drainage shall comply with the 1990 King County Surface Water Manual as adopted by the City of Renton. 2. When approval is granted and utility plans are complete, please submit permit application, three (3) copies of drawings, one (I) copy of the drainage narrative, and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. Blakely Tov.mhomes December 8, 2006 Page 3 of3 The fee for review and inspection of these improvements is 5% of the first $ I 00,000 of the estimated construction costs; 4% of anything over $ I 00,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. The applicant is responsible for securing all necessary, if any, private or public utility easements. 4. Separate permits and fees for side sewers, domestic water meters, landscape irrigation meters, and any backflow devices will be required. 5. Any proposed new rockeries or retaining walls to be constructed that are greater than 4 feet in height will be require a separate building permit. Proper drainage measures are required. 6. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. CC: Kayren Kittrick CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: December 14, 2006 TO: Pre-Application File No. PRE06-143 FROM: Elizabeth Higgins, Senior Planner, ( 425) 430-7382 SUBJECT: Blakey Townhomes, 604 Morris Avenue S. General: We have completed a preliminary review of the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers ( e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Planning/Building/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall and are available on the City of Renton website (www.renton.ci.wa.us). Project Proposal: The subject property is located on the east side of Morris Avenue South, one parcel south of South 61h Street at 604 Monis Avenue South. The proposal is to subdivide the property into 5 lots and develop the subdivided parcel with 5 townhouse residential units. Current Use: The property is developed with two single-family residences. A 2 story, 1,230 sf house built in 1933 is addressed 604 Morris Avenue S. A 1 story, 340 sf cottage built in 1923 is addressed 604-1/2 Morris A venue S. A detached garage is located abutting the alley between Manis and Smithers Avenue S. All existing structures would be removed from the site. Environmental Review: Short plats of nine or fewer lots are exempt from Washington State Environmental Policy Act (SEPA) review unless critical areas are known to be on or near the site. The proposed project is, therefore, exempt from SEPA review due to the number of proposed units. Site Plan Review: Projects proposed within the Residential Multi-family zone are subject to Site Plan Review. The submittal requirements and criteria for this review are included in the preapplication package provided the potential project proponent at the preapplication meeting. Subdivision: Short plats of five or more lots require a public hearing before the Renton Hearing Examiner. The Site Plan Review would also be heard by the Hearing Examiner at Blakey Preapplication Meeting December 14, 2006 Page 2 of5 the same public hearing. After completion of the public hearing, the Examiner would approve, approve with conditions, or deny the short plat and Site Plan Review. If the preliminary short plat is approved, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. The newly created lots may be sold only after the plat has been recorded. Consistency with the Comprehensive Plan: The existing development is located within the Urban Center Downtown (UC-D) Comprehensive Plan Land Use designation. The following policies are applicable to the proposal: LU-217. Development and redevelopment of the Urban Center Downtown should strive for urban density and intensity of uses. Objective LU-QQ: Encourage additional residential development in the Urban Center - Downtown supporting the Countywide Planning Policies definition of Urban Center. Policy LU-224. Maximize the use of existing urban services and civic amenities and revitalize the City's downtown by promoting medium to high-density residential development in the downtown area. Allowed densities should conform to the criteria for Urban Centers in the countywide policies. Policy LU-226. Net residential development densities in the Urban Center -Downtown designation should achieve a range of 14-100 dwelling units per acre and vary by zoning district. Policy LU-228. Condominium development and high-density owner-occupied townhouse development is encouraged in the Urban Center -Downtown. Objective LU-RR: Recognize the following Downtown Districts reflecting varying development standards and uses that distinguish these areas. I) Downtown Pedestrian District; 2) Downtown Core; 3) South Renton's Williams-Wells Subarea (see South Renton Neighborhood Plan); 4) South Renton's Burnett Park Subarea (see South Renton Neighborhood Plan); and 5) Cedar River Subarea north of the Downtown Core. Zoning designation and consistency of land use: The subject property is located within the Residential Multi-Family-Traditional (RM-T) zoning designation in District B of the Downtown Urban Design Overlay. In the RM-T zone, attached dwellings are a permitted use, provided they meet the density requirements of the zone. In the Downtown Urban Design Overlay, development projects must follow the design standards for their district as set forth in the Urban Design Regulations (RMC 4-3-100). The Urban Design Regulations are attached to the development standards handout, which is included with other information provided at the pre-application meeting. The design review would take place when the project is submitted for site plan review. The properties on all sides of and across Morris Avenue from the subject lot are also zoned Residential Multi-Family Traditional (RM-T). 06-143 Blakey Townhomes (R.M-T, District B, 5 tmvnhomes).doc\ Blakey Preapplication Meeting December 14, 2006 Page 3 of5 Encroachments and Easements: If there are any encroachment issues with neighboring lots or the alley, we recommend that the applicant address these prior to commencing to develop the property. A property survey, which is required with the land use master application submittal, will indicate such encroachments. Density: The minimum housing density in the RM-T zone is 14 units per acre and the maximum is 35 units per acre. According to the King County Tax Assessor the lot is 9600 (0.22 acre) in size. A development of four to seven townhouses would be within the allowed density range for the zone. The concept submitted for this review indicates 5 units would be developed. A 5-unit development would have a net density of22.69 du/a, which is within the allowed density range. Critical Areas: The site is located in an area of high seismic hazard. The seismic hazard results from the potential for liquefaction of soils during an earthquake event. Before the applicant pursues detailed design and engineering for the development of the site, it is recommended that a geotechnical analysis be prepared. The analysis should assess soil conditions and detail construction measures to assure building stability. Although further critical areas are not indicated on the City of Renton critical areas maps, it is the applicant's responsibility to ascertain whether critical areas, such as wetlands, are present on their site. If so, the proposal would need to be revised accordingly. Archaeological Areas: If any excavation is done on the site, the applicant is required to inform their contractor in writing that the site is located in a potential archaeologically significant area and is required to halt excavation activities, and immediately notify the Washington State Office of Archaeology and Historic Preservation at (360) 586-3056, should any archaeological deposits or human remains be encountered. A copy of the letter shall also be provided to the project manager with the Development Services Division of the City of Renton. Development Standards: The following standards apply to new development on the site. A copy of the development standards, RMC 4-2-1 lOF, can be found in the packet given to the applicant at the pre-application meeting. Lot width and depth -Iflots are formed, as has been proposed, the RM-T zone requires a minimum lot width of 14 feet and a minimum lot depth of65 feet. The proposed plan would meet these standards. Lot coverage -The RM-T zone allows a maximum building coverage of75 percent and a maximum impervious surface area of 85 percent of the total lot area. The applicant lists the lot coverage of the proposal as 76.5 percent, including both buildings and paved areas, which would fall within the limits of the zone. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setbacks are different for the front, side, and rear yards. The fa~ade fronting on Morris Avenue South will be considered the front, for the purpose of measuring setbacks, although the fronts of the units may be oriented differently. The front yard setback for the subject lot in the RM-T zone is required to be a minimum of 5 feet. The minimum required side yard setback is 3 feet for the unattached side of the structure and 0 feet for the attached side. There is an additional one foot (I') required side yard setback for 06-143 Blakey To\VTlhomes (RM-T, District B, 5 tO\\Tihomes).doi:\ Blakey Preapplication Meeting December 14, 2006 Page4of5 every story above two, up to a maximum side yard setback of twenty feet (20'). The preapplication narrative states that the units would be three (3) stories. Therefore, the setbacks shown on all conceptual drawings must be increased from the three feet (3 ') shown to four feet (4') on the north and south sides of the parcel. The east boundary along the alley will be considered the rear of the property. The minimum rear yard setback for the project is 5 feet. This setback, as shown on the plan, is also less than the minimum allowed. Building height -Building height is restricted to 35 feet and 3 stories in the RM-T zone. The proposed units would be 3 stories high. Landscaping: The development standards for the RM-T zone require that all setback areas be landscaped. One tree must be planted at the front of each lot, per the Urban Design Regulations (RMC 4-3-1 OOH). All landscape areas are to include an underground irrigation system. Some of the other aspects oflandscaping that must be addressed include: the type and location of trees and other plants. Please refer to the attached landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Also see the landscape requirements contained in the Urban Design Regulations RMC 4-3-1 OOH enclosed in this packet. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D, enclosed, shall be submitted at the time of application for Site Plan Review. Access and Parking: Because the lot abuts an alley, the development standards require that parking be located at the back of the lot and access by car be from the alley. Due to the through street, the garages could be accessed from either the alley or Morris Ave. The number of off street parking spaces required is based on the size of the residential units that are proposed. A minimum 1.8 parking spaces are required for units with three or more bedrooms, 1.6 spaces are required for units with two bedrooms and 1.2 spaces are required for units with 1 bedroom and studio units. The proposal indicates there would be sufficient parking on site for 5 three-bedroom units. If the side wall of garages front on Morris Avenue, as shown, they should have windows or other architectural treatment to provide an articulated fas;ade to the street. A clear pedestrian connection must be provided at the front of the lot, from the building to the sidewalk. Design: The project is located in the Downtown Urban Design Overlay District B, therefore the project must meet the requirements contained in the Urban Design Regulations (RMC 4-3- 100). These regulations are provided in the packet of information given the applicant at the preapplication meeting and the sections that are relevant to this project are marked. Compliance with the Design Regulations for District B in the Downtown Urban Design Overlay will be reviewed at the site plan review stage of the permitting process. Site Design: Attached housing developments in Downtown Urban Design Overlay District B are required to provide a minimum area of private, usable open space equal to one hundred fifty (150) square feet per unit of which one hundred (100) square feet are contiguous. Such 06-143 Blakey Townhomes (RM-T, District B, 5 to1wnhomcs).doc\ Blakey Preapplication Meeting December 14, 2006 Page 5 of5 space may include porches, balconies, yards, and decks. It appears that sufficient open space would be provided per unit. Permit Requirements: Site Plan Approval (see above), Environmental Review (see above), and Building permits will be required for the project. Please contact the main counter of the Development Services Division at ( 425) 430-7200 for building permit information including fees. Fees: Impact fees and fees for building and utility construction permits would be charged. The following mitigation fees would be required prior to utility construction permit issuance or building permit issuance: • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project. • A fire mitigation fee of S388.00 per new unit (multi-family) • A park and recreation fee of$354.51 per new unit (multi-family) • A Water System Development Charge (SDC) of$1525.00 per unit. • A Sewer System Development Charge (SDC) of $900.00 per unit. • A Surface Water Development Charge (SDC) of $715.00 per unit. Please see the comments from the Fire Prevention plans reviewer and Public Works plans reviewer for a breakdown of the fees. A handout listing all of the City's Development related fees is also attached for reference. In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application item for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning 06-143 Blakey Townhomes (RM-T, District B, 5 tov,mhomes).doc\ )EVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Landscape Plan, Conceptual, ,tlms~lii!i11!:t-ittr1N1t1l11r1i11I1I11rr1:1:1111111rn Legal Description , Master Application Form• lfflllfflJiKtli;-ii~Jr.lilllP.Biilti!iift¥.lt~ftl~illiililJf Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section PROJECT NAME: l'.'