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PARTIES OF RECORD BELLAMONTE IN THE HIGHLANDS LUA0?-095, PP, SA-A, ECF Jo· ,a than M. Harkovich Devis & Kurth 1201 Monster Road SW ste: #]20 Renton, WA 98057 tel: (425) 264-1964 en·,I: jonathanh@davis-kurth.com ( c. ntact) Langley 4th Avenue Associates 6450 Southcenter Blvd ste: #306 T1.,kwila, WA 98188 tel: (206) 244-0122 (o.'mer) 'Jp ated: 03/19/08 Kristen Davis Davis & Kurth 1201 Monster Road SW ste: #320 Renton, WA 98057 tel: (425) 228-5959 (applicant) Rose Woodall 248 Union Avenue NE Renton, WA 98059 tel: ( 425) 255-9584 (party of record) Progressive Development, LLC 254 Union Avenue NE Renton, WA 98059 tel: (425) 235-7957 (owner) Veronica Shakotko Maher Ingels Shakotko Christensen LLP 1015 Pacific Avenue ste: #150 Tacoma, WA 98402 (party of record) (Page 1 of 1) 0Davis&Kurth 1201 Monster Rd. SW #320 • Renton. WA 98057 Office: (425) 228-5959 • Fox: (425) 226-9227 www.davis-kurth.com ___ J --V.-F=- J ~I ,, -:I !1,-------PRELIMl~AR_Y_P-LA ~-0-,----,11 •. - 0 -~;Ii,_:;-.~ r1 BELLAMONTE IN THE HlGHLANDS DAVIS & KURTH CONSULTING I IL: 8; ~ ~ "r' 1201 MONSTER ROAD SW, SUITE 1f320 : , a, " ~ "i, RENTON. WA 98055 I ~---- LOCZ 8 2 'Jffo' m!1Davis&Kurth 1201 Monster Rd. SW /1320 •Renton.WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurth.com m!loavis&Kurth 1201 Monster Rd. SW #320 • Renton, WA 98057 Office: ( 425) 228-5959 • Fox: ( 425) 226-9227 www.davis-kurth.com j t I! "'"1 ' ' ~ .. ,.,,_.,. ~r,~z:,:r;;1, ~;.-~ -~-,~ ;;~;:,,.: ::-e,:;-'' ,, THE NW 1/4 A PORT 01\ OF OF THE NW 1/4, SECTI0'.1 15, -owNSHIP 23 NORTH, RA\ICE 05 ::AST, W.M CITY OF RENTON, ~ t..G :::.OUNTY, WASHINGTCN ~·•M·':"~' .-\"' + ~-'~"' l '' ... ,T: '" .. ',,.. ., ;~.~-:. -• • • '"-'H I ~ ! =IZl ' ii~~ ,, r1 ram:.~!' 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'.",' .. .--. ~ ,,-u '"'·""' C--~-----'--~'-'"'...:'"--''-; --BE:"ORE YOU DIG 1 -ir. '..'.._' 7 'c 1 ; 800 424 5555 "b7-028 · ,. · J '"' 1 o;·· 1--- ·------ 11' I I ·,Jl,l /",t DEVELOPMfNT PLANi1;0:G c1TYor:-.r:~r;ro-~ AUG 1 8 2CG7 RECEiVED mnavis&Kurth 1201 Monster Rd. SW #320 • Renton, WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davls-kurlh.com ;Q, \,,,.,,~/ ~ 0 ' o; ,,~::' 8 ) ~ 1 TREE INVENTORY 0 1 co I I BELLAMONTE IN THE HIGHLANDS I -0 ' I DAVlS & KURTII CONSULTING -',...;i $·I~ [ 120' MONSTER 'WAC SW, SUII!:. #.'J2G I (X) ! ~ , ;: " RENTO"I, WA 98055 '----- ~ l'N(, C 00 IC, NW'(~ a~ I/< a~ "/<, SCC " ,o,·,..·,~-, ,ss ,., --lZc,,;=-- !lWl I"~ ,, .. --nc.,c=- J -~1 ---------+-_J --==±-~ =-:J' LOG2 8 i' 0n11 Ooavis&Kurth 1201 Monster Rd. SW #320 • Renton, WA 98057 Office: (425) 228-5959 • Fox: (425) 226-9227 www.davis-kurth.com ® Klr.G COUNTY OE?A~TMENT or ASSE5.~MENTS ~--~--... --..,,.,,__ ?w __ , __ .s:-~~ ~,~~ NW 15-23-05 + -,., .. ,,,oo.,. . •;o ---l DEVELOPMENT PLAN~IING C!TY nr-8afTO:->l AUG 2 8 2007 RECEIVED Ouavis&Kurth 1201 Monster Rd. SW #320 •Renton.WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis.kurth.com I ,. i: i f % l t .t\ .. " ~ ~ t~ .. r z. I " ;, ,, ' ' ,<'] i ,. I l'- '-~1 ' ~--pl ' ' j f J i j LODZ 9 l 9n\l Ooavis&Kurth 1201 Monster Rd. SW #320 • Renton. WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurth.com UNION AVE 'J.r'.. L __ _ ~ ! I ! ! BELIAMONTE IN THE HIGHLANDS . ! l ' AID CITY o~· ~ RENTON • 0FFE ENGINEERS ~(L:..AMONTE IN T-1~ HIGt-LANDS '<E'rON. WAS'"ilr-.GTON J/1'/1007 z m ,: 0 ~ -, z m z m ;: 0 ~ "' m 0 -, 0 z j> -, 0 ,I, z "' z ;; ~ "' _z ~ ,. z Q m ~ m ,. "' _-, ~ ~ LOOZ ~ ! snt1 1201 Monster Rd. SW #320 •Renton.WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurth.com l ~ ' ' ; 0£ O > i ' I 8Y I ;i.ri: ~ ~ ! ' i _,,..,.,. ~ '""' I •• JO' ~ ' : ;:;_";_, I •M ; :J ... ® *' CITY OF I ~nn,n;/B":1$n~~:~~: O.,t I BC:LLAMCNTE IN rHE HIGHLANDS RENTON. WASHINGTCN UNION AVE N.E. ---·------r ----- , / ~n 1€,(f 'c - -·/~fl °I I '-------J J ~J I ( L ' ----~ t----· --11\l{ i ' - i I' / ' i I ,--------1 I ~ 1~-~ ,C-1 __ • __ _, lc------__J I ! ,_ ~---;; I -~u----~~-------i 11:. i I Ii;; \ ' -l '-------- \·~.o \~ P~O~.:D WJ.JLT :'o 0 / / l·i i~ / i-" ~-· r---------··_... /" I 1 ------... -··· '\ .. / ------· ' ' l/i,/20(].' !:..--,-· ; ' z m " z m 0 ~ ~ m g 0 z w 1 , 1 , 1 , BELLAMONTE IN TiiE HIGHLANDS • OFF~~ERS : I =OONTENT--__ DAIVS ___ &_KU_R_Tl-i ____ -+, .... .-... -----,_ ...... -~--_'_'-" 1~--~~-~--··---j =-t-+--=-· - ' T --------- STREET PROFILE ~ 1 ~ ., , 12(">/2007 j PE'tl.Nl;I., g,l,lll 0 ~-I c, re ···: U :J;\-.,, .J:-.,u LOOZ 8 i' 'JflV ffloavis&Kurth 1201 Monster Rd. SW #320 • Renton, WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www,davis-kurth.com c"' (1,1,:ri: 'PPR I ----- L_JNIQ!'s AVI:: N.E. = - ; I; Ii l:i..!E~O:~: :~:~:HLANDS "' 1:·""GRADING &DRAINAGE PLAN :;_ I 'I "" I ~ DETC~llO" ! 15.~2' INIER!O~ 7"J· \\, I ! ~ ilD CITY OF ~ RF.NTON • 0FFE ENGINEERS _..,........_1'..a. -'11'-«llOI---an?Aa,IIUIIIIILL~l'.L 3EU _ _AM:)N~E 1r, T"'i": -11G1-<L/INDS '<ENTON. W.4SrlNGTDN 1 ' j ' ' i ~ ~ 111i1200, "f;'"ol=)'l'll\; ;;ili!~I ljl"ai :i'"F '< ~~;~~~~~ 7 : .. ,t1,i~ ,,i,•w "i "3 ~ 'j:! J •Ec,!j ~3;i~o;;jI "°::i· ;i,36ui':. ij.l:,<!ll§~] !',"'l!l iif~a:;!~ 1£~~l;!l ii ~ di ' ' z m :;: 0 ~ ~ m z m ' ' Ooavis&Kurth 1201 Monster Rd. SW #320 • Renton. WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurth.com ! ! ~ II § ;q: I . • ! 1i • " ~ ~ • I ' • ~~ gii; 0 0 0 " :i:i ::i:i :i ~. H •' ~· ,1 .. ' ~~ ~· ~· ,• ll'!ll0...2GT DATA DAVIS-KURTH ; < •• 1! !" ' ~ ~ n •• i;u ~ -i-iJH • i I • ! i 1 C • . -" .,, ...... ~ ~1 r ' •! ·~. 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WA 98057 Office: [425) 228-5959 • Fax: [425) 226-9227 www.davis-kurth.com L sec.om, l"'I..OOR ~AN DAVIS-KU~TH 6ALI..0jl'II.A,'T" TOl"IN~:516 UNION A'/!!! Ne m1!Davis&Kurtl1 1201 Monster Rd. SW #320 • Renton, WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurth.com l 11 r ~ 11 ~ ' i ___ J THI~ f"'~ l'"'LAN DAVl5-KURTH Ooavis&Kurth 1201 Monster Rd. SW #320 • Renton, WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurth.com I _ ........ --==.,,-I --·"'--,-"NIJISiKI DYW<lN.YI ~ aN .A¥ NOINn 91\i-9~0.L ).'r'MO,,....,;, ..,.L~n>1-s1Avo ~ ~.L ltl /91 J.INl'l ti• m111: 1m1 p11 ~ ~ ~ i,111,1im1 Jmi1 L~li. u I I ~ JJ .,nlll .nu .• --------------------- I I I ' ! ! "' I I ; I l I ,l I I I I !I. I I Iii • I f bl f 'I 11 ,I 1 '! ••• i1 I !I ,1 II'! 1. 11 i 11 i' lj ! I~ '1 !: !: I ii 11 Ii !I.! I,,, i,. ~ "' ~ ,t 6 ' r A • I ii! It q ! ii I 11i1I·,I ! .,:1:11,,111·· l ,1 1•u!1 ii~.1, I I ,11,•ml·1 I !I! 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Ii,._ . ..!I -, . ~ _ -·- lmfluavis&Kurth 120 I Monster Rd. SW #320 • Renton. WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurth.com ! ! ! .i l i i :i II i • ~,, is i~ 'f !; jl 11! . ~: 11 I ! ! 'i !!!~OR ~ATloNS DAVIS-KURTH ! i .. .. ~ Ii Ii I ' l • ISoAU-0~"'!" II -MIXl!!t' U5!!H!l6 UNION AV!!! NI!! -.----.f i :4 i II • LGGZ g 7. 8[1';1 mDavis&Kurtl-i 1201 Monster Rd. SW #320 •Renton.WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurth.com 11 r- ----------- l!!X"!"etlllO!II. ~ATION5 DAVIS-KURTH Loo.z B i' snv Ouavis&K1-1rth 1201 Monster Rd. SW #320 • Renton, WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurth.com 'I Ii i !I' II ii f I' ~ !I ii '1 11 !I ii ' • 11 I l !J 11 I ~ / ) I .I I I A I 'I' ',, ,: e><Tr!RIOR eLeV ATIONS DAVIS-KURTH 15,.4.U,..O~V II-Mlxeo use-516 UNION Ave N!! LOCZ 8 I'. 90\1 ·;·!OJ_IJ=::.__; .,-:, /J_!'.) SN/h!NV le! .. U'.J:::lf\1:::/Ti:J;\.:JC: mDavis&Kt1rth 120 I Monster Rd. SW #320 • Renton. WA 98057 Office: [425) 228-5959 • Fax: [425) 226-9227 www.davis-kurth.com z @ / :S.AJ..l..O~A":" 11 -91t> ·JNION AV!! N!! i -__ J_ ' ll ' ~ L " .. ~ "~ -I z G ~ > < _, > > ' ~ il~ ,, •a ' ' \~ /~_° - i I ' ( tll~~' ! @~ i / u ,., I !iJ I , 1· , I 1 1 f ~--J ~ l.ANDMARK. DESIGN, ' __ ,._. .. ,.-..... __ ., "= .. ___ ..__ lOOZ 8 i 9nv \\01!-i=.ib .:../J AfJ:J 8NINN\f1ci .LN:.J;:\J:i0-1J1\:30 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: August 27, 2009 To: City Clerk's Office From: Stacy Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: LUA (file) Number: Cross-References: AKA's: Project Manager: Acceptance Date: Applicant: Owner: Contact: PIO Number: ERC Decision Date: ERC Appeal Date: Administrative Denial: Appeal Period Ends: Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date Appealed to Council: By Whom: Council Decision: Mylar Recording Number: Bellemonte at the Highlands Preliminary Plat LUA-07-095, ECF, PP, SA-A LUA07-080 -Bellemonte at the Highlands Lot Line Adjustment Elizabeth Higgins September 24, 2007 Kristen Davis, Davis & Kurth Progressive Development LLC & Langley 4th Ave Associates Jonathan Harkovich, Davis & Kurth 5182100011; 5182100012; 5182100014; 5182100020 Date: Date: Project Description: The applicant has requested an environmental determination, site plan approval, and preliminary approval for subdivision for 4 contiguous parcels of land located on Union Ave NE. Location: 254, 316, 318 Union Ave NE & 351 Whitman CT NE Comments: November 25, 2008--City sends final letter and closes out file as inactive. November 25, 2008 Davis & Kurth 1201 Monster Rd. SW #320 Renton, WA 98057 CITY OJ<~ RF_:NTON 0epartmcnt of Community and Economic Development Alex Pietsch, Administrator Subject: Closure of City File #LUA07-095, Bellamonte in the Highlands This letter is sent as a follow up to my letter of March 18th of this year and to document the close out of the above-referenced application file. There has been no activity on this project since the application was placed on hold by the assigned planner Elizabeth Higgins as of October 12, 2007. At that time, revised plans were anticipated. It has been over a year since you advised us of your intent to submit revisions. Because we have not yet received the revised plans or any other indication that you wish to proceed with the project, we will now close out the application as inactive. Please feel free to contact me at 425-430-7294 should you have any questions. Sincerely, ,--, ;·-cl:...~! )v~ -, ( . Laureen Nicolay Senior Planner c: Parties of Record Johnathan Harkovich, Davis & Kurth Kristen Davis, Davis & Kurth Rose Woodall Veronica Shakotko, Maher Ingels Shakotko Christensen LLP Langley 4th Avenue Associates · I,, ,-..,, Jiu,;-,>_ [..;,:,ut,~-d:-L.LC.,.. -------l-05_5_S_o_u_th_G_r-ad_y_W_a,-· --R-e-n-to-n,_W_a_s-ht-.n-gt-on_9_80_5_7 _______ ~ ~ •\Hl:AD or TlIE c;CHVE \(J!/ This paporcontains 50% recycled material. 30"/o post r:onsumer c1·rv }F RENT();...; Denis Law, Mayor Department of Community and Economic Development Alex Pietsch, Administrator March 18. 2008 Davis and Kurth 1201 Monster Rd SW #320 Renton, WA 98057 Subject: Inactive Land Use Application: Bellamonte Site Plan and Subdivision City File No. LUA07-095; Location: 4225 NE 4th and 300 Block of Union Ave NE I am sending this letter to request a written update on the status of the above-referenced project. Our records indicate there has been no correspondence or activity relative to the project in over 6 months. Because our storage space for active files is limited, we will need to close your application as "inactive" if we do not receive written instructions to the contrary by May 19, 2008. Please feel free to contact me at 425-430-7294 if you have any questions regarding this letter. Sincerely, {!rYJ~ Laureen Nicolay Senior Planner cc: Parties of record Veronica Shakotko Maher Ingels Shakotko Christensen LLP 1015 Pacific Avenue #150 Tacoma, WA 98402 ---· -·--------------------- 1055 South Grady Way -Renton, Washington 98057 REN'f() @ Ti11s paper contains 50% re.~yr:!ed matu1;,I ·ic:·''.-.-. 0,;s· c-.~.~s,.m?r ·\HJ,_.\.fJ Cf T:0 • ""~ .... Chapter 173-60 WAC Laureen Nicolay -Zoning Land l!sc Information Request From: To: Date: Subject: CC: <vshakotko@maheringels.com> <l nico lay@ci. renton. w a. us> 03/17/2008 4:02 PM Zoning Land Use Information Request <vshakotko@maheringels.com> The following request was submitted via the City's website: Data from form "Zoning and Land Use Information Request" was received on 3/17/2008 6:01 :25 PM. Zoning and Land Use Information Request Field Value Sender's Veronica Shakotko Name Sender's Maher Ingels Shakotko Christensen LLP Address I Sender's 1015 Pacific Avenue, Suite 1.50 Address 2 Sender's Tacoma, WA 98402 City, State, Zip Sender's 253-722-1700 Phone Sender's vshakotko@maheringels.com Email Question The land owners of the Bellamonte in the Highlands project, Progressive Development LLC, have contacted me to review the current status of this project. It is my understanding that the project was placed on hold October 12, 2007. At that time, the sale of the property to project applicant, Davis & Kurth, was also terminated. I am requesting an update on this project, as well as access to the project documents for review. Sender's Bellamonte in the Highlands (UJA07-095, ECF, PP, SA-A) Name Email "Zoning Land Use lnformation Request" originally senl to ln:~,,l;l) p 1.·1.renton -v.:,u1s from vsha!..otko([_(maheringel~ com on 3/1712008 6:01 25 PM The following were also sent a wpy vshakotko~fmaheringels.com. 12/06/00 City of Renton Development Services Di vision l 05 5 South Grady Way Renton, Wash. 98057 Attn: Elizabeth Higgins Senior Planner Re: LUA07-095 Dear Ms. Higgins, November 2, 2007 My name is Rose Woodall I live at 248 Union Ave. N. E. in Renton. My home is just south of the property in the project mentioned above. My understanding is the developers would like a variance to revise the 15 foot setback down to zero on the south property line which is my north property line. I also understand that this is not allowed when it butts residential property. My home is zoned RI 0. I want this on record that a zero setback would not be acceptable to me. Thank you for listening to my concerns and I am a person of record for this project. Rose Woodall 425-255-9584 City c. _enton Department of Planning I Budding I PLJJ,.c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT ~IC 'Dev; COMMENTS DUE: OCTOBER 8, 2007 APPLICATION NO: LUA0?-095, PP, SA-A. ECF DATE CIRCULATED SEPTEMBER 24, 2007 APPLICANT: Kristen Davis -Davis & Kurth PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Bellamont in the Hiqhlands PP PLAN REVIEW: Mike Dotson SITE AREA: 2.35 acres BUILDING AREA !oross): N/A LOCATION: 254,316, & 318 Union Ave NE & 4225 NE 4•h St I WORK ORDER NO: 77780 SUMMARY OF PROPOSAL: The applicant has requested an environmental determination, site plan approval, and preliminary approval for subdivision for 4 contiguous parcels of land located on Union Ave NE. The 2.35 acre property has a Commercial Corridor Comprehensive Pfan designation and is in the Commercial Arterial zone. The subdivision would result in subdivided lots for development of up to 20 townhouse units, two lots with two mixed-use structures (1,515 sf ground floor retail space, 7 above-ground condominium units, and 15 parking spaces in each structure), and dedicated open space tracts. A modification of street standards has been requested. A public hearing_ will be required. [A separate action, consisting of a Lot Line Adjustment, has been requested and initiated as LUA07-08UJ 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 Housina Air Aesthetics Water L1aht!Glare Planf5 Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Publ!c Se/Vices Energy/ H1storic!Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. 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. lZ;xt.u/!(lthtl _10 _;/;_'-J1L0_c,L7 _____ _ Signature of Director or Authorized Representative Date City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT (i__o(\5}n.J..c,t\('Y\ COMMENTS DUE: OCTOBER 8, 2007 APPLICATION NO: LUA07-095, PP, SA-A, ECF DATE CIRCULATED: SEPTEMBER 24, 2007 APPLICANT: Kristen Davis -Davis & Kurth PROJECT MANAGER: Elizabeth Hinnins ,., i:/';::_u::,";~;",c ~ PROJECT TITLE: Bellamont in the Hiahlands PP PLAN REVIEW: Mike Dotson SITE AREA: 2.35 acres BUILDING AREA lnross): NIA LOCATION: 254,316, & 318 Union Ave NE & 4225 NE 4th St I WORK ORDER NO: 77780 BUILDING DIVISION SUMMARY OF PROPOSAL: The applicant has requested an environmental determination, site plan approval, and preliminary approval for subdivision for 4 contiguous parcels of land located on Union Ave NE. The 2.35 acre property has a Commercial Corridor Comprehensive Pran designation and is in the Commercial Arterial zone. The subdivision would result in subdivided lots for development of up to 20 townhouse units, two Jots with two mixed-use structures (1,515 sf ground floor retail space, 7 above-ground condominium units, and 15 parking spaces in each structure), and dedicated open space tracts. A modification ol street standards has been requested. A public hearing will be required. [A separate action, consisting of a Lot Line Adjustment, has been requested and initiated as LUA07-080] 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 Minar Major Information Impacts Impacts Necessary Earth Housino Air Aesthetics Water L!aht!Glare Plants Recreation Land/Shore/me Use Utilities Animals Trans~~rtation Environmental Health Public Services Energy! Histor1c!Cultura/ Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS c. CODE-RELATED COMMENTS C "' ,,L S' ·. I /2.. ( 5 -hJe-:_ /~ 1-u s., , ( 5 IS C I (-< f' ,, /" 1- c-p 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. c-/~·~~~ ------'----/ _0 __ 1--_2-____,_( o 7-- Signature of Director or Authorized Representative Date .. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 24th day of September, 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 Agencies Jonathan Harkovich, Davis & Kurth Kristen Davis, Davis & Kurth Progressive Development, LLC Langley 4th Avenue Associates Surrounding Property Owners (Signature of Sender):.~~ STATE OF WASHINGTON ) ss COUNTY OF KING ) See Attached Contact Applicant Owner Owner See Attached I certify that I know or have satisfactory evidence that Stacy Tucker Representin~ signed this instrument and acknowledged it to be his/her/their free and voluntary act,tQtl.ffitlllU~ and purposes mentioned in the instrument. .::;:-"#,'' ~\-~"'~1111 .:.r JU l(,, -,::.; /.1 -.. < ' ~ ,t';".,. 