HomeMy WebLinkAboutReport 01r 10
LETTER OF UND fANDING BETWEEN THE CITY C. ._ENTON AND THE
COSMOS GROUP FOR THE COMPLETION OF THE MAIN AVENUE SOUTH
BETWEEN SOUTH 2ND STREET AND SOUTH 3RD STREET
We would like to implement the following understanding between the City of Renton (City) and
Cosmos Group (Cosmos) with regard to street improvements along Main Avenue South between
South 2 n Street and South 3rd Street. Below we have itemized all the points and provided a
general description of each of those points:
1) The City will perform restoration of utility trenches resulting from project related
utilities extension for the Loft Apartments Project. The restoration work will be limited
to the footprint of the City's upcoming Main Avenue South improvements project. That
restoration work will be completed with the scheduled roadway improvements to be
performed by the City along
r—th 2"d Street and Main Avenue South.
• Highlighted Scope of Trench Restoration Plan (attached).
}' `? * Cosmos will perform the installation of six concrete panel replacements at the
intersection of South 3rd Street and Main Avenue South (see item #4 below).
- Highlighted trench restoration detail (dated 11/5/15) approved by the City is
also attached. The City may at its option use a trench restoration detail
designed by the City's project design consultant in lieu of this detail.
2) Cosmos shall retain a licensed asphalt contractor to replace cold mix and/or Easy Street
asphalt patches with hot mix asphalt patches (ACP class 'B') or other City approved
equal. City and Cosmos will walk temporary patched trenches after confirmation of
installation of approved patches to confirm that temporary paving patches are
acceptable pending final roadway improvements scheduled for this fall/winter.
3) Cosmos will contribute $ 60,000 to the City toward the cost of any improvements
necessary along South 2 n Street and Main Avenue South, including but not limited to
restoration of utility trenches incurred by the City on Main Avenue South between
South 2nd Street and South 3'0 Street.
4) Cosmos shall restore at its sole cost six concrete panels at the intersection of South 3rd
Street and Main Avenue South made necessary by the project's waterline extension
installed at this intersection.
5) Cosmos shall install for the City as part of Cosmos' sidewalk improvements at no cost to
the City the planters, tactile warning areas and concrete sidewalk bulb area outside of
normal curb line shown on approved plans. In the interim between when the City
completes the intersection work forthe scheduled improvements to Main Avenue South
between South 2nd Street and South 3r0 Street, the sidewalk improvements forthe bulb
area and the project's sidewalk area (SW corner of intersection) will receive temporary
asphalt paving which shall meet ADA accessibility standards. This temporary asphalt
paving shall not hinder or delay the project's proposed Temporary Certificate of
Occupancy or Certificate of Occupancy. Cosmos shall install the final sidewalk
improvements on the project's side of the intersection of South 2nd Street and
Main Avenue South once the City completes all infrastructure improvements to this
LETTER OF UND fANDING BETWEEN THE CITY 0 ENTON AND THE
COSMOS GROUP FOR THE COMPLETION OF THE MAIN AVENUE SOUTH
BETWEEN SOUTH 2 N STREET AND SOUTH 3RD STREET
area, such as but not limited to signal pole foundations, conduits, junction and control
boxes, handhold, etc.
6) The City shall install the curb and gutter within the City's project limits.
Signed;
Oscar el Moro
Cosmos Group
Gregg Zim �nan, O.E.
Public Works Department Administrator
City of Renton
-9/1 / (
Date
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APPROVED C{+�
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Mayor!r
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City Clerk -Bonnie I.Walton
September 26, 2014
Raymond Gama
Stricker Cato Murphy Arch
311 1st Av S, Suite 300
Seattle, WA 981.04
Re: Final Decision for Renton Heritage Apartments
LUA-14-000933, CU -H, SA -H, MOD
Dear Mr. Gamo:
Attached is your copy of the Hearing Examiner's Final Decision dated September 26, 2014, in
the above -referenced matter.
If I can provide further information, please feel free to contact me.
Sincerely,
it
j0 A. Se
sting City Clerk.
Enc.: Hearing Examiner's Decision
cc: Hearing Examiner
Rocale Timmons, Planner
Jennifer Henning, Planning Director
Vanessa Dolbee, Current Planning Manager
Steve Lee, Development Engineering Manager
Craig Burnell, Building Official
Sabrina Mirante, Secretary, Planning Division
Ed Prince, City Councilmember
Julia Medzegian, City Council Liaison
Parties of Record (4)
1055 South Grady Way* Renton, Washington 98057 9 (425)430-6510/ Fax (425)430-6516* rentonwa.gov
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Renton Heritage
11747 NE 1st St, 300
Bellevue, WA 98005
Raymond Gamo
Stricker Cato Murphy Architects
311 1st Ave S, 300
Seattle, WA 98104
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Jancv Ceiudo iarles Divelbiss
Ben's Loan 230 Wells Ave S
1005 S 2nd St Renton, WA 98057
Renton, WA 98057
Oscar Del Moro
Cosmos Development Co.
11747 NE 1st St, 300
Bellevue, WA 98005
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Renton Heritage Apartments )
Conditional Use, Site Plan, and Parking )
Modification )
LUA14-000933, CU -H, SA -H, MOD }
Summary
FINAL DECISION
The applicant has applied for a conditional use permit, site plan approval, and modifications to the
refuse and recycling requirements. The conditional use permit, site plan and modifications are approved
with conditions.
The applicant proposes construction of a 5 -story mixed-use building containing 101 residential units and
3,553 square feet of commercial space. In 200$ the applicant received Hearing Examiner Site Plan,
Conditional Use Permit, and parking modification approvals along with Environmental Review for the
construction of a similar 101 unit mixed use building. However, the Hearing Examiner Site Plan and
Conditional Use Permit approvals expired in 2010.The applicant is now proposing to maintain much of
the original proposal in order to eliminate the need for additional Environmental Review. The mixed-use
structure will have an average height of 64 feet.
The vacant 29,500 square foot site is located within the Center Downtown (CD) zoning classification on
the southwest corner of S 2nd St and Main Ave S. Primary vehicular access to the site will be provided
via two entry points from an existing alley, along the western side of the property, which is proposed to
be widened. A total of 101 parking spaces will be provided within the structure. A refuse and recycle
modification, from RMC 4-4-090, is being requested in order to reduce the number of required deposit
and collection points.
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The site is located on Zone 1 of the Aquifer Protection Area and within a Seismic Hazard Area. There
are no other critical areas on or affecting the site.
Testimony
Rocale Timmons — Senior PIanner, City of Renton
Ms. Timmons introduced the project (LUAI400933) and asked for exhibits listed on Page 2 of the Staff
Report to be admitted to the record.
Ms. Timmons stated the subject site is a collection of four parcels totaling about 30,000sf. The site is
bordered to the east by Main Avenue South, to the north by South Second Street, and to the west by an
alley. The site is considered a major gateway into the downtown core. It was formerly the site for a gas
station as well as for a service building that was demolished in the last couple of months. The site is in the
Urban Center Downtown land use designation as well as the Center Downtown Zone, and it is subject to
the Design District A design regulations.
The proposed structure is a five -story, mixed-use building, which will contain approximately 101
residential units (150 du/acre) as well as 3,500 square feet of commercial space and 101 parking stalls in
a two-level parking garage. Access will be at the rear of the building along the alley to the west. The
proposed structure will be directly adjacent to the proposed pedestrian facilities. The Applicant is
proposing store front glazing, covered canopies, and enhanced landscaping in order to enhance the
pedestrian experience along the street frontage. The corner of the building will serve as a focal point for
the development. The main residential entrance will be located along Main Avenue South. This entryway
will feature a two-story recess to make it easily identifiable at the street level_ The proposed courtyard
incorporates hardscape as well as landscaping for the residents to enjoy.
Ms. Timmons stated the Applicant is requesting a site plan review, a conditional use permit, and a refuse
and recycle modification. In 2008, the Applicant received site plan and conditional use permit approval
from the Hearing Examiner as well as a parking modification. Those approvals have since expired. As a
part of original approval, the Applicant received an environmental determination. The environmental
review is still valid. The Applicant has revised the proposal, but has attempted to maintain much that is
relevant to the environmental determination in order to eliminate the need for additional environmental
review. On August 18, 2014, the environmental review committee issued an addendum to the existing
environmental review which eliminated mitigation measures 2, 3, 5, and 6 because they are no longer
applicable to the proposal. Ms. Timmons stated there have been no public or agency comments received
to date on the proposal.
Ms. Timmons stated the proposal complies with the City's Comprehensive Plan Land Use and
Community Design elements. The proposal is a mixed-use development, which makes it a contribution to
the City's vibrant core. If all conditions are met, the Staff believes this development will represent a
distinct sense of place. The development, as proposed satisfies the height, screening, landscaping, and
parking development standards. However, Staff has included several recommendations for conditions of
approval for landscaping and parking. Staff is recommending the Applicant submit a revised landscape
plan depicting specific details for the courtyard screening and furniture as well as for an addition tree
CONDITIONAL USE, SITE PLAN
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along the street scape_ Staff reviewed the refuse and recycle modification and concurs the requested
modification conforms to the intent and purpose of the code.
As conditioned, the proposal meets the intent of the design regulations. Ceiling height for the first story is
13.5 feet with a two-story entrance for the residential component. Staff is recommending a condition of
approval requiring an increase in ceiling height for the commercial component in order to allow in more
natural light. A ceiling height increase will also provide a better relationship, frons a design standpoint,
with the two-story entrance feature. The Staff' has included flexibility in the recommended condition of
approval for this aspect of the commercial component of the project. In addition, Staff has recommended
a condition of approval to enhance the overall quality of the pedestrian experience.
As conditioned, the proposal satisfies all site plan review criteria. Existing parks, police, and fire
prevention resources are sufficient to furnish the proposed development, as conditioned. The Applicant
will be required to install a water main in order to provide adequate water service to the site, The
Applicant requested an exemption from the stormwater drainage standards for flow control. Ms.
Timmons noted the preliminary drainage report fails to demonstrate compliance with some of the flow
control criteria. However, Staff believes the proposal can meet this exemption if the Applicant can
demonstrate they meet the criteria. Ms. Timmons stated the City anticipates the Renton. School District
can accommodate any additional students generated by the proposal. The proposed project will result in
short term as well as long term impacts on the City's street system. The City plans to extend the alley to
accommodate these impacts. The Applicant will pay traffic impact fees.
Finally, the Applicant has requested a conditional use permit for additional density to increase from 100
dwelling units per acre to 150 dwelling units per acre. Staff has found the site lends itself well to the
proposed use, and does not think the increase in density will have adverse impacts on surrounding
properties. Staff is recommending approval of the Heritage Apartments proposal subject to recommended
conditions of approval. Staff has incorporated flexibility where applicable into the recommended
conditions of approval in order to encourage additional discussion between Staff and the Applicant.
In response to the Hearing Examiner, Ms. Timmons clarified the extension of the alley is going to be a
project of the City, rather than the Applicant. The project has been funded, and the City has begun work
to obtain the necessary easements from the adjacent property owners. There appears to be public support
for the alley extension. Ms. Timmons stated the extension of the alley is intended to provide a connection
to Main Avenue South. If the alley is not extended, access can still occur.