?t--A:""-:E+ Tow t-H-jp<.JSE.. 5 3. Building Section DATE: f?G-c--J'"i: 2-oo G. 4. Development Planning Section O:\WEB\PW\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9·06.xls 09106 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND a Map of View Area 2 AND 3 PhDtosimulations 2 AND a This requirement may be waivE/d by: 1 . Property Services Section 2. Public Works Plan Review Section PROJECT NAME: j:?1..-~1 rowl-lbl..ou -,5_s 3. Building Section DATE: {?e,..(:; 11" f 7-t7 D '- 4. Development Planning Section Q:\WEB\PW\OEVSERWonllS\Planning\waiverofsubmittalreqs_!l-06.xls 09/06 . . Calculations, >EVELOPMENT SERVICES DIVISION WAIVEk \JF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS !Blll&e.liil:iil!iEl.lW-'.t~~-11111 Construction Mitigation Description 2 ANo 4 Irrigation Plan 4 'fflil.111.w. _____ lltll!i - Landscape Plan, Conceptual, v1aster Application Form, ~nilt1j~~;g~1u1@w12aii~!ft.~j?-~Wt~~n~~t11 Jeighborhood Detail Map 4 -his requirement may be waived by: Property Services Section Public Works Plan Review Section Building Section PROJECT NAME: ~f-'-E7' To u, ~ 4-oc.JSE-5 DATE: t7G:-c---I± 2-&>o G. Development Planning Section Q:\WEB\PW\DEVSERV\Fonns\Planning\waiverofsubmiltalreqs_9-06.xls 09/06 :VELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS IVireless: Applicant Agreement Statement 2 AND• Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND3 Map of Existing Site Conditions 2 AND • Map of View Area 2 ANO s Photosimulations 2 ANO• ' his requirement may be waivid by: . Property Services Section PROJECT NAME: P.,,L-~1 pw,-Jbk:>u ">6-5. . Public Works Plan Review Section . Building Section . Development Planning Section Q:\WEB\P\N\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9-06.xls DATE: f?E=-v 1"{-r '2,. ,:,-t:> i,. 09/06 DENSITY WORKSHEET D€VEL0PMEIITT p CITY OF REll[T~iNINc t.fAR -7 2007 RECEIVr:n City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: ____ square feet '2. I. -z...q.1 Osquare feet I square feet 2. square feet 3. "7;4foJ7. E,-6sqoare feet I 4 I [J . -'-"-----acres 5. _____ units/lots 6. Divide line 5 by line 4 for net density: 6. 1A • 41 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. Q:\WEB\PW\DEVSERV\Fonns\Planning'density.doe Last updated: 11/08/2004 1 March 6, 2007 RE: Project Narratve • Nrune: • Site Size: • Address: Blakey Town Homes 9597.5 SF 604 Morris A venue South • Land Use Permits required for Proposed Project DEVELOPMEflfr PLANNING CITY OF AEflITON MAR -7 2007 RECEIVED • Zoning for 604 Morris Ave. S. is RMT like adjacent properties. Fourteen units per net acre are allowed. • The current use of site is a single family residence with a cottage at 604 Y, Morris Ave. S. • There are no special site features -it is a flat lot. • We had a geotechnical engineering study performed December 7'\ 2006. Based on their boring results, it appears the site is underlain by approximately 28 feet of loose to very loose, wet, sandy, silts overlying medium dense sand and gravel. • The proposed use of the property is for 5, fee simple, townhomes. • For this site we propose to divide it into 5 lots. Lot 1 will be 2400 SF. Lot 2 will be 1734.4 SF. Lot 3 will be 1734.4 SF. Lot 4 will be 1734.4 SF. Lot 5 will be 1994.3 SF. • Access to all of the townhomes will be off of Morris Ave. S. and the existing alley to the east. • There are no off site improvements proposed. • The total estimated construction cost is$ 1,317,900.00 • We estimate approximatly 12 to 24 inches of excavation at the building footprint and 12 inches at the driveway and lanes. The excavated soil will be replaced with structural fill material. • There are no existing trees to be removed. • There is no land to be dedicated to the city. • There is a proposed job shack to be located off the alley. • No existing structures will have views obstructed. • The tallest top of roof height will be 34'-5 '!.'' • Unit 1 will be 1,562 SF with a 408 SF garage .. • Unit 2, 3, and 4 each will be I, 786 SF each with a 289 SF garage. • Unit 5 will be 1,546 SF with a 283 SF garage. • All of the units will have private courtyards. • Units 2,3, and 4 will have a 82 SF second floor deck. • All of the units witll have covered front porches. Medici Architects Architecture, Programming, Accessible Design & Interior Design N1 pLJ>,NNING QE\l~~~i RENTON March 5, 2007 City of Renton Development Services Division 1055 South Grady Way Renton, Washinton 98055 Re: Rendev I, Blakey Townhomes Short Plat and Site Plan submittial Dear Ms. Laureen Nicolay, MAR -7 2007 RECE\VED Our proposed Construction Dates are to start May I, 2007 with completion of project Feb. 28, 2008. Hours of operation will be Monday through Friday 7:00 AM to 5:00 PM. Saturday 8:00 AM to 4:00 PM. The proposed hauling route is South to Grady Way, West to Rainer Ave. South and on to I-405. Measure to be implemented to minimize dust, traffic and transportation impact, erosion, mud, noise, and other noxious characteristics will be the following: -install temporary chain link fence around property -install silt fence around perimeter of property to control any erosion and water run off. -use of crushed rock on driveway to control mud being carried onto public streets. -use of water truck to control dust during summer months. -use of street sweeper to control dirt and mud if carried to public streets. q Emily Buchwalter Medici Architects, AIA cc: Avare Homes, Cindy and Ed Stewart 2233 102"' Place S.E. Bellevue WA 98004 Tel: (425)453-9298 Facsimile: (425)452-8448 " DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKL .ST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA). Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts oo the quality of the environment. The purpose of this checklist is to provide Information to help you and the ;agency Identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if It can be ; done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: , This environmental checklist askS · you to describe -some basic information about your proposal . . {,Governmental agencies use this checklist to determine whether the environmental impacts o,f your proposal are significant. requiring preparation of an EIS. Answer the questions briefly, willi the most precise information known, or give the best description you can. ": You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able lo answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write , "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or Its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. · · · ' ·· ·· · · USE OF CHECKLIST FOR NONPROJECT PROPOSALS: . . ' ' ,. ' ~ • • ' f Complete this checklist fcir nonproject proposals. even ~ough qu~tions. may be answered "does not apply." IN ADDIT!ON, <:9mplete th~ 1,UPPLEMENTAL SHEEl FOR'NONPROJECT ACT.IONS (part D). -· . For' noriptoject actions (actions involving decisions on policieS: plans a~d programs). Ifie refetencJs in the checfdist to the words "project," "applicant." and "property· or site" should be rfli'ld as "proposal." "proposer," and "affected-geographic area," respectively. • • ·1-.. -. Q:IWEBIPW\DEVSERV\Forms\Planning\envchlst.doc08/29/03 A. BACKGROUND 1. Name of proposed project, if applicable: ei1..A~'( -rov1t..11,\o~ fl.~!" D4;:.V \ l..L-C.- 2. Name of applicant N~'O\e,\ AVZ-<:.M rt~"f'? ~ts,\ I L-1 \:>ll 6 \-1 WA\.,, "t~ 3. Address and phone number of applicant and contact person: 1 .. :2 .. "?°? to1..t-1" rl se st-11LT ~c,1-,w-<i Ltee... eEU-~v~ VVA ci,ioe 4 4"1.l? '\'7'7 9-Z...'\5 4. Date checklist prepared: F~. ?.S ,?..Po-, .·· 5. Agency requesting checklist 6. Ct T'( op ~i;,N1"ot-.,.1 Proposed timing or schedule (including phasing, if applicable): H~'( I 1..Po1 CON&T\'Wc.,1"1c,f"' ~1illf1.:r OA~ ~,zh-z..oo'8> o:,~-rrwc--hoN" 0::>~r-,\1=.-ttoN 0~ . 7. Do you have any plans for future additions, expansion, or further activity related to or connected ·}f 'i't #8. 9. with this proposal? If yes, explain. · 'No List any environmental information you know about that has been prepared, or wiH be prepared, directly related to this proposal. r _,.., .,,. pw ...c.b ,., --0 J "N \ S, 1_00 I · \JEO , i:C. .... V~'ve:1 •-=, 141,...._ Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. eu1L.VtN'q pae.Mrt • • ,.. .. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if .• r~ably a'(ai!ablt1, .• Vl(bR«:. you lfhould S!Jbmit .am' pl_.1rs -r~uired, ·by '118 agency, you are not required to duplicate maps or de!.!Ued plans submitt8(1 ~ anY. pen'nit sipplicatio/is related to this checklist. ~C:J4 H_c,~\:, A.\/!=:· ~r-/troi-..,/WA. p.~#"Z.."~o/ta:otO I I . B. ENVIRONMENTAL ELEMENTS 1. EARTH a. b. C. d. j.'!\-''· e. f. g. h. General description of the site ( circle one@ling, hilly, steep-$lopes, mountainous, other . . · What is the steepest slope on the site (approximate percent slope?) oy. . What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify; tl1001 and note any , + prime farmland. BA~D ~ ~ fZesUL."tS oF ~Oll=C.. ~ 11\JG\. I ~iz.s---n-14-r 1r1e s1~ l$ UNO~LA'"' &y ApP,2.ox..rzs ~ l):,oS~ VVe-f" S"INO-t" SI ITS <!>\lt::12.1..A'(!Na tylet>IUM -~ 1""0 ~N~ q,.l\tr'Q € (ol:Z.."-V'=l ~ "'T\"1~ ~ c:,~ $0 f'e!:l Are there surface indications or history of unstable soils in the immediate ~ity? If so, describe. f'40 · Describe the purpose, type, and approximate quantities of any filling or gi:oo!ng proposed. _L.. \ Indicate source offfll. ttfpr!A"'Xl l'1-"l'T ~ lz.ll ,tb 2..4 1l ~ "';tOf.VC,,V>'u\ f-11.,L. \,V\ll ~ 'e>vtouql,d·· l'J .f-o f,s lA1 O ~~ -fiA~ SUILPINOj R>dff'~lNTWL l ~- Could erosion occur as a result of clearing, construction, or use? If so, generally describe. t-,10' Fl~-+ LP+. About what percent of the site will be covered with impervious surfaaes. after project construction (for example, asphalt or buildings)? , · · ~r.s-/. BUIU?INi. } f>AYIN°) Proposed measures to reduce or control erosion, or other impacts to the, earth, if any: '7\L.1 'ft:;NC,1'!; (N~+ti l l ~ tA./12-1Nj c.o·rs,:rt"2 . .Jot(o·l\l A\'t.ou rJ I? '7L--t.s Q:\WEB\PW\DEVSERV\Fom,s\Planning\envchlst.doc 3 2. AIR . '. a. b. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. • \ , • 4~r&-S tt'J O(ft" Ot='-1?;:)WN L-\oN ~'$ t::ovi.. ~ {:;(. V" I 1-e.S. Qun...1 .... , (fN$,~" . : """, '.?U,l?Pi '1 ~\\"e.<'i 1W':t-\-:.:$ • I i • Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. NON~. c. Proposed measures to reduce or control emissions or other impacts to air, if any: ~ (2E'Q.L1l~P. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the i;ite· (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. \-JoNe. '' ' ~, : . ' 1' • • .• J . ~ .. , ' 3) Estimate the amount of fill and dredge material that would be placed in or removed from 4) surface water or weUands and indicate the area of the site that would be affected. Indicate the source of fill material. h.JO~. ; ·. WPI the proposal requife.,,sBrface· watef with~ !Jf <liverslpns? ,Give general description, purpose, and approximate quantities if known: NON\;.. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. 6) NO. . . ·1.' ~ ' . . . . . ' • Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge . . . ' Q:\WEB\PW\DEVSERV\Fonns\Planning\envcblst.doc 4 • w~-'. ' . ,Lo; b. Ground Water: 1) WHI ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. t-io' l-fdt" ~ow Ai ·-n·\l"'o '\LHGe 2) Desaibe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system ( s) are expected to serve. i' · · , : c. 1) 2) ' d. ~ Otsc.l-+6i\..<-~ t='rt-ot-1 ..,i,~ <:>..e.. ON -to s't+E- Water Runoff (including storm. water): . ' i Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water IIQW? Will this water fl;.::e:~~:.:· d~frr· ~e: colt~O -W~ GV~tl.$' ~ -rt'-l-JTI..U•J\!S,C, 'Tc, ~l&"\NC-'S'tole.t-ttivllli'lete.. 1>ystEH. Could waste material enter ground or surface waters? If so, generally describe. ,' No, .. ' ' . ~\ ~ ' . . . . I. I ' • .• ,. _', " , • f ' • . '. . Proposed meai;ures to reduce or· control surface, 11round, and runoff water impacts, if any: t'fU)VIOE::0 !14)' To pr-t.o{&.c.,.T" ~,:>r" ~ie../muO ~t,J O~ f"IU>t'f 'St~ to ·'E>·,lit;.i,2 t" 4. PLANTS a. b. C. Check or circle types of vegetation found on the site: __ deciduous tree: alder, maple, aspen, other __ . evergreen tree: fir, ~ar. pine, ottu;r ..!L-shrubs· · · ..,¥:.. grass __ pasture __ crop or grain • l , __ wet soil plants: cattaff, buttercup, bulfrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation What kind and amount of vegetation will be removed or altered? · .L -'LL. IN Ill -SE lee ~.O ,tc,rL-CoNsf"n..vc:n::,v1 AN:JJ . ~~S'l~~ Or2.0:\.r-\--t~L.erAJJt--~~«t w'ttl i~ List JinJl'en~ or endangered species known to be on or near the>$ite. · l NON~. 