'l Dated: It:> -15 -07 = ~..:,, . t .. --r;;~ .. ·,~ ~ ........... ::s -0 "" ·!,~ Notary (Print): f\ro't:re.c Linn Bo~'IY:41::' My appointment expires: o> -\,. -lO Project Name: Bellamonte in the Highlands Preliminary Plat Project Number: LUA07-095, PP, SA-A, ECF template -affidavit of service by mailing • I Dept. of Ecology • Environmental Review Section ' PO Box 47703 Olvmoia, WA 98504-7703 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160" Ave SE 39015 -172°' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 • WSDOT Northwest Region • Duwamish Tribal Office• Muckleshoot Cultural Resources Program • Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"' Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers• KC Wastewater Treatment Division * Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 Boyd Powers • Depart. of Natural Resources PO Box 47015 Olvm~ia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Trans it Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601 " 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. • template -affidavit of service by mailing 102305912804 4TH & UNION RENTON C/0 JSH PROPERTIES 10655 NE 4TH ST #300 BELLEVUE WA 98004 232540019006 BAKHCHINYAN SERGY&PARANZEM 233 WHITMAN PL NE RENTON WA 98056 880500002006 BUYS/KOOYMAN ATTN:EDWARDS D C/0 JSH PROPERTIES 10655 NE 4TH ST #300 BELLEVUE WA 98004 518210000908 CAR WASH ENTERPRISES INC PO BOX 70527 SEATTLE WA 98127 232540005005 DREAM CRAFT 3502 B ST NW AUBURN WA 98001 859820017001 HA TAM+DONG KIM NGUYEN 4008 NE 3RD CT RENTON WA 98059 859820005006 HOANG MY VAN 4022 NE 3RD LN RENTON WA 98056 232540011003 KIM SUNG JOON+RAN SONG KIM 4318 NE 2ND CT RENTON WA 98059 518210002003 LANGLEY 4TH AVENUE ASSOCIATES LLC 4225 4TH AVE NE RENTON WA 98055 232540013009 LEUNG DEREK MIU+MAN CHING K 4306 NE 2ND CT RENTON WA 98059 859820006004 ALLEN MARK ANTHONY 4020 NE 3RD LN RENTON WA 98056 232540057006 BAUER ALAN W+CATHI A 18335 EAST SPRING LAKE DR SE RENTON WA 98058 102305937405 C/0 EQUIVA SERVICES LLC TAX DEPARTMENT -PROPERTY PO BOX 4369 HOUSTON TX 77210 232540058004 CHAN LOK MAN 4329 NE 2ND CT RENTON WA 98059 880500004002 DVCH INVESTMENTS LLC C/0 JSH PROPERTIES INC 10655 NE 4TH ST #300 BELLEVUE WA 98004 518210003902 HATCH JANET 4405 NE 4TH ST RENTON WA 98059 232540007001 HUANG GUO LI+LILY GUO LI 4402 NE 2ND CT RENTON WA 98059 102305926309 KING COUNTY WATER DIST #90 15606 SE 128TH RENTON WA 98059 859820019007 LEE KEVIN+JENNIFER 4016 NE 3RD CT RENTON WA 98056 232540055000 LI MENG CHANG 254 WHITMAN PL NE RENTON WA 98059 518210004108 AMBER PROPERTIES L LC PO BOX 3015 RENTON WA 98059 232540003000 BUI TRANG THI THANH 4426 NE 2ND CT RENTON WA 98059 232540061008 CAO TRI Q+NGUYEN THU-HOA T 251 ANACORTES PL NE RENTON WA 98059 859820009008 CLASSIC CONCEPTS PO BOX 146 RENTON WA 98057 518210001302 FAULKES BRADLEY l+KATHY L 326 UNION AVE NE #10 RENTON WA 98055 232540017000 HEADMAN MARY ELLEN 259 WHITMAN PL NE RENTON WA 98059 232540012001 KASABOV RUDIK B 13347 34TH AVE S TUKWILA WA 98168 232540014007 KOZLOV ALLA 4300 NE 2ND CT RENTON WA 98056 859820007002 LEH NIS TERRY F 4014 NE 3RD LN RENTON WA 98056 859820004009 LIANG SHENG KUN 7008 122ND AVE SE NEWCASTLE WA 98056 232540042008 LUCAS KEVIN C+NICOLETA E 267 BREMERTON AVE NE RENTON WA 98059 232540056008 MEDZHIDOVA MARIYA 4317 NE 2ND CT RENTON WA 98059 232540060000 NGUYEN NHAN X+ THANH-HANG D 4403 NE 2ND CT RENTON WA 98059 859820020005 OISHI VICTOR Y+BONNIE 4018 NE 3RD CT RENTON WA 98056 232540004008 PAN DORTHY T 4420 NE 2ND CT RENTON WA 98059 518210001401 PROGRESSIVE DEVELOPMENT LLC 254 UNION AVE NE RENTON WA 98059 232540006003 RYAN ROBERT A 4408 NE 2ND CT RENTON WA 98059 232540040002 SHANE ALEX & DIANA 258 ANACORTES PL NE RENTON WA 98059 232540009007 SIVEGAR DAVID & ELIZABETH 4330 NE 2ND CT RENTON WA 98059 232540059002 TAING KIM HONG+LONG SOKCHEA 4335 NE 2ND CT RENTON WA 98059 162305908301 MALETIA DONALD M DANIELS DE 345 UNION AVE NE RENTON WA 98056 859820018009 NAZIROV GANI 4010 NE 3RD CT RENTON WA 98056 232540043006 NGUYEN QUOC V 261 BREMERTON AVE NE RENTON WA 98059 232540062006 PABLA HARNEK S 235 ANACORTES PL NE RENTON WA 98059 232540001004 PHAM Al HUU 4436 NE 2ND CT RENTON WA 98059 859820008000 RATTY SHAM S+JASBEER K 654 BLAINE AVE NE RENTON WA 98056 880500003004 SAFEWAY INC STORE 1468 C/0 COMPREHENSIVE PROP TAX 1371 OAKLAND BLVD STE 200 WALNUT CREEK CA 94596 859820001005 SHANKER MICHAEL E 330 TACOMA PL NE RENTON WA 98056 232540015004 STOYANOV NIKOLAY l+ZLATINA 271 WHITMAN PL NE RENTON WA 98059 859820003001 TOTIEN JEANINE K 336 TACOMA PL NE RENTON WA 98056 232540054003 MCCONELL THU+ TAM NGUYEN 232 WHITMAN PL NE RENTON WA 98059 232540002002 NGUYEN GINA TRINH 4432 NE 2ND CT RENTON WA 98056 232540008009 NGUYEN THAO THANH+VUONG H P 8433 44TH AVES SEATILE WA 98118 162305908707 PALMER DONALD 351 UNION AVE NE RENTON WA 98055 162305909804 PHAM MINH VAN+DAN MY DU 343 UNION AVE NE RENTON WA 98059 232540039004 RHOADES KATHRYN J+BARAJAS R 252 ANACORTES PL NE RENTON WA 98059 518210001609 SCHWAB LES PROFIT SHARING RETIREMENT TRUST #314 PO BOX 667 PRINEVILLE OR 97754 102305913208 SHILSHOLE & RENTON HIGHLAND 3300 MAPLE VALLEY HWY RENTON WA 98058 518210000809 SUNCOR HOLDINGS-COP II LLC 11601 WILSHIRE BLVD #700 LOS ANGELES CA 90025 518210003100 U S POSTAL SERVICE 17200 116TH AVE SE RENTON WA 98058 • 232540041000 WOO KEN M 264 ANACORTES PL NE RENTON WA 98059 232540018008 YERMOLOVA LADA 253 WHITMAN PL NE RENTON WA 98059 518210008109 WOODALL ROSE 248 UNION AVE NE RENTON WA 98059 232540010005 WU LEI PO BOX 3337 RENTON WA 98056 ·~,yY r.J I : -....:., -,~ + • ..II • 1,,~ ~ Kathy Keolker, Mayor l:\'Y'\'o CITY F RENT(_)N Planning/Building/PublicWorks Department Gregg Zimmerman P .E., Administrator October 12, 2007 Jonathan M. Harkovich Dans & Kurth 1201 Monster Road #320 Renton, WA 98057 Subject: Bellamonte in the Highlands Preliminary Plat LUA07-095, PP, SA-A, ECF -ON HOLD Dear Mr. Harkovich: As you are aware. your mtention to revtse the site plan submitted for the above referenced project has necessitated rescheduling of the Environmental Review Committee (ERC) meeting from October 15, 2007. A new ERC meeting will be arranged when you have submitted revised plans and City staff has had an opportunity to review them Please refer to the attached handout, "Revisions to Existing Land Use Applications," when preparing your revision submittal. In order to pause the review process, a ''hold" has been placed on the project as of the date of this letter. This hold will be removed upon submittal of the revised plans. It appears at this time that the public hearing, scheduled for November 20, 2007, will also require rescheduling. The new hearing date will be provided with the revised ERC meeting date. Please contact me at (425) 430-7382 if you have any questions. Sincerely, Elizabeth Higgins, AICP Senior Planner cc: Progressive Development, LLC, Langley 4th A\'enue Assoc./ Owners Kristen Davis -Davis & Kurth/ Applicant -------10_5_5_S-ou-th_G_ra_dy_W_a_y---Re-n-to_n_, W-as-h-in_g_to_n_9_8_0_57 _______ ~ Ii°\ T";""'""""'""""';"~ l;('IU/ ... ,.,.,,, ... ,,,. .... ~.-,,,,n~, ">f'IO/. '"'""'n""""'·-o• AHEAD OF THE CC RV E SUBMITTAL REQUIREMENTS REVISIONS TO EXISTING LAND USE APPLICATIONS City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 Revisions should be submitted to the Development Services staff at the 61 " floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M. Monday through Friday. Please submit the following items: 1. D 2. D 3. D 4. D 5. D Cover Letter: Please submit 12 copies of a cover letter detailing the nature and the extent of your revisions. Please include your project's City Land Use Application file number (see reverse side for sample letter). Fees: Please submit additional review fees. All fee refund requests must be submitted in writing. Revisions: Please submit 12 copies of all revised submittals (unless otherwise approved by the Development Services Division). Plan Reductions: Please provide one 8 'h'' x 11" PMT reduction of each revised plan sheet. Colored Maps (For projects with Environmental Review or Public Hearing): If you have revised your site plan, landscape plan, or elevations, please submit one colored copy of each revised plan. Red-North Arrow, outer property boundary. Proposed new lot lines (dashed). Do not color existing lot lines which are to be eliminated or relocated. Blue-Street names identified with lettering of at least 1" in height. Street names must be legible at a distance of 15-11. ' Brown-Existing buildings (Please do not color buildings which will be demolished or removed) Yellow-Proposed buildings Light Green-Landscaped areas Dark Green-Areas of undisturbed vegetation All Plans and Attachments must be folded to 8%" by 11" Extensive changes to your original application will require a new application. Authorization from the Development Services Division is needed for any revisions submitted after the end of the environmental determination appeal period. PW/OevServ/Fonns/Planning/Aevisions LUA 08/01/05 i January 1, 2005 Laureen Nicolay City of Renton Development Services Division 1055 Grady Way South Renton, WA 98055 Sample Cover Letter SUBJECT: Revisions to Lake View Apartments Site Plan City file #LUA-04-000, SA, ECF Dear Ms. Nicolay: The Lake View Apartments site plan application has been revised in response to preliminary concerns of various City Departments. The density of the project has been reduces from 35 units per acre to 30 units per acre. We are also submitting a variance request in conjunction with this site plan application in order to allow construction of Building C within 25 feet of the northern property line (City Zoning Code requires a 35-foot setback from arterial streets). Attachments and revisions: 1. Application form: Attached are 11 copies (including the original) of a revised master application form. These should replace our previously submitted application forms. 2. Project narrative: Attached are 11 copies of a revised project narrative to replace our original. 3. Neighborhood detail map: No changes. Retain original submittals 4. Site plan (sheet 1 of 4): Attached are 11 copies and one colored copy of our revised site plan for replacement. 5. Landscaping plan (sheet 2 of 4): Attached are 11 copies and one colored copy of our revised landscaping plan for replacement. 6. Grading plan (sheet 3 of 4): No changes. Please retain original submittals. 7. Tree cutting plan: We have revised the plan map to include all trees with a caliper of 6 or more inches. Please replace our original tree cutting plan with these 11 revised maps, attached. 8. Traffic Study (New): A new traffic study is attached. No traffic study was previously submitted. If you have any questions regarding these revisions, please contact me at (206) 555-2222. Sincerely, Adam Smith Project Architect PW/DevServ/Forms/Planning/Revisions LUA 2 08/01/05 i City o nton Department of Planning I Building I Pu-.. c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 8, 2007 APPLICATION NO: LUA0?-095, PP, SA-A, ECF APPLICANT: Kristen Davis -Davis & Kurth PROJECT TITLE: Bellamont in the Hi hlands PP SITE AREA: 2,35 acres BUILDING AREA ross : NIA LOCATION: 254,316, & 318 Union Ave NE & 4225 NE 41 " St I WORK ORDER NO: 77780 SUMMARY OF PROPOSAL: The applicant has requested an environmental determination, site plan approval, and preliminary approval for subdivision for 4 contiguous parcels of land located on Union Ave NE, The 2,35 acre property has a Commercial Corridor Comprehensive Pran designation and is in the Commercial Arterial zone. The subdivision would result in subdivided lots for development of up to 20 townhouse units, two lots with two mixed-use structures (1,515 sf ground floor retail space, 7 above-ground condominium units, and 15 parking spaces in each structure), and dedicated open space tracts. A modification of street standards has been requested. A public hearing will be required. [A separate action, consisting of a Lot Line Adjustment, has been requested and initiated as LUA0?-080] 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 Housina Air Aesthetics Water Liaht!Gfare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services ----Energy! Histon"c/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this apP, ·cation with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addition · f. r. ation is needed to properly assess this proposal. /6--1-01 Signature of Director o Date ' City of,. nton Department of Planning I Building I Pub'" larks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pa.rks COMMENTS DUE: OCTOBER 8, 2007 APPLICATION NO: LUA07-095, PP, SA-A, ECF DATE CIRCULATED: SEPTEMBER 24, 2007 APPLICANT: Kristen Davis -Davis & Kurth PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Bellamont in the Hiohlands PP PLAN REVIEW: Mike Dotson SITE AREA: 2.35 acres BUILDING AREA inross\: N/A LOCATION: 254,316, & 318 Union Ave NE & 4225 NE 41 h St I WORK ORDER NO: 77780 SUMMARY OF PROPOSAL: The applicant has requested an environmental determination, site plan approval, and preliminary approval for subdivision for 4 contiguous parcels of land located on Union Ave NE. The 2.35 acre property has a Commercial Corridor Comprehensive Plan designation and is in the Commercial Arterial zone. The subdivision would result in subdivided lots for development of up to 20 townhouse units, two lots with two mixed-use structures (1,515 sf ground floor retail space, 7 above-ground condominium units, and 15 parking SRaces in each structure), and dedicated open space tracts. A modification of street standards has been requested. A public hearing will be required. [A separate action, consisting of a Lot Line Adjustment, has been requested and initiated as LUA0?-080] 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 Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Services Energy! Histon'c/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 infonnation is ded to properly assess this proposal. Date IO --g ~o 't= A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." 0 ~; ~ Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator -~''\y () ~ ~ ; Kathy Keolker, Mayor l:','\''\'01..;.·------------------------------ September 24, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Bellamonte in the Highlands Preliminary Plat LUA07-095, PP, SA-A, ECF The Ciry of R~ni:on Development Services Division has received an app:ication for a 4-iot subdivision for 20 townhouse units located at 254, 316, 318 Union Avenue NE & 4225 NE 4th Street. 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 98057 by October 8, 2007. Elementary School: __ _.~_...l"-""a.{2"F--'/~e.,w~~Do=J)....,. _________________ _ Middle School: ~llvi. 1 r L r High School: -~----------~µ~::::::er\::_r-l".:..~_~_'---_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_~ 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, Elizabeth Higgins, AICP Senior Planner Encl. -------l-05_5_S_o_ut_h_G_ra_d_y_W_a_y ___ R_e-nt-on-,-W-as_h_i_ng-to-n-98_0_5_7 ______ ~ @ This paperconta1ns50% recycled 1naterial. 30%postco11sumer AllEAD 01' Tl!E CliR\'L NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: Seplemtler 24, 2007 LAND USE NUMBER: LUA07-095 PP SA-A, ECF PROJECT NAME: Bellamonte in the H,ghlands Preliminary Plat PROJECT DESCR!PTIDN: The appl cant has requested ac environmental oetem,ination. site plan app,oval arti _orel1m1nary approval for subdiv1s1or for 4 contiguous parcels al land located on Union Ave NE The 2.35 a,;re property has a Commercial Cornea, Comprehens,ve Plan des,gnation and 1s 1n ttle Commerc,al Arterial zone. The s.Jbdi\lision would result 1n subdivided lots tor development of up to 20 townhouse units, two lots with two mixed-use structures (1,515 sf ground fleer retail space 7 atiove-ground condomrmum units. and , 5 parking spaces 1n each structure), and dedicated open space tracts A mod1Jical1on ol street standards has been requested A publ,c Maring will be requm:,d [A separate action, consis!Eng of a Lot Line Adjustment, h~s been requested and 1nit1aled as LUA07-0BOJ PROJECT LOCATION: 254, 316 318 Unmn Ave.1ue NE & 4225 NE 41' Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M); M the Lead Agency, the City of Renton has detem,ined that significant environmectal 1m~acts are unlikely to resul( from the proposed project Therefore, as permitted under the RCW 43 21C 110. lhe City of Rentcn is using t~e Optional DNS-M process to give notice ttial a DNS- M 1s likely to ~ issued Comment perrods for the project and the proposed ONS-M are integrated in:o a single commenl period. There will be no ::ximmenl period following the issuant:€ of tile Threshold Determination of Non-S,gn1ficance- M~1gated (DNS.M) A 14-<:ay appea, period w1;11ollow the issuance of t~e DNS-M PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: August 28, 2007 September 24 2007 APPLICANT/PROJECT CONTACT PERSON: Jonathan Harkovich, Davis & Kurth; Tel: (425) 264-1964; Eml: jonathanh@davls-kurth.com Permits/Review Requested: Environmental (SEPAi Review, Preliminary Plat and Si!e Plan approvals Other Permits which may be requited: Construction and Building Permits Requested Sludies· Geotechnical Report, Transportation Study, and Surface Wat&r Drainage Study Location where application may be reviewed: Plannlng1Building1Publlc Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: Public heari,Jg ,s tenta11vely scheduled for November 20 2007 before the Renton He;;r,ng Examiner 1n Renton Cocnc1I Chamger,;, Hearings begin at 9.00 AM on th,:, 71h !oar of the new Remon Ci:y Hall located at 1055 South Grad) Way CONSISTENCY OVERVIEW: Zoning!Land Use: Environmental Documents th.at Evaluate the Proposed Project: Development Regulations Used For Projeot Mttlgation: The subject site 15 designated Commercial Corridor (CC) on the City of Renton Com~rehensive Lano Use Map a.ad Commercial Artenal (CA) on the City's Z@ing Map Environmental (SEPA} Checklist Tile prcJect will be subject to the City's SEPA ordinance, RMC 4-4-030, RMC 4-2· 120, RMC 4-7 and ether ap~licab,e codes and regulations as appropnate Proposed Mitigation Measures: The: lolk>w1ng Mitigation M<=asJres w1,I 11kel"y be 1mposeo on the proposed prc1ecl These recomn,ende<i M1t1~at1on Measures aadress project impacts 10\ coverecl by exist 11~ codes and regu,al1ons as cite<i above The applicant will be required to Pi'Y the appropriate Transportation MitigatJon Fee; The appllcant will be required 10 pay the appropriate Fire M11igation Fee; and The applicantwil! be required te pay the appropriate Perks Mitigation Fee. Mitigation of Impacts to nearby wetlanrii, anri a Class 3 stream may be requirer/. Comments on the above application must be submitted In writing to Elizabeth Higgms, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA ~8057, by 5:00 PM on October 8, 2007. This matter ie also tentatinly scheduled for a public hearing on November 20, 2007, al 9:00 AM, Councii Chambers, Seventh Floor, Renton City Hall 1 055 South Grady Way, Renton. If you are interested ·1n allend1ng the hearing, please contact the Development Services Division !o ensure that the heanng has not been rescheduled at (425) 430·72B2 If comments cannot be submitted in writing by the dale 1nd1cated abo,·e, you may still appear al the heanng and present your comments on the proposal beiore the Heanng hammer If you h.ive questions about this proposal. or wish to oe made a party of record and receive additional information by mail, please contact the project manager An1·one who submits written comments will automatically become a oar'.)' of record and will be naM1ed of any decision on lh1s pro;ect CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; Em!: ehiggins@cl.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further rn/ormat1on on this proposed project. complete thia form and nitum to: City of Renton Development Plannmg, 1055 So. Grady Way, Renton, WA 98057 Name/File No Bellamonte 1n the Highl.ands Preliminary PlaVLUA0?-095, PP, SA-A, ECF NAME. MAJLING ADDRESS TELEPHONE NO .. CERTIFICATION I, f,;.-n1 ~~ , hereby certify that 2 copies of the above document were posted by me m-$.-conspicuous places or nearby the descnbed property on ,,,\\\\'.,, 1: ,,. ~~ ..:.,'' 'IN' 'I·· 111 'f.2J/--tr.J-SIGNED:0 ~ ~=~''·'· ' , ,,,,~;~. DATE: / _ ,. . "' • , ., , 'f'..~ ~-::~ , .P ,t,L ""f : •• \.'%.~ A TIEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing i~ ,.J '· ~ ~nili3~ICSI~.-~~~~~!/ ''11 1~-" ,-\St'~ ..... ~ .... I,.•\\\\'\\.,, "~y 0 ~~~ ~~~ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: September 24, 2007 LUA07-095, PP, SA-A, ECF Bellamonte in the Highlands Preliminary Plat PROJECT DESCRIPTION: The applicant has requested an environmental determination, site plan approval, and preliminary approval for subdivision for 4 contiguous parcels of land located on Union Ave NE. The 2.35 acre property has a Commercial Corridor Comprehensive Plan designation and is in the Commercial Arterial zone. The subdivision would result in subdivided lots for development of up to 20 townhouse units, two lots with two mixed-use structures (1,515 sf ground floor retail space, 7 above-ground condominium units, and 15 parking spaces in each structure), and dedicated open space tracts. A modification of street standards has been requested. A public hearing will be required. [A separate action, consisting of a Lot Line Adjustment, has been requested and initiated as LUA07-080] PROJECT LOCATION: 254,316,318 Union Avenue NE & 4225 NE 41h Street 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: August 28, 2007 September 24, 2007 APPLICANT/PROJECT CONTACT PERSON: Jonathan Harkovich, Davis & Kurth; Tel: (425) 264-1964; Eml: jonathanh@davis-kurth.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Preliminary Plat and Site Plan approvals Construction and Building Permits Geotechnical Report, Transportation Study, and Surface Water Drainage Study Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for November 20, 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 ls designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-4-030, RMC 4-2- 120, 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. Mitigation of impacts to nearby wetlands and a CJass 3 stream may be required. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on October 8, 2007. This matter is also tentatively scheduled for a public hearing on November 20, 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 Services 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 98057. Name/File No.: Bellamonte in the Highlands Preliminary Plat/LUA0?-095, PP, SA-A, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: o~·~'\:Y o~, -~ + ~ + '? ..II · .,:;,. Kathy Keolkcr, Mayor ~'1'\''\'0' CIT,,-. OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator September 24, 2007 Jonathan M. Harkovich Davis & Kurth 120 I Monster Road #320 Renton, WA 98057 Subject: Bellamonte in the Highlands Preliminary Plat LUA07-095, PP, SA-A, ECF Dear Mr. Harkovich: 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 October 15, 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 November 20, 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, ~7,J.;.d;:.. J~~ Elizabeth Higgins, AICP Senior Planner cc: Progressive Development, LLC, Langley 4•h Avenue Assoc. I Owners Kristen Davis -Davis & Kurth/ Applicant ------1-0-55_S_o_uth_G_rad_. _y_W_a_y--R_e_n_to_n_, w-·-as-hin_gto_n-98-0-57 ______ ~ C!