Referring to Page 8 of the Staff Report, the Hearing Examiner asked why Staff' has recommended 20
additional parking stalls beyond the 104 stalls in the proposed parking garage. Ms. Timmons stated Staff
is recommending a range between 10 to 20 stalls, and this is to accommodate the concerns from the
public about the deficiencies in parking in the area. Staff is recommending a modification to the cap on
104 stalls in order to allow necessary additional stalls so as not to exacerbate the parking situation in the
area. The Hearing Examiner asked whether applicable development standards for the parking lot have
changed since the original proposal was approved in 2008. Ms. Timmons stated some parking standards
have changed, but otherwise the standards are the same.
Oscar Del Moro — Applicant
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Mr. Del Moro submitted for the record a response to the Staff recommendations (See Ex. 18). Mr. Del
Moro stated he agrees with the City's conditions of approval No. 1-3. However, with respect to the
request for an additional 10 to 20 parking spaces in recommended condition of approval No. 4, he
wanted to clarify for the record there was a calculation error in the number of employees associated with
the commercial component of the project. He stated only up to four spaces are needed for employees.
Also, there are no code requirements for retail parking. Mr. Del Moro noted the proposal dedicates 15
parking stalls to property management. These spaces are directly off the alley, and retail employees will
be able to use those if necessary. The total number of employees on the project site will probably be one
to two, a full-time manager and a part -rime handy person. The residential parking by code is one per unit,
and there is sufficient off-street parking in the downtown core. He stated his company does a lot of
projects in urban jurisdictions, and it is their forte. They have already added another 10 spaces to the
project to accommodate some of the City's concerns, thus right now they are at 114 parking spaces. They
will continue to work with the City. Mr. Del Moro agrees with the city's Conditions of approval No. 5
and 6 as well as No. 8-17,
Robin Murphy — Applicant's Agent
Mr. Robin Murphy submitted a letter to the record (See Ex. 19). Mr. Murphy stated he is the principal
landscaper for Murphy Architects in Seattle, and he is the architect for the Applicant on this project. He
submitted some revised drawings for the project (See Ex. 20). Mr. Murphy stated he spoke to Staff about
two weeks ago about some of their conditions, and he has since made some changes to the exterior. In
particular, the architecture for the commercial entry at the corner has been modified so it will match the
residential entry, and it will appear to be a two-story entry. Additionally, they have raised the floor level
of the commercial space height to 15 feet, and have increased the amount of glazing at the retail area.
They would prefer not to have a continuous awning along the commercial frontage in order to have the
awnings instead accenting the entryways.
Mr. Mascarinas— Adjacent Property Owner
Mr. Mascarinas stated he is a property owner adjacent to proposed project site, and he wanted to know
where he could find the construction mitigation plan for the project.
Rocale Timmons — Senior Planner City of Renton
Ms. Timmons stated she would provide Mr. Mascarinas with the conceptual construction mitigation plan.
The final construction mitigation plan will be submitted prior to construction permit approval. She will
provide him with the final construction mitigation plan when it is available.
Mr. Charles Divelbiss— Adiacent Property Owner
Mr. Charles Divelbiss stated he is the owner of three pieces of property adjacent to the alley. He is
concerned this project is open-ended. From the testimony today, it sounds like he needs to provide the
City with easements, but he does not know for what. It is unclear what the final plan is, or when the end
date is.
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Staff Response
In response to a question from the Hearing Examiner, Mr. Lee stated the existing alleyway will be
adequate to handle the existing traffic plus the new traffic this project will introduce. Also, this alleyway
will not be used for fire access.
Ms. Timmons stated Staff is concerned there are not enough direct access parking stalls. The conceptual
parking plan the Applicant has proposed includes tandem spaces. Staff does not think tandem spaces are
sufficient for employees as well as patrons, and are concerned the current parking issues might be
exacerbated. Staff would like the Applicant to try to accommodate as many direct parking stalls as
possible without expanding their parking footprint too much. Ms. Timmons stated she wanted to clarify
the condition dealing with the awnings is built with a lot of flexibility, and continual use of awnings is not
necessary if the Applicant uses other items to achieve the same design intent that continual use of
awnings would.
The Hearing Examiner asked whether Staff needed time to look over the Applicant's dispute in Exhibit
18 over the number of parking stalls for retail. Ms. Timmons stated they did need time to look it over.
This project is going to be very dense with 150 dwelling units per acre along with commercial space in an
area that does not have very much parking. Staff is concerned parking will not be accommodated for this
intensity of the use.
Exhibits
The September 9, 2014 Staff Report Exhibits 1-17 identified at Page 2, part B of the Staff Report itself
were admitted into the record during the hearing. The following exhibits were admitted to the record
during the hearing:
Exhibit 18 — Response to Staff recommended conditions of approval in Staff Report from Oscar Del
Moro (September 9, 2014)
Exhibit 19 — Letter from Mr. Robin Murphy, Applicant's Architect (September 9, 2014)
Exhibit 20 -- Revised Landscape Drawings (September 9, 2014)
Two final exhibits, Exhibits 21 and 22 were entered into the record after the hearing. Exhibit 21 is a
Memo dated September 11, 2014 from Rocale Timmons to the Hearing Examiner related to the parking
modification. The Applicant in an email to the Examiner dated September 12, 2014 (Exhibit 22) notified
the Examiner of their concurrence with the City's proposed parking modifications from Exhibit 21.
FINDINGS OF FACT
Procedural:
Avvlica Oscar Del Moro, Cosmos Development Company.
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2. Hearin. The Examiner held a hearing on the subject application on September 9, 2014 at
12:30 pm in the City of Renton Council Chambers. The record was left open until September 11, 2014
to allow Staff to comment on Exhibit 21. The Applicant was given until September 12, 2014 to respond
to the Staff comments.
3. Proiect Description. The Applicant proposes construction of a 5 -story mixed-use building
containing 101 residential units (148.5 du/acre) and 3,553 square feet of commercial space. The mixed-
use structure will have an average height of 64 feet and a maximum height of 72.71 feet.
In 2008 the Applicant received Hearing Examiner Site Plan, Conditional Use Permit, and parking
modification approvals along with Environmental Review for the construction of a similar 101 unit
mixed use building. However, the Hearing Examiner Site Plan and Conditional Use Permit approvals
expired in 2010. The Applicant is now proposing to maintain much of the originai proposal in order to
eliminate the need for additional Environmental Review. The Applicant has indicated that the revised
proposal includes the same number of units, height, access, public art commitment and orientation as the
expired proposal. The differences between the proposed and expired site plans include a reduction in
parking stalls and different architectural detailing. Additionally, vehicular access is now proposed to be
limited to the alley to the west with no vehicular access from Main Avenue South.
The vacant 29,500 square foot site is located within the Urban Center Downtown (UCD) Comprehensive
Plan land use designation, the Center Downtown (CD) zoning classification, and Design District `A'.
The site is located on Zone 1 of the Aquifer Protection Area and within a Seismic Hazard Area. There
are no other critical areas on or affecting the site.
The property is located on the southwest corner of South 2nd Street and Main Avenue South. Existing
retail uses abut the site to the south and west. Primary vehicular access to the site will be provided via
two entry points from an existing alley, along the western side of the property, which is proposed to be
widened. Up to a maximum 104 parking spaces will be provided within the structure. The Applicant will
also provide 51 bicycle parking stalls. See Ex. 21 and Staff Report, Page 8, Parking. Vehicular access to
the parking structure will be from the alley.
The Applicant is proposing a pedestrian circulation system around the project site which provides good
access to the commercial spaces and proposed residential amenities. With the provision of a 4 -foot wide
pedestrian easement along Main Avenue South and South 2nd Street, the existing 8 -foot wide sidewalks
would be widened to 12 -feet. The increase in width would serve to reinforce the pedestrian network
linkages and promote pedestrian activity. The Applicant has achieved safe and attractive pedestrian
connections throughout the site.
The building's primary (residential) entrance is proposed to be located in the center of the eastern facade
facing Main Avenue South. The primary entrance will be a two-story structure. Secondary (retail)
entrances are also proposed along Main Avenue South and at that northeast comer of the structure. The
Applicant has proposed brick masonry siding as a base material to ground the first and portions of the
second story along Main Avenue South and South 2nd Street. Cement board paneling of various colors
and horizontal and vertical metal siding is proposed for use in order to create visual interest and provide
breaks in exterior walls (See Ex. 5).
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The approximate volume of the cut will be 2,768 cubic yards_ This will accommodate below grade
parking. Excavated material will be hauled off site.
The Applicant did not submit a signage package for the proposed mixed use structure. Given the location
of the subject site as a gateway into Downtown Renton a conceptual sign package which indicates the
approximate location of all exterior building signage would serve to ensure proposed signage is in
keeping with building's architecture and exterior finishes.
The Applicant has requested a modification to the refuse and recycle requirements (RMC 44-090), in
order to reduce the number of required deposit and collection points. Based on the proposal for a total of
3,553sf of retaiUrestaurant space; a minimum area of 100 s of refuse and recycle area would be required
for the commercial component of the project. Another 455sf of refuse and recycle area is also required to
be dedicated based on the proposal for 101 residential units.
The Applicant is proposing to locate a 559sf refuse and recycle enclosure under the structure along the
alley. The Applicant is proposing only one collection point for the building as opposed to the four that
would be required pursuant to code.
Pursuant to RMC 4-9-250D the Applicant is requesting Administrative Modifications from RMC 4-4-
090, Refuse and Recyclable Standards in order to reduce the number of collections points.
4. Adequacy of Infrastructure/Public Services. The project will be served by adequate
infrastructure and public services as follows:
A. Water and Sewer Service. The proposed development is within the City of Renton's 196
pressure zone water service area. There is an existing 8 -inch water main in Main Avenue
South and an existing 8 -inch water main in South 2nd Street (refer to City water project plan
no. W-1156) which can deliver a maximum total flow capacity of 2,400 gallons per minute
(gpm). The static water pressure is about 65 psi at ground elevation of 44 feet.
The site is served by the City of Renton for all utilities. The Fire Marshall has determined
preliminary fire flow demand for the proposed development (4,500 gpm) exceeds the
available maximum fire flow capacity. In order to provide water service for domestic and fire
protection to the proposed project, the Applicant must install approximately 600 feet of 12 -
inch water main in Main Avenue South from the existing 12 -inch water main in South 3rd
Street to the existing 12 -inch water main at the intersection of Bronson Avenue South and
South 2nd Street_
Sewer service is provided by the City of Renton. There is an 8 -inch sewer main in an
easement on the site, an 8 -inch sewer main in Main Street, and an 8 -inch sewer main in South
2nd Street. Sewer system capacity is of sufficient size to support the proposed development.
The Applicant will be required to pay the system development fee for sewer.
B. Fire and Police. Fire and police department Staff have determined that existing facilities are
adequate to serve the development as conditioned and with the payment of Fire Impact Fees.