1 ·,- 5. ANIMALS a. Circle any birds and animals. which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, ~e, songbirds, ot~ 5oN<l\b(ILI'? 5 Mammals: deer, bear, elk, beaver, other __ ...,N:..::_"----- Fish: bass, salmon, trout, herring, shellfish, other _N_o ___ _ b. List any threatened or endangered species known to be on or near the site. No"'1:: t: Is the kli~ parf<if a migration roirte? If so, explain No d . Proposed measures to preserve or enhance wildlife, if any: . tjA.:., ... ! . ( . .. ·, . 6. ENERGY ANQ.N~TURAL Rl;SOURCES, . ~·t ... ~ ~· • ·1-··c.:-( • -· ~ . . .. '.. ·,;-'} ~--. ~:.i -~' ·:\:i\.· a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be. ysed for heating, manufacturing.etc. tJA-W~l '\~~ ~(2... H~.t."tiNGj: ~ 1.Ji-c...m..l<.. ~ ~~tNi <f .SOW\,~ l-\~4-,tV•.J°'. '> • b. . . Woo!Q ~t'!)rbject.affeot _IM pot~tial a~ at; solar energy by,adjacent:properties? If so, generally~., No ... -. · · ,. c. What kinds of energy conservation features are Included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: (J:--1 OeMANO l,.\o"t ~,.i:12-WAll UNi.+s lAHl\ Be lJS~ ~ ~ci-l VNLt. . - 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and exploslOll, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. NONf:!. '. f -.• ..: l • , , , 1) -Oestl'ibe spec~ etl-181'ge_ncy ~ that might be requjred. • , J ..• NoNe 2) Proposed measures to reduce or control environmental health hazards, if any: 1--1o tt ~l,-\-1.,\ HA21\VZ.0,5 rr1.0ioos.•o , • , • .. • • -.· • • "t,, •• :··~ .• : ... ' \ •• I ·,· ·;· .. \ , ,,~ : . . . , ' Q:\WEB\PW'QE¥SEI!.V\Fp~\Plam)ing\eJ\V.Ch1st.doc : . . . ' 6 :·~ .. " l --. .. . ~ ' • "t • . ,. • '. f . • • 8. b. 1) 2) 3) Noise What types of noise exist in. the area which may affect your project {for example: traffic, equipment, operation, other)? Not\11;"' °\ ..-J uc..-t What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic. construction, operation. other)? lndicat!l what ~ours noise ".'ould come from '!_le site. ..l..., __ -,;._. , ~S~cb.o....r bf.f:VtA ~\ON· ~~-1~ · 7 4M ,j &:] PM · ?,.,r ... ~ AM1-·4 flVI Proposed measures to. reduce or control noise impacts, if any: . LAND AND.SHORELINE USE'. ·I a. What is the current use of the site and adjacent properties? ~-~ 10~1'tfloC\ \;-.. b. Has the site been used for agriculture? If so, describe. · · • ; ··c. "Oescribe any structures on !lie site. ' ~-. ; • · ~ \.\b.1~-, ON'e Co.wx~ g d. WHI any structures be demolished? If so, what? ·_ 1 _AU,--: SUUI~~ INl U · ·&~ ·.O'Et1C> !Ls~· . ·; '\ . . f. What is the current comprehensive plan designation of the site? ~- g. If applk:able, what is the ~rreni s'h~relin~ master prog~.:0 d135ignation "ot the site? N/A . h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. · i. Approximately how many people would reside or work in the comP!eted project? 5 HIN/ ON£; per2-HovsettoU? vp -\-b /1:_cl 1't>1"Al-- p0$$\"(?~. Q:\WEB\PW\DEVSERV\Forms\Planning\envchlst.doc 7 9. 11. -__ ,, __ --··-.-~ '. j. Approximately how many people would the completed project displace? 0 k. Proposed n:ieasures to a.void or reduce displacement impacts, if any: -~;~·, . ·-·.. ' .. ' . . . . ·-.· ... I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: · ~ ~ .-A.f~; b-'\~lt•J(::, 7-,"11·~ ~.+1_ .~P [2,!S\..1-C-Ot-f "'7"lA~ B~~ ~ t:7Ul2..tt-l.'(,,,· ~S'\l':o\8: -Prto~ HOUSING a. Approximately how many units would be provided, if any? Indicate wtJether high, middle, or low-income housing. . -· ' · ~ '? Vi-Ji+s ~T Wt ll 85: ("'fll:)01..s: INC.ONE--ljoVS1N~ b. Approximately hO\Y many units, if any, would be efminated? Indicate whether. high,. . mt:;1 ~:,c;;;isi~~ cc~ ,;;i·\\ .. ~e, 'ELt~,N~t). : . ' ~ ' -. . . -. " . ~--. ~-. ,•. a. What is the tallest height of any proposed structure(s), not induding antennas; what is the principal exterior buflding material(s) proposed. 1~ 8L9 t-1-E Si' ~op 1.5 "Ai-'i-'4'1: ""fHt; ~ieJ.or2.. -sio~~ ·wi.\L ·~ft ~o~. HAVWi pu.w\::-. wet\-. -;,oME \-1.ttrz..O'I ~1'2...,P ~ B~t-..t . b. What views in the immediate vicinity would be altered or obstructed? l--}ONJ:,, ' a. What type of light or glare will the proposal produce? What time cit day would it mainly occur? • '· ! b. Could light or glare from the finished project be a safety hazard or intertJre with views? No . . ... . ' Q:\WEB\PW\DEVSERV\Forms\Planning\envchlstdoc 8 ' c. What existing off-site sources of light or glare may affect your proposal? . j d. ' -.. ~ . . ' -. . ' . " ' Proppsed measures to· reduce or control lighl · and glanrimpacts, if any: · . N/A. 12 .. · RECR0 eATIOIII . ,•,, '\ .• ··~' ) a. What designated and informal recreational opportunities ·are in the immediate vicinity? \A~ WA~tt $T"~W '7A¢1 ~;--l2At\,\{>1 WAL-\(.tf\J~ r'~. t • . ~ • J . "" ' . ~ ~' ' . . ' ' b. Would the proposed project dispi<!C(i any existinQ rec;reation;!II uses? If so, describe. ~o .· . ·.. , . . ·. . c. Proposed measures to reduce or control impacts on recreation, 'including recreation opportunities to be provided by the project or applicant, if any: N/~ 13. HISTORIC AND CULTURAL PRESERVATION ' • . I _ ""' .,, t ;r, · • · t. a. Are there any places or:. objects list~ on, or pl'Qj)qSed .for, npli9nal. state, or local preservation register.I kriown to be on br next to the site? lf'so, generally describe. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. NDN~ c. Proposed measures to reduce or control impacts, if any: .14-.. ·· . 'FRANSPORJ"AUqN ' '· II. b. C. How many parking spaces would the completed pf'Oiect have? How many would the 1.., • , projecteliminate? 1'H~ Atz..S; ~~.Nt\~ '2. c:!:f',.J $t'f* fl(l"':""'"'i SfMl<.e$. 1"~ NEw f'K4>1~ lNdL ~\(Q. q Ot-,J.Sl~ ~~N, ~~~~ ' Q:\WEB\PW\DEVSERV\Forms\Planning\envchlst.doc 9 d. WU! the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe .(i(!Qic!!~.1 whether public or • private? A l,lt;W pn..\vl\~ LANe: wd\ ~ p~v1r;r.ff) L.t..sic-l"''t HC1(( \"-,. A\J-e. A.t-i. 0 -r-1:\i.. a<,lSTIN'°I AL.L.£1 ""'"'1 · e. Will the project use (or occur in the immediate vicinity of) water, diil, 'ot air transportation? If so, generally describe. • • l-· .,.., ;\-,n ...1.. • \ ) rf IS H£Aa.--'1\-l~ "5pl(2..\1 oF WA. '""fl'l.AlN v~ l'vl IN• Nc1t ~ tt'· .. .· ., f. · How many ijehidtilar Jnpg R8f·®Y t/Qukl_~ !lenerated,by the com!illeted project? If known, indicate when peak votomes would occur. · • P(u)t:'At!l '1 '2..C> -rrz-1~ t-1'4X. \NC.UL.t, occ.ur lf'" '2.. "-OVL/t"S vlV~ lt-1 lj;<Ac..1,,{ UNLf" • .. . { g. Proposed measures to reduce or control transportation impacts, if any: NON~ 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: lire protection, Jl()lice protection, health care, schools, other)? If so, generally describe. H~ f,,cOiVl 11-1'1 l'VloC2.JI" +w-N tV\.EIII..~ \S IVOVJ ~ft.- A $11'1'<\le.. t==AW\t \ '-\ t\Ot-1 ... <JS.e. b. Proposed measures to reduce or control direct impacts on public services, if any. \-4aN:e.. .. ·•. ; 16. UTILITIES a. b. Circle utilities currently available at the stteC,lectricity, natural ~. 'water, refuse serv~ Qeleph0ne1 sanitary sewe[.)septic system, other. . . Describe the utilities that are proposed for the project, the utility providing the service, and ' the general construction activities on the site or in the immecfiate vicinity which might be -1._ needed. ALL. ""lb bl:' pc.oVtOED "~£40{ p.,,,. 1i'(l$T" A'T""'"~ s~ £U;c:.:rrLlC\{'11 GAS I liv'~ll.1 ~ 'FVS'-'/ "tt::'-S<fVID~ ~ ' $1\'N~tl...'1 :5~~ C; SIGNATURE . • I "', ., ' ' II .. ,. , .~-• • ' • ., _.. .. • • ~ ' ' _j " • • I, the. undersigned, state that to U,e best of my .knowledge ·the~ IIOO'l8 iilfl:>rriiation is true and complete. !t is unde, stood that the lead agency may withdraw any declaration of non-significance · -ttiat it migbt ~-in rel~nte 11pon !hi~ c!lecklist. ld)~re· be any willful misrepresentation or willful lack of fuU disclosure my part Proponent ··-t . ' NamePrinted: t?M~L+ ~M~~., . Date: M4~ ? ; Z.001 , •• Q:\WEBIPW\DEVSERV\Forms\Planning\envchlst.doc 10 f .,/ DE:vt:LOPl.ff:N; C/Ty OF F/fE~~~N/fllG MAR ~ 7 ,,n MAINTENANCE AGREEMENT t:J07 The purpose of this agreement is to create a Maintenance Agreement for ~~~EIVEo and Utility Easement across that portion of property described in Exhibit A and shown on City of Renton Short Plat recorded under recording number records of the King County Auditor. WHEREAS; delineated on the Short Plat is an easement for Road and Utilities, and NOW, THEREFORE, the owners do hereby create this Maintenance Agreement on the following terms and conditions: I. The above recitals are incorporated herein as if fully set forth. 2. All expenses incurred in the repair, replacement and maintenance of the easement for the purposes of ingress, egress and utilities shall be equally shared by the owners of the lots in the short plat. 3. Except in the case of emergency repair, replacement and maintenance of the easement road, the owner or owners of the lot(s) desiring work to be performed within the easement area shall notify in writing the other owners of the nature of and the estimated cost of the work to be performed. Written notice shall be deemed valid notice if mailed to the then current street address of the lot, or if unimproved, the address indicated on the King County Assessor's Tax statement. 4. Unless agreed to by all lot owners, an owner or owners performing labor within the easement shall not be compensated for labor and /or materials rendered in improving the roadway or utilities within the easement. 5. The owners of the lots agree to repair, keep and maintain the surface of the roadway easement in good condition in order to permit and facilitate unobstructed travel for private and emergency vehicles. 6. In the event an owner or owner(s) fail to pay their proportionate share of the expenses incurred for the repair, replacement and maintenance of the road or utilities within the easement within thirty (30) days after the work has been completed and a statement rendered, the owner or owner(s) paying the expenses shall have the right to seek compensation from the owner(s) failing to pay in a civil action and the prevailing party in any suit shall be entitled to reasonable attorney's fees and costs of suit. Page I of 3 Road Maintenance Agreement • This road Maintenance Agreement shall be perpetual and run with the land; PROVIDED HOWEVER; in the event the easement area is improved and accepted by a municipality for maintenance purposes then this Maintenance Agreement shall become null and void STATE OF WASHINGTON, COUNTY OF 200 On this day personally appeared before me to me known to be the individuals described in and who executed the within and foregoing instrument and acknowledged to me that they signed the same as their free and-voluntary act and deed for the purposes therein mentioned. Given under my hand and official seal this ___ day of ----- Page 2 of 3 Maintenance Agreement EXHIBIT A THE NORTH 19.00 FEET OF THE WEST 30 FEET OF LOT 2, BLOCK 1, OF GUNN'S ADDITION TO RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 17 OF PLATS, PAGE 76, IN KING COUNTY, WASHINGTON. AND THE NORTH 26.00 FEET OF THE EAST 89.96 FEET OF LOT 2, BLOCK 1, OF GUNN'S ADDITION TO RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 17 OF PLATS, PAGE 76, IN KING COUNTY, WASHINGTON. Page 3 of 3 Road Maintenance Agreement Medici Architects , m mg, ccess1ble Design & Interior Design Architecture Program · A . . A~Q\-t\oiv"\ tiA\l'f1""~NA"'1~ A~ri.~N'~.-.rrs l,-.1~ ~Atl-"7 "fo -:5p,t..i;r.Jk.\~ <$1~M f'ND tiV\U?\Nbt. ~r-,y~L.-o~ \J',/\ \l ~ WF-l'tl~N ur e,I ~(l.... A ,tto~( ~~~~ ..,-l,\,~ $(1'\l..-i:= ~~ ~ -rowNtjo~ Vtv\-r5 2233 I 02"' Place S.E. Bellevue WA 98004 Tel: <42 5)453-9298 Facsimile: (425)452-8448 GEOTECH CONSULT ANTS. INC. RenDev One, LLC 2233 102nd Place Southeast Bellevue, Washington 98004 Attention: Emily Buchwalter 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 flEVELOPMEl\fT P January 15, 2007 CITY OF AEl\fT~NING MAR -7 2007 RECEIVED JN 06428 Subject: Transmittal Letter -Geotechnical Engineering Study Proposed Townhomes 604 Morris Avenue Renton, Washington Dear Ms. Buchwalter: via facsimile: (425) 452-8448 We are pleased to present this geotechnical engineering report for the proposed construction of the townhome development at 604 Morris Avenue in Renton, Washington. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations and retaining walls. This work was authorized by your acceptance of our proposal, dated December 7, 2006. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. JHS: alt Respectfully submitted, GEOTECH CONSULTANTS, INC. ?~ James H. Strange, Jr., P.E. Geotechnical Project Manager GEOTECH CONSULTANTS, INC. GEOTECHNICAL ENGINEERING STUDY Proposed Townhomes 604 Morris Avenue Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for a proposed new town home project to be located at 604 Morris Avenue in Renton, Washington. An existing one-and-a-half-story, wood-framed house and a detached cottage and garage exist on the subject property; we understand these structures will be demolished and five townhome units constructed. Based on preliminary sketches provided by Medici Architecture, the buildings would have finished floor elevations near existing grade and would be two to three floors tall. The units would be accessed by a new drive along the northern edge of the site. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site. The rectangular site has frontage along Morris Avenue to the west and a similar frontage along an unpaved alley to the east. The property is developed with an old, one-and-a-half story house, a detached cottage, and a detached garage. None of the structures have basements. The site is nearly flat and is vegetated with lawn, ornamental plants, and shrubs. Adjacent properties to the north and south are developed with residential structures similar to the subject site. The adjacent house to the south is over 10 feet from the site, and the adjacent house to the north is about 5 feet from the common line. Many of the older houses in the neighborhood have been modified or remodeled over the years. SUBSURFACE The subsurface conditions were explored by drilling one test boring on December 12, 2006 at the approximate location shown on the Exploration Site Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The boring was drilled using a trailer-mounted hollow stem auger drill. Samples in the boring were taken at 2.5-to 5-foot intervals with a standard penetration sampler. This split-spoon sampler, which has a 2-inch outside diameter, is driven into the soil with a 140-pound hammer falling 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency. An engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soil encountered. The Test Boring Log is attached as Plates 3 and 4. GEOTECH CONSULTANTS. INC. Ren Dev One, LLC January 15, 2007 Soil Conditions JN 06428 Page2 Based on the results of our boring, it appears that the site is underlain by approximately 28 feet of loose to very loose, wet, sandy silts overlying medium-dense to dense sand and gravel to the maximum explored depth of 50 feet below grade. Groundwater was encountered at 5 feet below grade. Groundwater Conditions Shallow groundwater was encountered at a depth of 5 feet below grade. The test boring was left open for only a short time period. Therefore, the seepage level in our boring may represent transient water seepage rather than the static groundwater level. Groundwater levels encountered during drilling can be deceptive, because seepage into the boring can be blocked or slowed by the auger itself, particularly if silty soils are being drilled. It should be noted that groundwater levels vary seasonally with rainfall and other factors. We anticipate that groundwater could be found perched in seams within the fill soils and between the looser upper soil and the denser underlying soils. The final log represents our interpretations of the field log and laboratory tests, if completed, for this project. The stratification lines on the log represent the approximate boundaries between soil types at the exploration location. The actual transition between soil types may be gradual, and subsurface conditions will likely vary away from the exploration location. The log provides specific subsurface information only at the location tested. If a transition in soil type occurred between samples in the boring, the depth of the transition was interpreted. The relative densities and moisture descriptions indicated on the test boring log are interpretive field descriptions based on the conditions observed during drilling. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY RELYING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. We explored the subject site by drilling one test boring. Based on the results of this boring, it appears that the site is underlain by approximately 28 feet of loose to very loose, wet, sandy silts overlying medium-dense to dense sand and gravel to the maximum explored depth of 50 feet below grade. Groundwater was encountered at 5 feet below grade. The main geotechnical concern for redevelopment of the site would be the foundation support in the relatively loose near-surface soils. The proposed townhomes may be supported by driven pipe (pin) piles, which will extend through the looser sands into the medium-dense to dense sand and gravel beneath the site. The wet, loose to medium-dense sands would be considered potentially liquefiable in a large earthquake, and the pipe piles will mitigate the risk of seismic liquefaction by extending the building loads through the marginally compact wet soils into the dense silts and sands. Another option for foundation support would be augercast piers, and we can provide design information for augercast piers, if desired. GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page 3 Due to the depth of soft soils, there is concern with the support of the building slabs. On-grade slabs would be anticipated to settle over time and all of this settlement would be differential to the level of the house foundation (as it will be pile supported). Slab cracking and downsets would result. Therefore, we recommend that the living space floors be structurally supported on the pipe piles either using a structural slab or a crawlspace. If some potential for future slab settlement and cracking is acceptable, the garage slabs may be constructed on grade on a minimum of 12 inches of imported clean crushed rock, but to reduce the magnitude of the cracking in this 'floating' slab, we recommend reinforcing the slab with a minimum of #4 rebar placed at 16-inch centers. If no potential for future cracking of the garage slabs is allowable, we would recommend that the slabs be structurally supported as with the living-space slabs. Temporary cuts should be planned no steeper than a 1.5:1 (Horizontal:Vertical) inclination due to the loose surficial soils and the groundwater. Excavations that cannot be kept within these parameters will require excavation shoring. The adjacent houses (structures) are likely supported on conventional foundations that bear on compressible soils. As a result, it is likely that they have undergone excessive settlement already. There is always some risk associated with demolition and foundation construction near structures such as this. It is imperative that unshored excavations do not extend below a 2: 1 (Horizontal:Vertical) imaginary bearing zone sloping downward from existing footings. Contractors working on the demolition and construction of your home must be cautioned to avoid strong ground vibrations, which could cause additional settlement in the neighboring foundations. During demolition, strong pounding on the ground with the excavator, which is often used to break up debris and concrete, should not occur. Large equipment and vibratory compactors should not be used. The installation of pipe piles will cause some noticeable vibrations, but the piles typically pass through the looser site soils without excessive vibration and on numerous sites where we have observed the pile installation and the vibrations were monitored, the vibrations were found to abate to a "safe structural" level within several feet of the pile. Additionally, in order to protect yourselves from unsubstantiated damage claims from the adjacent owners, 1) the existing condition of the foundation should be documented before starting demolition, and 2) the footings should be monitored for vertical movement during the demolition, excavation, and construction process. These are common recommendations for projects located close to existing structures that may bear on loose soil and have already experienced excessive settlement. We can provide additional recommendations for documentation and monitoring of the adjacent structures, if desired. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Another geotechnical consideration for development of this site is the silty site soils. As they are poorly drained, the silty soils should not be used for backfill directly against walls. Furthermore, the site soils are not adequate to use as structural fill due to their wet condition and silty nature. GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page4 The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. While site clearing will expose an area of bare soil, the erosion potential on the site is relatively low due to the gentle slope of the ground. All curbs and gutters around the edges of the site should be left in place to avoid surface water from entering the site. We anticipate that a silt fence and a row of hay bales will be needed around the downslope sides of any cleared areas until the excavation. Rocked construction access roads should be extended into the site to reduce the amount of mud carried off the property by trucks and equipment. Cut slopes and soil stockpiles should be covered with plastic during wet weather. Following rough grading, it may be necessary to mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERA T/ONS In accordance with Table 1615.1.1 of the 2003 International Building Code (IBC), the site soil profile within 100 feet of the ground surface is best represented by Soil Profile Type D (Stiff Soil Profile). The design criteria presented in this report consider the effects of a one-in-100-years seismic event. The native silty sand/sandy silt site soils that will support the proposed piling are not highly susceptible to seismic liquefaction because of their medium-dense consistency and the overburden soils at that depth. PIPE PILES Three, four, or 6-inch-diameter pipe piles driven with a 650-or 800-or 1, 100-pound hydraulic jackhammer to the following final penetration rates may be assigned the following compressive capacities. INSIDE FINAL DRIVING~ 1-~E-- PILE RATE , RATE RATE I COMPRESSIVE DIAflllETER (650-oound (800-pound 11100-pound I C,\PACITY ham mer) I hammer) I hammer) 3inches 10 sec/inch 8 sec/inch 5 sec/inch 4 tons 4inches NIA 12 sec/inch 8 sec/inch 6 tons 6inches N/A NIA 16 sec/inch 10 tons Note: The refusal criteria indicated in the above table are valid only for pipe piles that are installed using a hydraulic impact hammer carried on leads that allow the hammer to sit on the top of the pile during driving. If the piles are installed by alternative methods, such as a vibratory hammer or a hammer that is hard-mounted to the installation machine, numerous load tests to 200 percent of the design capacity would be necessary to substantiate the allowable pile load. The appropriate number of GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page 5 load tests would need to be determined at the time the contractor and installation method are chosen. As a minimum, load tests on 20 percent of the piles is typical where alternative pile installation methods are used. To substantiate the pile loads provided above, we recommend a minimum of two load tests to 200 percent of the design (allowable) load be completed during the pile installation at the site. Our engineers should observe the pile installation periodically and the load test on a full-time basis. As a minimum, Schedule 40 pipe (Schedule 80 for 2-inch) should be used. We recommend that corrosion protection, such as galvanizing, be used for the pipe piles. The driving criteria and assumed allowable loads have been reduced from typical values used where dense to very dense native soils are encountered. Since the piles will be driven into a variable stratum of medium-dense to dense soils, the reductions are warranted. If the piles consistently encounter hard driving during construction, and pile load tests indicate acceptable loads can be obtained, some increase in the driving criteria and allowable pile loads may be possible. This will need to be determined at the time of construction when pile driving can be observed and full-scale load test conducted. Optionally, test piles and load tests could be conducted prior to construction. Based on our boring, we recommend a minimum pile length of 40 feet to achieve embedment into medium-dense to dense, native soils. Our experience with installation of small-diameter pipe piles indicates that it is likely that the piles will be longer than this minimum length. Pile caps and grade beams should be used to transmit loads to the piles. Isolated pile caps should include a minimum of two piles to reduce the potential for eccentric loads being applied to the piles. Subsequent sections of pipe can be connected with slip or threaded couplers, or they can be welded together. If slip couplers are used, they should fit snugly into the pipe sections. This may require that shims be used or that beads of welding flux be applied to the outside of the coupler. Lateral loads due to wind or seismic forces may be resisted by passive earth pressure acting on the vertical, embedded portions of the foundation. For this condition, the foundation must be either poured directly against relatively level, undisturbed soil or surrounded by level, structural fill. We recommend using a passive earth pressure of 350 pounds per cubic foot (pcf) for this resistance. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate passive value. Due to their small diameter, the lateral capacity of vertical pipe piles is relatively small. However, if lateral resistance in addition to passive soil resistance is required, we recommend driving battered piles in the same direction as the applied lateral load. The lateral capacity of a battered pile is equal to one-half of the lateral component of the allowable compressive load, with a maximum allowable lateral capacity of 1,000 pounds. The allowable vertical capacity of battered piles does not need to be reduced if the piles are battered steeper than 1 :5 (Horizontal:Vertical). PERMANENT FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for permanent walls that restrain backfill: GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 PARAMETER Active Earth Pressure -Level backs/ope * Passive Earth Pressure* Soil Unit Weiqht V.