} This paper -coota"ins 50% recycled material, 30% post consumer AHEAD OF THE CURVE JJA..4 tJ 7~ Oo/s City of Renton LAND USE PERMIT AUG 'l 8 2007 MASTER APPLICATIOtJ1t:tE1v1:o APPLICANT {if other than owner) NAME: K ,srE-AI !),/1/JS ADDRESS: I I CITY: ZIP~7 TELEPHONE NUMBER '12!,-hr-'51~1 CONTACT PERSON NAME: ON/lfrNl/fV ADDRESS: /ZtJI /flGA/Snll. Ro CITY: ZIP: ~7 TELEPHONE NUMBER AND E-MAIL ADDRESS: (oJ~~Ull-l~ltt ri z~,.,~.~l'?o . ~ . Q:web/pw/devserv/forms/planning/masterapp.doc PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: Z'flf tLIV'ltJII/ At,,'£. It/. E / 'aZ$' Jtl, ~~A,/ t,c/4 i/ N.F, ~fl' KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): f/f' Zto (}(JII flV ZID dt'dO 1,1 u oorr. EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Cl'!- PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): PROPOSED ZONING (if applicable): Al, SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWA S TO BE DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): 'Z NUMBER OF NEW DWELLING UNITS (if applicable): 2. 09119/05 • "II,•:· ... I : • ) • · .... . \. ?-' .... ·:\· ;, • .. . :., ............. . ,. ' ... ._.. ~" •• , • .,,.,. S.,:~ ~ . ... . ":i~,-\~ ~·19\) <~~~-:'"1.7. 1\.:\;. <':.~,·~~ .. ,°y\'1 ... 'f~.X, ... \.:i.~~- ~~ .. ~ .,-,.. ·,~~ -\~~. '-i-(,~ ..... , ... , .. ~~ .. ~.-. • '-:. .. . ' ., .. :-.. , . . '\ :1. .. ._, .. ,~.,,1'S~1.· '91 _j . " .; '· ~ ......... • J \ , ... , ,_ •. \ •. c:. i; ) . • ,.. '<t: ~. . . ...... -:. _.,. ..... ;:,,· •\~ ---~ t, •.• 4t . • t-, -~1~·~· ,., ..... '-''·"' .. ~ .,, .; ~' ;,·: .... -• . ;"' . ........ , .i-PROJECT INFORMATION (continued) --------------------------'------~----------- NUMBER OF EXISTING DWELLING UNITS (if applicable): 1'5 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): /. ,..,., ~ z 00() .(,/-. SQUARE FOOTAGE OF EXISTING RESIDENT L BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): M SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): .,t, NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): IV, PROJECT VALUE y /J1l~dN IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): D AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS AND LAKES D WETLANDS N/1/ ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY I Attach lecial descrintion on senarate sheet with the followina information included) SITUATE IN THE NW QUARTER OF SECTION /2.._, TOWNSHIP~, RANGES"£, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. SC-,'::-A-3. ff) 2. 5.4 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP "";,l R,,1.M.,J,o.s -'J.~r t G. Toi"'""n ' c' ~='<'.s ~,4,.--Ro I, (Print Name/s) ~~n~·"ft.t:' C-'15fidt-' ,J , declare that I am (please check one)_ the current owner of the property involved in this application or 4,J...-ihe authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers hereincor'itained and the information herewith are in all respects true and correct to the best o~ m_y. knowl~dge .and belief., . . ( /7 J c;tl ///J// A I certify that I know or have satisfactory evidence that T) ,011105 rcsW C,\11(\ ('111( v1C1f {/ce&= r / (...R-~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the f-J Ol 0 C ~-~-uses and purposes mentioned in the instrument'.\Jo.l'\·l~l R.. M-e~'f'\\\ 11111/J// ~~" ~ ,,,, "~ A O ,,,,, IE ' . ' ~ "\ '"; ••• ' •• , ~ I-'. '°'" (Signature of Owner/Representative) . . __ ¥l j"" :,..~. ·~,<;SIOI/ E-t.o·.~% c1Ji,t_J~ !~:;0 ~o'T.ARJ,7,p.f,.\*~ ' =•= 4t•~ : = ~ ""' ~ ~-.:.. ~ Notary Public in and for the State of Washington \ .... PLJB\.\C, •• : ~ § _/ ,,;~.,c:-------z -.. ~ l·' .... /_:___j_ :ii!: • • ~ ' "~ •• 0,12a11Q\~·.:..~~ ~h~~o·· ..... .J.\T' ~ "'Ii 'F Wt,.S°<',,,,. (Signature of Owner/Representative) Notary (Print) V]nS-\en rx~ Vis :,'''""'"'\''' My appointment expires q l d--~ I ;){) IQ Q:web/pw/devserv/fonns/planning/mastcrapp.doc 09/19/05 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS AUG ;, 8 20D7 Habitat Data Report 4 Irrigation Plan 4 ~\Q9 9~Yn!Yl~~~~liii M~i:limll¢irij §i\~~ r Landscape Plan, Conceptual, Master Application Form, •M~~~m~~fq~?#~ti~•··~rmil~Ym~tit!Jn••·n·>·•·············· Neighborhood Detail Map 4 This requirement may be waived by: 1 . Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section PROJECT NAME: ~ ]I_ DATE J 9 I'? I ZoO+ ( fp-e. c,G,. -oe,?) Q:\WEB\PW\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9·06.xls 09/06 EVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIRE:n/lENTS FOR LAND USE APPLICATIONS kif@lll(,11111,~11111rA 111tnlllil'i !11,111i1111 1111111:111 i B(U+ Tree Cutting/Land Clearing Plan 4 Wr6;\n P~oiw R~i,lil;Jv~~'~x R~tr.qt ~~iii; n Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Preliminary 4 Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites , AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions , AND 3 Map of View Area , AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section PROJECT NAME: ~_.... JC. DATE: J"~ 1 ~ 1 zoo 1 Q:\WEB\Pv\l\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9-06.xls J 09/06 DENSITY WORKSHEET AUG / & 2007 C~y 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. 102.308 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** 13,547 square feet Private access easements** square feet Critical Areas* 11,556 square feet Total excluded area: 2. 25.103 3. Subtract line 2 from line 1 for net area: 3. 77,205 4. Divide line 3 by 43,560 for net acreage: 4. 1.772 5. Number of dwelling units or lots planned: 5. 26 square feet square feet square feet acres units/lots 6. Divide line 5 by line 4 for net density: 6. 14.67 = 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- S:\projects\2007 Projccts\07--028 Davis -Oalloway 2\Documencs\Rentllll Density -08-21--07.doc I wtupdat« August 3, 2007 Neil Watts 1055 South Grady Way Renton, WA 98057 Re: Bellamonte in the Highlands 254,316 & 318 Union Ave NE Renton, WA Dear Mr. Neil Watts, We are requesting a modification in the minimum public road standard to be 32' of ROW for street, landscaping strip and sidewalk. This design will be a carbon copy of Galloway's infrastructure layout. The reasoning behind this modification is due to the design constraints that have been set to build the urban village. Our current plan will be a reflection of Galloway at the Highlands. Thank you for your consideration. iµOF c;F (J)o/£µ;r?oAI f/?.lf///t4-/1ttr!#t7)1 LIMITED LIABILITY COMPANY AGREEMENT OF LANGLEY 4TH AVENUE ASSOCIATES, LLC (a Washington limited liability company) This LIMITED LIABILITY COMPANY AGREEMENT (this "Agreement") is entered into by and among Thomas Foster, Michael Spain, and Michael Brown, the members (the "Members") on the following terms and conditions: SECTION I. THE COMPANY 1.1 Name. The name of the Company is Langley 4th Avenue Associates, LLC. 1.2 Duration. The duration of the Company shall be perpetual, unless earlier dissolved pursuant to this Agreement. 1.3 Principal Place of Business. The principal office of the Company shall initially be at 6450 Southcenter Blvd, Suite 106, Seattle, Washington 98188. The Managers may relocate the principal office or establish additional offices from time to time. 1.4 Registered Office and Registered Agent. The Company's initial registered office shall be at 601 Union Street, Suite 5450, Seattle, Washington 98101, and the name of its initial registered agent at such address shall be AW Washington Services, Inc. 1.5 Purpose. The purpose of the Company is (i) to acquire, develop, own, improve, manage, hold, lease, and dispose of real property, (ii) to engage in such additional activities as the Members may approve, and (iii) to engage in any and all activities related or incidental thereto. 1.6 Admission of Members. Upon execution of this Agreement, Thomas Foster, Michael Spain, and Mj,chael Brown are admitted as the Members of the Company. Thomas Foster shall have~% initial Limited Liability Company Interest (defined below); Michael Spain shall have a~% initial Limited Liability Company Interest; and Michael Brown shall have a:13~% initial Limited Liability Company Interest. 1.7 Definitions. For purposes of this Agreement, and in addition to capitalized terms defrned elsewhere in this Agreement, the capitalized words and phrases used in this Agreement have the following meanings: (a) "Act" means the Washington Limited Liability Company Act, as amended from time to time. (b) "Limited Liability Company Interest" means the Member's share of the profits and losses of the Company and the Member's right to receive distributions of the Company's assets. ( c) "Manager" means any Person elected by the Members to serve as a manager of the Company pursuant to this Agreement. (d) "Member" means each Member executing this Agreement, any assignee of a Limited Liability Company Interest that has been admitted as a Member, or any person acquiring a Limited Liability Company Interest from the Company in accordance with Section 6.2. (e) "Person" means any individual, partnership (whether general or limited), limited liability company, corporation, trust, estate, association, nominee or other entity. SECTION 2. CAPITAL CONTRIBUTIONS 2.1 Initial Contribution. Upon execution of this Agreement, the Members shall contribute, or shall have contributed, the following amounts to the Company (the Members' "Initial Contribution"): Thomas Foster Michael Spain Michael Brown $ 22.1 Sa:> $ :;2. 2., so 0 $ ;Z, -:z., soo 2.2 Additional Contributions. The Members may, in their sole discretion, make additional contributions of cash or other property to the Company. SECTION 3. MANAGEMENT 3.1 Management; Appointment and Removal of Managers. The management of the Company shall be vested in one or more Managers.appointed by the Members. Each Manager shall remain in office until the Manager resigns or is removed by the Members. Thomas Foster, Michael Spain, and Michael Brown are appointed as the initial Managers of the Company to serve until successors are duly appointed and qualified. 3.2 Manager Powers. 3.2.1 Except as otherwise provided in this Agreement, all powers to control and manage the day to day operations, business, and affairs of the Company shall be exclusively vested in the Managers. Each Manager may exercise all powers of the Company, and do all such lawful acts not prohibited by the Company's certificate of formation, this Agreement, or any nonwaivable provisions of the Act required to be exercised or done by the Members, and in so doing, shall have the right and authority to take all actions which such Manager deems necessary, useful or appropriate for the management and conduct of the Company's business. LIMITED LIABILITY CO~PANY -2 • AGREEMENT OF LANGLEY 4tH AVENUE ASSOCIATES, LLC 259361!_ I IDJP/I 02400-0001 3.2.2 The Managers shall have the power to delegate authority to such officers, employees, agents, members and representatives of the Company as it may from time to time deem appropriate. 3.3 Two or More Managers. Notwithstanding the general authority granted to each of the Managers in Section 3.2, in the event that a Manager, in its sole discretion, believes that a proposed action warrants the approval of the other Managers, that Manager may call for a vote. Each Manager shall have one vote. A unanimous vote of the Managers shall be required to approve any such action. 3.4 Meetings of the Managers may be called by any Manager. A meeting of the Managers may be held by means of conference telephone or other communications equipment by means of which all persons participating in the meeting can hear each other; participation in such a meeting shall constitute presence in person at such a meeting. Notwithstanding anything to the contrary in this Section 3.3, any action submitted to the Managers for approval may be taken without a meeting if each Manager consents to the action in writing. Copies of any written consents of the Managers pursuant to this Section 3.3 shall be delivered to all of the Managers as soon as reasonably practical following the date of the consent. Notwithstanding anything to the contrary in this Section 3.3, if all of the Managers shall meet at any time and place and each Manager consents to the holding of a meeting at such time and place, such meeting shall be valid without call or notice, and any lawful action taken at such meeting shall be the action of the Managers. 3.5 Restrictions on Authority of Managers. No action may be taken by the Company (whether by the Managers, or otherwise) in connection with any of the following matters without the unanimous consent of the Members: (a) The dissolution or liquidation, in whole or in part, of the Company; (b) The institution of proceedings to have the Company adjudicated bankrupt or insolvent; ( c) Any transaction by the Company to merge or consolidate with another Person; (d) Any transaction or election to convert the Company to another form of entity; (e) The sale of all or substantially all of the Company's assets; (f) The amendment of this Agreement or the Company's articles of organization; (g) The admission of additional Members to the Company; and (h) The issuance, by the Company, of additional Membership Interests in the Company. LIMITED LIABILITY COMP ANY -3 - AGREEMENT OF LANGLEY 4™ A VENUE AsSOCIATES, LLC 259368_ l IDJP/102400-0)()1 3.6 Officers. 3.6.1 Appointment of Officers. The Managers may appoint officers (each an "Officer") at any time. The Officers of the Company, if deemed necessary by the Managers, may include a chief executive officer, a president, one or more vice presidents, a secretary and a chief financial officer. The Officers shall serve at the pleasure of the Managers, subject to all rights, if any, of an officer under any contract of employment. Any individual may hold any number of offices. The Officers shall exercise such powers and perform such duties as specified in this Agreement and as shall be determined from time to time by the Managers. 3.6.2 Removal, Resignation and Filling of Vacancy of Officers. Subject to the rights, if any, of an Officer under a contract of employment, any Officer may be removed, either with or without cause, by the Managers at any time. Any Officer may resign at any time by giving written notice to the Managers. Any resignation shall take effect at the date of the receipt of that notice or at any later time specified in that notice, and unless otherwise specified in that notice, the acceptance of the resignation shall not be necessary to make it effective. Any resignation is without prejudice to the rights, if any, of the Company under any contract to which the Officer is a party. A vacancy in any office because of death, resignation, removal or any other cause shall be filled in the manner prescribed in this Agreement for regular appointment to that office. 3.6.3 Duties and Powers of the President. If a President is appointed, the President shall, subject to the control of the Managers, be in general in charge of the Company's business and affairs and shall see that all orders and resolutions of the Members and Managers are carried into effect. He or she shall have the general powers and duties of management usually vested in the office of president of a corporation, and shall have such other powers and duties as may be prescribed by the Managers or this Agreement. The President shall from time to time report to the Managers all matters within the President' s knowledge affecting the Company that should be brought to the attention of the Managers. The President may execute on behalf of the Company all contracts, agreements and other instruments, except where required or permitted by law to be otherwise signed and executed, and except where the signing and execution thereof shall be expressly delegated by the Managers to some other officer or agent of the Company. 3.6.4 Duties and Powers of Vice President. If a Vice President is appointed, the Vice President, or if there shall be more than one, the Vice Presidents in the order determined by the Managers, shall, in the absence or disability of the President, perform the duties and exercise the powers of the President and shall perform such other duties and have such other powers as the Managers or President may from time to time prescribe. 3.6.5 Duties and Powers of Secretary. The Secretary shall attend all meetings ofthe Managers and all meetings of the Members, and shall record all the proceedings of the meetings in a book to be kept for that purpose, and shall perform like duties for any committees when required. The Secretary shall give, or cause to be given, notice of all meetings of the Members and shall perform such other duties as may be prescribed by the Managers or President. The Secretary shall e.lso keep all accounting and records described in Section 4 of this LIMITED LIABILITY COMPANY -4 - AGREEMENT OF LANGLEY 4TH AVENUE AsSOCIATES, LLC 259368_ IIDJP/l 02400--0001 Agreement and such other documents as may be required under the Act. The Secretary shall have all such further duties, powers and responsibilities as are generally incident to the position of a secretary of a corporation, and shall perform such other duties and have such other authority as may be prescribed elsewhere in this Agreement, or, from time to time, by the Managers or President. If the Managers chooses to appoint an Assistant Secretary or Assistant Secretaries, the Assistant Secretaries, in the order of their seniority, in the absence, disability or inability to act of the Secretary, shall perform the duties and exercise the powers of the Secretary, and shall perform such other duties as the Managers or President may from time to time prescribe. 3.6.6 Fiduciary Duties. Each Officer of the Company shall have the same fiduciary duties as a Manager of the Company. SECTION 4. ACCOUNTING AND RECORDS 4.1 Books and Records. The Company shall keep on site at its principal place of business, full and accurate books and records of the Company, including at a minimum a register showing the names and addresses of all past and present Members and Managers, a copy of the certificate of formation and all amendments thereto, copies of the Company's federal, state and local tax returns for the three most recent years, copies of the Company's financial statements, if any, for the three most recent years, a copy of this Agreement and all amendments hereto, and a copy of any prior Limited Liability Company Agreements no longer in effect, any written consents of Members or Managers, and copies of any writings permitted or required by the Act or this Agreement. 4.2 Fiscal Year. The Company shall have the same fiscal year as that of the Members. 4.3 Method of Accounting. The records of the Company shall be maintained on the same method of accounting as that of the Member. SECTION 5. ALLOCATIONS/ DISTRIBUTIONS 5.1 The Company shall allocate items of income, gain, loss, deduction and credit in proportion to the Members' Limited Liability Company Interests specified in Section 1.6 above. 5.2 Except as otherwise required by any nonwaivable provisions of the Act, the Company may make distributions to the Members as determined from time to time by the Members. SECTION 6. ASSIGNMENT AND ISSUANCE OF LIMITED LIABILITY COMPANY INTERESTS 6.1 Assignment of Limited Liability Company Interest. A Member may not assign all or any part of its.Limited Liability Company Interest without the express written consent of LIMITED LIABILITY COMPANY -5 - AGREEMENT OF LANGLEY 4 TH A VENUE AS SOCIA TES, LLC 259)68_ l IDJPll 02400-0001 the other Members. The assignee of a Limited Liability Company Interest shall be admitted as a Member upon completion of the assignment without further action. 6.2 Issuance of Limited Liability Company Interests. Upon the unanimous consent of the Members, the Company may issue additional Limited Liability Company Interests in the Company. SECTION 7. DISSOLUTION AND WINDING UP 7.1 Dissolution. The Company shall be dissolved and its affairs wound up upon the determination of the Members to dissolve the Company or when otherwise required by the Act. 7.2 Liquidation Upon Dissolution and Winding Up. Upon the dissolution of the Company, the Managers shall wind up the affairs of the Company. A full account of the assets and liabilities of the Company shall be taken. The assets shall be promptly liquidated and the proceeds thereof applied as required by the Act. In the process of winding up the Company, the Managers may elect to distribute certain property in kind. 7.3 Certificate of Cancellation. At any time following dissolution of the Company, the Manager or other Person designated by the Manager shall deliver the certificate of cancellation to the Washington Secretary of State setting forth the information required by the Act. SECTION 8. INDEMNIFICATION AND REIMBURSEMENT 8.1 Indemnification. The Company shall indemnify, protect, defend, save harmless, and pay all judgments and claims against the Members, Managers and Officers for all costs, losses, liabilities and damages paid or accrued by the Members ( either as a Member or as an agent), Managers or Officers in connection with the business of the Company or because such Person is a Member, Manager or Officer to the fullest extent provided or allowed by applicable law. In addition, the Company shall advance costs of participation in any proceedings to the Members, Managers and Officers. Upon determination of the Members, the Company may indemnify all other employees or agents of the Company for all costs, losses, liabilities and damages paid or accrued by the employee or agent in connection with the business of the Company or because such Person is an employee or agent, to the fullest extent provided or allowed by applicable law. 8.2 Reimbursement of the Managers. The Managers and Officers shall be reimbursed all reasonable expenses incurred on behalf of the Company. SECTION 9. AMENDMENT 9.1 This Agreement may be amended or modified frcm time to time only by a written instrument executed by all of the Members. LIMITED LIABILITY COMPANY -6 - AGREEMENT OF LANGLEY 4TH AVENUE ASSOCIATES, LLC 259368 _ l/DJP/l 02400-0001 SECTION 10. MISCELLANEOUS 10.1 Governing Law. This Agreement shall be governed by and construed under the laws of the State of Washington. 