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C. Drainage. The project is located in the Lower Cedar River basin and is located within 1/2 mile
of the Cedar River. A series of catch basins along Main Avenue South and catch basins at the
northeast comer of the site provide discharge locations for the stormwater runoff: Stormwater
runoff generated on the site currently appears to sheet flow toward the north and east section
of the lot, where it is collected in multiple catch basins and is piped to a 12 -inch storm
conveyance in Main Avenue South,
The Applicant submitted a preliminary drainage plan and drainage report prepared by DCI
Engineers, dated July 15, 2014 (Exhibit 11). The report addresses compliance with the 2009
Kang County Surface Water Manual (KCSWM) and the 2009 City of Renton Amendments
to the KCSWM, Chapters 1 and 2. Based on the City's flow control map, this site falls within
the Peak Rate Flow Control Standard (Existing Site Conditions).
The proposed development would preserve the existing drainage pattern. The drainage report
provided indicates no flow control measures are required and the property is exempt from
water quality. However, the report does not include information on capacity for the existing
conveyance system. Additionally, while the report indicated there is no flow control required
there is no demonstration of meeting exemptions allowed in the KCSWDM. Flow control
may be required in accordance with Core Requirement # 3. In order to meet the exemption
for flow control, the project is required to meet one of the three criteria in Chapter I.2.3.
Finally, water quality treatment may also be required in accordance with Core Requirement
#8. The plans on file appear to show the new plus replaced PGIS exceeds the threshold of
5,000sf. In order to meet the surface area exemption for water quality, all three criteria are
required to be met under Chapter 1. Approximately 90% of the existing PCIS will be
replaced by the new building. All commercial development is required to provide enhanced
water quality treatment, if not exempt.
The Applicant will be required to submit a Final TIR at the time of construction permit.
D. Parks/Open Space. In addition to paying the Park Impact Fee, the Applicant is proposing a
total of 5,114sf of common open space which exceeds the 50sf/unit requirement. The
5,114sfis distributed between a 1,105sfresidential amenity space at grade and a 4,009sfroof
deck patio on the second floor. The second floor common deck/roof garden will be centrally
located, with dwelling units surrounding it on three sides. The second floor common
deck/roof garden will be located on the west side of the property, and will enjoy solar
exposure from mid-aftemoon to early evening in the summer. The ground floor residential
amenity space will be adjacent to the main residential lobby off of Main Avenue South. All
units are also proposed to either have a ground floor patio or a private deck for the upper
story units. Staff indicated support for a proposal to provide extra pedestrian amenity space at
the street level in lieu of providing public art.
E_ Transportation. The Applicant submitted a traffic study prepared by Heffion Transportation,
dated June 17, 2014 (Exhibit 14). The subject site fronts onto South 2nd Street and Main
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Avenue South. All vehicular access to parking areas would be at the rear of the building
along the alley to the west.
The existing right-of-way width in Main Avenue South is 60 feet. The existing right-of-way
width for South 2nd Street is also 60 feet. Both streets are classified as a Principal Arterials.
The Applicant is required to install street improvements fronting the site to include a new 12 -
foot sidewalk, street trees (4 -foot x 8 -foot grates) behind the existing curb, and street lighting
meeting City's arterial street lighting levels. The northeast lot corner would require a
minimum radius of 25 feet. Existing pavement sections from curb to curb for both streets are
acceptable.
Pursuant to RMC 4-6-060 alleys are required to be 16 feet in the commercial zones.
Dedication of right of way would be required in order to widen and improve the alley.
Vehicle ingress and egress to the site will be from South 2nd Street via a 16 foot alley located
along the west side of the site. The alley currently extends approximately 400 feet south from
2nd Street and terminates. Unrelated to this development approval, the City has plans to
extend the existing alley from its current terminus south and east out to Main Avenue South
(approximately 270 lineal feet). The extension would be completed by obtaining additional
easements/right-of-way from abutting property owners (See Ex. 16). The City extension of
the alley, along with alley improvements for the proposed development would provide alley
access to Main Ave South. Public works staff testified that the City extension is not
necessary for safe and efficient vehicular circulation at the project sie.
The proposal is estimated to generate 950 daily vehicle trips; 740 daily trips are associated
with the proposed apartment units and 210 daily trips from the proposed retail space.
Weekday peak hour AM will generate 58 vehicle trips and 92 trips occurring during the PM
peak hour.
Currently all surrounding intersections operate at LOS A and would continue to operate at
LOS A with the project in 2016, with the exception of northbound traffic from the alley to
South 2nd St and eastbound traffic from the alley to Main Avenue South. The level of service
would change to LOS B which is acceptable to the City. The increased traffic created by the
development will be mitigated by payment of transportation impact fees.
The proposed project would result in short term and long term impacts to the City's street
system. Traffic impact fees for the new use based on square footage of the new building and
use (not including parking garage) will apply. Credit will be given towards the previous use
and impact fees paid at that time. Impact fee (without a credit) is estimated to be
$112,378.00. Payment of impact fee will be due at time of building permit issuance.
F. Schools. The Renton School District can accommodate any additional students generated by
the proposal. A School Impact Fee, based on new multifamily unit, will be required in order
to mitigate the proposal's potential impacts to Renton School District. The fee is payable to
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the City as specified by the Renton Municipal Code. Currently the fee is assessed at
$1,339.00 per multi -family unit.
G. Refuse and Recycling. The Applicant contends the required number of deposit and collection
locations would present a practical difficulty for creating a functional and efficient ground
floor layout. The proposed refuse deposit area would be located in a relatively centralized
location at the rear of the building. The location would be approximately 108 feet from the
furthest entrance to the residential component of the project to allow for easy access to
residents. Its location would also serve to provide ease of access to hauling trucks.
Staff concurs the requested modification conforms to the intent and purpose of the refuse and
recyclable standards by providing adequate refuse deposit areas in the amount necessary for
the Renton Heritage Apartment project and sufficient locations as to not cause residents to
travel very far to drop refuse and recyclables. The proposed refuse and recycle deposit areas
are located within the proposed structure and would therefore not have impacts on
surrounding properties within the vicinity.
H. Parking- Up to a maximum 104 parking spaces will be provided within the structure. The
Applicant will also provide 51 bicycle parking stalls. See Ex. 21 and Staff Report, Page 8,
Parking. Vehicular access to the parking structure will be from the alley.
5. Adverse Impacts. There are no significant adverse impacts associated with the project. Few
adverse impacts are anticipated. Adequate infrastructure serves the site as determined in Finding of Fact
No. 4. Impacts are more specifically addressed as follows:
A Aesthetics. According to the Staff Report, the proposal will not affect view corridors to
shorelines and Mount Rainer. The building will be taller than surrounding development;
however it is consistent with the changing character of the area. The Applicant proposes a
varied roofline consisting primarily of shed roofs at a low angle that have been articulated for
visual interest (Exhibit 5). The height of the proposed structure would be 72 feet and 8 %z -
inches at the tallest point of the shed roof elements. The proposal complies with the height
requirement of the zone. The Airport overlay, Part 77 horizontal surface height limit is 179
feet above mean sea level in this area and the proposal would be below the maximum height
permitted in the overlay.
While there are no landscape requirements in the CD zone, a conceptual landscape plan was
submitted with the project application (Exhibit 3). The conceptual landscape plan illustrates
materials that would be used to enhance the visual character of the building.
The proposed street level landscaping utilizes street trees in 4 -foot x 8 -foot tree grates used to
highlight architectural features and create visual interest along the streetscape. The proposed
street trees, Princeton sentry, along S 2nd St and Main Ave S are appropriate to downtown
development.
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The Level 2 courtyard garden would use a variety of tree and shrub planter boxes placed to
create varied residential gathering spaces and screening would be used to provide privacy for
adjacent residential units. Plaza pavers would also be used to further define courtyard
gathering spots. A fire pit and movable site furniture are also proposed.
The landscape plan includes a planting plan which contains different tree (vine maple,
Japanese stewartia) and shrub species (fire redtwig dogwood, pacific rhododendron, red
flowering current, and evergreen huckleberry), but does not provide specific detail for the
screening and furniture for the Level 2 plaza. Additionally, the proposal would benefit from
the placement of another street tree along Main Avenue South at the southern portion of the
site as well as landscape planters to denote pedestrian entry points.
Human -scaled elements such as lighting fixtures or other landscape features along the
majority of the building's northern or eastern facades are proposed. However, the elements
are not apparent on the provided elevations (Exhibit 4). Additional human scale elements are
needed in order to reinforce a pedestrian oriented development and enhance the commercial
portion of the project at the street front. The proposed aluminum store front windows for the
retail space are limited to the retail space portion that is tucked under the corner of the
building. In order to reinforce the pedestrian scale of the retail space, floor to ceiling window
types should be considered for extension to the west along South 2nd Street and south along
Main Avenue South to the respective retail space entrance from the sidewalk. The increase in
glazing would not only work to attract active retaiUrestaurant tenants, as well as provide
sufficient visibility into and out of the space and provide better visibility to the public plaza
across S 2nd St. Additional vegetation in planters along the street facade would partially meet
the intent of this standard.
Proposed new landscaping will meet the minimum requirements for landscaping along all
public street frontages, along common property lines with residential development, and for
parking areas. A conceptual landscape plan was submitted with the project application. There
were no public comments expressing any concern over view impacts. The mass and scale of
the building are within the bulk and dimensional requirements of the zoning district.
B. Li tin . The application narratives indicate that building lighting will be utilized to
complement the architecture of the building. However, a lighting plan was not provided with
the application.
C. Internal Circulation. Staff received comments from City Departments regarding safety
concerns for patrons using the outdoor seating area and the potential for vehicles using the
busy intersection to jump the curb. Bollards or other alternative safety measures are needed
and required as a condition of approval.
D. Bicycle Stalls. The project accommodates bicycle use by including 51 bicycle stalls as
required by RMC 4-4-080(F)(11).
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E. Noise. The City's noise regulations, Chapter 8-7 RMC, sets the legislative standard for noise
impacts and will adequately regulate noise when construction is completed.
F. Drainage. Drainage is discussed more fully above in Finding of Fact No. 4C. As proposed
and conditioned, no adverse drainage impacts are anticipated.
G. Refuse and RM clables. The proposed refuse and recyclable collection area is located in a
central location on the subject site, away from surrounding properties.
H. Critical Areas and Natural Features. The site is located on Zone 1 of the Aquifer Protection
Area and within a Seismic Hazard Area.
The purpose of the Aquifer Protection Area regulations is to protect aquifers used as potable
water supply sources by the City from contamination by hazardous materials. RMC 4-3-050
outlines prohibited activities with the Zone 1 of the Aquifer Protection area. The proposed
uses are not prohibited and the Applicant is not proposing the use of fill on site. The proposal
is not likely to impact the long-term, short-term or cumulative quality of the aquifer.
Closure of a facility or termination of any or all facility activities in Zone 1 of the Aquifer
Protection Area shall be conducted in accordance with the closure requirements of RMC 4-9-
015F, Closure Permit, The Closure Permit demonstrates that no detectable unauthorized
release has occurred or that unauthorized releases have been cleaned up. It is unclear if the
former use (gas station) obtained necessary closure permits.