\Ll E 40 pcf 350 ocf 120 ocf Where: (i) pcf is pounds per cubic foot For a restrained wall that cannot deflect at least 0.002 times Its height. a uniform lateral pressure equal to 10 (H) psf should be added to the above active equivalent fluid pressure, where (H) is height of the wall In feet JN 06428 Page 6 The values given above are to be used to design permanent foundation and retaining walls only. It is not appropriate to back-calculate soil strength parameters from the earth pressures and soil unit weights presented in the table. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from comers or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a comer. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill and Waterproofing Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 3 percent silt-or clay-sized particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. The on-site soils are not free-draining. If the native silty sand/sandy silt are used as backfill in the upper slope portions of the building walls, a minimum 18-inch width of free-draining builder's sand or coarse sand and gravel should be placed against the backfilled retaining walls. Free-draining backfill or gravel should be used for the entire width of the backfill where seepage is encountered. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The section entitled General Earthwork and Structural Fill contains GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page 7 recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls or to prevent the formation of mold, mildew, or fungi in interior spaces. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. Waterproofing systems should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. We recommend that you contact a specialty consultant if detailed recommendations or specifications related to waterproofing design, or minimizing the potential for infestations of mold and mildew are desired. SLABS-ON-GRADE If some risk of slab cracking and settlement can be tolerated, the garage floor may be constructed on grade over a minimum of 12 inches of crushed rock fill. For slabs-on-grade, the subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with additional select, imported structural fill. To reduce the potential for crack separation and slab breakage, we recommend that the slab be reinforced with a minimum of No. 4 rebar placed at 16 inches of center each way. In the living space areas of the house and if no risk of slab cracking is desired in the garage slab, the slabs should be structurally supported on the piling. Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. All interior slabs-on-grade must be underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No. 4 sieve) of no more than 10 percent. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders, such as 6-mil plastic sheeting, are typically used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. Where plastic sheeting is used under slabs, joints should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page 8 In the recent past, ACI (Section 4.1. 5) recommended that a minimum of 4 inches of well-graded compactable granular material, such as a 5/8 inch minus crushed rock pavement base, should be placed over the vapor retarder or barrier for protection of the retarder or barrier and as a "blotter'' to aid in the curing of the concrete slab. Sand was not recommended by ACI for this purpose. However, the use of material over the vapor retarder is controversial as noted in current ACI literature because of the potential that the protection/blotter material can become wet between the time of its placement and the installation of the slab. If the material is wet prior to slab placement, which is always possible in the Puget Sound area, it could cause vapor transmission to occur up through the slab in the future, essentially destroying the purpose of the vapor barrier/retarder. Therefore, if there is a potential that the protection/blotter material will become wet before the slab is installed, ACI now recommends that no protection/blotter material be used. However, ACI then recommends that, because there is a potential for slab cure due to the loss of the blotter material, joint spacing in the slab be reduced, a low shrinkage concrete mixture be used, and "other measures" (steel reinforcing, etc.) be used. ASTM E-1643-98 "Standard Practice for Installation of Water Vapor Retarders Used in Contact with Earth or Granular Fill Under Concrete Slabs" generally agrees with the recent ACI literature. We recommend that the contractor, the project materials engineer, and the owner discuss these issues and review recent ACI literature and ASTM E-1643 for installation guidelines and guidance on the use of the protection/blotter material. Our opinion is that with impervious surfaces that all means should be undertaken to reduce water vapor transmission. EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Vertical cuts should not be made near property boundaries, or existing utilities and structures without appropriate shoring measures. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. Based upon Washington Administrative Code (WAC) Section 296-155, Part N, the soils at the subject site would generally be classified as Type C soils. Therefore, Part N indicates that temporary cut slopes greater than 4 feet in height cannot be excavated at an inclination steeper than 1.5:1 (H:V), extending continuously between the top and the bottom of a cut. No unshared cuts should be made within a 1.5:1 (H:V) slope of any property lines or adjacent building footings. If, at the time of construction the site soils are wet, temporary cuts of 2:1 (H:V) may be attempted. However, if the soils are saturated and/or freely seeping groundwater, the use of shoring is recommended as the behavior of saturated soils can be extremely difficult to predict and there would be a high risk of sloughing and caving of excavation sidewalls. The above-recommended temporary slope inclinations are based on what has been successful at other sites with similar but dry soil conditions. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Again, saturated and/or freely seeping soils may have a risk of sloughing and caving and we recommend that cuts into these soils in such circumstances be shored. Temporary cut slopes should be protected with plastic sheeting during wet weather. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sand, silt, or loose/soft soils can cave suddenly without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger, particularly at this site. All permanent cuts into native silt soils should be inclined no steeper than 3:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page 9 permanently exposed soil should be landscaped to reduce erosion and improve the stability of the surficial layer of soil. DRAINAGE CONSIDERATIONS Foundation drains should be used at the base of all foundation walls and earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 5. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. At its highest point, a perforated pipe invert should be at least as low as the bottom of the footing, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical foundation drain detail is attached to this report as Plate 5. As a minimum, a vapor retarder, as defined in the Slabs-On-Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an outlet drain is recommended for all crawl spaces to prevent a build up of any water that may bypass the footing drains. Perched groundwater was observed during our fieldwork. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations or slabs are to be constructed. Final site grading in areas adjacent to the buildings should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. PAVEMENT AREAS The pavement section may be supported on competent, native soil or on a minimum of 12 inches of coarse structural fill placed above the existing site soils compacted to a 95 percent density. Because the site soils are silty and moisture sensitive, we recommend that the pavement subgrade must be in a stable, non-yielding condition at the time of paving. Additional granular structural fill and/or geotextile fabric may be needed to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional overexcavation and fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in the section entitled General Earthwork and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page 10 The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRS) or 3 inches of asphalt-treated base (ATS). We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRS or 4 inches of ATS. Heavily loaded areas are typically main driveways, dumpster sites, or areas with truck traffic. Increased maintenance and more frequent repairs should be expected if thinner pavement sections are used. Water from planter areas and other sources should not be allowed to infiltrate into the pavement subgrade. The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. As with any pavements, some maintenance and repair of limited areas can be expected as the pavement ages. Cracks in the pavement should be sealed as soon as possible after they become evident, in order to reduce the potential for degradation of the subgrade from infiltration of surface water. For the same reason, it is also prudent to seal the surface of the pavement after it has been in use for several years. To provide for a design without the need for any maintenance or repair would be uneconomical. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, construction debris, foundation remnants, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content of that material. The optimum moisture content is that moisture content that results in the greatest compacted dry density of the fill material. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. As discussed in the General section, the on-site soils are not suitable for reuse as wall backfill or structural fill due to their poor drainage characteristics. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 3 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it should be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 ~- LOCATION OF FILL MI:'llli\WM REL\TIVF: PLACEMENT C(Hll'.\CTIO:\ Beneath footings, 95% slabs or walkwavs Filled slopes and 90% behind retainina walls 95% for upper 12 inches Beneath pavements of subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed In percentages, of the compacted dry density to the maximum dry density, as determined in accordance with ASTM Test Designation D 1557-91 (Modified Proctor). Grading of On-Site Soil JN 06428 Page 11 If grading activities take place during wet weather, or when the silty, on-site soil is wet, site preparation costs may be higher because of delays due to rain and the potential need to import additional granular fill. The on-site soil is generally silty and therefore moisture- sensitive. Grading operations will be difficult during wet weather, or when the moisture content of this soil exceeds the optimum moisture content. Moisture-sensitive soil may also be susceptible to excessive softening and "pumping" from construction equipment, or even foot traffic, when the moisture content is greater than the optimum moisture content. It may be beneficial to protect subgrades with a layer of imported sand or crushed rock to limit disturbance from traffic. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The analyses, conclusions, and recommendations contained in this report are based on site conditions as they existed at the time of our explorations and assume that the soil and groundwater conditions encountered in the test borings are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples from test borings. Subsurface conditions will likely vary between exploration locations. Such conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Ren Dev One, LLC, and its representatives, for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and selective laboratory soil classification and testing, if performed. Our conclusions and recommendations are professional opinions derived in accordance with GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page 12 current standards of geotechnical practice in this area within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services only when requested by you or your representatives. We can only document site work that we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The following plates are attached to complete this report: Plate 1 Plate 2 Plates 3 &4 Plate 5 Vicinity Map Exploration Site Plan Test Boring Log Typical Foundation Drain GEOTECH CONSULTANTS, INC. Ren Dev One, LLC January 15, 2007 JN 06428 Page 13 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. JHS: alt Respectfully submitted, GEOTECH CONSULTANTS, INC. !EXPIRES 01-31-o!, J James H. Strange, Jr., P.E. Geotechnical Project Manager GEOTECH CONSULTANTS, INC. ~t, 1~~l~~~:$=~~~~ GEOTECH CONSULTANTS, INC. (Source : King County Assessor. 2002) VICINITY MAP 604 Morris Avenue South Renton, Washington I Job No: I Date: _ 06428 Jan. 2007 I Plate: Morris Avenue South r .. -··-.. -.. -.. -··-.. -·. -. ·-.. -··-.. -··-··-··-··-··--. -~ ~ Proposed Structures - B-1 ~- - .... -··-· ·-·. -.. -.. -.. -·. -.. -.. -· ·-.. -··-··-.. -.. -.. - Legend: 0 Test boring location alley ~" ),.....,oft!!;;-=,,...