10.2 Headings. Headings in this Agreement are for convenience only and shall not affect its meaning. 10.3 Severability. The invalidity or unenforceability of any provision of this Agreement shall not affect the validity or enforceability of the remaining provisions. 10.4 Third-Party Beneficiaries. This Agreement is intended solely for the benefit of the Members, the Company and their successors and assignees, and shall create no rights or obligations enforceable by any third party, including creditors of the Company, except as specifically provided herein or otherwise required by applicable law. ADOPTED by the undersigned effective as of '&ef-::z3 , 2004. Members: Thomas Foster ,~ Michael Spain Michael Brown LIMITED LIABILITY COMPANY -7 - AGREEMENT OF LANGLEY 4™ A VENUE ASSOCIATES, LLC 259368_ IIDJP/l 02400-0001 ASSIGNMENT OF INTEREST At a special meeting of the Members of Langley 4•h A VENUE ASSOCIATES, LLC on Wednesday October 4, 2006 held at 6450 Southcenter Blvd., Suite 106, Seattle, Washington 98188, the following was submitted for approval by the membership; Member Michael Spain formally requested and has received permission by a unanimous vote of the Members to assign his shares to the remaining Members of the COMP ANY. Effective October 4, 2006, Member Spain shall become a "Non Voting Member" thus removing him as a Manager and his shares shall be tendered to the COMPA.W as follows; For the SUM of One Hundred Thousand US Dollars ($100,000.00) plus 8% per annum on the unpaid balance, payable in three separate installment payments, Member Spain agrees to assign his 16.20 shares, representing 100% of his total shares, on a percentage basis as installment payments received. Upon Mutual Agreement, October 4, 2006, Member Spain shall assign 25% OR 4.05 shares of a total 16.20 shares to the company for the sum of Twenty Five Thousand Dollars. On or before November 18, 2006, Member Spain agrees to assign 40%, OR 6.48 Shares for payment of Forty Thousand US Dollars ($40,000.00), plus accrued interest. Ou or before February 4, 2007, Member Spain agrees to assign the remaining 35% or 5.67 shares, representing the balance of his shares outstanding, for the SUM of Thirty Five Thousand US Dollars plus accrued interest to the company. Any payments made after the due date shall result in late payment fee of 5% of the amount of the payment. If the Company fails, without mutual agreement, to make any payments stated above within five business days of the due date, Member Spain may request that the Company agree to allow him to assign the baiaoce of shares to a third party. Said request will be approved subject to receipt of Financial Statements satisfactory to Seattle Financial Group or any such entity as may hold a First Deed of Trust on the property of the company. By a vote ofthe Members present, Foster, Brown and Spain, this Assignment of Interest was approved this 410 day of October, 2006. Members:~ 7PC-6%:: /tJ-f' -oL 08/10/2007 07:55 4252049818 RE PAGE 01 i,J~ LAt;H 1::iE!'ORE POSTING Domestic Limited Liability Company Renewed by Authority of Secretary of State REGISTERED TRADE NAMES: PROGRESSIVE DEVELOPMENT, L.L.C. ~ ,.._ 0 "' ,, N l.~ ' -"' ' -u jl .. ~ ..J 'ii .. ~ w .. z: .... ~ ~ L Nm ~ :l ct-• 08/10/2007 07:55 4252049818 602464370 RE 01/11flll115 548141' PO.DO 0.-•2211 .,,.,....,m, 9404'5 l>oc No: -148-«J> FILEO 8£Cll£TARY OF ITATI! --JANIIARYtl,- ITATI OP WAll!INIITON CERTIFICATE OF FORMATION OF PROGRESSIVE DEVELOPMENT, LLC. A LIMITED LIABILITY COMPANY Pufl!uant tc Title 25 of the Revised Code of Washington, the undersigned does hereby submit this Certificate of Formation for the purpo18 of forming a rnnlted Hablllty company. 1. The name of the flmited liablllty company is PROGRESSIVE DEVELOPMENT, L.L.C. 2. The latest date on which the llmlled llabllity company ill to dissolve is sixty (80) years from the filing of thi& Certificate of Formation wilh the Washington Secretary of state. 3. The name ot the Initial regiltered agent Is Michael P. Scruggs. 4. The initilll iegistel1!d office. which addrtlSS Is Identical to the business office of the registered agent In Washington. Is Michael P. 5cruggs, Attorney at Law, 7900 S.E. 28" Street, Suite 420, Mercer laland, WA 98040. 5. The address or the prioolpal place of bu&lness of the limited liabillly company is 8245 SE 36"' Street, Mercer Island, WA 98040. PAGE 02 08/10/2007 07:55 425204'3818 RE 6. Management of the limited llablllty company is vested in the Members as provided In the Limited Llabilffy Company Agreement. 7. The name and addresa of each person or enUty executing this Certlflcale are: Daniel Mandes 8245 SE 36"' Snat Men:er Island, WA 98040 B. This Certificate will be effeetive upon fiNng. DATED this LJ!;ay of Januaty 2005. CONSENT TO APPOINTMENT AS REGISTERED AGENT I, Michael P. Scruggs, hereby consent to serve a ragistered agent, In the State of Washington, for the following limited liability company: PROGlt!SSM! DEVELOPMENT, L..LC. I undel${and lh8t for. 1he limlled llabilily company, it will be my responslblllty to accept the service of proceas in Iha name of the c;ompany; to forward an maU and lieens• renewals to the <:0mpany of th• corporation; and to Immediately notify lhe office of the Secmary of-State of my resignallon or of any changes in the address of the rtigistered offioe of the limited liability company for which I am agent. DATE0 ... /b-,m7!!(,1, ' ~ .. ~-Low Scruggs law Offices 7900 SE 28111 Street. Suite 420 Marcar llland, WA 98040 2 PAGE 03 08/10/2007 07:55 4252049818 RE I~ 11i1 • 11 I ,: 1: 'llrf.te :! /11. ~') 'I ii /! : i I' " li I ,, I ;i i ll I 1!1 Ii ii f 1 1 1 , 11 !: II 1: ij i: II' I: ii ·/ !' I! I' ,, i I I ' .. I; ii I' ii I, SAM REED, Secretary of State of the State of Washington and custodian of its seal, hereby issue this CERTIFICATE OF FORMATION to PROGRESSIVE DEVELOPMENT, .L.L.C. ,van WA Limited Liability Company. Charter documents are effective on the date indicated below. Date: 1/18/2005 UBI Number. 602-464-370 APPID: 215828 (iivi:111.mdt:r my hand and the Seid of the Slule ot'Wushi11g1on ~I Olyrnpia. 1he S1a1c Capirnl PAGE 04 I/ I I I i I !I i ·i I 1 I 11 1 ii : II ,1 ' ii ; !1 I l ! . i ' i. 08/10/2007 07:55 4252049818 RE UNANIMOUS CONSENT OF MEMBERS OF PROGRESSIVE DEVELOPMENT L.L.C. DATED January 25, 2005 PAGE 05 The undersigned, being all of the members of PROGRESSIVE DEVELOPMENT L.L.C., a Washington limited liability company (hereinafter the "Company"), hereby consent to the following action without a formal meeting: 1. BE IT RESOLVED THAT Progressive Development LLC is hereby authorized to purchase, sell, convey, assign and or encumber real property, including, but not limited to the real property located at 316 Union Avenue NE, Renton, WA 98059; 316 Y. Union Avenue NE, Renton, WA 98059; and 254 Union Avenue NE, Renton, WA 98059, the legal descriptions of said properties being attached hereto as Exhibit A. 2. BE IT FURTHER RESOLVED THAT Daniel R. Mendes, as Managing Member, is hereby authorized and shall have the express authority to execute any and all documents and to take any and all reasonably necessary actions to purchase, sell, convey, assign and or encumber real property on behalf of Progressive Development LLC, including, but not limited to the real property described in the Paragraph 1 above. Dated as of January 25, 2005 MEMBERS: DANIEL MENDES ROBERT E. JOHNstJN 08/10/2007 07:55 4252049818 RE I. SA.1\1 RFH>. Sccre-1ary nl"State of the Stale of Washington and cus1ouia11 of its seal. h1m:hv issue this CERTIFJCATE OF FORMATION to PROGRESSIVE DEVl<:LOPMENT, L.LC. a'an WA l.imitetl Li11hilily Compuny. Charter docunwnts arc cfTccti,·e on \he date indirntcd l,,·tm,·. Oatc: I/ 18/2005 LBI ;\lumber: (102-4(14-370 APPi!); 215828 Given ,inder 111)' hand and 1he s~at of the State nf Washing1o11 m Olympia. the S1a1e Capiwl PAGE 05 Pre-application meeting for the East Highlands Square Townhomes 316 Union Avenue Northeast PRE06-085 City of Renton Development Services Division July 27, 2006 Contact information Planner: Elizabeth Higgins, AICP, (425) 430-7382 Public Works Plan Reviewer: Mike Dotson, (425) 430-7304 Fire Prevention Reviewer: James Gray (425) 430-7023 Building Department Reviewer: Craig Burnell, ( 425) 430-7290 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: July 24, 2006 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM Elizabeth Higgins, Senior Planner Corey Thomas, Plans Review Inspector Preliminary Comments for East Highlands Square Townhouses 1. The preliminary fire flows cannot be calculated until further information is provided. Please provide total square footage for each building and the International Building Code type of construction. Calculations must include all areas like corridors, garages, etc. of the buildings and be brokedown by construction type. 2. The fire mitigation fees are applicable at the rate of $388.00 per multi-family unit. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required in all buildings. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Islands are not permitted in the cul-de-sac turnaround. CT:ct ehigh To: From: Date: Subject: Elizabeth Higgins Mike Dotson July 25, 2006 CITY OF RENTON MEMO UTILITY PLAN REVIEW PreApplication Utility and Transportation Review Comments PREAPP No. 06-085: East Highland Square Townhomes -316 Union Ave NE NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-a~plication_ sub~itta~s made to the City of Renton by the applicant. The applicant is cautioned _that in!~rmatton contained m t_h1s summary may he subject to modification and/or concurrence by official decision makers (e.g. Hearmg Examiner, Boards of Adjustment, Board of Public Works and City Coun~il). Review ~omments may also need to be revised based on site planning and other design changes reqmred by the City or made hy the applicant. WATER I. There is a l 6" waterline along the frontage of the proposed site. 2. The modeled fire flow available at the site is approximately 6,700 gpm. Static pressure is approximately 70 psi. 3. Fire flow requirements will dictate the sizing and layout for new watermains to serve the site. New watermains shall be extended to the extreme boundary of the property, and looped around the buildings or complex of buildings, in accordance with the required fire flow requirements. 4. The proposed project is located within the 565-water pressure zone. The site is within Zone 2 of the Aquifer Protection Area. See attached Zone 2 special requirement summary. 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". DDCVA installations outside the building shall be in accordance with the City of Renton Standards. 6. All new single-family construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structures. There may be one existing fire hydrant in the vicinity that could be counted toward the fire protection for portions of this project. Any existing sub-standard hydrants will need to be replaced and/or retrofitted with a quick disconnect Storz fittings. 7. A Water System Development Charge is $1,174.00 per dwelling unit. Due to existing development, a redevelopment credit may apply. This fee is due at time of issuance of a construction permit. PreApplicat10n l Jtility and Tran. Townhomcs 316 Union Ave NE ation Review Comments 07/2512006 Page 2 PREAPP N< " -085: East Highland Sqnare 8. Buildings that exceed 30 feet in height, will require a back1low device to he installed on the domestic water meter. 9. Landscape irrigation systems will require a separate pcrrnit for the irrigation meter and approved backflow device is required to be installed. A plumbing permtt w1ll be required. SANITARY SEWER J _ There is an existing 8-inch sewer main in Union Ave NE. Sewer main extension along the frontage of the parcel may he required with this development. 2. Each new single-family building unit will be required to have a separate side-sewer to a public mainline sewer (2% minimum slope). 3_ Existing septic systems must be abandoned in accordance with the Department of Health requirements. 4. The Sanitary Sewer System Development Charge is $610 per dwelling unit. The parcels are also within the East Renton Interceptor Special Assessment District. East Renton fees are $224.52/unit + interest (maximum assessment is $316.80). These fees are due at the time of the utility construction perrnit. SURFACE WATER I. This site drains to the Maplewood Creek basin; sub-basin to the Cedar River. 2. 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 he 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. 3. The Surface Water System Development Charge is $0.265 per square foot of new impervious surface (but not less than $759). This fee is due at the time the utility construction perrnit is issued. 4. Erosion control shall comply with Department of Ecology's 200 l Stormwater Manual. STREET IMPROVEMENTS I. New curh, gutter, paving, driveways, sidewalks, and street lighting, meeting current City Codes and street standards, will he required along Union Ave NE frontage. 2. Transportation Mitigation fees are $75 per additional generated trip/day generated. These fees shall be assessed for new multi-family units at a rate of 6.63 trips/day (20x6.63x$75=$9,945). 3. 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. GENERAL COMMENTS I. Permit application will required separate plan submittals for all proposed public utilities, drainage and street improvements. Plans are required to be prepared hy a licensed Civil Engineer according to City of Renton drafting standards. C:\Documents and Settings\jillan\Desktop\East Highlands Sq Town homes preapp.doc PreApphcation Utility and Tn Townhomcs---316 I Jnion Ave 1'li.! ,rtation Review Comments 07/25/2006 Page 1 PREAPP 06-085: l'ast Highland Square 2. Pennit application must also include an estimated cost of constmction for water, sewer and roadway/drainage improvements. The cost estimate will be used to calculate the fce(s) due for review and inspection of the utility improvements. 3. Separate permits and fees for water meters, side sewers, storm drainage connections and hackflow devices are required. 4. A separate utility permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. C:\Documents and Settings\jillan\Desktop\East Highlands Sq Townhomes preapp.doc DATE: July 27, 2006 CITY OF RENTON Planning/Building/Public Works MEMORANDUM TO: Pre-Application File No. PRE06-085 FROM: Elizabeth Higgins, Senior Planner, ( 425) 430-7382 SUBJECT: East Highlands Square Townhomes, 316 Union Avenue NE 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, consisting of three tax parcels, is located on the east side ofUnion Avenue NE, south ofNE 4th Avenue, a principal arterial. The proposal is to develop the parcels, as a single project, into 20 townhouse residential units. Current Use: The parcels, totaling 48,348 square feet ( 1.11 acres) currently have commercial buildings and uses, but would be completely buildings redeveloped. Comprehensive Plan Land Use Designation: The property is located within the NE 4th Street Business District of the Commercial Corridor land use designation. It is, however, also located outside of the primary commercial area located along NE 4'h Street. Further, commercial activity to the south of NE 4'h, where the property is located, may be limited due to lack of through streets and/or low volumes of vehicular traffic. The proposed development would not be consistent with the Commercial Corridor Comprehensive Plan policies, which is why it would he a conditional use in the Business District. Zoning: The property is located in the Commercial Arterial (CA) zone. In the CA zone, attached dwellings are a permitted use, provided they meet the density requirements of the zone. Residential uses in the CA zone are also required to have a commercial use on the ground floor. The proposed project would require Administrative Conditional Use approval because it is not proposed to have a commercial component on the ground level. The East Highlands Square PreapphL-.. on Meeting July 27, 2006 Pagc2of4 proposed project must meet the criteria in RMC 4-9-030K, "Special Decision Criteria for . Stand Alone ·Residential Uses in the NE 4th ... Business Districts." (included m preapphcat1on materials provided applicant) The properties on all sides of and across Union A venue from the subject lot are also zoned Commercial Arterial. Environmental Review: The proposed project is not exempt from Washington State Environmental Policy Act (SEPA) review due to the number of proposed units. Theref~re, an environmental checklist is a submittal requirement. An environmental deterrnmation will he made by the Renton Environmental Review Committee. This determination is subje~t to . appeal by either the project proponent, by a citizen of the community, or another entity havmg standing for an appeal. Site Plan Review: Projects that are subject to SEPA review, located within the Commercial Arterial zone are subject to Site Plan Review. Based on project size, the review and approval will be administrative, with no public hearing required. The submittal requirements and criteria for the Administrative Site Plan review are included in the preapplication package provided at the preapplication meeting. The Site Plan Review and request for Administrative Conditional Use approval will be processed simultaneously, as required (RMC 4-9-030M). Encroachments and Easements: Ifthere are any encroachment issues with neighboring lots, 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 CA zone is IO units per acre and the maximum is 20 units per acre. According to the King County Tax Assessor the parcels is 48,348 square feet (1.11 acres) in size. A development of20 townhouses would have a density of 18.02 dwelling units per acre, and therefore would be within the allowed density range for the zone. Critical Areas: The site is located in Aquifer Protection Zone 2, but is otherwise not located in or near known critical areas. It is the applicant's responsibility to ascertain whether critical areas, such as wetlands, are present on the 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. Dev_elopmen,~ Standards: RMC 4-2-l 20A, "Development Standards for Commercial Zoning Designations apply to new development on the site. A copy of the development standards, RM~ 4-2-11 OF, can be found in the packet given to the applicant at the pre-application meetmg. 06-085 East Highlands Square Townhomes (CA, 20 townhomes).doc\ East Highlands Square Preapph n Meeting July 27, 2006 Page3 of 4 Lot size-The proposed townhouse development narrative does not indicate _that the _rroperty will be subdivided into individual lots. If lots are formed, the CA zone reqmres a m1mmum lot size of 1,200 sf. Lot coverage -The CA zone allows a maximum building coverage of 65%. 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 fac;ades fronting on the access driveway will be considered the front. The front yard setback is required to be a minimum of IO feet. The minimum required side yard setback is IO feet for the unattached side of the structure and O feet for the attached side. There is an additional one foot (I') required side yard setback for every story above two, up to a maximum side yard setback of twenty feet (20'). The preapplication narrative does not state the height of the units. There is no minimum rear yard setback. Building height -Building height is restricted to 35 feet and 3 stories in the NE 4th Corridor of the CA zone. Refuse and Recycling Areas: Refuse and recycling areas need to be screened (RMC 4-4- 090) Landscaping: The development standards require that all pervious areas be landscaped. All landscape areas are to include an underground irrigation system. Some of the other aspects of landscaping that must be addressed include: the type and location of trees and other plants. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8- 120D, shall be submitted at the time of application for Site Plan Review. Access and Parking: The parking requirement is I. 75 spaces per unit. It is not clear if the proposed plan will meet the parking requirement. Design: The project is subject to the requirements of 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 (I 00) square feet are contiguous. Such space may include porches, balconies, yards, and decks. 06-085 Eacit Highlands Square Townhomes (CA, 20 townhomes).doc\ East Highlands Square Prcappli<-n Meeting July 27, 2006 Page4of4 Permit Requirements: Site Plan Approval (see above), Environmental Review (see above), and Building per_mits will be required for tbe 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$388.00 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--085 East Highlands Square Townhomes (CA, 20 townhomes).doc\ PRE-APPLICATION COMMENTS PROJECT: UNION AVENUE TOWNHOMES BINDING SITE PLAN 254,316, AND 318 UNION A VENUE NE DAT!<'.: SEPTEMBER 2, 2004 STAFF ( 'OMMENTS: Fl RI<'. VIH:VENTION .Jim (;ray Pf IBU< · WORKS/I/Tl UTIF:S MikP Dotson CONSTRUCTION SERVICES ·· Larry Meckling ECONOMIC DEVELOPMENT (EDNSP)-Don Erickson PLANNING/ZONING N1111c) Vi'cil t1, /G..<_ 7) t, I-s "J1 SUPPLEMENTAL INFORMATION: ZONING MAP SITE ARIAL SUBMITTAL WA VIER FORM DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM August 13, 2004 Nancy Weil, Planner d' (}f ,Jim Gray, Assistant Fire Marshal I '8- Union Ave. Townhouses, 254/318 Union Ave. NE Fire Department Comments: l. The preliminary fire flow information is n<ceckd to determine reriuin,d fire flow. Provide type of construcl"ion mid total square footage of e,wh type of building. One hydrant is l"equired wilhin 150 feet of the structures and additional hydrnnts, based 011 fire flow, Hl"f' n-:quin~d within 300 foci of the strucl urcs. 2. A fire mitigation fee: of $7 ,7h0.00 is required hc1se,d on $'.088.00 per unit. 3. Separate plans and permits are required for the installation of sprinkler systems. Fire alarms are required to be central station monitored. Sprinkler systems shall be installed in buildings. 4. Fire Department access roadways are required to within 150 feet of all portions of the building exterior. Roadways are a minimum 20 in width with a turning radius of 45 foot outside and 25 foot inside. Parking shall not be provided in the required 20 foot fire access. Need to provide adequate parking for this complex. 5. Fire department dead-end access roadways over 150 feet in length are required to have an approved turnaround. Please feel free to contact me if you have any questions. , To: From: Date: Subject: CITY OF RENTON MEMO PUBLIC WORKS Nancy Weil MikeDotso~ September I , 2004 PreApplication Utility and Transportation Review Comments PREAPP No. 04-103 -Union Ave Townhome and Binding Site Plan -250-300 block of Union Ave NE NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED 1N THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made ti) thl" ritv nf Rentnn hv the 11nnlil'ant. The !llnolk::rnt i~ rautinned that information r.nntainerl in this summary lmay be s11~bject t~ modification ·a~d/or concurr;n·ce b. y offi·"· ial decision makers (e.g. Hearing .. Examiner,. Bo·a· r.ds ofj Adjustment, Boar-d of Public Works and City Council). Review comments may also need to be revised ha.<icd on site planning and other design changes required hY.!~-~~i-~X-~_r made by the applicant. ---------~------·-~- We have per!Orrned 11 pre--applicaf.ion review 0C!l1e i11f'nnnation supplied fo1 l'l1e subjec1 proposed dcvclopmcnl Th(' fol1ow111g 111f(}rrn,11irn1 w,1.c; d('1c1 rnincci: 2 The modeled fire flow available at the sile is approximately 6700 gpm . Static pressure is approximately 70 psi. 3. Fire flow requirements will dictate the sizing and layout for new watermains to serve the site. New watermains shall be extended to the extreme boundary of the property, and looped around the buildings or complex of buildings, in accordance with the required fire flow requirements. 4. The proposed project is located within the 565-water pressure wne. 5. The site is within Zone 2 of the Aquifer Protection Area. See attached Zone 2 special requirement summary. 6. If fire sprinkler systems are necessary, then a separate fire sprinkler permit will be required. 7. All new single-family construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structures. There may be one existing fire hydrant in the vicmity that could be counted toward the fire protection for portions of this pro3ect. Any existing sub-standard hydrants will need to be replaced and/or retrofitted with a quick disconnect Storz fittings. 8. A Water System Development Charge is $915.00 per dwelling unit. Due to existing development, a redevelopment credit may apply. This fee is due at time of issuance ofa construction permit. p eApplication IJ1 1\1ty and Ti anspoitation Rcv1ew Cornments PREAPP No 04-101 --Union Ave T~wnhom: and Brndmg Site Plan-250-300 block of\Jmon Ave NE 09/01/2004 Page 2 SANITARY SEWER l. There 1s an existing 8-inch sewer main in IJnion Ave NE. Sewer main extension along the frontage of the parcel may be required with this development. 2. Each new single-family building unit will be required to have a separate side-sewer to a public mainline sewer (2% minimum slope). 3. Existing septic systems must be abandoned in accordance with the Department of Health requirements. 4. The Sanitary Sewer System Development Charge is $540 per dwelling unit. The parcels are also within the East Renton Interceptor Special Assessment District. East Renton fees are $224.52/unit + interest (maximum assessment is $316.80). These fees are due at the time of the utility construction permit. SURFACE WATER 2. A drainage analysis and design is reqmred to comply with the requirements and standards of the 1998 King County Surface Water design manual. 3. The Surface Water System Development Charge is $0.249 per square foot of new 11nperv1ous surface (but not less than $715). This rec 1s due at the time the utility construct,on permit is issued ST1lliJ£T IMPROVEMENTS New r.:mh, gutter, paving, dr·ivcw,1ys, sidew;:ilks, and si-reet lighting, meeting ct11Tenl C:i!y Code.': ,rnd slr<:'et stanrlarcls, will he required :dong Urnon /\vc NJ.,: fnmt.age. 2. Transportation Mitigat10n fees are $75 per additional generated trip/day generated. These fees shall be assessed for new multi-family units at a rate of 6.63 trips/day (20x6.63x$75=$9,945). 3. 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. GENERAL COMMENTS I. Permit application will required separate plan submittals for all proposed public utilities, drainage and street improvements. Plans are required to be prepared by a licensed Civil Engineer according to City of Renton drafting standards. 2. Permit application must also include an estimated cost of construction for water, sewer and roadway/drainage improvements. The cost estimate will be used to calculate the fee(s) due for review and inspection of the utility improvements. · · >, 1. ~ I ii . . . .... , ',..J f ~nd a ?c!l lrNitliY pei'mit iociitl!hd ca, existing utilities tG ~~•-~tl!l'1 ,7 .S _. ~ will be r~uired as part of the <ilem,;,lition ~t. " . . . . ·, ...... ' _..,....,.,. l:\Phin Revit:w\Plan Review 2004\Union Ave Townbon1e.~ prf'.app.doc APA Zone 2 Projects located withm Zone 2 of the Aquifer Protection Area are sub3ect Lo special requirements. The following 1s a surrunary of requirements that may apply to this project. For specific requirements, please refer to Renton Municipal Code (RMC) sections as noted m parentheses. 1. Critical Areas Regulations (RMC 4-3-050): Certain uses prohibited (subsection C8), pesticide and fertilizer use restrictions (H3a), constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be on site at the new facility (H2di); hazardous material release restrictions enforced (HI 0). 2. Aquifer Protection Area Permits (RMC 4-9-015): Certain uses require operating permits. 3. Construction Activity Standards (RMC 4-4-030C7): Standards shall be followed if, during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. 4. Fill Source Statement (RMC 4-4-060L4): A fill source statement is required if more than 100 cubic yards of fill material will be imported to the project site. ) () St1rfar:e Water Management Slamlarrls (R.Mr: 4-6-0"lOF.2 anrl \): Riofilters, stormw,ite, c011vcyancc, and water q11afit_y ponds ma_y require a _groullrlwater protection lmer lmpf:rv1011,c.; s 11rfoc:es shall lie p mvidecl fo1 :-irer1s sul~iccf (n vehicular use or storage ol ch<·imil:nl.s. ,.). ·;"'··,,.,_,;~...:.~--->-•· S;-1nr!ar_y Sewer Slandant; (I\M( '11·-(,,040.1)· Nt~w consl:rnc1.io11 :-:hall conned Lo ,_1 s<1rn(·ary St'w1·1 (:.;cpt1c lanks nut allowed) 111ilc~;~: 1/w w:is1cw;iler 11!1li!y dt:knnincs thn1 sm11l:1ry sewer is not available. 7. Business License Requirements (RMC 5-5-5): New facilities shall provide an inventory of hazardous materials to the Water Utility prior to occupancy. If, upon review of the inventory, the Water Utility determines that an operating permit is required, the permit shall be obtained prior to occupancy of the building. L\Pbn R.cvit'w\l'hrn Rtview ·-new computer\Aqmfor z1,01w l doi:ltor Onavis&Kurtl_ August 7, 2007 Re: Bellamonte in the Highlands Tax ID number(s) -5182100011, 0012, 0014, & 0020 26 Unit Site Plan/ Preliminary Plat Application Submittal 254,316,318, Union Ave. NE & 4225 NE 4th Ave. PROJECT NARRATIVE j:.,: ,: The proposed plat of Bellamonte in the Highlands is located on the east side of Union Ave. NE, south of the intersection of NE 4th street in the City of Renton, WA. The site area is 102, 308 sq. ft. and is zoned CA-Commercial Arterial NE 4th St. Corridor District. The current use of the site is 4 residential existing dwelling units that will be demolished to accommodate our proposed Mixed Use-Condo/Townhouse/Retail project. There are no current WETLANDS found on the site according to a report prepared by Cedar rock Consultants, INC dated June 04, 2007. There are no streams or floodplains on the property. There are no landslide hazard areas and there are no designated sensitive slopes on or adjoining the property. Two soil reports were conducted one from Geo spectrum Consultants, INC. dated December 17, 2004, and another one from Earth Solutions NW dated July 26, 2007. The reports found that the fill generally consisted of silty sand with gravel (Unified Soil Classification System designation SM). The project will discharge into the existing storm system (Maplewood Creek) to the East. The property appears to be an isolated parcel down grade from Union Ave. NE with no water off site drainage entering the parcel. A storm water facility will be installed as part of this proposed development to treat the runoff of the project. The proposed number of lots for this project is 26 Units. The net density of the project is 28.8 dwelling units/acre. The range and sizes (net lot area) would be around 2, 000 sq. ft. for each new lot. The proposed 26 single-family attached homes will also include infrastructure, with right of way, a detention/water quality vault (as stated earlier), and park, using City ofRenton's subdivision processes. The project will access from Union Ave. NE, served by a private sub access street. The permits that are required for this project are: SA (Site Plan Review), PP (Preliminary Plat), and LLA (Lot Line Adjustment). The total estimated construction cost and estimated fair market value of the proposed project is $8 million. Thank you, sten av1s Project Manager-Davis & Kurth 425-228-5959 kristend@davis-kurth.com 1201 Monster Rd. SW #320 • Renton. WA 98057 Office: (425) 228-5959 • Fax: (425) 226-9227 www.davis-kurlh.com TRANSPORTATION CONSULTING NORTHWES 1607 E. Main Street Auburn, WA 98002 Phone: 253-931-0506 Fax: 253-333-2340 E-Mail: tmiller@tcninc.com July 30, 2007 Johnathan Kurth Davis Real Estate Group 1201 Monster Road SW, Suite #320 Renton, WA 98055 RE: Bellamonte in the Highlands Trip Generation Analysis Dear Johnathan: Per your request, Transportation Consulting Northwest (TCN) is pleased to submit this trip generation analysis for the proposed Bellamonte in the Highlands project on Union Ave NE just south of NE 4 111 Street in Renton, WA. The project consists of26 townhome units and 3,030 SF of specialty retail and will displace two existing single-family homes and 1,071 SF of light industrial usage. Trip Generation Trip generation for the site is estimated using data from the seventh edition of Trip Generation published by The Institute of Transportation Engineers ([TE). This publication compiles measured trip generation data from different land use types from locations across the US. Copies of the relevant pages from Trip Generation are attached. LUC 230 (Residential Condominium/Townhouse) was chosen as the land use for the townhome units. LUC 814 (Specialty Retail) was chosen as the land use for the proposed retail space. As shown in Table I, the townhomes will generate 14 PM peak hour trips and 152 weekday trips. The retail center will generate 8 PM peak hour trips and 134 weekday trips. When the project is completed, at the site entrance there will be 13 entering trips and 9 exiting trips in the PM peak hour. However the trip generation of the project is offset by the demolition of the existing structures. The homes generated 2 PM peak hour trips and the light industrial building generated I PM peak hour trip. Thus there will he 3 fewer PM peak hour trips on the roadway network once this project is completed. Weekday trips arc also reduced by the removal of the existing structures. The two homes generated 19 weekday trips and the industrial site 7 trips. Thus there will be 26 fewer weekday trips. Table 1 Bellamonte at the Highlands Trio Generation Gross Tri= PM Peak Hour Trips Gross EnterinP-Exiting Size Units Rate Trins % Trins % Trios Residential Condominium/Townhouse (LUC 230) 26 D.U. 0.52 14 67% 9 33% 4 Specialty Retail Center (LUC 814) 3.030 KSF 2.71 8 44% 4 56% 5 PM Peak Hour Trip Total 22 58% 13 42% 9 Credit for previous use Single-Family Detached Housing (LUC 210) -2 D.U. 1.01 -2 63% -I 37% -I General Light Industrial (LUC 110) -1.071 KSF 0.98 -I 12% 0 88% -I Total credit -3 46% -1 54% -2 Combined Totals 19 60% 11 40% 7 Daily Trips Gross Fe_e 1 Mitigation Size Unit Rate Tril'K: Rate Fee Residential Condominium/Townhouse (LUC 230) 26 D.U. 5.86 152 $75 $11,400 Snecialtv Retail Center (LUC 814) 3.030 KSF 44.32 134 $75 $10,050 Dailv Trio Total 286 $75 $21,450 Credit for previous use Single-Family Detached Housing (LUC 210) -2 D.U. 9.57 -19 $75 -$1,425 General Light Industrial (LUC 110) -1.071 KSF 6.97 -7 $75 -$525 Total credit -26 $75 -$1,950 Combined Totals 260 $75 $19,500 Taking into account both the new construction and removal of existing structures, the resulting mitigation fee for the project is based on 260 daily trips at $75 each for a total of$19,500. Thank you again for allowing TCN to serve you on this project. If you have any questions, please feel free to call me at your convenience at 253-931-0506. Sincerely, TRANSPORTATION CONSULTING NORTHWEST Timothy Miller, PE Principal Mr. Johnathan Kurth Page 2 ~eneral Light lndustri_. (110) Average Vehicle Trip Ends vs: On a: Number of Studies: Average 1000 Sq. Feet GFA: Directional Distribution: ------------------- 1000 Sq. Feet Gross Floor Area Weekday 18 203 50% entering, 50% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate 6.97 Data Plot and Equation w D C w Q_ ~ <lJ ~ .c <lJ > <lJ 0) [U <lJ > .,: II f- 7,000 6,000 5,000 4,000 0 100 X Actual Data Points 200 Range of Rates 1.58 16.88 300 400 X --i-·--------, 500 X = 1000 Sq. Feet Gross Floor Area ---Fitted Curve Standard Deviation 4.24 X 1-----,--1-~------j 600 700 800 ------Average Rate Fitted Curve Equation: T = 7.47(X)-101.92 R2 = 0.81 Trip Generation, 7th Edition 99 Institute of Transportation Engineers Single-Family Detached Hou.,1ng (210) Average Vehicle Trip Ends vs: On a: Dwelling Units Weekday Number of Studies: 350 Avg. Number of Dwelling Units: 197 Directional Distribution: 50% entering, 50% exiting ------ Trip Generation per Dwelling Unit L___Aver_age Rate L ---~9.5~7 _______ _ ___ S_tarida_r_d_D_e_v_iation ____ I ___ 3.69 -- Range of Rates --- 4.31 -21.85 Data Plot and Equation "' -0 C w ·"" ,= Q) :g _c Q) > Q) 0, i" Q) J II f-- 30,000 2d,OOO 0 X Actual Data Points ----·---- X X / 1000 X = Number of Dwelling Units ---Fitted Curve 2000 -----" Average Rate ./ X J 3000 Fitted Curve Equation: Ln(T) = 0.92 Ln(X) + 2.71 R2 = 0.96 Trip Generation, 7th Edition 269 Institute of Transportation Engineers Reside .. tial Condominium/To\ •. 1house (230) Average Vehicle Trip Ends vs: On a: Number of Studies: Avg. Number of Dwelling Units: Directional Distribution: ------------- Dwelling Units Weekday 54 183 50% entering, 50% exiting Data Plot and Equation "' -0 C w e= w :Q .c Q) > Q) 0, i" Q) > <l'. II I- 8,000 7,000 6,000 - 5,000 - 4,000 3,000 2,000 1,000 0 0 100 200 300 >< Actual Data Points x_ X X X ~~-~~~-·r----c--,----,-~~~~--,----- 400 500 600 700 X == Number of Dwelling Units ---Fitted Curve 800 900 1000 1100 1200 1300 Average Rate Filled Curve Equation: Ln(T) = 0.85 Ln(X) + 2.55 R2 = 0.83 Trip Generation, 7th Edition 367 Institute of Transportation Engineers Specialty Retail Cent_. (814) ---------------------·----·---------- Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Leasable Area Weekday ------------- Ona: Number of Studies: Average 1000 Sq. Feet GLA: Directional Distribution: 4 25 50% entering, 50% exiting ----------- Standard Deviation 15_52 Data Plot and Equation Caution -Use Carefully -Small Sample Size "' -0 C w Q_ ~ Q) 0 :2 Q) > Q) "' I" Q) > <{ II f- 2,100 2,000 1,900 - 1,800 - 1,700 - 1,600 1,500 1,400 - 1,300 - 1,200 1,100 -- 1,000 - 900 800 - 700 - 600 500 400 10 X Actual Data Points X 20 X ,---- 30 X = 1000 Sq_ Feet Gross Leasable Area ---Fitted Curve Fitted Curve Equation: T = 42.78(X) + 37.66 Trip Generation, 7th Edition 1338 X 40 50 ------Average Rate R2 = 0.69 Institute of Transportation Engineers ~eneral Light lndustri_. (110) Average Vehicle Trip Ends vs: Ona: 1000 Sq. Feet Gross Floor Area Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 26 Average 1000 Sq. Feet GFA: 357 Directional Distribution: 12% entering, 88% exiting -----·---------- Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate 0.98 Range of Rates 0.08 4.50 ____ S_t_a_ndard. Deviatio~ . · I _______ 1.16 ... Data Plot and Equation "' u C w 0. ·cc f- (D ~ .c (D > (D 0, I" <I) :;_ II f- 2,000 1,000 0 >< Actual Data Points ---··---· X ,------ 1000 2000 X = 1000 Sq. Feet Gross Floor Area Fitted Curve Fitted Curve Equation: T = 1.43(X) -163.42 Trip Generation, 7th Edition 101 X 3000 ------Average Rate R2 = 0.88 Institute of Transportation Engineers ResidL .. tial Condominium/To ... 1house (230) Average Vehicle Trip Ends vs: Ona: Number of Studies: Average Number of Vehicles: Directional Distribution: Vehicles Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. 20 343 66% entering, 34% exiting Trip Generation per Vehicle Average Rate --------- 0.32 Data Plot and Equation "' "CJ C w 0. /: "' ~ .c "' > "' OJ I" "' -i: II f- 600 500 400 300 Range of Rates -----------·· 0.17 0.66 "/ / "/. / /// ,...,_.,.../ >/,_.,<. g Standard Deviation .. .. ... -_ _o.c9.z. ____ - 0 100 200 300 400 500 600 700 800 900 1 000 1100 1200 1300 1400 1500 1600 1700 1800 X = Number of Vehicles X Actual Data Points ---Fitted Curve ------Average Rate Fitted Curve Equation: Ln(T) = 0.81 Ln(X} + 0.03 R2 = 0.90 Trip Generation, 7th Edition 387 Institute of Transportation Engineers Sin~.e-Family Detached Hl. ... sing (210) -------------- Average Vehicle Trip Ends vs: On a: Dwelling Units Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 302 Avg. Number of Dwelling Units: 214 Directional Distribution: 63% entering, 37% exiting Trip Generation per Dwelling Unit Average Rate 1.01 Data Plot and Equation "' 'O C w Q_ ~ <I) 0 i: Q) > Q) 0, ~ Q) > ..,: II f-- 2,000 0 0 X Actual Data Points Range of Rates Standard Deviation ----- 0.42 -=2=.9~8 _________ ~1-~0~5 __ _ X X ///.//./,./ .//' 1000 X = Number of Dwelling Units -----Fitted Curve ------Average Rate Fitted Curve Equation: Ln(T) = 0.90 Ln(X) + 0.53 R2 = 0.91 300{) Trip Generation, 7th Edition 271 Institute of Transportation Engineers Specialty Retail Cent, __ (814) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Leasable Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 5 Average 1000 Sq. Feet GLA: 69 Directional Distribution: 44% entering, 56% exiting ·------ Trip Generation per 1000 Sq. Feet Gross Leasable Area Average Rate 2.71 Range of Rates 2.03 5.16 Standard Deviation 1.83 Data Plot and Equation Caution -Use Carefully -Small Sample Size "' TI C w Cl. ~ '" 0 :c <I) > '" 0, I" '" > <1'. II r 600 500 400 - 300 200 100 0. 