The site is exempt from tree retention requirements found in RMC 4-4-130 because there are
currently no trees on site. The Applicant is proposing to plant six additional trees within the
right-of-way. Staff has recommended a condition of approval requiring the Applicant to plant
a seventh tree along Main Avenue South to comply with the City's Design Regulations.
The Applicant provided a geotechnical report, prepared by Geotech Consultants, Inc., on July
8, 2007 (Exhibit 10). The site is nearly level. The subsurface evaluation for the project
identified the predominant soil on site as medium dense alluvial sand and gravels, overlain by
approximately 3 feet of fill and 15 feet of fill where gas tanks were previously located.
Groundwater was encountered at depths of 20-26 feet.
The soil conditions observed in the geotechnical explorations were found to be suitable for
mat foundation. Additional recommendations, included in the geotechnical report, include
specific recommendations for: site preparation, structural fill, excavation, slab -on -grade
floors, drainage, and pavements. As such, Staff recommended as a SEPA mitigation measure,
that the Applicant comply with all of the design recommendations included within the
"Geotechnical Engineering Study", prepared by Geotech Consultants, Inc. (Exhibit 7 and
12).
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Following development, impervious surface coverage would be approximately 100%. On
site soil removal would be required to reach the bottom of excavation for the lower parking
level. The approximate volume of cut would be 2,678 cubic yards and hauled off site.
Conclusions of Law
1. Authority. Mixed residential and commercial uses are permitted in the Center Downtown Zone.
The maximum net residential density in the Center Downtown zone is 100 dwelling units per acre.
Residential density may be increased to up to 150 dwelling units per acre subject to an Administrative
Conditional Use approval (RMC 4-2-120B). Site plan review is required for all development in the
Center Downtown zone (RMC 4-9-20013-2). Administrative Conditional Use approval and Site Plan
Review are both Type II permits with authority for approval given to Staff (RMC 4-8-080(G)). RMC 4-
8-080(G) classifies refuse and recycling standards modifications as Type I permits with authority for
approval given to Staff. The site is located within Design District W. RMC 4-3-100 grants approval
authority for design review to Staff unless Hearing Examiner review is required. All three of the
aforementioned permits have been consolidated. RMC 4-8-080(C)(2) requires consolidated permits to
each be processed under "the highest -number procedure". The Type 11 applications are the highest
numbered review procedures, all with approval authority granted to Staff. However, RMC 4-9-
200(13)(2)(b)(i) requires a hearing before the Hearing Examiner for site plan review if the project
contains more than 100 residential units. Site Plan Review (Hearing Examiner) is a Type III permit
(RMC 4-8-080(G)) with approval authority granted to the Hearing Examiner.
2. Zoniny,/Comprehensive Plan Designations.
Downtown (UCD) Comprehensive Plan land use
classification, and Design District W.
The subject property is within the Urban Center
designation, the Center Downtown (CD) zoning
3. Review Criteria. Conditional use criteria are governed by RMC 4-9-030(D). Site plan review
standards are governed by RMC 4-9-200(E)(3). Modifications are governed by RMC 4-9-250(D)(2). All
applicable criteria are quoted below in italics and applied through corresponding conclusions of law.
Conditional Use
The Administrator or designee or the Hearing Examiner shall consider, as applicable, the_following
factors for all applications:
RMC 4-9-430(C)(1): Consistency with Plans and Regulations: The proposed use shall be
compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the
zoning regulations and any other plans, programs, maps or ordinances of the City of Renton.
4. The proposal is consistent with Objectives LU-QQ and Policies LU -201, LU -202, LU -204, LU -
205, CD -36 and CD -39 as quoted at page 6 of the Staff report because as designed and mitigated the
project provides a mix of uses at an urban density and intensity, at a mid -rise height, which complements
the regional commercial district, provides for prominent architectural features, focal features, structured
parking and creates a distinct sense of place. The proposal is consistent with all applicable zoning and
other development standards as outlined in Finding 22(a) -(r) of the Staff Report and Exhibit 22, adopted
and incorporated by this reference as if set forth in full.
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RMC 4-9-030(C)(2): Appropriate Location: The proposed location shall not result in the
detrimental overconcentration of a particular use within the City or within the immediate area of the
proposed use. The proposed location shall be suited far the proposed use.
5. The subject site is classified Center Downtown (CD). The purpose of the CD zone is to provide a
mixed-use urban commercial center serving a regional market as well as high-density residential
development. This proposal is for high density (— 154du/acre) residential development in a mixed use
building with structured parking. Given these factors the criterion is met.
RMC 4-9-030(0)(3): Effect on Adjacent Properties: The proposed use at the proposed location
shall not result in substantial or undue adverse effects on adjacent property.
6. As determined in Finding of Fact No. 5, as conditioned, there are no adverse impacts associated
with the proposal, so it will not result in substantial or undue adverse effects on adjacent property.
RMC 4-9-030(C)(4): Compatibility: The proposed use shall be compatible with the scale and
character of the neighborhood.
7. As determined in Finding of Fact No. 5 under the discussion of aesthetic impacts, the proposed
use is compatible with the scale and character of the neighborhood. However, several conditions of
approval increase the compatibility of the proposal with the intended high density pedestrian
environment. The Applicant's intent for pavement design for the replaced and new sidewalk areas is
unclear. In order to ensure consistent pavement design with existing Downtown public sidewalk
pavement, a condition of approval will require the Applicant to provide a pavement design for Main
Avenue South and South 2nd St. Also, as a condition of approval, the Applicant must submit a revised
landscape plan to the Current Planning Project Manager prior to building permit approval. The revised
landscape plan shall depict the following: specific detail for courtyard screening and furniture; an
additional street tree along Main Avenue South at the southern portion of the site; and landscape planters
to denote pedestrian entry points. As conditioned, this criterion is satisfied.
RMC 4-9-030(C)(5): Parking: Adequate parking is, or will be made, available_
8. As determined in Conclusion of Law No. 4H, the proposal includes parking that is consistent
with applicable parking standards, which sets a legislative standard for adequate parking.
RMC 4-9-030(C)(6): Traffic: The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area.
9. As determined in Finding of Fact No. 5, the proposed site improvements would result in
improved pedestrian and vehicle linkages while not adversely affecting levels of service. The project
includes several improvements over existing pedestrian circulation. The criterion is met.
RMC 4-9-030(C)(7): Noise, Light and Glare: Potential noise, light and glare impacts from the
proposed use shall be evaluated and mitigated.
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10. A lighting plan was not provided with the application. A condition of approval will require the
Applicant to provide a lighting plan compliant with RMC 44-075 lighting standards. City regulations
require Iights to be directed inwards and that light trespass is prohibited. As to noise, the City's noise
regulations, Chapter 8-7 RMC, sets the legislative standard for noise impacts and will adequately
regulation noise when construction is completed. As determined in Finding of Fact No. 5, and as
conditioned, noise and light impacts are adequately addressed and mitigated.
RMC 4-9-030(C)(8): Landscaping: Landscaping shall be provided in all areas not occupied by
buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
11. As noted in Finding of Fact No. 5 under aesthetic impacts, the Applicant submitted a conceptual
landscaping plan. The landscaping plan does not provide specific detail for the screening and furniture
for the Level 2 plaza. Additionally, Staff recommend placement of another street tree along Main Avenue
South at the southern portion of the site and the installation of landscape planters to denote pedestrian
entry points. As a condition of approval, the Applicant shall submit a revised landscape plan to the
Current Planning Project Manager prior to building permit approval. The revised landscape platy shall
depict the following: specific detail for courtyard screening and furniture; an additional street tree along
Main Avenue South at the southern portion of the site; and landscape planters to denote pedestrian entry
points. As conditioned, this criterion is satisfied.
Site Plan
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to he in
compliance with the following:
a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals,
including:
L Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and
policies, especially those of the applicable land use designation; the Community Design
Element; and any applicable adopted Neighborhood Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordinance and Development Agreements; and
iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-
3-100.
12. As discussed in Conclusion of Law No. 4 and as conditioned, the proposal is consistent with the
City's comprehensive plan, development regulations and design standards.
RMC 4-9-200(E)(3)(b): Off -Site Impacts: Mitigation of impacts to surrounding properties and
uses, including:
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L Structures: Restricting overscale structures and overconcentration of'development on a
particular portion of the site;
ii. Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties;
iii. Loading and Storage Areas. Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views
from surrounding properties;
iv. Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features;
v. Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and .streets_
13. While the proposed mixed-use structure is concentrated over the entire site, the building's farrade
would be articulated and modulated in order to divide larger architectural elements into small
increments. The building's roof lines, pitches, and shapes would also be articulated and appear to be
designed to reduce apparent bulk. The proposal provides a visual continuation of the neighboring
pedestrian storefronts. The Applicant is also proposing the use of storefront glazing, covering canopies,
enhanced landscaping and an on-site outdoor dining space, which would work to enhance the pedestrian
experience. The corner element of the building will consist of a segmented curve to soften the corner of
the building mass. The element itself will be modulated and articulated to continue to principle of
breaking down the building volume. Transparent windows will comprise a minimum of 75% of the
linear frontage of the ground floor facade.
The Applicant has made proper provisions for circulation by locating all vehicle access to the rear of
the building along an alley with no curb cuts proposed on adjacent streets. Circulation will be safe and
effective.
No rooftop mechanical equipment will be installed and all refuse and recycling is proposed to be
located within the parking structure. These facilities will be screened from adjacent property owners.
As noted in Finding of Fact No. 5, the project will not impede views. Conditions of approval requite the
Applicant to submit a revised landscape plan (See Conclusion of Law No. 11 above) and a lighting
plan (See Conclusion of Law No. 10). As conditioned, the proposed project will mitigate all off-site
impacts.
RMC 4-9-200(E)(3)(c): On -Site Impacts: Mitigation of impacts to the site, including
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L Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation;
ii. Structure Scale: Consideration of the scale ofproposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian
and vehicle needs, -
iii. Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
surfaces; and
iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project, Landscaping also includes the design
and protection of planting areas so that they are less susceptible to damage from vehicles
or pedestrian movements.
14. As determined in Finding of Fact No. 5, the proposal has been well designed to provide for
privacy and noise reduction. There is nothing in the record to reasonably suggest that the scale, spacing
and orientation of the project could be modified to provide for more privacy and noise reduction
without unreasonably interfering with the utility of the project. The scale of the project will not create
any adverse impacts as discussed and is compatible with vehicle and pedestrian circulation as
determined in Finding of Fact No. 5. In addition, there is nothing in the record to reasonably suggest
that the scale of the project is incompatible with sunlight, prevailing winds or natural characteristics.
However, the site is a former gas station, A condition of approval will require the Applicant to submit
verification demonstrating a closure permit has been obtained and/or demonstrates that no detectable
unauthorized release has occurred or that unauthorized releases have been cleaned up. As conditioned,
this criterion is satisfied.
RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efcient access and circulation for all
users, including:
L Location and Consolidation: Providing access points on side streets orfrontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points on
the site and, when feasible, with adjacent properties;
ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points,
drives, parking, turnarounds, walkways, bikeways, and emergency access ways;
ii% Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access,- and
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v. Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
15. The proposal provides for adequate access and circulation as required by the criterion above for
the reasons identified in Finding of Fact No. 5(C).
RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project
focal points and to provide adequate areas for passive and active recreation by the occupanislusers
of the site.
16. The proposal provides for passive and active recreation areas as determined in Finding of Fact
No. 4(D).
RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
17. There are no view corridors to shorelines or Mt. Rainier affected by the proposal.
RMC 4-9-206(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
.systems where applicable.
18. There are no natural systems at the site or that would be affected by the proposal.
RMC 4-9-200(E)(3)(h): Services and Infrastructure: Making available public services and
facilities to accommodate the proposed use.
19. The project is served by adequate services and facilities as determined in Finding of Fact No. 4.
RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames, for phased projects.
20. The project is not phased.
Urban Design Regulations
RMC 4-3-100(E)(1)(1) Building Location and Orientation:
1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby
buildings and open space (except parking areas) shall be considered when siting structures.
2. Buildings shall be oriented to the street with clear connections to the sidewalk.
3. The front entry of a budding shall be oriented to the street or a landscaped pedestrian -only
courtyard.
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4. Buildings with residential uses located at the street level shall be .set back from the sidewalk a
minimum of ten feet (10) and feature substantial landscaping between the sidewalk and the
building or have the ground floor residential uses raised above street level for residents
privacy.
21. The proposed structure is located on a majority of the site with little to no setbacks from the
proposed pedestrian easements along the Main Avenue South and South 2nd Street frontages. The
proposed design includes the availability of natural light into the building with the use of a two-story
entrance for the residential component of the project. The Applicant has agreed to raise the ceiling
height on the ground level to 15 feet to allow for more natural light. A condition of approval will
require the Applicant to submit revised elevations which incorporate additional height for the first story
of the entire structure, to no less than 15 -feet, and the use of a two-story entrance for the commercial
component at the corner of Main Avenue South and South 2nd Street. The proposal meets all other
bulk and dimensional requirements. As conditioned, this criterion is satisfied.
RMC 4-3-100(E)(1)(2) Building Entries:
1. A primary entrance of each building .shall be:
a. located on the facade facing a street, shall be prominent, visible from the street,
connected by a walkway to the public sidewalk, and include human -scale elements.
b. made visibly prominent by incorporating architectural features such as a facade
overhang, trellis, large entry doors, and/or ornamental lighting.
2. Building entries from a street shall be clearly marked with canopies, architectural elements,
ornamental lighting, or landscaping and include weather protection at least four and one-half
feet wide. Buildings that are taller than thirty feet (30) in height shall also ensure that the
weather protection is proportional to the distance above ground level.
4. Features such as entries, lobbies, and display windows shall be oriented to a street or
pedestrian -oriented space; otherwise, screening or decorative features should be incorporated.
22. As noted in Finding of Fact No. 3, the building's primary (residential) entrance is proposed to be
located in the center of the eastern facade facing Main Avenue South. The primary entrance will be a
two-story structure. Secondary (retail) entrances are also proposed along Main Avenue South and at
that northeast corner of the structure. The applicant has stated that canopies, architectural elements and
ornamental lighting will be employed at the retail and residential entrances to clearly identify them as
the primary pedestrian entry points into the building. The Applicant has proposed brick masonry siding
as a base material to ground the first and portions of the second story along Main Avenue South and
South 2nd Street. Cement board paneling of various colors and horizontal and vertical metal siding is
proposed for use in order to create visual interest and provide breaks in exterior walls (See Ex. 5).
The Applicant did not provide awning and lighting detail with the land use application. The
perspectives (Exhibit 6) depict street level awnings for the residential entry lobby and the outdoor
seating/retail entrance. No other street level awnings are shown. A condition of approval will require
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the Applicant to provide awning details which depict additional appropriately -sized awnings along the
balance of the Main Avenue South and South 2nd Street ground level facades in order to provide
weather protection and emphasize the commercial aspect of the ground level. The awning detail shall
be submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
The main retail entrances at the street comer are an integral architectural feature of the building to
achieve a visual character appropriate to a "gateway" landmark. However, the commercial prominence
of the entrance is subordinate to the proposed residential entrance which is currently a two-story high
recess. The Applicant must submit revised elevations demonstrating enhanced natural light to the
commercial use.
RMC 4-3-100(E)(1)(3) Transition to Surrounding Development:
1. At least one of the following design elements shall be considered to promote a transition to
surrounding uses:
(a) Building proportions, including step -backs on upper levels;
(b) Building articulation to divide a larger architectural element into smaller increments; or
(c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition
with existing development.
Additionally, the Administrator of the Department of Community and Economic Development or
designee may require increased setbacks at the side or rear of a building in order to reduce the
bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards.
23. As proposed (Finding of Fact No. 3), this criterion is satisfied.
RMC 4-3-100(E)(1)(4) Service Element Location and Design:
1. Service elements shall be located and designed to minimize the impacts on the pedestrian
environment and adjacent uses. Service elements shall be concentrated and located where they
are accessible to service vehicles and convenientfor tenant use.
24. As noted in Findings of Fact No. 4G and 51 above and Conclusion of Law No. 36 below, the
proposed refuse and recycle deposit areas are located within the proposed structure and will be
convenient for tenant. No impacts to the pedestrian environment or adjacent uses are anticipated.
RMC 4-3-100(E)(2)(2) Structured Parking Garages:
1. Parking structures shall provide space, for ground floor commercial uses along street frontages
at a minimum of seventy five percent (75%) of the building frontage width.
25. As proposed, this criterion is satisfied.
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RMC 4-3-100(E)(2)(3) Vehicular Access:
1. Access to parking lots and garages shall be from alleys, when available. If not available, access
shall occur at side streets.
2. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along
the sidewalk is minimally impeded.
26. As noted in Finding of Fact No. 3 and 4E, all access is prosed from the alley and curb cuts are
minimized. This criterion is satisfied.
RMC 4-3-100(E)(3)(1) Pedestrian Circulation:
1. A pedestrian circulation system of pathways that are clearly delineated and connect buildings,
open space, and parking areas with the sidewalk system and abutting properties shall be
provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b, Pathways shall be an all-weather or permeable walking surface, unless the applicant
can demonstrate that the proposed surface is appropriate far the anticipated number of
users and complementary to the design of the development.
27. As noted above in Finding of Fact No. 4C, there are safety concerns for patrons using the outdoor
seating area and the potential for vehicles using the busy intersection to jump the curb. Bollards or
other alternative safety measures are needed. As a condition of approval, the Applicant must either
provide bollards or an alternative measure to reduce the potential for vehicles to compromise the safety
of patrons using the proposed outdoor seating area. The revised site plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
RMC 4-3-100(E)(3)(3) Pedestrian Circulation:
1. Sidewalks and pathways along the facades of buildings shall be of sufficient width to
accommodate anticipated numbers of users. Specifically:
a_ Sidewalks and pathways along the facades of mixed use and retail buildings one
hundred (100) or more feet in width (measured along the facade) shall provide
sidewalks at least twelve feet (12) in width. The pathway shall include an eight -foot
(8� minimum unobstructed walking surface.
b.Interior pathways shall be provided and shall vary in width to establish a hierarchy.
The widths shall be based on the intended number of users, to be no smaller than
five feet (5) and no greater than twelve feet (12 }.
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28. As proposed, this criterion is met.
RMC 4-3-100(E)(4) Recreation Areas and Common Open Space:
All mixed use residential and attached housing developments of ten (10) or more dwelling units
shall provide common opens space and/or recreation areas.
2. Amount of common space or recreation area to be provided: at minimum fifty (50) square feet
per unit.
3. The location, layout, and proposed type of common space or recreation area shall be subject to
approval by the Administrator of the Department of Community and Economic Development or
designee.
4. At least one of the following shall be provided in each open space and/or recreation area (the
Administrator of the Department of Community and Economic Development or designee may
require more than one of the following elements for developments having more than one
hundred (100) units):
a_ Courtyards, plazas, or multi-purpose open spaces;
h_ Upper level common decks, patios, terraces, or roof gardens/pea patches_ Such spaces
above the street level must feature views or amenities that are unique to the site and are
provided as an asset to the development;
c. Pedestrian corridors dedicated to passive recreation and separate from the public street
system;
d. Recreation facilities including, but not limited to, tennisAports courts, swimming pools,
exercise areas, game rooms, or other similar facilities; or
e. Children's play spaces that are centrally located near a majority Qf dwelling units and
visible from surrounding units. They shall also be located away from hazardous areas
such as garbage dumpsters, drainage facilities, and parking areas.
29. As noted in Finding of Fact No. 3 and 41) above, the Applicant is proposing a total of 5,114sf of
common open space which exceeds the 50sf/unit requirement. The 5,114sf is distributed between a
1,105sf residential amenity space at grade and a 4,009sf roof deck patio on the second floor. The second
floor common deck/roof garden will be centrally located, with dwelling units surrounding it on three
sides. The second floor common deck/roof garden will be located on the west side of the property, and
will enjoy solar exposure from mid-afternoon to early evening in the summer. The ground floor
residential amenity space will be adjacent to the main residential lobby off of Main Avenue South. All
units are also proposed to either have a ground floor patio or a private deck for the upper story units. As
noted in Conclusion of Law No. 30 below, Staff indicated support for a proposal to provide extra
pedestrian amenity space at the street level in lieu of providing public art.
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RMC 4-3-100(E)(5)(1) Building Character and Massing:
1. All building facades shall include modulation or articulation at intervals of no more than
forty feet (40).
2. Modulations shall be a minimum of two feet (2) deep, sixteen feet (16) in height, and eight
feet (8) in width.
3. Buildings greater than one hundred sixty feet (160) in length shall provide a variety of
modulations and articulations to reduce the apparent bulk and scale of the facade; or provide
an additional special feature such as a clock tower, courtyard, fountain, or public gathering
area.
30. As proposed, items 1 and 2 above are satisfied. With respect to 43, the 2008 approval included a
commitment to public art on site as a special feature. However, the City has since begun a Capital
Improvement Project (CIP) at the intersection Main Avenue South and South 2nd Street. The CIP project
includes the construction of large plaza., and a dedicated space for public art, on the northwest corner of
the intersection (Exhibit 17). The CIP plaza space would offer a large area to accommodate a substantial
public art installation. As an alternative to the proposed public art installation which might detract from
planned improvements on the northwest comer of the intersection, Staff suggests the Applicant provide
additional streetscape amenities which may include ornamental bicycle racks, public refuse receptacles,
or use of small raised landscape planters which could also serve to provide informal seating at the ground
level. The planter could also serve to be used as a public gathering space and provide an informal
separation of the public sidewalk and the proposed on-site outdoor dining area.
The Applicant is required to either provide the required modulations and articulations to reduce the
apparent bulk of the building, or, to submit a Public Art Plan for review prior to building permit
approval. With the accomplishment of either of those two options, the criteria are satisfied.
RMC 4-3-100(E)(5)(2) Ground -Level Details:
1. Human -scaled elements such as a lighting fixture, trellis, or other landscape.feature shall be
provided along the facade's ground floor.