~------ GEOTECH CONSULTANTS, INC. SITE EXPLORATION PLAN 604 Morris Avenue South Renton, Washington I Job No: I Date: I I Plate: • 06428 Jan. 2007 No Scale • 2 ---- 5 ----- 10 ----- 15 ----- 20 1--.. ... .. ... 25 1--.. ... .. .. 30 --.. .. ... .. 35 1--... .. .. ... 40 i.... 1.tJ] : Mottled orange gray, slightly sandy SILT with roots, slight plasticity, moist, loose . SM 1 Ill =. •, • 4 I ... 7 Brown to gray SAND, medium-grained, wet, loose 3 -peat layer 2 41 ,. , · becomes gray, increased silt {l\11 3 5 I · 3" layer of peat 6 9 27 3 43 'SP 'SM ". (:: • . ·1 .. 1011 • ·: I . . -becomes less silty -6" layer of peat -becomes gravelly -becomes medium-dense to dense --------------------------------- • continued on next page ..__ ,:i,. ·" G EOTECH ., CONSULTANTS, INC. BORING LOG 604 Morris Avenue South Renton, Washington ~1-.,,-4•...,.===---y :::,;---Job Date: 06428 Jan.2007 Logged by: Plate: 3 DLB 45 50 ~ORING 1 -continued ' l } \\iii . I : ~ 36 111', "· SP,, SM ... , 14 121 i;: ( -becomes medium-dense Description • Test boring was terminated at 49.5 feet during drilling on December 12, 2006. • Groundwater was encountered at 5 feet during drilling. .._ .. "" GEOTECH .-, CONSULTANTS, INC. ~,.,,-4!.!!!!le"'~---~ ;,-Job BORING LOG 604 Morris Avenue South Renton, Washington Date: Logged by: Plate: 06428 Jan.2007 DLB 4 Slope backfill away from foundation. Provide surface drains where necessary. Backfill (See text for requirements) Washed Rock (7/8" min. size) Nonwoven Geotextile Filter Fabric Tightline Roof Drain (Do not connect to footing drain) Vapor Retarder/Barrier and Capillary Break/Drainage Layer (Refer to Report text) NOTES: ~-4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) ( 1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage, waterproofing, and slab considerations. ____ .4-""' G EOTECH ., CONSULTANTS, INC. ~,_l!!t:s-~),-~~""""'-""""' .... FOOTING DRAIN DETAIL 604 Morris Avenue South Renton, Washington I Job No: I Date· • 06428 J~n. 2007 I Plate, LPD Engineering, PLLC Civil Engineering Consulting Drainage Narrative Project: Date: Prepared For: Prepared by: Blakey Townhomes Development 604 Morris Avenue South LPD Proiect No: 046-07-01 March 1, 2007 City of Renton Planning/Building/Public Works Department 1055 S Grady Way Renton, WA 98055 Laurie J. Pfarr, PE LPD Engineering, PLLC Project Description The development proposal is to construct five (5) attached residential townhomes at 604 Morris Avenue South in Renton. Parcel number: 2963900010 Owner: Rendev I, LLC ( 425-453-9298) Architect: Emily Buchwalter, Medici Architects (425.453.9298) Existing Conditions The parcel is approximately 9,600 square feet (sf) (80'x120') and currently developed with a single family residence, cottage, shed, garage, and associated walkways. The parcel fronts Morris Avenue South and abuts a public alley at the back of the property. The parcel is flat with no clear slope in any specific direction. Surface runoff from the site appears to sheet flow in all directions radiating from the existing residence. The survey indicates a few minor low points on the site as well. There is a catch basin, manhole and pipe system within Morris Avenue South next to the parcel but there are no adjacent formal drainage facilities in the alley. Proposed Conditions The proposed improvements will construct five (5) attached townhomes. Vehicular access will be via a driveway connecting Morris Avenue South to the back alley. In accordance with City of Renton requirements and 1998 King County Surface Water Design Manual (KCSWDM), Stormwater Best Management Practices (BMPs) are a part of the proposed development. The following is a summary of our findings in accordance with the "Core Requirements". 7936 Seward Park Avenue South Seattle, Washington 981 18 Phone: 206.725.1211 Fax: 206.973.5344 -,.. March 1, 2007 Blakey ToMihomes Drainage Narrative Page 2 of 3 Core Requirement I : The project proposes to maintain the discharge at the natural location to the existing stormwater system fronting the project. Core Requirement 2, 3, & 4: The project proposes to add less than 5,000 square feet of new impervious surface, does not modify a drainage pipe or ditch that is 12-inch size or depth, and does not contain or lie adjacent to a SAO- defined landslide, steep slope, or erosion hazard area; therefore, the proposed improvements are exempt from providing the off-site analysis, surface water runoff control, water quality control, and conveyance design per the KCSWDM. The project site existed in its current condition prior to May of 1979. Table A below is a summary of the site's existing and proposed pervious and impervious surfaces: Table A Pervious (SF) Impervious (SF) Total Area (SF) Existing 6,311 3,287 9,598 Proposed 1,747 7,851 9,598 Change (4,564) 4,564 0 See attached Figures 1 & 2. The total change in impervious area is approximately 4,564 sf. Based upon item 2 under the negligible peak runoff rate increase within the "Exemptions from On-Site Rate Runoff Control", this project is exempt as it proposes less than 5,000 SF of new impervious. In addition, as shown in the Table B, the project proposes to only increase the vehicular impervious by approximately 2,903 SF, which is under the 5,000 SF threshold to require water quality control. TableB Vehicular Impervious Existing 0 Proposed 2903 Change 2903 The proposed development should not create or aggravate any downstream drainage problems. The storm water will be collected from the building by a downspout pipe system and routed to the proposed on-site catch basin and pipe system. Stormwater will be discharged from the site via a 6" storm drain and connected into the public catch basin adjacent to the southeast corner of the site located within Morris Avenue South. 7936 Seward Park Avenue South Seattle, Washington 981 18 LPD Engineering, PLLC Phone: 206.725.1211 Fax: 206.973.5344 March 1, 2007 Blakey Townhomes Drainage Narrative Page 3 of 3 Core Requirement 5: All temporary erosion and sedimentation control requirements will be in accordance with the City of Renton and the KCSWDM. Site runoff will be routed through filter protection at the project boundaries to intercept and detain sediment under sheet flow conditions, and then through catch basins with sediment protection. A modified construction access/ entrance will limit sediment transport from the project area. All catch basins adjacent to the project will be fitted with inlet protection to limit sediment from entering into the off-site system. Mulch will be spread over areas of the site not being worked All construction debris will promptly be removed from the site to minimize demolition and construction impacts on the site. The contractor shall prevent demolition and construction debris, waste, material, fuel, oil, lubricants, and other fluids from entering the public right of way. Core Requirement 6: The private drainage facilities will be maintained in accordance King County requirements for privately maintained drainage facilities. Core Requirement 7: Not Applicable. Please let me know if you need any additional clarification or information. The information contained in this report was prepared by or under the direct supervision of the undersigned. Attachments: Figure 1 -Existing Conditions Figure 2 -Proposed Conditions cc: Emily Buchwalter, Medici Architects File 7936 Seward Park Avenue South Seattle, Washington 98118 LPD Engineering, PLLC Phone: 206.725.1211 Fax: 206.973.5344 ~ ~ ' . I I I ...... _. __ ..... / / "' . ------- ... ~.-~-,,· ,-... •)"••----., ·1 J 11 .I , I '' ' \.i \ . '·,·-, ·., . '. ,' .· / ~D· .···.·· / / .' ,/ _; / .... _ -----~ N I -8- 0 10 20 40 Scale 1"=20' . '--~--~ -·- Areas Impervious Concrete 863 sf Bujldling c.c...l~~....:J· .j 2,424sf Total 3,287 sf Pervious Grass _§,_~111:if f otal · · 6,311 sf_ Total Basin Area· 9,598 sf ~~---------------------------------' "' ,, ,, "'t_i ,· (; ~\ Blakey Townhomes -604 1/2 Morris Avenue LPD ENGINEERING, PLLC r.:e'.:;cri;Jtic· ~ iz;urc Existing Conditions 1 ;:JJ5 S'.Wi\RC ?,\R< AV:Mit. ' ; St.An:_, WAl.ji·LNCTC11! ?B'.. :'I p,, 205 /'2'.1 1?" 1 ~,V. 205.91.5 :JY.:! -),·----------' ------- I I I I :I ., ' /./~·.·· .. · ' . . ,' I . , .• . / , ,t)7t! ~! / f ,· ·-. '" / 1' , :' ;' -,,, . 'i . :' .. ,.,., ... / ' !• ~ . ... ----• ,I ' 7 ·/•:~·, •· .'', r1 ,'-.,..I; t ,/ i ,.c.--,....;..;. / ,/ ,-.'. .. /'" ,, I C ' I ---------111111111a9_ .. _ -----·-----··- I I I I I ' : .l tf Areas N I Impervious Concrete ~I :;::::;:=~I -~ E3uildling __ ... 1'--. -'----~·-"'. I :::: Total ~ -9- ;'.: o 1 o 20 40 Pervious 2,981 sf 4870 sf __ L ______ -··--· 7,851 sf :' Grass 1747 sf ! fofal . J'.74isf -~ Scale 1"=20' Tota.I 8asfn Area 9,598 sf ~~ f ~------B-l_a_k_e_y_T_o_w_n_h-... -o-m_e_s ___ 6_0_4_1_/_2_. _M_o_rr_i_s_A_v_e_n_u__,e ,~, '' LPD ENGINEERING, PLLC /'.L\& '.JWAR~ tlAR« AV: \JLi s ~~fil 1 C [, w;,s; 1,\Jc:rc:,; 98' )f; p,; 7G5./2'.J.'./1 i ffi.X: 206 9!55Y-l. ,J-rs:-:<01_[-:··· ,·;1]',,ff;' Proposed Conditions 2 Fo1111 No. 1490 EAGLE (6/98) CLTA Homeowners Policy of Title Insurance (6/2/98) ALTA Homeowners Policy of Title Insurance (10/17/98) Policy No.: 4203-938947 Page 1 DEVELoPM Policy of Title Insurance CITYofit;.,.~~NING CompanJAR -7 2001 ISSUED BY EAGLE Protection Owner's Policy RECE/Vir:o FOR A ONE-TO-FOUR FAMILY RESIDENCE &; First American Title Insurance OWNER'S COVERAGE STATEMENT This Polley Insures You against actual loss, Including any costs, attorneys' fees and expenses provided under this Polley, resulting from the Covered Risks set forth below, tf the Land Is an Improved residential lot on whleh there Is located a one-to-four family residence and each Insured named In Schedule A Is a Nat\Jral "=>n. Your insurance iS effective on the Polley Date. This Polley covers Your actual loss from any risk described under Covered RlskS if the event creating the rlsk exists oo the Polley Date or, to the eirtent expressly slilted, after the Polley Date. Your Insurance Is llmlted by all of the foUowlng: • Toe Polley Amount shown iS Schedule A • For covered Risk 1<1, 1s, 16 and 18, Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A • Exceptions In SChedule S • Our Duty To Defend Against Legal Actions • Exclusions on page 5 • COnditlons on page 5, 6 and 7, COVERED RISKS The Covered Risks are: 1. Someone e!Se owns an Interest in Your ntte. 2. Someone else has rights affecting Your Title arising out of leases, contracts, or options. 3. Someone else claims to have rights affecting Your Title arising out of forgery or Impersonation. 4. Someone else has an ~sement on the L..arx:I. s. Someone else has a right to limit Your use of the Land. 6. Your Title IS defectNe. 7, Any of Covered RJSks 1 through 6 occurring after the Policy Date. 8. Someone else has a lien on Your 11Ue including a: a. Mortgage; b. Judgment, state or federal tax lien, or special assessment; c. Charge by a homeowner's or condominium assoc- iation; u d. lien, occurring before or after the Poley Date, for labor and material furnished before the Polley Date. 9. Someone else has as encumbrance on Your Tltle. 10. Someone else claims to have rights affecting Your Title arising out of fraud, duress, Incompetency or Incapacity. 11. You do not have both actual vehicular and pedeS- trlan aettSs to and from the Land, based upon a legal right 12. You are forced to correct or remove an existing violation of any covenant, condition or restriction affecting the Land, even ff the covenant, condltlon or restriction is excepted in Schedule B. 13. Your Title 1s lost or taken because of a violation of any covenant, condition or restriction, which occurred before You acquired Your Title, even If the covenant condition or restnction is excepted in Schedule B. 1'1. Because of an existing violation of a subdlvlsiOn law or regulation affecting the Land: a. You are unable to obtain a building permit; b. You are forced to correct or remove the violation; or c. someone else has a legal right to, and does, refuse to perform a contract to purchase the Land, lease It or make Mortgage loan on 1t. The amount of Your insurance for this Covered Risk is subject to Your deductible Amount and Our Maximum Dollar Limit of liability shown Is SChedule A.. 15. You are forced to remove or remedy Your existing structures, or any part of them -other than lxlundary walls or fences -because any portion was bullt without obtaining a building permit from the proper gO'llemment office. The amount of Your insurance for this covered Risk ts subJect to Your Deductible Amount and Our Maximum Dollar Limit of Llabillty shown in Schedule A. 16. You are forced to remove or remedy Your existing structures, or any part of them, because they violate an existing zoning law or zoning regulation. If You are required to remedy any portion of Your existing structures, the amount of Your Insurance for this Covered Risk is subject to Your Deductible Amount and Our Maximum Dollar L!mlt of Liability shown In SChe:lule A. 17. You cannot use the Land because use as a single- family residence violates an existing zoning law or zoning regulation. 