0 X X X ----~------1·--- 100 200 X ~ 1000 Sq. Feet Gross Leasable Area X Actual Data Points Fitted Curve Fitted Curve Equation: T = 2.40(X) + 21.48 Trip Generation, 7th Edition 1339 X 300 ------Average Rate R2 = 0.98 Institute of Transportation Engineers July 26, 2007 ES-0950 Earth Solutions NW LLC Davis & Kurth 1201 Monster Road Southwest #320 Renton, Washington 98057 Attention: Ms. Kristen Davis Subject: Geotechnlcal Recommendations Proposed Commercial and Townhome Development 2S4, 312, & 318 Union Avenue Northeast Renton, Washington Reference: Geospectrum Consultants, Inc. • Geotechnical Engineering • Construction Monitoring • Environmental Sciences Geotechnical Consultations & Sto11T1 Water Infiltration Feasibility Dated December 17, 2004 Dear Ms. Davis: In accordance with your request, Earth Solutions NW, LLC (ESNW) has prepared this letter providing geotechnical recommendations for the subject site. ESNW reviewed the referenced document and geologic maps for the area as part of our assessment. With respect to geotechnical recommendations for the proposed development, we are in general agreement with the general recommendations provided in the referenced geotechnical reports, except as noted. Project Description The subject site encompasses the properties at 254, 312, & 318 Union Avenue Northeast in Renton, Washington, and includes a portion of the property adjacent to those addresses on the east. We understand that the subject site will be developed with commercial structures and townhomes and associated improvements. The exact details of the proposed development have not been finalized at this point. Surface Conditions The subject site is currently developed with an occupied SFR, an unoccupied SFR in poor condition, a structure occupied by Redhawk Construction and several outbuildings. Vegetation consists of residential landscaping, small trees, and blackberry thickets. The topography slopes very gently to the east. 2881 152nd Avenue NE• Redmond, WA 98052 • (425) 284-3300 • FAX (425) 284-2855 • Toll free (866) 336-8710 Davis & Kurth July 26, 2007 Subsurface Conditions ES-0950 Page 2 The referenced report indicates the site is underlain by about one to five and a half feet of debris fill. From the referenced report, the fill generally consists of silty sand with gravel (Unified Soil Classification System designation SM); plastic, metal frames, concrete and asphalt were found in the fill. Below the fill, the native soils transition from loose weathered glacial till (SM), to dense to very dense and hard/cemented unweathered glacial till (SM) at shallow depths below the natural surface. We also reviewed the geologic map of King County, Booth et al, 2006, which identifies glacial till throughout the site. In our opinion, the soil conditions reported by others during explorations across the site are generally consistent with glacial till soils. The King County Soil Conservation Survey (SCS) identifies Alderwood gravelly sandy loam 6 to 15 percent slope (AgC) soils, throughout the site. These soils typically exhibit a moderate to severe erosion potential. Groundwater The referenced geotechnical report indicates that no groundwater or seepage was observed during field explorations. It should be noted that groundwater elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater seepage rates and levels are generally higher during the wetter, winter months. Site Preparation and Earthwork With respect to earthwork, the primary considerations at this site are related to fill placement and compaction, and suitability of the native and existing fill soils for use as structural fill. From a geotechnical standpoint, the fill and native soils described in the referenced geotechnical report are generally suitable for use as structural fill. Deleterious material such as organic matter, wood, plastic, metal frames, etc. should not be present in structural fill. Debris must be removed from the existing fill prior to its re-use as structural fill. Because of the moisture sensitivity of the on-site soil, successful use of the on-site soils will largely be dictated by the moisture content of the soils at the time of placement and compaction. The referenced report describes the soils encountered at the test pits as moist to wet at the time of the exploration (October 20, 2004). Soils encountered during site excavations that are excessively over the optimum moisture content may require moisture conditioning prior to placement and compaction. Earth Solutions NW, LLC Davis & Kurth July 26, 2007 ES-0950 Page 3 During periods of dry weather, the on-site soils should generally be suitable for use as structural fill, provided the moisture content is at or near the optimum level at the time of placement. Successful placement and compaction of the on-site soils during periods of extended precipitation will likely be difficult. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well-graded, granular soil with a maximum aggregate grain size of four inches, and a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of five percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be compacted to a relative compaction of 90 percent, based on the maximum dry density as determined by the Modified Proctor Method (ASTM 0-1557) and placed in maximum 12-inch lifts. In pavement areas, the upper 12 inches of the structural fill should be compacted to a relative compaction of at least 95 percent. Temporary erosion control measures should include, at a minimum, silt fencing placed along the downslope perimeter of the construction envelope. As appropriate, temporary construction entrances should consist of at least six inches of quarry spalls to help minimize off-site soil tracking and to help provide a stable temporary road base. The quarry spall blanket should be underlain by a non-woven geotextile. Excavations and Slopes The United States Occupational Safety and Health Administration (OSHA), and the Washington Department of Labor and Industries (L&I) classify soils in terms of minimum safe slope inclinations (see WAC 296-155-66401 Appendix A-Soil classification). Based on the soil conditions described in the referenced report, the fill and weathered native soils would be classified by OSHA/L&l as Type C. Temporary slopes over four feet in height in Type C soils should be sloped no steeper than 1.5H:1V (Horizontal:Vertical). The relatively unweathered, dense to very dense native soils would be classified by OSHA/L&I as Type A Temporary slopes over four feet in height in Type A soils should be sloped no steeper than 0.75H:1V. If appropriate slopes cannot be achieved, temporary shoring may be necessary to support the excavations. Permanent slopes should maintain a gradient of 2H: 1V, or flatter, and should be planted with an appropriate species of vegetation to enhance stability and to minimize erosion. The project geotechnical engineer should observe temporary and permanent slopes to verify that the inclination is appropriate, and to provide additional grading recommendations, as necessary. Temporary shoring recommendations can be developed, as appropriate. Earth Solutions WI, LLC Davis & Kurth July 26, 2007 Utility Trench Backfill ES-0950 Page4 ln our opinion, the soils described in the referenced report are generally suitable for support of utilities. Organic or highly compressible soils encountered in trench excavations should not be used for supporting utilities. In general, the on-site soils observed at the test sites should be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. The presence of groundwater should be expected in site excavations, such as deeper utility trench excavations. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the city, county or utility district jurisdictions, as appropriate. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the Site Preparation and Earthworlc section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas of unsuitable or yielding subgrade will . require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, the following pavement sections can be considered: • Two inches of asphalt concrete (AC) placed over four inches of crushed rock base (CRB), or; • Two inches of AC placed over three inches of asphalt treated base (ATB). The AC, ATB and CRB materials should conform to WSDOT specifications. Heavier truck-traffic areas generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. The geotechnical engineer should provide appropriate pavement section design recommendations for truck traffic areas and right-of-way improvements, as necessary. Additionally, local ordinances and regulations may supersede the recommendations provided in this report. Earth Solulions NW, LLC Davis & Kurth July 26, 2007 Foundations ES-0950 Page 5 In our opinion, the proposed buildings can be supported on conventional spread and continuous footings bearing on competent, undisturbed or recompacted native soils or new structural fill. The existing fill is not suitable for support of new foundations. Assuming the buildings will be supported as described above, the following parameters can be considered for design of the new foundations: • Allowable Soil Bearing Capacity • Passive Resistance • Friction • IBC Site Class • Liquefaction Susceptibility • Total Settlement • Differential Settlement 3,000 psf 350 pcf (equivalent fluid) 0.40 Site Class C (Table 1613.5.2, 2006 IBC) Low 1-inch 112-inch (over the bldg. width) A one-third increase in the allowable soil bearing capacity can be assumed for short-term wind and seismic loading conditions. Where loose or unsuitable soils are encountered at the foundation subgrade elevation, the soil should be recompacted or replaced with a suitable structural fill soil, as appropriate. Slab.On-Grade Floors Slab-on-grade floors for the proposed buildings should be supported on a firm and unyielding subgrade consisting of competent native soil or structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of five percent or Jess (percent passing the #200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If used, the vapor barrier should consist of a product specifically designed for that purpose, and it must be installed in accordance with the manufacturers specifications. Drainage Groundwater seepage may be encountered during construction, particularly during the winter and spring. Temporary measures to control groundwater seepage and surface water runoff during construction will likely involve interceptor trenches and sumps, as necessary. In our opinion, perimeter drains should be installed along the base of the building footings. Seismic considerations The 2006 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. Based on the soil conditions observed at the test sites, Site Class C, from table 1613.5.2, should be used for design. Earth Solutions W>I, I.LC Davis & Kurth July 26, 2007 ES-0950 Page 6 In our opinion, liquefaction susceptibility at this site is low. The generally dense relative density of the site soils and the absence of an established shallow groundwater table is the primary basis for this conclusion. Limitations The recommendations and conclusions provided in this assessment are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Additional Services ESNW should have an opportunity to review the final approved design with respect to the geotechnical recommendations provided in this letter. ESNW should also be retained to provide testing and consultation services during construction. We trust this letter meets your current needs. If you have any questions, or if additional information is required, please call. Sincerely, EARTH SOLUTIONS NW, LLC Zachary J. Hansen, E.I.T Staff Engineer Earth Solutions NW, LLC ,, __ , .. 1,0l.oe r Kyle R. Campbell, P.E. Principal GEOSPEC,.lUM CONSUt.,ANTS, INC. Geotechnica/ Engineering·an·d Earth Sciences December 17, 2004 Mr. Daniel Mendes Redhawk Construction, !nc. 254 Union Avenue NE Renton, WA 98059 ; '~' SUBJECT: GEOTECHNICAL CONSULTATIONS '.3iorrn Vl/ater Infiltration Feasibility Tax Lots :,18210-001, -0012 0014 2'--i4 ..,1h & :Jl8Un1011Ave11ue NF F!.er:tu1, ·vvasr1111gtu,, ProJect No 04-134-0 I Dear Daniel, This report presents the results of our geotechnical investigations and evaluations of the feasibility of storm water infiltration within the subject properties. Our work was performed fo accor.daricgi with the scope and conditions of our proposal letter dated October 9,.2004 and yourauthorizationdated 10/20/04. The proposed development is located on the east side of Union Avenue SE, south of NE 41 h Street in the city of Renton. An undated conceptual site development plan prepareg l:>y Scot! Q.ahljn_ w;:is. prov)g_Elp Jo us and used as a reference for our evaluali0r1Sc°' -.. SiiJbseqcientlY· a . sit~0 survey •and development plan . prepared by GeoDatum, Inc., printed December 15, 2004 was provided to us for use in our report. We understand, based on discussions with Scott Dahlin, that the proposed infiltration system would be most likely be a gravity· infiltration tank (pipe) located adjacent and parallel to the east property line. PO.Box 276, Issaquah, WA 98027-0276 • Phone: (425) 391-4228 Fax: (425) 391-4228 Redhawk Constructior,, Inc. December 17, 2004 Our test pits encountered a sequence of debris fill over loose weathered surface soils becoming dense to very dense and hard/c6mented rela'tiv'eiy un-weathered glacial till at shallow depths (below the natural surface). Fill soil depth ranged from about 1+ feet in Test Pit 4 to 5.5 feet in both Test Pits 1 and 3. The fill was generally silty sand with gravel but included, brick, plastic, metal, asphalt and concrete debris. In general the fill depth was greatest at the east end of the properties and diminished westward. Natural subsoils encountered in our test pits indicate that the site is generally underlain by weathered to fresh glacial till soils. The glacial till soils encountered at the site were generally found to consist of silty fine sand with gravel. A dark brown layer of topsoil was observed at the top of the natural soils at all test pit locations. The underlying weathered glacial till soils were loose to medium dense to depths of about 1 to 3 feet below the surface. The weathered soils ranged from moist to very moist and were brown and red-brown. The less weathered to fresh glacial till soils underlying the weathered soils were generally very dense/hard and cemented, moist and gray or gray- brown with red-brown. C..iro_LJndVVat_er '.Jurmq 1.cxcavat1on cif..,JlJs).J,§.~t,,BIJ~,pi:,"gr-ound water ,.,, seepac1e was oriser ·Jed 3oii,- }\.+::::rf~ 1~~e:-1e1·ally 1.":lassified a~ rr1u·:s 1 i-_-:,u\ nlc)1:=:t -;_;-1 vt:T,, 1y101'::it :::;01!s \fVt-'7:t :·; f:--'.:'nCt:i1_.r1'.J:::e, __ : , es1 r-=·,1 l Measures SO Ii n101slurc cor·1tent rangecJ trorn about --, 0 to 1 ~1 per cen~_ 11·1 n-11~;· moist soils and up to 28.9 percent 1n Ifie very moist soils Subsurface Variations Based on our experience, it ,is our opinion that some variation in the continuity and depth of subsoildepi5sif{"a11ifgro~fich,vater levels should be anticipated. Due to the depositional charactEirrsiics ofcthe natural soils and seasonal ground water variations, care should be exercised when interpolating or extrapolating subsurface soils and ground water conditions between or beyond the test pit locations. Fill depth§! ar~ expep,!-ei.£!1~_y~r:yove_r;Joe site, depending on the original natural ground surface, previous g{aaiiigand"any bf her previous onsite structures. . Project No. 04-134-01 Page 3 Redhawk Construction, inc. December 17, 2004 SCOPE OF WORK Our geotechnical services included. subsurface explorafion: engineering evaluations, consultation with Scott Dahlin and the preparation of this report. The scope of work included the following specific tasks: o Reviewed published geologic mapping of site vicinity. o Observed the excavation of 4 test pits to depths ranging from 2.5 to 9 feet below the ground surface to observe the subsurface soil conditions. Locations of the test pits are shown on Figure 2. o Continuously logged the subsurface conditions, as encountered in the test pits at the time of excavation. Logs of the test pits are presented on the summary sheets of Appendix A. o Performed engineering evaluations of the site conditions and their impact on the feasibility of onsite storm water infiltration. o Prepared this geotechnical report summarizing our preliminary findings and evaluations of storm water 1nf1ltratior1 and /at Scott Dahl,n's request) ,·ecrnnmendat1ons fm foundatio11 design, site s,rading and site c1ra,riag<" EXISTING SITE CONDITIONS The proposed development is located on ir1e east side ot Union Avenue SE, soutr1 ot 4'h Street in the city of Renton as approximately shown on Figure 1. The properties are currently developed with residential structures as shown in Figure 2. Topography on the properties slopes down very gently to the east as shown on Figure 2. The cont()yrs ofJ:jQure:? indifc1te;,:1 maximum elevation difference across the site from the southy.,est ·~r!'ie(tb'the southeast corner to be about 6 feet. The existing site surface gradients''ari:l if.idicate"d·\oirange from about 10% to less than 5%. The properties to the north and south have similar topography but the property to the east slopes down gently to moderately to a low area which we understand has been de.sign?teg 1f:if{tl;'!p]s~i;ea:··:""·•· .. . ·----·"'">---·'' ., .. -.-. ._.,.,., ••• Subsoils Our ~taluafici~ of 1he1sub;~rf;ce co~ditici~s was based on our exploratory test pits, surface observations and review of published geologic mapping. Logs of our test pits are included in Appendix A of this report. Project No. 04-134-01 Page 2 Redhawk Construction, inc. December 17, 2004 EVALUATIONS AND RECOMMENDATIONS • -<fl.~· •. Geology Review of published surface geologic mapping of the site vicinity (see Figure 1) indicates that the site surface soils were mapped as glacial till soils (Qgt). These glacial soils were deposited during the Vashon glaciation, the last glacial advance into the Puget Sound area which ended approximately 13,500 years ago. Glacial till soils are typically a compact mixture of clay, silt, sand and gravel which were deposited at the base of the glacial ice. Based on our subsurface explorations on the site, in our opinion the natural soils encountered at the site are glacial till soils (Qgt) consistent with the referenced geologic map. Infiltration System Feasibility Based on the subsurface conditions observed in the test pits it 1s our opinion that the ·1atural glacial till subsoils are not suitable for storm water 111f1ltrat1011 Althougl1 tl1e ::itac1a1 tili soils are technically sands they contain a high percentage of fines and 1i1t-e ,111-weathered soils are very dense and cemented a•1c11n our e,.pe1ience they have vf,r,, 10w penneab1l1ty r11e e;,ist)1~g.Hljap,Q,,Wc;athered soils are much iess dense c11',d !1c111,· ··w~r1er· permeab111ty ,·,o\.vt=:ve,-their· h!gher perrneatJ1i1tv anc! ,3t-;1l1ly 1,-_, 1nfi:tratt=:-\~ . .101 ricl t-r_11 :i,r, most part be nega,ecJ by the presence ui the ·;ery low pe1rr1eabil1ty ,·1atural ,c11ls 1t-,a, exist at relatively shallow depths We understand that your proposed storm water infiltration system would likely be a gravity infiltration tank (pipe) running parallel to the east property line. The system would most likely be established within the existing fill soils encountered in the test pits in the eastern site area. .) _: .. ft~~\~J-~ ·-- Based on our experience andf¥1dgr:11e6t, in our .opinion, vertical downward infiltration of water entering the existing fill and weathered soils will be limited to the depth of the very dense/hard cemented natural glacial till soils. Due to the much lower permeability of the very dense/hard natural soils, vertically infiltrating water will be forced to migrate laten;illy aW<!Y from ti:)E1:~sy~7!:londJdown the buried natural ground surface which -· -_.· . ---~ ----,_-'"·----";·-:""·~-~-~:"'·~~·--.----~ ... ,..:;. ··:.