2. On any facade visible to the public, transparent windows and/or doors are required to
comprise at least 50 percent of the portion of the ground floor facade that is between 4 feet
and 8 feet above ground (as measured on the true elevation).
3. Upper portions of building,facades shall have clear windows with visibility into and out of the
building. However, screening may be applied to provide shade and energy efficiency, The
minimum amount of light transmittance for windows shall be 50 percent.
4. Display windows shall be designed for frequent change of merchandise, rather than
permanent displays.
5. Where windows or storefronts occur, they must principally contain clear glazing.
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6. Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited.
31. As noted in Finding of Fact No. 5A above, human -scaled elements such as lighting fixtures or
other landscape features along the majority of the building's northern or eastern fagades are proposed.
However, the elements are not apparent on the provided elevations (Exhibit 4). Additional human scale
elements are needed in order to reinforce a pedestrian oriented development and enhance the commercial
portion of the project at the street front. As a condition of approval, the Applicant must submit revised
elevations depicting added floor to ceiling window types for the extension of the proposed retail space to
the west along South 2nd Street and south along Main Avenue South to the respective retail space
entrance from the sidewalk. The revised elevations shall be submitted to and approved by the Current
Planning Project Manager prior to building permit approval. If this condition of approval is met the
proposal would satisfy this standard.
RMC 4-3-100(E)(5)(3) Building Roof Lines: Buildings shall use at least one of the following
elements to create varied and interesting roofprofiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
e. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs with a minimum
slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the
massiveness of an uninterrupted sloping roof.
32. As noted in Finding of Fact 5A above, the Applicant proposes a varied roofline consisting
primarily of shed roofs at a low angle that have been articulated for visual interest (Exhibit 5). This
criterion is satisfied.
RMC 4-3-100(E)(5)(4) Building Materials:
1. All sides of buildings visible from a street, pathway, parking area, or open space shall be
finished on all sides with the same building materials, detailing, and color scheme, or if
different with materials of the same quality.
2. All buildings shall use material variations such as colors, brick or metal banding, patterns or
textural changes.
3. Materials shall be durable, high quality, and consistent with more traditional urban
development, such as brick, integrally colored concrete masonry, pre -finished metal, stone,
steel, glass and cast -in-place concrete.
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33. The Applicant has proposed a building exterior with varied colors, textures, and profiles. Brick
masonry of at least two tones is proposed to be used at the base which provides contrast to storefront
glazing at the street level. The facades contain cement board paneling of various colors and horizontal
and vertical metal siding with varied profiles. The facade treatments create visual appeal and break up
the monotony of the exterior walls. Standing seam metal sheets are proposed to be utilized on the shed
roofs.
It isn't clear from the record if the proposal would use high quality building materials. In order to ensure
that quality materials are used, a condition of approval will require the Applicant to submit a materials
board subject to the approval of the Current Planning Project Manager prior to building permit approval.
Acceptable materials include a combination of brick, integrally colored concrete masonry, pre -finished
metal, stone, steel, glass, cast -in-place concrete, or other high quality material. Pull brick -sized material
should be encouraged for at least the street level facade to ensure durable materials are applied in high
traffic pedestrian locations. Any non -brick masonry finishes proposed at the ground level that may be
accessible to humans should be anti -graffiti coating applied to ensure easy removal of graffiti. If this
condition of approval is met, the proposal would satisfy this standard.
RMC 4-3-100(E)(6) Signage:
1. Entry signs shall be limited to the name of the larger development.
2. Corporate logos and signs shall be sized appropriately for their location.
3_ In mired use and multi -use buildings, signage shall be coordinated with the overall building
design.
4. Freestanding ground -related monument signs, with the exception ofprimary entry signs, shall
be limited to. f ve feet (5) alcove finished grade, including support structure.
5. Freestanding signs shall include decorative landscaping (ground cover and/or shrubs) to
provide seasonal interest in the area surrounding the sign. Alternately, signage may
incorporate stone, brick, or other decorative materials as approved by the Director.
6. All of the following are prohibited:
a. Pole signs;
6. Roofsigns; and
c. Back -lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back -lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back -lit (see illustration,
subsection G8 of this Section).
34. Signage has not yet been designed for the proposed project. As a condition of approval, the
Applicant is required to submit a comprehensive signage package which complies with the standards of
CONDITIONAL USE, SITE PLAN
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Design District W. The conceptual sign package shall indicates approximate locations of all exterior
building signage to serve both the residential and commercial uses. Locations and supports are required
to be compatible with the building's architecture and exterior finishes. The signage package shall be
submitted to and approved by the Current Planning Manager prior to sign permit approval. As
conditioned, this criterion is met.
RMC 4-3-100(E)(7) Lighting:
1. Pedestrian -scale lighting shall be provided at primary and secondary building entrances.
Examples include sconces on building facades, awnings with down -lighting and decorative
street lighting.
3. Accent lighting shall also be provided on building facades (such as sconces) andlor to
illuminate other key elements of the site such as gateways., specimen trees, other significant
landscaping, water features, and/or artwork.
4. Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement,
unless alternative pedestrian scale lighting has been approved administratively or is
specfically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On -
Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right-of-
way-lighting,
ight-ofway-lighting, etc.).
35. As noted in Findings of Pact No. 3 and 5B above, building lighting will be utilized to
complement the architecture of the building. However, a lighting plan was not provided with the
application. A condition of approval requires the Applicant to provide a lighting plan which complies
with the Design District standards. The plan shall indicate the location of exterior/ornamental lighting to
be attached to the building, including specifications and photo samples of the light fixtures. The lighting
plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building
permit approval. If this condition of approval is met, the proposal would satisfy this standard.
Refuse and Recycling Modification
RMC 4-9-250(D)(2): Whenever there are practical difficulties involved in carrying out the
provisions of this Title, the Department Administrator may grant modifications for individual cases
provided helshe shall first find that a specific reason makes the strict letter of this Code impractical,
that the intent and purpose of the governing land use designation of the Comprehensive Plan is met
and that the modification is in conformity with the intent and purpose of this Code, and that such
modification_
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these policies
and objectives;
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b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment;
c. Will not be injurious to other property(ies) in the vicinity;
d. Conforms to the intent and purpose of the Code,-
e.
ode,
e. Can be shown to be justified and required far the use and situation intended, and
f. Will not create adverse impacts to other property(ies) in the vicinity.
36. The criteria above are met for the requested modification to RMC 4-6-060 for the reasons
identified in Finding of Fact No. 4(G). The proposed refuse and recycle deposit areas are located within
the proposed structure and would therefore not have impacts on surrounding properties within the
vicinity. The proposal will provide adequate refuse deposit areas in an amount sufficient to meet the
needs of the project. The requested modification meets the objective and safety of the code
requirements.
DECISION
The site plan, conditional use permit and refuse and recycling modifications are approved subject to the
conditions listed on Pages 29-31 of the September 9, 2014 Staff Report. The reference in recommended
Condition 4 of"10-20 stalls" shall be changed to -8-20" stalls.
DATED this 26th day of September, 2014.
r
I'tt� A. ()lhrtiCitla
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the
Renton City Council. RMC 4-8-110(E)(9) requires appeals of the hearing examiner's decision to be
filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request
for reconsideration to the hearing a examiner may also be filed within this 14 day appeal period as
identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day appeal period
shall commence upon the issuance of the reconsideration. Additional information regarding the appeal
process may be obtained from the City Clerk's Office, Renton City Hall — 7h floor, (425) 430-6510.
CONDITIONAL USE, SITE PLAN
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I Affected property owners may request a change in valuation for property tax purposes notwithstanding
2 any program of revaluation.
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V
Phil Obrechts
Heritage Apartments
Hearing Examiner
Oscar Del Moro
Applicant
Raymond Gamo
Contact
Renton Heritage
Owner
Parties of Record
See Attached
(Signature of Sender): J ' f
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PO ,
STATE OF WASHINGTON
COUNTY OF KINGIL
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I certify that I know or have satisfactory evidence that Sabrina Mirante����0r�r
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signed this instrument and acknowledged it to be his/her/their free and voluntary act for the use�a
mentioned in the instrument. 1n�r r
Dated: , � 3 aow
Notary (Print):
My appointment expires:
Public in and for the State of Washington
c?RI DU ( 4
:k�+ra
018 PR�
Heritage Apartments
� m 0
LUA14-000933, CU -H, SA -H, MOD
template - affidavit of service by mailing
Renton Heritage
Nancv Ceiudo
111/47 NE 1st St, 300
Ben's Loan
Bellevue, WA 98005
1005 S 2nd St
Renton, WA 98057
Raymond Gamo
Oscar Del Moro
Stricker Cato Murphy Architects
Cosmos Development Co.
311 1st Ave S, 300
11747 NE 1st St, 300
Seattle, WA 98104
Bellevue, WA 98005
Charles Divelbiss
230 Wells Ave S
Renton, WA 98057
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CITY OF RENTON
DETERMINATION OF NON -SIGNIFICANCE -MITIGATED
MITIGATION MEASURES
Entire Document
APPLICATION NO(S): LUA08-139, 5A -H, CU -H, ECF Available Upon Request
APPLICANT: N & C Investments LLC
PROJECT NAME: 2 n and Main Mixed Use Apartments
DESCRIPTION OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review,
Conditional Use Permit approval, a Parking Code modification and Environmental Review for the construction of a
six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown
(CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building
would include one underground level of parking, one story of commercial space and five stories of residential
apartments. The proposed building would include 94,768 square feet of residential space in 141 units, 9,344
square feetof commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade
and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly
p[roperty line and from Main Avenue South. The subject property lies within a seismic hazard area.
LOCATION OF PROPOSAL: 207 Main Avenue S
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The applicant shall comply with the recommendations delineated in the Geotechnical Engineering Study,
dated July 18, 2007, prepared by Geotech Consultants.
2. Erosion Control shall be installed and maintained during construction in accordance with the State
Department of Ecology Erosion and Sediment Control Requirements as delineated in the 2005 Storm
Water Management Manual.
3. A Parks Mitigation Fee of $354.50 for each multi -family unit and shall be paid prior to issuance of building
permits. The project includes 101 multi -family units and the fee is estimated to $35,804.50.
4. Work shall immediately cease and the Washington State Department of Archaeology and Historic
Preservation shall be contacted should any archaeological artifacts be discovered during earthwork
activities_
5. A Transportation Mitigation Fee of $75.00 for each new trip attributed to the development shall be paid
prior to issuance of building permits. The project is expected to generate 1,042 new daily trips and the fee
is estimated to be $75,150.
6. A Fire Mitigation Fee of $388.00 for each multi -family unit and $0.52 per square foot of commercial space
shall be paid prior to issuance of building permits. The project includes 101 multi -family units and 9,344
square feet of commercial area and the fee is estimated to be $44,047.88.
7. An avigation easement shall be provided and notification shall be provided to each tenant through
individual lease agreements.