18. You are forced to remove Your existing structures because they encroach onto Your neighbor's Land. If the encroaching structures are boundary walls or fences, the amount of Your Insurance for this Covered Risk Is subject to Your Deductlble Amount and Our Maximum Dollar Limit of Liability shown In Schedule A. 19. Someone else has a legal right to, and does, refuse to perform a contract to purchase the Land, lease It or make a Mortgage loan on it because Your neighbor's existing structures encroach onto the Land. 20. You are forced to remove Your existing structures because they encroach onto an easement or over a building set-back line, even If the easement or buRdlng set-back line Is excepted In Schedule B. 21. Your existing structures are damaged because of the exercise of a right to maintain or use any easement affecting the Land, even If the easement Is excepted In Schedule 8. 22. Your existing Improvements (or a replacement or mocllfication made to them after the Polley Date), lndudtng lawns, shrubbery or trees, are damaged because of the future exercise of a right to use the surface of the Land for the extraction or development of minerals, water or any other substance, even If those rights are excepted or reserved from the description of the Land or excepted In Schedule B. 23. Someone else tries to enforce a discriminatory covenant, condition or restriction that they claim affects Your Title which Is based upon race, color, religion, sex, handicap, famlllat status, or national origin. 24.A taxing authority assesses supplemental real estate taxes not previously assessed against the Land for any period before the Polley Date because of construction or a change of ownership or use that occurred before the Polley Date. 25. Your neighbor builds any structures al'ter the Polley Date -other than ix>undary waUs or fences -which encroach onto the Land. 26. Yoor Title is unmarketable, which allows someone else to refuse to perform a contract to purchase the Land, lease It or make a Mortgage loan on It. 27 .A document upon which Your Title Is based is lnvalld because it was not property signed, sealed, acknowledged, delivered or recorded. 28. The residence with the address shown In Schedule A is not located on the Lard at the Policy Date. 29. The map, if any, attached to this Policy does not show the cooect location of the Land according to the Public Records. OUR DUTY TO DEFEND AGAINST LEGAL ACTIONS We will defend Your Title in any legal action only as to that part of the action which is based on a Covered Risk and which Is not excepted or excluded from coverage in this Policy. We Will pay the costs, attorneys' fees, and expenses We Incur In that defense. We wlll not pay for any part of the legal action which is not based on a Covered Risk or which Is excepted or excluded from coverage In this Policy. we can end Our duty to defend Your Title under paragraph 'I of the conditions. This Polley is not complete without Schedules A and B, First American Title Insurance Company By: Attest: © 2000 The Rrst American Corporation. All Rights Reserved /_-, I/' . ./---/ _!~) ;jl'f~' -President /?1ul/_~ Secretary Form No. 1490 EAGLE (6/98) CLTA Homeowners Policy ofTI~e Insurance (6/2/98, Rev 1/16/04) ALTA Homeowners Policy ofTI~e Insurance (10/17/98, Rev 1-2203) FIRST AMERICAN TITLE INSURANCE COMPANY EAGLE PROTECTION OWNER'S POLICY ONE-TO-FOUR FAMILY RESIDENCES OWNER'S INFORMATION SHEET Your Title Insurance Policy is a legal contract between You and Us. Policy No.: 4203-938947 Page 2 of 11 It applies only to a one-to-four family residence and only if each Insured name in Schedule A is a Natural Person. If the Land described in Schedule A of the Policy in not an improved residential lot on which there is located a one-to-four family residence, or if each insured named in Schedule A is not a Naural Person, contact Us immediately, The Policy insures You against actual loss resulting from certain Covered Risks. These Covered Risks are listed on Page 1 of the Policy. The Policy is limited by: • Provision of Schedule A; • Exclusions on Page 2; • Our Duty to Defend aglnst legal actions on Page 1; • Exceptions on Schedule B; and • Conditions on Pages 2 and 3. You should keep the Policy even if You transfer the Title to Your Land, If you want to make a claim, see Item 3 under Conditions on Page 2. You do not owe any more premiums for the Policy, This sheet is not Your insurance Policy. It is only a brief outline of some of the important Policy features. The Policy explains in detail Your rights and obligations and Our rights and obligations. Since the Policy--and not this sheet--is the legal document, YOU SHOULD READ THE POLICY VERY CAREFULLY. If you have any questions about your Policy, contact: First American Title 2 First American Way, Bldg 2 Santa Ana, CA 92707 714-800-3000 or 800-854-3643 First American Tltfe Fonn No. 1490 EAGLE (6/98) CLTA Homeowne~s Policy of Title Insurance (6/2/98, Rev 1/16/04) ALTA Homeowne~s Policy o!Trtle Insurance (10/17/98, Rev 1-2203) FIRST AMERICAN TITLE INSURANCE COMPANY EAGLE PROTECTION OWNER'S POUCY ONE-TO-FOUR FAMILY RESIDENCES TABLE OF CONTENTS OWNER'S COVERAGE STATEMENT COVERED TITLE RISKS OUR DUTY TO DEFEND AGAINST LEGAL ACTION SCHEDULE A Policy Number, Premium, Date, Time and Amount Deductible Amounts and Maximum Dollar Limits of Liability Street Address of the Land 1. Name of Insured 2. Interest in Land Covered 3. Description of the Land SCHEDULE B --EXCEPTIONS EXCLUSIONS CONDffiONS 1. Definitions 2. Continuation of Coverage 3. How to Make a Claim 4. Our Choices When We Learn of a Claim 5. Handling a Claim or Legal Action 6. Limitation of the Company's Liability 7. Transfer of Your Rights to Us 8. Entire Contract 9. Increased Policy Amount 10. Severability 11. Arbitration First American Title 1 1 1 2 2 2 2 2 3 3 3 3 3 3 3 Policy No.: 4203-938947 Page 3 of 11 Form No. 1490 EAGLE (6/98) CLTA Homeowners Policy ofTitle Insurance (6/2/98, Rev 1/16/04) ALTA Homeowners Policy of TIiie Insurance (10/17/98, Rev 1-2203) Date of Policy: SCHEDULE A December 22, 2006 at 3:32 p.m. Policy Amount: $450,000.00 Deductible Amounts and Maximum Dollar Limits of Liability For Covered Risk 14, 15, 16, and 18: Your Deducti(lle Amount , Covered Risk 14 1 % of Policy Amount or (Subdivision Law Violation): $2,500 (whichever is less) Covered Risk 15 1 % of Policy Arnau nt or (Building Permit): $5,000 (whichever is less) Covered Risk 16 1 % of Policy Amount or (Zoning): $5,000 (whichever is less) Covered Risk 18 1 % of Policy Amount or (Encroachment of Boundary $2,500 (whichever is less) Walls or Fences): street Address of the Land: Policy No.: 4203-938947 Page 4 of 11 Policy No.: 4203-938947 Premium: $1,128.00 Our t!!aximum Dgllnr Limit of Lia(lility $ $10,000 $ $25,000 $ $25,000 $ $5,000 604 Morris Avenue South, Renton, WA 98057 1. Name of insured: Rendev One, L.L.C., a Washington Limited Liability Company 2. The estate or interest in the land which is covered by this policy is: Fee Simple 3. The land referred to in this Policy is described as follows in Schedule A-4. First American Title Form No. 1490 EAGLE (6/98) CLTA Homeowners Policy of Title Insurance (6/2/98, Rev 1/16/04) ALTA Homeowners Policy of Title Insurance (10/17/98, Rev 1·2203) SCHEDULE A-4 Policy No.: 4203·938947 Page 5 of 11 The land referred to in this Policy is situated in the State of Washington, County of King and is described as follows: LOTS 2 AND 3, BLOCK 1, GUN N'S ADDmON TO RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 17 OF PLATS, PAGE 76, IN KING COUN1Y, WASHINGTON. Assessors Tax JD/Account No,: 296390-0010-00 First American Title Form No. 1490 EAGLE (6/98) CLTA Homeowner's Policy ofTJtle Insurance (6/2/98, Rev 1/16/04) ALTA Homeowne~s Policy ofTitle Insurance (10/17/98, Rev 1-2203) SCHEDULE B EXCEPTIONS Policy No.: 4203-938947 Page 6 of II In addition to the exclusions, you are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Any and all offers of dedication, conditions, restrictions, easements, fence line/boundary discrepancies, notes and/or provisions shown or disclosed by the filed or recorded map referred to in the legal description. First American Title Form No. 1490 EAGLE (6/98) CLTA Homeowne~s Policy ofTitle Insurance (6/2/98, Rev 1/16/04) ALTA Homeowner's Policy of TIiie Insurance (10/17/98, Rev 1-2203) PRIVACY POLICY We Are Committed to Safeguarding Customer Information Policy No.: 4203-938947 Page 7 of 11 In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. © 2001 The First American Corporation • All Rights Reserved Rrst American Trtle Form No. 1490 EAGLE (6/98) CLTA Homeowner's Policy ofTrt!e Insurance (6/2/98, Rev 1/16/04) ALTA Homeowner's Policy of Title Insurance (10/17/98, Rev 1-2203) EXCLUSIONS In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Govemmental police power, and the existence or violation of any law or government regulation. This includes ordinances, laws and regulations concerning: a. building b. zoning c. land use d. improvements on the Land e. land dMsion f •. environmental protection This Exclusion does not apply to violations or the enforcement of these matters if notice of the violation or enforcement appears in the Public Records at the Polic.y Date. This Exdusion does not limit the coverage descnbed in Covered Risk 14,15,16,17 or 24. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not apply to violations of building codes if notice of the violation appears in the Public Records at the Polic.y Date. 3. The right to take the Land by condemning it, unless: a. a notice of exercising the right appears in the Public Records at the Policy Date; or b. the taking happened before the Policy Date and is binding on You if You bought ttie Land wlttiout Knowing of the taking. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they appear in the Public Records; b. that are Known to You at the Polic.y Date, but not to Us, unless they appear in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date -this does not limit the coverage described in Covered Risk 7, 8.d, 22, 23, 24 or 25. S. Failure to pay value for Your Title. 6. Lack of a right: a. to any Land outside the area specifically described and referred to in paragraph 3 of Schedule Ai and b. in streets, alleys, or waterways that touch the Land. This Exclusion does not limlt the coverage described in Covered Risk 11 or 18. CONDmONS 1. DEFINmONS: a. EasemenHhe right of someone else to use the Land for a special purpose. b. Known-things about which You have actual knowledge. The words "Know" and "Knowing" have the same meaning as Known. c. Land-the Land or condominium unit described in paragraph 3 of Schedule A and any improvements on the Land which are real property. d. Mortgage-a mortgage, deed of trust, trust deed or other security instrument. e. Natural Person-a human being, not a commercial or legal organization or entity. Natural Person indudes a trustee of a Trust even it the trustee is not a human being. f. Policy Date-the date and time shown in Schedule A. If the insured named in Schedule A first acquires the interest shown in Schedule A by an instrument recorded in the Public Records later than the date and time shown in Schedule A, the Polic.y Date is the date and time the instrument is recorded. g. Public Records-records that give constructive notice of matters affecting Your Title, according to the state statutes where the Land is located. h. Tftle-the ownership of Your interest in the Land, as shown in Schedule A. i. Trust-a living trust established by a human being for estate planning. j. We/Our/Us-First American Title Insurance company. k. You/Your-the insured named in Schedule A and also those identified in paragraph 2.b. of these Conditions. 2. CONTINUATION OF COVERAGE: Policy No.: 4203-938947 Page 8 of 11 Page 2 a. This Policy insures You forever, even after You no longer have Your Title. You cannot assign this Policy to anyone else. b. This Policy also insures: (1) anyone who inherits Your Title because of Your death; (2) Your spouse who receives Your Title because of dissolution of Your marriage; (3) the trustee or successor trustee of a Trust to whom You transfer Your Title after the Policy Date; or (4) the beneficiaries of Your Trust upon Your death. c. We may assert against the insureds identified in paragraph 2.b. any rights and defenses that We have against any previous insured under this Policy. 