·. -· .. ·:. . . . appears to slope down to the east. [ateraf seepage would then occur at much lower seepage gradients which would result in much lower. infiltration rates for the system, likely below practical limits. In addition, the laterally infiltrating water would most likely emerge. gn_ the adja9,1=1nt_nE1ignP,Q(i.r19,,,pro!)ertyto the east with potential impacts on slope stability. "' · · · ·;;., ,-,~ ·" Project No. 04-134-01 Page 4 Redhawk Construction, Inc. December 17, 2004 Therefore, considering all of the above, the feasibility of the proposed storm water infiltration system at this site is, in our opinion, unlikely and would likely have impacts on the adjoining property to the east 'if 'tt:iriher evaluation ·of the feasibility is requested, we will need specific design plans for the system and will need to perform infiltration tests within the fill/weathered soils and perform modeling analyses of the seepage conditions (both of which are beyond the scope of this preliminary study). Structure Foundations Conventional spread footings founded on undisturbed dense to very dense natural soils should provide good support for the proposed structures. All footings should be founded at least 18 inches below the lowest adjacent final grade but should be deepened as required to penetrate existing fill and weathered soils to bear on the undisturbed dense to very dense natural soils. Square footings should be at least 24 inches wide and continuous wall footings should be at least 18 inches wide. Footings constructed as recommended may be designed based on an allowable vertical bearing pressure of 2000 psf. Where fill soils and/or unsuitable loose/medium dense natural are encountered, footings should be deepened as required to penetrate the fill and unsuitable soils lo ')ea1 or1 u1Ki1sturt)ed dense 11atural srnls To provide a level bearing surface, too11ngs should be stepped !fl areas wherP the dense bear1r1g soil surface slopes b,1 averageo step 1at10 no steeper il1a11 L5,:L,JJJ01iwntal ve1t1cal, 1,l10uicJ 1:,.,, 11sec I reduce -,\iPi-!::1pnir-11~, ,-.if iTH_,1-1dat1(x1 ;_:;lresses As an alternative to deep spread footings to penetrate fill and unsuitable soils and/or satisfy slope setback requirements, foundation loads may be transferred from the recommended minimum foundation depths to the recommended bearing soils by a monolith of lean concrete having a minimum compressive strength of 1000 psi. The width of an unreinforced lean concrete monolith should be at least as wide as the footi_ngor c1t least one-\!Jird of the monoljth}:1eight, whichever is greater. Reinforced monoliths should be di:,ifr~Jnedoy'a'gfh'.lcfural engineer. A suitable width trench should be excavated with a smooth edged :excavator bucket (no teeth) to expose the dense/very dense bearing soils under observation by our office and backfilled as soon as possible with the lean concrete to the footing elevation. SE!ttlen,ent Qf~pr9caq f_OQi).!l9Jp~q~ati,&H~}fe~pected to b_e within tolerable limits for this structure. For example, the e~a settlement of continuous wall footings supported on undisturbed very dense/hard natucaLsoils and carrying loads up to 3 kif is expected to be on the order of Y. to Y:z inch. Maximum differential settlement within properly supported structures _i:, fi!l<J;I_E'l_c._l?,.<;t,to_pg OQ the order of Y. inch. Settlements are expl3cted to occu(pflrriarily\{urihg 'constroctibh Project No. 04-134-01 Page 5 Redhawk Construction, Inc. December 17, 2004 For lateral design, resistance to lateral loads can be assumed to be provided by friction acting at the base of foundations and. by passive, e(lrJIJ pr~ssure /\ coefficient of friction of 0.4 may be assumed with the dead load forces in contact with onsite soils. An allowable static passive earth pressure of 250 psf per foot of depth may be used for the sides of footings poured against undisturbed natural soils or properly compacted structural fill. The bearing values indicated above are for the total dead load plus frequently applied live loads. If normal code requirements are applied for design, the vertical bearing values may be increased by 50% for short durations of loading which will include the effects of wind or seismic forces. Allowable lateral passive pressures may be increased by 33% for wind and seismic forces. Site Grading Site grading is expected to be limited primarily to excavation for foundations and subgrade preparation for slab floors and driveway Site Preparation Existing vegetation. debris, existing fill and/or loose or medium dense soils sl,ould be stripped from the areas that are to be graded Durin~1 rough grading excess srn1,, s1·1ouid be liaulect oft site and no material shouicl br, placecl u1, slopes .Soil~: ,·untair11r1Ll r11ore H1an 1r;;1 by· weight of 01-gcJr11cs rl1ay bE usec! 111 ~-ddnter areas ::H_Ji snouicl not be qsed for Ii.II beneatl1 QJJJldrng qr pavement areas Stumps liebr,s cllKi r -3'.:J: :..:fHJdci ni:-:: r·ernoved fr·on1 the site Subsu1. >fllki1t1r.Jn': ,:}r·, tfv--c:.;ric: ·.;ary frorr chose· d1cou1,tered 111 the test pits T'11erefore. tl1e soils engineer shuulcJ observe th~, prepared areas prior to placement of any new fills Temporary Excavations: Based on the subsurface conditions encountered in our test pits, it is our opinion that sloped temporary excavations in natural soils above the ground water may be made vertically to depths less than 4 feet. Deeper temporary excavations should b.e made.. at slope gradients no steeper than 1 :1 (h6rizohfa'1:Vert1Cal).: It ~hould be nbteid that the contractor is responsible for safety and maintenance of construction'slopeS. · Structural Fill: Excavated onsite silty sand soils cleaned of debris are considered suitable for general structural fill but not adequately free-draining for use as retaining "":?II; l;Jackfjll,: •. C!ei:ip; fr~~·dramLa[.1.m.BS'r:!El.c:l;grpni.llarfill should be used for retaining wall backfill. Loose t6 medrum dense soils, fo-rinwork and debris should be removed in accordance with the "site preparatio11'crecommendations prior to placing fill or backfill. $tr4cct.ural fil! shoulg b_e pla,c;:E!c;Ljn. horizontal .. lifts not exceeding 8 inches in loose thickness and compacted io at leasf90% ofllie maximum dry density as determined by the ASTM D1157-91 test method. Imported granular fill should be clean, well-graded sand and gravel materials free of organic debris and deleterious material. Project No. 04-134-01 Page 6 Red hawk Constructior ,, Inc. December 17, 2004 Subqrade Preparation: Existing fill a.nd loose pr, qthl'![Wi::;e unsui.table .soils .should be stripped from areas for support of pavements or slabs-on-grade and structural fill should be placed to the final subgrades. Concrete 'slabs-on-grade and pavements should be supported directly on dense natural soils or structural fill over dense natural soils. The top 6 inches of subgrade fill should be compacted to at least 95 percent of the ASTM D1557 maximum dry density. Concrete slabs and pavements should have 2-way reinforcement and should have frequent construction joints to reduce the potential for cracking. If a floor covering is to be placed over an interior concrete slab the slab should be underlain by a capillary break consisting of at least 4 inches of crushed gravel or a polyethylene vapor barrier of at least 6 mil thickness. If a vapor barrier is used it should be covered with 2 inches of clean sand to reduce punctures and aid in concrete curing. Utility Trenches: Buried utility conduits should be bedded and backfilled around the conduii in accordance with the project specifications. Where conduit underlies concrete pavement or slabs-on-grade, the backfill above the pipe should be placed and compacted in accordance with the recommendations for structural fill If clean granular fill is used for trench backfill it should be capped with 6 inches of onsite silty soils 111 non-paved areas i\dequate poo1t1,e ma1nage snould be prov1oecJ away ir om ·,r,e s1ruc1ures am1 on 1l1e site in general to prevent water from ponding and to reduce percolation of water into subsoils. Granular backfill should be capped with paving or 6 inches of onsite silt soils. A desirable slope for surface drainage is 2% in landscaped areas and 1 % in paved areas. Roof drains should !Je tighUjn_ecjjnto the street storm drain .Sy$tem or other appropriate discharge pbihf{nci"surface' cliscllarge adjacent to structures). A permanent perinieter drain, independent of the roof dr:ain system, should be placed adjacent to the base of the continuous exterior foundations. The drain should consist of a four-inch diameter perforated PVC drain pipe placed in at least one cubic foot of drain gravel per lineal foot along the base of the foundations. The drain gravel zone around the pipe should be encapsulated with a merntJ1:cl[l~_ qf .Mlrafi J4Pfilter; fabric or equivalent between the drainage zone material ana onsiiesilty soil Backfill. At least one interior drain should be provided in the subfloor area connecting to the perirneter drain on the downslope side at the lowest point. Project No. 04-134-01 Page 7 Redhawk Construction, ,nc. December 17, 2004 Plan Review , .• ,, ;~ ·-··7·'·-_,. ,, ·-. This report has been prepared to aid in the evaluation of this site and to assist the owners and their consultants in the design and construction of the proposed development. It is recommended that this office be requested to review the final design drawings and specifications to determine if the recommendations of this report have been properly implemented and to make any supplemental design recommendations which may be required. Observations and Testing During Construction Recommendations presented in this report are based on the assumption that soil conditions exposed during construction will be observed by our office so that any necessary design changes or supplements may be made. All footing excavations should be observed prior to placement of steel and concrete to see that they have penetrated into bearing soils and that excavations are free of loose and disturbed materials. Drainage control systems should be observed to verify proper construction Proper fill placement and compaction should be verified with field and laboratory ,je11s1ly testing bv a ,~ual1f1ed testing iaboratorv .-'. '--:'f,- Project No. 04-134-01 Page 8 Red hawk Constructior ,, .nc. December 17, 2004 CLOSURE . ,· .. ,-.,-,,,.:.,~,-_., :"' This report was prepared for specific application to the subject site and for the exclusive use of Redhawk Construction, Inc. and their representatives. Our work was performed directly by or under the supervision of the undersigned. The findings and conclusions of this report were prepared with the skill and care ordinarily exercised by local members of the geotechnical profession practicing under similar conditions in the same locality. We make no other warranty, either express or implied. Variations may exist in site conditions between those described in this report and actual conditions encountered during construction. Unanticipated subsurface conditions commonly occur and cannot be prevented by merely making explorations and performing reconnaissance. Such unexpected conditions frequently require additional expenditures to achieve a properly constructed project. If conditions encountered during construction appear to be different from those indicated in this report, our office should be notified. Respectfully submitted, GEOSPECTRUM CONSULTANTS INC idrnPs /:,. Dool1t1'1c =)1·1nc1pal E1·19111e2i Encl: Figures 1 and 2 Appendix A Dist: 1/Addressee 1/Scott Dahlin. .. . 1 /GebDatorff, 'i'rf& dft !"'•,·1'-> i: :t·:--,· '',.,--- Project No. 04-134-01 Page 9 r0f: G'eolOC]ic Mci.p of the lli>.nton <).1a,1ranglc fl •. Il.. MnJJ. in0ct1 LK, ,JJL;C,f. ,1:k,p.J'.'£1~1.0 5, C -,,.;. -1-·;, .. .;:.,_.,.-;;;.·.~ :,t··-~,:;···-· •~~~e-9~,=-==I 'I 1• • "·; " " 1965 . " " SITE VICINITY GEOLOGIC MAP \ \ l l ( /er• ···-l.-=c-= J:>rop. f:torm WC\t<,r Infiltration Frmsibilty 25'1, 316 & :irn Union i\v0.nun :,r,: TI0nton, Washington Proj. No. 01\-1 34 Date 12 /M Figure I ------,.--- '"~~::,,,,~,,,;,~-,~·"t*· -)··~ ; I ~ ' J ~<..! ~~ii . ----··, . -~. --- . -···-. '.',---,.---.--1-ae."-...:..::.::_ ___ _ _(tiO:J! ~nll>Pl '. '.?.S:))I) .!!Jff°Z (~! . .o:rOSOl --~-----~-- ' ' ,, ' 1- ' I;"· C 00 z -·-.-::.·~ ~ L.J-~+,_,-L..a!, ' -:... .tr1--· 1;,/· i . - i _ _ ;.-:~:-Y~l!}O __ s~:-'.i!l:~lll:~~~;,: ::-,!.·:;:: SITE EXPJ,ORATION PLAN Prop. storm WatPr Infiltration Fc,asihilty 254, 316 Is 31fl Union Avem1e SF. ll.Pnton, Washin9ton Proj. No.04-134 Date 12/04 Figure 2 APPENDIX A FIELD EXPLORATION Our field exploration included a site reconnaissance and subsurface exploration program. During the site reconnaissance, the surface site conditions were noted, and the locations of the test pits were approximately determined. The test pits were approximately located using existing features as a guide. Elevations at the test pits locations were estimated from the site plan prepared by GeoDatum combined with our own site measurements. Test pits were advanced using a tractor-mounted backhoe. Soils were continuously logged and classified in the field by visual examination, in accordance with the ASTM Soil Classification system. Logs of the test pits are presented on the test pit summaries sheets A-1 and A~2. The test pit summaries include descriptions of the soils and pertinent field data. Soil consistency and moisture conditions indicated on the logs are interpretations based on the conditions observed in the field Boundaries between soil strata indicated on the logs are approximate and actual transitions betweer1 strata may be gradual , .. __ -'::"'""- TEST PIT NO. 1 Logged by JAD Date: 10/20/04 Elevation: 403' Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments a SM Silty Sand with gravel loose moist dark FILL - & cobbles, brick to brown 2-to -& plastic ~edium & brown ense very 4- moist - ············ ...... . .... 5-SM Silty fine 1and . & ve~ gark 28.9 -w.. ormm1.~~ .... roll I~_ ········ .... .fTICl -~!. ...... rown -fI'lnilJ~rii moist ~~ol:m 13.6 a-······ 1:>ecomes i:emeiiieii --v.-aeiise gray-bm 11.8 10- - 1r Maximum depth 9 feet. -No ground water encountered. 14- - TEST PIT NO. 2 l_oggerJ ov .JAU Uat_e I IJ/2D/U4 lk:\.:at101·, 40:'. '., 1Jepth 81ows C1as::, 5oii Descr1pt1cv ,.:..onsistenc,/ Oiois1ure •>::;Jo, .J1f/"!0 i ·.:omme.nts lJ -SM Silty Sand w/grnvel loose moist brown FILL 1 -to and dark - 2-& metal frame debris medium brown dense - -~~--:-:. · .. .. -· . . -· .. . ,-r . ---· ·-,--~ ,., •x· .. ,-. -• . • ,Y ,. , loose SM -Silty fine Sand_& occ gravel gark 4- ~!rnCltS_ .. _ rown -... ......... ......... . . m. dense bed-5- to rown - dense 5-..... · --~-..... . . :•i .. -::.",.-:c:-":.,:-.__;._ __ -••.• .-,.-; .;.c",-:,-.,,._ ... _ ·.·i ,~ • . .. becomes cemeted ve~ grat -71ie se ro n 10.8 ard 7 ~aximum deJllh 7 ft. -o·grourn:l w ter encountered -~-'~ ·-,"-<' .. '. I r:·:o;_:~----· ,.,. ... ' -, _,· ··.i - GEOSPECTRUM CONSULTANTS, INC. Proposed Storm Water Infiltration Feasibility I I I I I I I w-· "j 254, 316 & 318 Union Avenue SE )i~:f .,,.,, .. ', Geotechnica/ Engineering and Earth Sciences Renton, Washington Proj No. 04-134 I Date 12/041 Figure A-1 .. If.'. TEST PIT NO. 3 Logged by JAD Date: 10120104 Elevation: 404' Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments o-r--r---r------------,----...... ---...... ---..---,.----1 SM Silty Sand with gravel & cobbles loose moist dark FILL - & asphalt fragments brown -& concrete slab debris & brown 10.1 SM Silty fine Sand Js~mn~~ ~·----rer -orn 11.9 dense 1;;1 r:bt 10.0 ra 8 --1---4---4------------1-....::..:=;;_-4-___ -1-......:,;;;L..:;.;;.;~..:;.;.:~----1 - Maximum depth 8 feet. -No ground water encountered. - TEST PIT NO. 4 Depth Blmvs Ciass Soil Description '_'..onsistenc--·' Moistur•:: 'J -,---,---,--------------~----,-----,.-----,----,-----1 SM Silty Sand w/c1ravel loose/ moist brown FILL - -SM Silty fine Sand w/gravel - - medium & dark-1 dense brown oose, m.dense ............... v. dense red-Orn orav-orown •,A ;. ,. ···"F"' c, ,. _, .. , '"-'°~ L... . ··-• __ .·, ,,. ~' -·,.· •... - GEOSPECTRUM CONSULTANTS, INC. I I I I I I I II Geotechnica/ Engineering and Earth Sciences ,,.-c.,; Proposed Storm Water Infiltration Feasibility 254, 316 & 318 Union Avenue SE Renton, Washington Proj. No. 04-134 I Date 12/041 Figure A-2 • BELLAMONTE IN THE HIGHLANDS Tax number 518210-0011, 0012, & 0014 26-Unit TOWN HOUSE SITE PLAN SUBMITTAL CONSTRUCllON MITIGATION ·J:.· "-·";0] 1..,_,,.)/ -_, •... ·· t.,.. '._,< Proposed Construction Dates (begin and end dates): Proposed construction start in Spring 2008 with the demolition of the existing buildings. The site work would start soon there after -June 2008; building unit construction would begin once fire protection and utilities were available to the building pads. A completion in late summer 2008 is anticipated. Hours and days of operation: 7:00 am to 3:30 pm, Monday through Friday Proposed Hauling/ Transportation routes: Materials and labor to the proposed site would be from Union Avenue NE. There is no anticipated hauling of off site materials to construct this project. Any excess material will remain on site from building pad grading and used within landscape areas. Measures to minimize construction activities: Implementation of Best Construction Practices will be utilized. Sedimentation ponds; silt fences and water trucks will be used to minimize dust during construction activities. Special hours: Occasional weekend work may be necessary to keep the project on schedule, this would be scheduled with the City Inspector. Building construction may need to work on Saturdays, again scheduling will be coordinated with City of Renton Staff. Preliminary Traffic Control Plan: Utility connections within Union Avenue NE will require a minimal traffic control during these limited activities. Coordination with the City of Renton Inspectors will be critical. Once a contractor is selected, a traffic control plan will be provided to at the pre-construction meeting with the City of Renton. ® King County Records and Elections Division Recorder's Office Department of Information and Adminisuative Services King Count)' Administration Building 500 Fourth A venue, Room 311 Seattle, WA 98104-2::'!37 (206) 296-1570 (206) 296-0109 IDD (206) 205-8396 FAX Plat and Condominium Name Reservation Request Please NOTE: There is a $50.00 fee for this transaction Reservation Type: -ja<PLAT o CONDOMINIUM Name Reserved: Reserved by: Contact: Telephone: Address: City, State, Zip: h::isteo Davis ______ _ 6c1;:;iten DGViS iZeo±oo. u..JA S'30S z Section: __ \~S~ __ Township: J'::, Range: __ s _______ _ Quarter: ~D .... (.,..)[_t+-'b~ _____ Quarter: ( .JfSt Comments: Signed: ~~-l't'.,..,·'f· -/-fl'--M=f-'o'M~·~-----------(Developer) This name reservation will expire one year from the date this request is filed with the KING COUNTY RECORDERS OFFICE. If the condominium or plat has not been declared within this time, and reservation of this name is still desired, a new NAME RESERVATION REQUEST must be filed. The fee for Plat and Condo Name Reservations is $50.00 per KCO 2.12.120.D FOR RECORDERS USE ONLY: Approved: Date Filed: Date Reservation Expires: Sent to Assessor's: ______ (Records) ______ (Assessor) ® King County Records and Elections Division Recorder's Office Department of Information and Administrative Services King County Adnunistration Building 500 Fourth Avenue, Room 311 Seattle, WA 98104-2337 (206) 296-1570 (206) 296-0109 TDD (206) 205-8396 FAX Plat and Condominium Name Reservation Request Please NOTE: There is a $50.00 fee for this transaction Reservation Type: o PLAT f, CONDOMJNIUM Name Reserved: OC,\\O('i)QQ1e 10 :t\'.Jf )±1a\J\Qa;:j5 Reserved by: hcis±:eo Dav1S \J Contact: JiciS±E'O DOYiS Telephone: 0,C)(; -~lulu£':,__··'-'} o,,_,· c,.J,,,.,;'_,) _______ _ Address: I.la\ ('()QOSJ c.::,c Rd -Sl!.J ~ ,-3).0 City, State, Zip: Renton . l,l) A qsos 7 ,-: ., 2-r Section: \::> Township: 0--' Range:--=:=,=--------- Quarter: .... q,..oc __ :-1: .... n~ _______ Quarter: _,.,(;,!,Lj.,,_-f:.,.$u±c__ _________ _ Comments: Signed: ci"'-¥fftt+,~r+,--..M::,LJ . ....,}A.....,_ ________ (Developer) This name reservation will expire one year from the date this request is filed with the KING COUNTY RECORDERS OFFICE. If the condominium or plat has not been declared within this time, and reservation of this name is still desired, a new NAME RFSERVA TION REQUEST must be filed. The fee for Plat and Condo Name Reservations is $50.00 per KCO 2.12.120.D FOR RECORDERS USE ONLY: Approved: Date Filed: Date Reservation Expires: Sent to Assessor's: ______ (Records) ______ (Assessor) BELLAMONTE IN THE HIGHLAND~/,' ENVIRONMENTAL CHECKLIST Purpose of checklist: .. ::· .,. ·' ·,·. ,. ' .. -··-· . ,. ,,,.,.,., The State Environmental Act (SEPA), chapter 43.21C RCW, requires all governmental a~encies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identifies 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. A. Background 1. Name of proposed project, if applicable: Bellamonte in the Highland 2. Name of applicant: Davis & Kurth 3. Address and phone number of applicants and contact person: Applicant: 1201 Monster Road SW Suite320 Renton, Washington 98057 -Jate checklist prepared July 31, 2007 5. Agency requesting checklist: City of Renton Contact: Johnathan Kurth 425-228-5959 (office} 425-226-9227 {fax) 6. Proposed timing or schedule (including phasing, if applicable): Preliminary Site Plan Approvals -Winter 2007 Engineering and Buildmg Permit Approvals -Spring 2008 Start Construction -Summer 2008 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: Geospectrum Consultants, Inc. completed a Geotechnical Engineering Study on December 14, 2004. A Trip Generation Analysis was prepared by Transportation Consulting Northwest dated July 30, 2007 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes explain: No 1 Be/Jamonte in the Highlands SEPA Document 10. List any government approvals or permits that will be needed for your proposal, if known: City of Renton Site Plan and Preliminary Plat Approval, Engineering Construction and Building Permit approval by the City of Renton. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The eroposal is to create 26 residential units on an existing 1.10-acre retail site. The parcels are identified as KC Tax Parcel 518210-0011, 0012, & 0014. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal description, site plan. Vicinity map and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is locatf!d along Union Avenue NE at 316 Union Avenue NE, south of NE 4 Street and Union A venue NE. The property is currently consists of three residential homes with out buildings. The three homes are addressed as: 254, 316, & 318 Union Avenue NE. B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, rolling, hilly, portion steep, slopes, mountainous. other . b. What is the steepest slope on the site (approximate percent slope)? 8% grade from west to east. c. What general types of soil are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify fhem and note any prime farmland: Glacial Till d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No 2 Be!lamonte in the Highlands SEPA Document e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: Approximately 1000 cu y_d of select imported fill material will be needed for road base and for general site fill. f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes, erosion could occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 80% h. ProP.osed measures to reduce or control erosion, or other impacts to the earth, 1f any: 2. Air Silt fabric fencin!J, sedimentation ponds, and swales will be utilized during construction if necessary. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, and industrial wood smoke) during construction and when the project is completed 1 If any, generally describe and give approximate quantities if known· Emissions from construction equipment, dust during construction b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirem~nts; dust control (water) will be provided during construction. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into: Yes, Maplewood Creek is located 160 feet to the east of the property 3 Bellamonte in the Highlands SEPA Document 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans: yes, the storm water detention facility and the outfall pipe will be constructed within 200 feet of the Maplewood Creek. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: none 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known: No. 5). Does the proposal lie within a 100-year floodplain? If so, note location on the site plan: No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge: No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water" Give general description, purpose and approximate quantities if known No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial. containing the following chemicals ... : agricultural: etc). Describe the general size of the system, the number of such systems, and the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: N/A c. Water runoff (including storm water); 1) Describe the source of runoff (includinQ storm water) and method of collection and disposal, if any (include quantitiesi' 1f known). Where will this water flow? Will this water flow into other waters? I so describe: The storm water runoff generated by this project will be collected within catch basins and conveyed to a storm water fadlity on the easterly portion of the project. The discharge of storm water will be conveyed down to the edge of the wetlands located along Maplewood Creek. The storm water facility be sized in accordance with the 2005 King County Drainage manual. 4 Bellamonte in the Highlands SEPA Document 2) Could waste materials enter ground or surface waters? If so, generally explain: Household spills could enter the storm system. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: Storm water BMP's (Best Management Practice) will be incorporated into the project to minimize surface and ground water impacts during and after construction. City of Renton standards for BMP's will lie incorporated and shown on the utility plan. 4. Plants a. check or circle types of vegetation found on the site: _XXX_deciduous tree: big leaf maple, black cottonwood _XXX_evergreen tree: Douglas fir, western red cedar, western hemlock XXX shrubs: =xxx= grass: miscellanecus unidentified grasses and forbs. _XXX pasture __ crop or grain __ wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation J What kind and amount of vegetation will be removed or altered' All vef!etation within road rights-of-way will be Approximately 900/o of the site will be cleared and regarded. removea. c. List threatened or endangered species known to be on or near the site: None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Project will be landscaped prior to occupancy of the buildings. Landscapmg will be maintained by the future Homeowners Association. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, sonqbirdshother ___ _ mammals: deer, bear, elk beaver, ot er fish: bass, salmon, trout, herring, shellfis.,..h-, -o~th_e_r __ _ b. List any threatened or endangered or endangered species known to near or on the site: 5 Be/lamonte in the Highlands SEPA Document None known. c. Is the site part of a migration route? If so, explain: No. d. Proposed measures to preseive or enhance wildlife, if any: None. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: Electricity and natural gas will be used to meet the project's energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: No. c. What kinds of energy conseivation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Homes will be constructed to Washington State energy code requirements. 7 Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals1 risk of fire and explosion, spill, or hazardous waste that could occur as a result or this proposal? If so, describe: Unknown at this time 1) Describe special emergency seivices that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 1) What types of noise exist in the area which may affect your project (for example: Traffic, equipment, operation, other)? Traffic 6 Be/lamonte in the Highlands SEPA Document 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term noise associated with construction equipment. Long-term noise associated with 26 new single-family units. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently used as residential houses. The property to the north is a retail/business use. The property to the south and east are vegetated property un-developed. Union Avenue abuts the property to the west. b. Has the site been used for agriculture? If so, describe: No c. Describe any structures on the site: There currently three sin9/e family houses on the property, they will all be removed as part of the site improvements. d Will any structures be demolished? If so, what" Yes, the existing structures and sheds w!II oe removed. A demolition permit will be obtained from the City of Renton. e. What is the current zoning classification of the site: CA -Commercial Arterial f. What is the current comprehensive plan designation of the site? NE ./1' Street Business District Corridore g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specity: No i. Approximately how many people would reside or work in the completed project? 52 7 Bel!amonte in the Highlands SEPA Document j. Approximately how many people would the completed project displace? 0 k. Proposed measures to avoid or reduce displacement impacts, if any: N/A I. Proposed measures to ensure the proposal are compatible with existing and projected land uses and plans, if any: Proposal conforms to Comprehensive Plan and Zoning Code. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: 26 new middle income. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: 2 -rental property c. Proposed measures to reduce or control housing impacts, if any: None 10. Aesthetics a. What is the tallest height of any proposed structure(s). Not including antennas: what is the principre exterior building material(s) proposed? 50foot Woo~ concrete, wood products b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? 8 Bel/amonte in the Highlands SEPA Document light and glare associated with 26 new units plus street lighting. b. Could liqht or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? New City Park at 3"' and Union (under construction), Kiwanis Park, Proposed Heather Downs Park b. Would the proposed project displace and existing recreational uses 1 If so, describe: No .. Proposed measures to reduce or control impacts en ·ecreational opportunitie 0 : w be provided by the project or applicant, if any: Pay City of Renton Park mitigation fees 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe: None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site: None known. c. Proposed measures to reduce or control impacts, if any: N/A 9 Bellamonte in the Highlands SEPA Document 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any: The project abuts Union Avenue NE -the proposed access to the site would be off of Union Avenue NE. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is currently served by KC Metrg_ bus route #114 along Union Avenue NE. At the intersection of NE 4" and Union Ave is a "Transfer Point"that is served by Routes 114, 111, 105, and 908. This is located approximately 330 feet to the north along a public sidewalk. c. How many parking spaces would the completed project have? How many would the project eliminate? Two parking spaces within the garage and driveway. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. A new proposed access road would be construction in the interior of the project to provide access from the project onto Union Avenue NE. e. Will the project use (or occur in the immediate vicinity of; water, rail, or air 0ransportation 1 If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur: The project would generate 19 PM trips and 260 weekday trips. g. Proposed measures to reduce or control transportation impacts, if any: No measures are needed or proposed. However, the trip generation of the project is offset by the demolition of the existing structures. The homes generated 2 PM peak hour trips and the light mdustrial building generated 1 PM peak hour trip. Thus there will be 3 fewer PM peak hour trips on the roadway network once this project is completed. 15. Public Seivices a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: The project will result in an increased need for all public services. 10 Bel!amonte in the Highlands SEPA Document b. Proposed measures to reduce or control direct impacts on public seNices, if any: Increased tax base pays for services. Parks, fire, sewer and storm water mitigation fees will also be paid. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the seNice and the general construction activities on the site or in the immediate vicinity which might be needed. Sewer, Water and Public Access -City of Renton Power and Natural Gas -Puget Sound Energy Phone -Qwest Cable Television -Comcast Internet Access -Comcast C. SIGNATURE The above answers are true and complete to the best of my knowledge. understand that the lead agency is relying ,on them to make a decision. . . I '.Wf -2-()L/~ Signature-~' Name Prin ed: OffeEngineers PLLC Darrell Offe, P.E. Date Submitted: July 31, 2007 11 Bel/amonte in the Highlands SEPA Document STEWART GUARANTY COMPANY Subdivision Guarantee Guarantee No.: SG-2631-12164 Effective Date: August 7, 2007 at 8:30 AM Fee: $0.00 OrderNumber: 207157018 The County ofKING and any City within which said subdivision is bcated in a sum not exceeding $1,000.00 Toa~ according to those public records which, under the recording laws, impart constructive notice of matters affecting the title to the land included within the exterior boundary of said Subdivision Guarantee, theonly parties having any record title interest in said land whose signatures are necessary, under the requirements of the Subdivision Map Ac~ on the certificates consenting to the recordation of said map and offering for dedication any streets, roads, avenues and other easements offered for dedication as shown in Subdivision Guarantee. Signed under seal for the Company. but this Guarantee is to be valid only when it bears an authorized countersignature. Counte:5igned: ~ L""t.... \-\.. ~~ Authorized Signatory STEW ART TITLE SEATAC, Washington II Guarantee Serial No. SG-2631-12164 I In writing this company please address it at P.O. Box 2029, Houston, Texas 77252, and refer to the printed Serial Number. SUBDIVISION GUARANTEE Guarantee No.: SG-2631-12164 Order Number: 207157018 Subdivision Guarantee: Sales Tax: Effective Date: August 7, 2007 at 8:30 AM Total: $0.00 $0.00 $0.00 OWNERS: PROGRESSIVE DEVELOPMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY LEGAL DESCRIPTION: LOT 1, CITY OF RENTON SHORT PLAT NO. 395-79 RECORDED UNDER RECORDING NO. 7910119003, RECORDS OF KING COUNTY, WASHINGTON. LOT 2, CITY OF RENTON SHORT PLAT NO. 395-79 RECORDED UNDER RECORDING NO. 7910119003, RECORDS OF KING COUNTY, WASHINGTON. THE SOUTH HALF OF THE SOUTH HALF OF THE SOUTH 2/5 rn OF THE WEST HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W. M. IN KING COUNTY, WASHINGTON; EXCEPT THE PORTION THEREOF LING WITHIN 132"0 AVENUE SOUTHEAST (BEING KNOWN AS THE SOUTH HALF OF THE SOUTH HALF OF THE SOUTH 2/5rn OF TRACT 1, MARTIN'S ACRE TRACTS, ACCORDING TO THE UNRECORDED PLAT THEREOF; EXCEPT THAT PORTION LYING WITHIN 132No AVENUE SOUTHEAST) SUBJECT TO: 1. RESERVATIONS AND EXCEPTIONS, INCLUDING THE TERMS AND CONDITIONS THEREOF: RESERVING: RESERVED BY: RECORDED: RECORDING NO.: MINERALS NORTHERN PACIFIC RAILROAD COMPANY JUNE 20, 1900 192430 2. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR 132ND AVENUE SE AS GRANTED BY DEED RECORDED MARCH 10, 1965 UNDER RECORDING NO. 5853034. 3. COVENANTS, CONDITIONS, RESTRICTIONS AND/OR EASEMENTS THEREIN: RECORDED: OCTOBER 11, 1979 RECORDING NUMBER(S): 7910110851 Guarantee No: SG-2631-12164 SUBDIVISION GUARANTEE 4. RESTRICTIONS, CONDITIONS, DEDICATIONS, NOTES, EASEMENTS AND PROVISIONS CONTAINED AND/OR DELINEATED ON THE FACE OF THE SHORT PLAT RECORDED UNDER KING COUNTY RECORDING NO. 7910119003. 5. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30 TH_ THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31 sT_ YEAR: 2007 AMOUNT BILLED: $2,527.64 AMOUNT PAID: $1,263.82 AMOUNT DUE: $1,263.82, PLUS INTEREST AND PENAL TY, IF DELINQUENT LEVY CODE: 2100 TAX ACCOUNT NO.: 518210-0011-04 ASSESSED VALUATION: LAND: $106,000.00 IMPROVEMENTS: $124,000.00 (AS TO LOT 1 OF SHORT PLAT) 6. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30™. THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31 5 T. YEAR: 2007 AMOUNT BILLED: $1,707.15 AMOUNT PAID: $853.58 AMOUNT DUE: $853.57, PLUS INTEREST AND PENAL TY, IF DELINQUENT LEVY CODE: 2100 TAX ACCOUNT NO.: 518210-0014-01 ASSESSED VALUATION: LAND: $137,000.00 IMPROVEMENTS: $ 18,000.00 (AS TO LOT 2 OF SHORT PLAT) 7. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30 TH_ THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31 sr_ YEAR: 2007 AMOUNT BILLED: $2,582.34 AMOUNT PAID: $1,291.17 AMOUNT DUE: $1,291.17, PLUS INTEREST AND PENALTY, LEVY CODE: TAX ACCOUNT NO.: ASSESSED VALUATION: LAND: IMPROVEMENTS: Guarantee No: SG-2631-12164 IF DELINQUENT 2100 518210-0012-03 $127,000.00 $108,000.00 SUBDIVISION GUARANTEE 8. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: PROGRESSIVE DEVELOPMENT LLC, A WASHINGTON LIMITED LIABILITY COMPANY TRUSTEE: WASHINGTON EXCHANGE & TRUSTEE SERVICES, INC. BENEFICIARY: CAROL A. PILLON, AN UNMARRIED INDIVIDUAL AMOUNT: $185,000.00 DA TED: FEBRUARY 3, 2005 RECORDED: FEBRUARY 7, 2005 RECORDING NO.: 20050207000826 (AS TO LOTS 1 AND 2 OF SHORT PLAT) 9. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: PROGRESSIVE DEVELOPMENT LLC, A TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NO.: Guarantee No: SG-2631-12164 WASHINGTON LIMITED LIABILITY COMPANY TICOR TITLE CO., A CALIFORNIA CORPORATION WASHINGTON MUTUAL BANK, A WASHINGTON CORPORATION $260,000.00 DECEMBER 13, 2005 DECEMBER 19, 2005 20051219002581 SUBDIVISION GUARANTEE The Company's liability for this report is limited to the compensation received. This report is based on the Company's property records, and no liability is assumed for items misindexed or not indexed in the public records, or for matters which would be disclosed by an inquiry of parties in possession or by an accurate survey or inspection of the premises. This report and the legal description given herein are based upon information supplied by the applicant as to the location and identification of the premises in question, and no liability is assumed for any discrepancies resulting therefrom. This report does not represent either a commitment to insure title, an examination of or opinion as to the sufficiency or effect of the matters shown, or an opinion as to the marketability of title to the subject premises. I certify this is a true accurate reflection of those documents on file at the King County Court House, Seattle, Washington as of the date and time referenced above. RobertJa~ ---------------------------~~- : rj Guarantee No: SG-2631-12164 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) COUNTY OF KING ) ~~ ;!I ~4'/ { ~~) , being first duly sworn on oath, deposes and says: ' L~i' 1t~E 1. On the /,?& day of ~T, 20 t/7 , I installed public information sign(s) and plastic flyer box on the property located at Z5"~ ff~ l,?f (/&?'W ,¥ for the following project: /!/£. G€tt,flmtw$ /Al ,74-" /#,$/IM).r Project name IJ,t,~wv,t;' PG"vfi' Lol'/11~ //fl'? -MM~ /fl~ 48-~ i.l'l?vfte:,'I'. ¥B //Ve. f/SS(l?f/P1Z5"-7"11t. /ili/1:,(, /If/Ke.~ Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 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. • ,l I ~'ll""" _l.fsi-n SUB~ ~~1SWORN to before me this ,d,X · day of V:·, ~ , 20.£.]_. {/}J ·,, ,-..,"""' lot-=" ~-,,,/,,,, ,,.z 'if#_..o 1,,...,/" > ~ "i':CL_ ,~~~Qi:'4::,.c:=:ic......l£::!c:~~~"4-----T"' ~ J. ~ - ; ;" -• _ "J NOTARY PUBLIC in and f he State of Washington, \ ' ~.~ '°u!J\....C-}:J/!,J residing at --"S""-"'8-L=----\+'-'-\....,e.~------' ~~~,f,19-~'0-~ .... 0 11: a. 'f-t.'!' a'"'"''""'"'~o~ My commission expires on J-\, -\D 111 P WAS"'\,~ I 111 \ \\\\"''" Q:\WEB\PW/DEVSERV\Fonns\Planning\pubsign.doc 05/2006 I 4• 1---------1?6' .... ,.. o f_*m\ \..,l'I';. ! PROPOSED LAND USE ACTION Ty~ Action; (ProVi<led by Applicant) Projo.t NMIO: {Provided by.Applicant) Site Address: (Provided by AppllcanQ TO SUBMIT COMMENTS OR OBTAIN ADDITIONAL INFORMATION PLEASE o CONTACT CITY OF RENTON STAFF AT: Development Services Olvtsi:m 1055 SoUlh Grady way RenlM, Washington 98055 (425) 430· 7200 --------~-----------' I I I I SITE MAP lamlnatec : ln>lalled by Applicant , L-------~----------J i. ·--·-·1 , PLASTIC . : CASE ; , lnstoHeo t,y i i appliGanl j 0 0 Please re:fere.'lCe the project number. If no 0 number ls listed reference Uie projftf'J name. I O ln~:.a11e1· Tnstructiors: Plcose ensure the bottOOl of the sign does not exceed 48A frcn the qrcund. NOTES: Uso ~· x~' X 12' POSTS Uso ~· x 8' x 112' Pl Y..VOOO Uso 1,'2' x 3' GN...V.1../\G BOlTS. WIWASHcRS LETTERING: !Joe H5LVETICA LETTERING, BLACK ON WHITE BACKGROUND. TITLE 3" ALL CAPS OTH;:R 1112" CAPS and 1' LOWER CASE Q:\WEB\PW/DEVSERV\Forms\Planning\pubsign.doc 05/2006 " r J 11 ·:i, ... . . "< • -',t-r, ! " "'t)1r 1!.' _______ R!.1~i .. ------· -- I -·----·------· - C z ::0 m 0 ;; ------------ " ~ -"' ·1·· .. •• ' Printed: 08-28-2007 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07 -095 Receipt Number: ·· ·' 0 ~r107 i.uG i. o le . RECEilJED R0704530 Total Payment: 08/28/2007 02:26 PM 3,000.00 Payee: PHAM PROPERTY, LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5020 000.345.81.00.0017 Site Plan Approval Payments made for this receipt Trans Method Description Amount Payment Check 5362 3,000.00 Account Balances Amount 500.00 2,000.00 500.00 Trans Account Code Description Balance Due 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 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00