EXHIBIT 7
ERC Mitigation Measures Page 1 of 1
CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT _ PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 22nd day of July, 2014, 1 deposited in the mails of the United States, a sealed envelope containing
Acceptance and Notice of Application documents. This information was sent to:
�_
_, war.¢ a Representing Vq;y ;.:
Renton. Heritage, LLC
Owner
Oscar Dei Moro, Cosmos Development
Applicant
Raymond Gamo, Stricker Cato Murphy
Contact
See attached
Parties of Record
Nancy Rawls
RSD
(Signature of Sender): `, ' J-11111 y �.f 6'
V = I
STATE OF WASHINGTON v��,
S5 co ,� N
COUNTY OF KING ) q L
I certify that I know or have satisfactory evidence that Sabrina Mirante D�F;1���O'�
signed this instrument and acknowledged it to be his/her/their free and voluntary act for thNsj�q , purposes
mentioned in the instrument.
Hated: ?-7 api c(
J J
Notary (Print):
My appointment expires:
Public in and for the State of Washington
Probe
Renton Heritage Apartments
iPraect: Amb r
LUA14-000933, CU -H, MOD, SA -H
�: ,
EXHIBIT S
template - affidavit of service by mailing
Aerial Photo
Notes
None
X
4 0 32 64 Feet
IGS_1984_Web_ Mercator_ Auxiliary_ Sphere
Legend
City and County Boundary
Othrr
C:y of Rentor
Addresses
Parcels
EXHIBIT 9
p Information Technology - GIS This reap is a u.:er qen rated s ' a uet;ut f cr 1 ur Innteriet apolnt site aid
City�l is for referaiec o r1? Da', avers t'iat ippon -% this nap mp.y o- may rot
a 1 RerltonMBps ut rl(;) Yon 90V arcu al errerd, or offierwis'e mliale.
Finance & IT Division 413/2014 THIS MAP IS NOT TO 13E USED FOR NAVIGATION
r
F-1
e
-CitY-%C 1 -lemon
GEOTECHNICAL ENGINEERING STUDY
Proposed Mixed -Use Building
207. 219 Main Avenue South.
Renton, Washington
EXHIBIT 10
This report presents the findings and recommendations of our geotechnical engineering study for
the site of the proposed rnixed-use building to be located in Renton.
We were provided with site plans and a topographic map. TSA Architects developed these plans,
which are dated March 8, 2007. The to map shoves the buildings and structures on and
near the subject site, 2 -foot contour intervals have also been mapped, and the relationship betx,een
the property and the intersecting streets, Main Avenue South and South 2nd Street are also shown.
Based on these plans, we understand that the building will consist of 5 stories of residential
apartments over a ground -level parking and retail area and one level of below ground parking. The
project will cover the majority of the site and we anticipate cuts on the order of 10 to 12 feet,
If the scope of the project changes from what we have described above, we should be provided
with revised plans in order to determine if modifications to the recommendations and conclusions of
this report are warranted.
SITE CONDITIONS
SURFACE
The Vicinity Map, Plate 1, illustrates the general location of the site, The property is rectangular in
shape and consists of four lots at the southwest corner of Main Avenue South and South 2nd
Street in Renton. The northern half of the site, at one time a gas station, is still occupied by the
Pump canopy and the shop building. The gas tanks on the southern portion of the northern parcel
were removed in the past. Currently, the building is occupied by a coffee shop and the southern
half of the site is undeveloped and being used as a parking lot. The site is flat and the northern
half is paved while the southern half is gravel.
An 11 -foot -wide alley bounds the site to the west and South 2nd Street and Main Avenue South
bounds the site to the north and east. On the western side of the alley are three CMU office
buildings. The northernmost building is a tall one-story, is located approximately 11 feet from the
site, and has a finished floor elevation several feet below the alley grade. The central building is
located approximately 25 feet from the site and is one story tall. The southern building is two
stories over a basement that has a finished floor approximately 4 to 5 feet below the alley grade. A
tall one-story CMU building sits on the common property line to the south. Its finished floor
elevation is near the existing site grade. Several large cracks are visible on the north: -facing wall of
this building, and it appears that the eastern end of the building has settled severely relative to its
western end.
ISUBSURFACE
?xplored by drilling seven borings at the approximate locations
Entire Document , Plate 2. Our exploration program was based on the proposed
Available Upon Request
GEOTECH CONSULTANTS, INC.
1.
ff
"DC1
en Gine eels
T � Seattle
I Portland
Spokane
San Diego
Austin
Irvine
$ Eugene
San Francisco
Anchorage
EXHIBIT 11
Entire Documen
Available Upon Request
TECHNICAL INFORMATION REPORT
For
Renton Heritage Apartments
207-219 Main Avenue South
Renton, Washington
Prepared for:
Stricker Cato Murphy Architects, P.S.
311 First Avenue South, Suite 300
Seattle, Washington 98104
DO] Job No. 14012-0023
July 15, 2014
7
This report has been prepared%by
Sunny Salh, E.I.T. of DCI Engineers
under the direction of the
professional engineer whose stamp
and signature appear hereon.
Stewart Street, Suite 1000 Seattle, Washington, 98101 Phone (206) 332-1900
S e r v i c e I n n a v a t I o n V a I u e
Addendum to Environmental (: ) Review
Page 1 of 4_�T
August 14, 2014
ADDENDUM TO ENVIRONMENTAL (SEPA) DETERMINATION OF
SIGNIFICANCE (DNS -M) - MITIGATED
Entire Document
Available Upon Reque
it to WAC 197-11-600(4)(c) and WAC 197-11-625
Addendum to the 2nd and Main Mixed Use Apartments LUA07-139
as Addended by the City of Renton
Determination of Non -Significance - Mitigated DNS -M
Date of Addendum: August 18, 2014
Date of Original Issuance of SEPA Threshold Determination: March 17, 2008
Proponent: Cosmos Development Co.
Project Number: LUA14-000933, CU -H, SA -H, MOD
Project Name: Renton Heritage Apartments
Proposal f Purpose of Addendum: The applicant is requesting Hearing Examiner Site Plan
Review, Hearing Examiner Conditional Use Permit and a modification for the construction of a
5 -story mixed-use building containing 101 residential units and 3,553 square feet of commercial
space. In 2008 the applicant received Hearing Examiner Site Plan, Conditional Use Permit, and
parking modification approvals along with Environmental Review for the construction of a 101
unit mixed use building (LUA07-139). However, the Hearing Examiner Site Plan, Conditional
Use Permit expired in 2010. The applicant is now proposing to maintain much of the original
proposal in order to eliminate the need for additional Environmental Review. The mixed-use
structure would have an average height of 64 feet. The vacant 29,500 square foot site is located
within the Center Downtown (CD) zoning classification on the southwest corner of S 2nd St and
Main Ave S. Primary vehicular access to the site would be provided via two entry points from an
existing alley, along the western side of the property, which is proposed to be widened. A total
of 101 parking spaces would be provided within and under the structure. A refuse and recycle
modification, from RMC 4-4-090, is being requested in order to eliminate the number of
required deposit and collection points. The site is located on Zone 1 of the Aquifer Protection
Area and within a Seismic Hazard Area. There appears to be no other critical areas located on
site.
The applicant has indicated that the revised proposal includes the same number of units,
haiuht nrracc nilhiir + - nmitment and orientation as the expired proposal. The differences
EXHIBIT 12
w
EntirF xument DRAFT
Upon Request
TECHNICAL MEMORANDUM
Project: Renton Heritage Apartments City at Fientonplan i� g DiO.'73;o 1
Subject: Transportation Impact Analysis
Date: June 17, 2094
Authors: Jennifer Barnes, P.E.
Tod McBryan, P.E.
This report presents the transportation impact analysis for the proposed mixed use development at 207-
219 Main Avenue S in Renton. It includes a description of existing and proposed conditions in the site
vicinity, projected trip generation and distribution, operational analysis where site -generated traffic
would access the street system, and an assessment of the project's impacts to transit service and non -
motorized facilities. The analysis presented in this report follows traffic impact analysis guidelines that
have been established by the City of Renton (City).'
1. Project Description
The site consists of four parcels, one of which was occupied by a service station and three vacant lots. It
is bounded by Main Avenue S on the east, an alley on the west, S 2nd Street on the north, and private
parcels on the south. The site vicinity is shown on Figure 1. The project would construct a six -story
building with 101 apartments and up to 5,000 square feet (sf) of ground -level neighborhood retail space.
The project would provide on-site parking for 101 vehicles, which would be accessed from the alley.
The project would also dedicate right-of-way and make improvements such that the alley would be 16 -
feet wide along the project frontage (approximately 250 feet) south from S 2nd Street. The proposed site
plan is shown on Figure 2.
It should be noted that the alley currently extends about 400 feet south from S 2°d Street and ends.
However, City staff has indicated that in conjunction with redevelopment of this block, the City would
acquire an easement and/or right-of-way to connect the alley from its current southern terminus east to S
Main Avenue. The City would also make the requisite improvements to the alley south of the project
site (approximately 270 feet) to S Main Avenue.2 Therefore, this report assumes that with the proposed
project, the alley would provide access at S 2" Street and S Main Avenue.
EXHIBIT 14
' City of Renton, Policy Guidelines for Traffic Impact Analysis for New Development, Rev. March 12, 2008.
2 City of Renton, Rocale Timmons, June 16, 2014.
heffron - 7 - June 17, 2014
Entire Document
Available Upon Request
..ray ui Renton
PUBLIC Department of Community & Economic Development
HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST.
Public Hearing Date. April 15, 2008
Project Name: 2"d and Main Mixed Use Apartments
File Number: LUA07-139, SA -H, CU -H,
ECF
The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use
Project Description: Permit approval, a Parking Code modification and Environmental Review for the
construction of a six -story (69 feet, 10 inches) mixed use building. The subject
property is located within the Center Downtown (CD) zoning designation, Downtown
Core Area, and Urban Design Overlay District A. The proposed building would
include one underground level of parking, one story of commercial space and five
stories of residential apartments. The proposed building would include 94,768 square
feet of residential space in 101 units, 9,344 square feet of commercial space, and
125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076
square feet below grade). Access to the site would be provided from the alley along
the westerly property line and from Main Avenue South.
Project Location: 207 Main Avenue South (southwest corner of Main Avenue South and South 2nd
Street)
EXNIBI-111 15
N & C Investments LLC
Applicant/
Address
7432 SE 27th Street
Mercer Island, WA 98040
N & C Investments LLC
Contact: Steve Thomas
Owner/
TSA Architects
Address:
7432 SE 271h Street
10800 NE 8 Street, Suite 300
Mercer island, WA 98040
Bellevue, WA 98004
File Number: LUA07-139, SA -H, CU -H,
ECF
The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use
Project Description: Permit approval, a Parking Code modification and Environmental Review for the
construction of a six -story (69 feet, 10 inches) mixed use building. The subject
property is located within the Center Downtown (CD) zoning designation, Downtown
Core Area, and Urban Design Overlay District A. The proposed building would
include one underground level of parking, one story of commercial space and five
stories of residential apartments. The proposed building would include 94,768 square
feet of residential space in 101 units, 9,344 square feet of commercial space, and
125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076
square feet below grade). Access to the site would be provided from the alley along
the westerly property line and from Main Avenue South.