3. HOW TO MAKE A CLAIM: a. Prompt Notice Of Your Claim (1) A5 soon as You Know of anything that might be covered· by this Polic.y, You must notify Us promptly In writing. (2) Send Your notice to First American Title Insurance Company, 1 First American Way, Santa Ana, (alifornia, 92707, Attention: Claims Department. Please include the Policy number shown in Schedule A, and the county and state where the Land is located. Please enclose a copy of Your polic.y, if available. (3) If You do not give Us prompt notice, Your coverage will be reduced or ended, but only to the extent Your failure affects Our ability to resolve the claim or defend You. b. Proof Of Your Loss (1) We may require You to give Us a written statement signed by You describing Your loss which indudes: (a) the basis of Your claim; (b) the Coverec Risks which resultec in Your loss; (c) the dollar amount of Your loss; and (d the method You used to compute the amount of Your loss. (2) We may require You to make available to Us records, checks, letters, contracts, insurance policies and other papers which relate to Your daim. We may make copies of these papers (3) We may require You to answer questions about Your claim under oath. (4) If You fail or refuse to give Us a statement of loss, answer Our questions under oath, or make available to Us the papers We request, Your coverage will be reduced or ended, but only to the extent Your failure or refusal affects Our ability to resolve the claim or defend You. 4. OUR CHOICES WHEN WE LEARN OF A CLAIM: a. After We receive Your notice, or otherwise learn, of a claim that is covered by this Policy, Our choices include one or more of the following: (1) Pay the claim. (2) Negotiate a settlement. (3) Bring or defend a legal action related to ttie claim. ( 4) Pay You the amount requirec by ttiis Policy. (5) End ttie coverage of ttiis Policy for the dalm by paying You Your actual loss resulting from the Covered Risk, and those costs, attorneys' fees and expenses incurred up to that time which We are obligated to pay. (6) End the coverage described in Covered Risk 14, 15, 16 or 18 by paying You the amount of Your insurance then in force for the particular Covered Risk, and those costs, attorneys' fees and expenses incurred up to that time which We are obligated to pay. (7) End all coverage of this Policy by paying You the Policy Amount then in force and all those costs, attorneys' fees and expenses incurred up to that time which We are obligated to pay. (8) Take other appropriate action. b. When We choose the options in paragraphs 4.a. (5), (6) or (7), an Our obligations for the daim end, including Our obligation to defend, or continue to defend, any legal action. c. Even if We do not think that the Polic.y covers the dalm, We may choose one or more of the options above. By doing so, We do not give up any rights. First Amen'<:an Title Fonn No. 1490 EAGLE (6/98) CLTA Homeowners Policy of Titje Insurance (6/2/98, Rev 1/16/04) AL TA Homeowners Policy of Title Insurance ( 10/17 /98, Rev 1 ·2203) 5. HANDUNG A CLAIM OR LEGAL ACTION a. You must cooperate with Us in handling any claim or legal action and give Us all relevant infom,ation. b. If You fail or refuse to cooperate with Us, Your coverage will be reduced or ended, but only to the extent Your failure or refusal affects Our ability to resolve the claim or defend You. c. We are required to repay You only for those settlement costs, attorneys' fees and expenses that We approve in advance. d. We have the right to choose the attorney when We bring or defend a legal action on Your behalf. We can appeal any decision to the highest level. We do not have to pay Your daim until the legal action is finally decided. e. Whether or not We agree there is coverage, We can bring or defend a legal action, or take other appropriate action under this Policy. By doing so, We do not give up any rights. 6, UMITATION OF OUR UABILITY a. After subtracting Your Deductible Amount if it applies, We will pay no more than the least of: (1) Your actual loss, (2) Our Maximum Dollar Limit of Liability then in force for the particular Covered Risk, for daims covered only under Covered Risk 14, 15, 16 or 18, or (3) the Policy Amount then in force, and any costs, attorneys' fees and expenses which We are obligated to pay under this Policy. b. (1) If We remove the cause of the daim with reasonable diligence after receiving notice of it, all Our obligations for the claim end, including any obligation for loss you had while We were removing the cause of the daim. (2) Regardless of 6.b. (1) above, it You cannot use the Land because of a claim covered by this Policy: (a) You may rent a reasonably equivalent substitute residence and We will repay You for the actual rent You pay, until the earlier of: (1) the cause of the claim is removed; or (2) We pay You the amount required by this Policy. If Your daim is covered only under Covered Risk 141 15, 16 or 18, that payment is the amount of your insurance then In force for the partlallar Covered Risk. (b) We will pay reasonable oosts Yoo pay to relocate any personal property You have the right to remove from the Land, induding transportation of that personal property for up to twenty-five (25) miles from the Land, and repair of any damage to that personal property because of the relocation. The amount We will pay You under this paragraph is limited to the value of the personal property before You relocate it. c. All payments We make under this Policy reduce the Policy Amount, except for costs, attomeys1 fees and expenses. All payments we make for daims which are covered only under Covered Risk 141 15 1 16 or 18 also reduce Our Maximum Dollar Limit of Liability for the particular Covered Risk, except for costs, attorneys' fees and expenses. d. If We issue, or have issued, a policy to the owner of a Mortgage on Your iitle and We have not given You any coverage against the Mortgage, then: (1) We have the right to pay any amount due You under this Policy to the owner of the Mortgage to reduce the amount of the Mortgage 1 and any amount paid shall be treated as a payment to You under this Policy, including under paragraph 4.a. of these Conditions; (2) Any amount paid to the owner of the Mortgage shall be subtracted from the Policy Amount of this Policy; and Policy No.: 4203-938947 Page 9 of 11 Page 3 (3) If Your claim is covered only under Covered Risk 14,15,16 or 18, any amount paid to the owner of the Mortgage shall also be subtracted from Our Maximum Dollar Limit of Liability for the particular Covered Risk. e. If You do anything to affect any right of recovery You may have against someone else, We can subtract from Our liability the amount by which You reduced the value of that right. 7. TRANSFER OF YOUR RIGHTS TO US a. When We settle Your daim, We have all the rights You have against any person or property related to the claim. You must transfer these rights to Us when We ask, and You must not do anything to affect these rights. You must let Us use Your name in enforcing these rights. b. We will not be liable to You If We do not pursue these rights or if We do not recover any amount that might be recoverable. c. We will pay any money We collect from enforcing these rights in the following order (1) to Us for the costs, attorneys' fees and expenses We paid to enforce these rights; (2) to You for Your loss that You have not already collected; (3) to Us for any money We paid out under this Policy on account of Your claim; and (4) to You whatever is left. d. If You have rights under contracts (such as indemnities, guaranties, bonds or other policies of insurance) to recover all or part of Your loss, then We have all of those rights, even if those contracts provide that those obligated have all of Your rights under this Policy. 8. ENTIRE CONTRACT This Policy, with any endorsements, is the entire contract between You and Us. To determine the meaning of any part of this Policy, You must read the entire Policy. Any changes to this Policy must be agreed to in writing by Us. Any claim You make against Us must be made under this Policy and is subject to its temis. 9, INCREASED POUCY AMOUNT The Policy Amount will increase by ten percent (10%) of the Policy Amount shown in schedule A each year for the first five years following the policy date shown in Schedule A, up to one hundred fifty percent (150%) of the Policy Amount shown in Schedule A. The increase each year will happen on the anniversary of the policy date shown in Schedule A. 10. SEVERABILITY If any part of this Policy is held to be legally unenforceable, both You and We can still enforce the rest of this Policy. 11, ARBITRATION a. If permitted in the state where the land is located You or We may demand arbitration. b. The arbitration shall be binding on both You and Us. The arbitration shall decide any matter in dispute between You and Us. c. The arbitration award may be entered as a judgment in the proper court. d. The arbitration shall be under the Title Insurance Arbitration Rules of the American Arbitration Association. You may choose current Rules or Rules in existence on the Policy Date. e. The law used in the arbitration is the law of the place where the land is located. f. You can get a copy of the Rules from Us. First American Title Form No. 1490 EAGLE (6/98) Policy No.: 4203·938947 Page 10 of 11 a.TA Homeowners Policy ofTltle Insurance (6/2/98, Rev 1/16/04) ALTA Homeowners Policy ofTrtle Insurance (10/17/98, Rev 1·2203) ENDORSEMENT Attached to Policy No. 4203-938947 Issued By First American Title Insurance Company PARAGRAPH 7 OF THE CONDmONS OF THE POLICY IS HEREBY AMENDED TO READ: 7. TRANSFER OF YOUR RIGHTS TO US a. When We settle Your claim, We have all the rights You have against any person or property related to the claim. You must transfer these rights to Us when We ask, and You must not do anything to affect these rights. You must let Us use Your name in enforcing these rights. b. We will not be liable to You if We do not pursue these rights or if We do not recover any amount that might be recoverable. c. If our payment to You does not fully cover your loss, then You and We will share Your rights against any person or property related to the claim in the proportion that Our payment bears to the total amount of Your loss. We will pay any money We collect from enforcing these rights in the following order (1) to You for Your loss that You have not already collected; (2) to Us for any money We paid out under this Policy on account of Your claim and for the costs, attorneys' fees and expenses We paid to enforce these rights; and (3) to You whatever is left. d. If You have rights under contracts (such as indemnities, guaranties, bonds or other policies of insurance) to recover all or part of Your loss, then We have all of those rights, even if those contracts provide that those obligated have all of Your rights under this Policy. THIS ENDORSEMENT IS MADE A PART OF THE POLICY, AND ONLY AMENDS PARAGRAPH 7 OF THE CONDmONS SECTION OF THE POLICY. ALL OTHER TERMS AND PROVISIONS OF THE POLICY AND ANY OTHER ENDORSEMENTS ARE UNCHANGED BY THIS ENDORSEMENT. THIS ENDORSEMENT DOES NOT EXTEND THE POLICY DATE OR INCREASE THE POLICY AMOUNT. WA. Form 1490 First Amen'can Title Form No. 1490 EAGLE (6/98) CLTA Homeowner's Policy of11tle Insurance (6/2/98, Rev 1/16/04) ALTA Homeowner's Policy of 11tle Insurance (10/17/98, Rev 1 ·2203) First American Title Insurance Company 6Y rfESID[NT ATTEST First American Tltle Policy No.: 4203·938947 Page 11 of 11 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) COUNTY OF KING ) ) __ 13 __ rua ___ U_a_v_1tf_. __ S_LL_f_kuy ______ , being first duly sworn on oath, deposes and says: . ~ \A......A ~ ( 1. On the 2 day of NarU1. 2r/) 7 ' I installed 1~ public information sign(s) and plastic flyer box on the property located at for the following project: Project name :'lo''"''''''" ~ c:::::'.::.. ___ ....... ~ ,,,.i ~"'-' p:\i;;\.t Ol---J.15-l..-L..C. .:--4> ........... 0t.. \ --'----------------"">"Y,,.c·· co,;;.:.74. ·,. Owner Name f,.,o .{ , .. ", ,;· .. ~, ; !..'.., c: . . ~:. · . .... ~:<.O ;-o.c..... ~)::,,:' ;_ ' 2:0: 2. I have attached a copy of the neighborhood detail map marked with~~··<to'inllii1~ j the location of the installed sign. \ 1--,-,~·-.. s~"?.···09;; .i ,,...,.,o ....... ~ ----,,, 'IV .... .... ''''"''""'"''""' ..... .... 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. < 2 ~~ IAstalle1 Sig11atrn e "- NOTARY PUBLIC in and f e State of Washington, residing at:Bet/u/J/£ Gt/A: ' My commission expires on 7 t2t)ot/r 2'{)/J f Q:\WEB\PW/DEVSERV\Forrns\Planning\pubsign.doc 05/2006 ...i. 0 l~ . PROPOSED LAND~~_':!:~-~~-------o Typeol/wtlon; (J'R!Vkle<IIJVApJ)llcanl) j SITE MAP : P,oJoCI NIQI.: (Prowled lly Applicant) , Lamlnawa , Slllo Add,..,.: (Provided by ,.pplcanl) l : TO SUBMIT COMMl!NTil OR OBTAIN ADDmONAL ltFORMA.TlON.Pl.!ME o CONTACT CITY OP RENTON STAFF AT: Oevelopnenl -lca& DM81on 1055 SOUtll <1rae1y way -Ion, WUblngton 98055 (425)430-7200 : lns1allo<t by Ai>PI-' : ~-----------------~j ~~TICl I CASE i 1 1nstaaed by I 0 Ploase ..,, • ......., 111. prqed number. If no 0 _, is Isled referonce Ula pro~ecl name: i owi0. I I o Installer lnstructiQrs: Please ensure the bottom of the s1go does not exceed 48" frcn the grcuncl. NOTES: IJso 4"x~·x 12' P06TS Uso 4' >t If X 1/2' Pl. '/WOOD USO 1/Z' X 3' Gl'J.. V. U\G BOI. TS. W/WASHiiRS LETTERING: IJao HELVETICA LETTERING, BLACK ON WHITE BACKGROUND • TITLE 3" AU CAPS 011i!!R 1112" CAPS and 1" LOW!R CASE Q:\WEB\PW/DEVSERV\Forms'Planning\pubsign.doc 05/2006 MAILBOX REQUIREMENTS NOTICE FOR ALL NEW PLATS AND SHORT PLATS City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 The Post Office wants to be involved in helping you locate your mailboxes before construction. begins. Please take a copy of your plat map along with this form to the City of Renton Post Office, 314 Williams Avenue South, for their sign-off. Please submit a signed copy of this form With your appll~tion. Q:\WEB\PW\DEVSERV\Forrns\Planning\mailbox.doc Printed: 03-07-2007 Payment Made: ' CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-028 Receipt Number: Total Payment: 03/07/2007 11 :46 AM 2,000.00 Payee: RENDEVE ON, LLC Current Payment Made to the Following Items: Trans Account Code Description 5008 000.345.81.00.0004 Binding Site/Short Plat 5010 000.345.81.00.0007 Environmental Review 5020 000.345.81.00.0017 Site Plan Approval Payments made for this receipt Amount 500.00 500 .·00 1,000.00 Trans Method Description Amount Paymer.t Check 5005 2,000.00 Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000. 345. 81. 00. 0016 Shoreline Subst. Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.l Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 Balance Due .00 .00 .oo .oo .oo .00 .00 .00 .oo .00 .00 .oo .oo .oo .00 .00 .00 .oo .00 .00 .00 .oo .oo .00 .oo R0700989