Project Location: 207 Main Avenue South (southwest corner of Main Avenue South and South 2nd
Street)
EXNIBI-111 15
Heritage _ _partment Alley Imp. _1vement
Notes
None
a]
03 0 52 103 Feet
JGS 1984 Weh Mnrcator_AuKiliary_Sphere
City 04kqAo n o
Finance & IT Division
Legend
City and County Boundary
? other
l..a
City of Renton
Addresses
Parcels
EXHIBIT 16
Information Technology - GIS This map is a user generated static output from an Intemet mapping sive and
is for reference only Data layers that appear on this map may or may not be
RentonMapSupport@Rentanwa gov accurate, current, or otherwise reliable.
5/30/2014 THIS MAP IS NOT TO SF USED FOR NAVIWAON
►�s
A
x
Department of Comr Ay and P
Economic Development
NOTICE OF PUBLIC HEARING
RENTON HEARING EXAMINER
RENTON, WASHINGTON
A public hearing will be held by the Renton Hearing Examiner in the Council Chambers
on the seventh floor of the Renton City Hall, 1055 South Grady Way, Renton,
Washington, on September 09, 2014 at 11:00 am to consider the following petitions:
Heritage Apartments
LUA14-000933
Location: 207 Main Ave S. The applicant is requesting Hearing Examiner Site Plan
Review, Hearing Examiner Conditional Use Permit and a modification for the
construction of a 5 -story mixed-use building containing 101 residential units, 101
parking stalls, and 3,553 square feet of commercial space. The vacant 29,500 sf site
is located in the CD zone on the southwest corner of S 2nd St and Main Ave S.
Legal descriptions of the files noted above are on file in the City Clerk's Office, Seventh
Floor, City Hall, Renton. All interested persons are invited to be present at the Public
Hearing to express their opinions. Questions should be directed to the Hearing
Examiner at 425-430-6515.
Publication Date: August 29, 2014
Addendum to Environmental ( Review�a;'"�
.00
Page 1 of 4 [,
August 14, 2014
ADDENDUM TO ENVIRONMENTAL (SEPA) DETERMINATION OF
NON -SIGNIFICANCE (DNS -M) - MITIGATED
Pursuant to WAC 197-11-600(4)(c) and WAC 197-11-625
Addendum to the 2"d and Main Mixed Use Apartments LUA07-139
as Addended by the City of Renton
Determination of Non -Significance -_Mitigated (DNS -M)
Date of Addendum: August 18, 2014
Date of Original Issuance of SEPA Threshold Determination: March 17, 2008
Proponent: Cosmos Development Co.
Project Number: LUA14-000933, CU -H, SA -H, MOD
Project Name: Renton Heritage Apartments
Proposal / Purpose of Addendum: The applicant is requesting Hearing Examiner Site Plan
Review, Hearing Examiner Conditional Use Permit and a modification for the construction of a
5 -story mixed-use building containing 101 residential units and 3,553 square feet of commercial
space. In 2008 the applicant received Hearing Examiner Site Plan, Conditional Use Permit, and
parking modification approvals along with Environmental Review for the construction of a 101
unit mixed use building (LUA07-139). However, the Hearing Examiner Site Plan, Conditional
Use Permit expired in 2010. The applicant is now proposing to maintain much of the original
proposal in order to eliminate the need for additional Environmental Review. The mixed-use
structure would have an average height of 64 feet. The vacant 29,500 square foot site is located
within the Center Downtown (CD) zoning classification on the southwest corner of S 2nd St and
Main Ave S. Primary vehicular access to the site would be provided via two entry points from an
existing alley, along the western side of the property, which is proposed to be widened. A total
of 101 parking spaces would be provided within and under the structure. A refuse and recycle
modification, from RMC 4-4-090, is being requested in order to eliminate the number of
required deposit and collection points. The site is located on Zone 1 of the Aquifer Protection
Area and within a Seismic Hazard Area. There appears to be no other critical areas located on
site.
The applicant has indicated that the revised proposal includes the same number of units,
height, access, public art commitment and orientation as the expired proposal. The differences
i ^4b Ed
Addendum to Environmental (S ReviewPage 2 of i
August 1442014
between the proposed and expired site plans include a reduction in parking stalls and different
architectural detailing. Additionally, vehicular access is now proposed to be limited to the alley
only with no vehicular access to Main Ave S.
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.210, 1971 as
amended) on March 17, 2008 the Environmental Review Committee (ERC) issued a
Determination of Non -Significance — Mitigated (DNS -M) for the project. The DNS -M included
seven mitigation measures:
1. The applicant shall comply with the recommendations delineated in the
Geotechnical Engineering Study, dated July 18, 2007, prepared by Geotech
Consultants.
2. Erosion Control shall be installed and maintained during construction in accordance
with the State Department of Ecology Erosion and Sediment Control Requirements
as delineated in the 2005 Storm Water Management Manual.
3. A Parks Mitigation Fee of $354.50 for each multi -family unit and shall be paid prior
to issuance of building permits. The project includes 101 multi -family units and the
fee is estimated to $35,804.50.
4. Work shall immediately cease and the Washington State Department of Archaeology
and Historic Preservation shall be contacted should any archaeological artifacts be
discovered during earthwork activities.
S. A Transportation Mitigation Fee of $75.00 for each new trip attributed to the
development shall be paid prior to issuance of building permits. The project is
expected to generate 1,042 new daily trips and the fee is estimated to be $75,150.
b. A Fire Mitigation Fee of $388.00 for each multi -family unit and $0.52 per square foot
of commercial space shall be paid prior to issuance of building permits. The project
includes 101 multi -family units and 9,344 square feet of commercial area and the
fee is estimated to be $44,047.88.
7. An avigation easement shall be provided and notification shall be provided to each
tenant through individual lease agreements.
A 14 day appeal period commenced on March 24, 2008 and ended on April 7, 2008. No appeals
of the threshold determination were filed.
The proposal will not change the analysis or impacts in the original SEPA Review. However,
since the time of issuance the City has implemented a new Impact Fee ordinance which
Addendum to Environmental (S Review,'
Page 3 of 4 t('
August 14, 2014
supersedes the mitigation measures for Parks, Transportation, and Fire mitigation fees.
Additionally, the applicant has elected to comply with the 2009 storm water manual and has.
Therefore, applicable mitigation measures to be retained include Mitigation Measures #1, #4
and #7.
The City of Renton is hereby issuing a SEPA Addendum pursuant to WAC 197-11-600 with the
retention of Mitigation Measures #1, #4 and #7.
This Addendum is appropriate because it contains only minor information not included in the
original Determination and there no environmental impacts related to inclusion of the new
information.
Location: 207-219 Main Ave S
Lead Agency: City of Renton, Department of Community & Economic Development
Review Process: Addendum to previously issued Determination of Non -Significance -
Mitigated (DNS -M)
Additional Information: If you would like additional information, please contact Rocale
Timmons, Senior Planner, City of Renton Planning Division, Department of Community &
Economic Development at (425) 430-7219.
There is no comment period for this Addendum, dated August 18, 2014 issued by the City of
Renton Environmental Review Committee.
Addendum to Environmental (`. Review`:'# * ...
Page 4 of 4
August 14, 2014
ENVIRONMENTAL REVIEW COMMITTEE
SIGNATURES:
Gregg Zimm an, A inistrator l Date
Public Works epa ment
511 e/ E L/
Terry Higashiyama, Administrator Date
Community Services Department
Mark Peterson, Administrator bate
Fire & Emergency Services Department
C. Chip" Vincent, Administrator D to
Department of Community & Economic Development
City of Renton Department of Community & Economic Dev�iopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMUNITY SERVICES
COMMENTS DUE: AUGUST S, 2014
APPLICATION NO: LUA14-000933, CU -H, MOD, SA -H
DATE CIRCULATED: JULY 22, 2014
APPLICANT: Oscar Del Moro
PROJECT MANAGER: Rocale Timmons
PROJECT TITLE: Renton Heritage Apartments
PROJECT REVIEWER:
SITE AREA: 29,500 square feet
EXISTING BLDG AREA (gross):
LOCATION: 207-219 Main Ave S.
PROPOSED BLDG AREA (gross)
SUMMARY OF PROPOSAL: The applicant is requesting Hearing Examiner Site Plan Review, bearing Examiner Conditional use Permit
and a modification for the construction of a 5 -story mixed-use building containing 101 residential units and 3,553 square feet of
commercial space_ In 2008 the applicant received Hearing Examiner Site Plan, Conditional Use Permit, and parking modification
approvals along with Environmental Review for the construction of a 101 unit mixed use building. However, the Hearing Examiner
Site Plan, Conditional Use Permit expired in 2010. The applicant is now proposing to maintain much of the original proposal in
order to eliminate the need for additional Environmental Review. The mixed-use structure would have an average height of 64
feet. The vacant 29,500 square foot site is located within the Center Downtown (CD) zoning classification on the southwest corner
of S 2nd St and Main Ave S. Primary vehicular access to the site would be provided via two entry points from an existing, along the
western side of the property, which is proposed to be widened. A total of 101 parking spaces would be provided within and under
the structure. A refuse and recycle modification, from RMC 4-4-090, is being requested in order to eliminate the number of
required deposit and collection points. The site is located on Zone 1 of the Aquifer Protection Area and within a Seismic Hazard
Area. There appears to be no other critical areas located on site.
A. ENVIRONMENTAL IMPACT (e. g. Non -Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
Element of the Probable Probable More
Environment Minor Major Information
impacts Impacts Necessary
Housing
Aesthetics
Li h Glare
Recreation
utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
B. POLICY -RELATED CO MENTr,S� .¢� [ , i! ��-
r4 r/P_ 4 j�' rt ?y pct?( 5 Q 5Ct
I
i
d41 2_' -f Pt4
saz .
We have reviewed this application with particular attention to those areas in which we hove expertise and have identified areas of probable impact
or areas where additional infor n is needed to properly assess this proposal.
,s-. (e -Z'
Signature of Director orAuthorized Representative Date
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 additionol in&rmation is needed to properly assess this proposal.
Signature of Director or Authorized Representative
Date
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, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057.
File Name / No.: Renton Heritage Apartments/ LUA14-000933, CU -H, MOD, SA -H
NAME:CVt L I S fAN
MAILING ADDRESS:&-22� l�]sw-' R ".6, �. City/State/Zip: C�
TELEPHONE NO.: i'Il
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Fel. N.me I No: fhmon tl.rSbR Damani
NAME: nrv/5ete(lla:
TEUPNONE NO.:
— QcV or
iC'.�,f�l
PLEASE INCU DETHE PROTECT NUMF1ER WHEN C—A I tNG FOR PROPER FILE IDENTIFI[AT10N
DATE OF APPLWAT*N: July 18,1014
— rm mAaPLE1F APPUCAT KM: Jwy Z2.
2014
if Yau wOVd llee m M made a Pity of fKord m mmve Nether na[pmvNan9n th'o PropO•ed Pnjett WmPlate 1W
(arm and rtumto: Gly M Renton. CED, Plan NnE OMdun. loss 5-th Ci Id9 W, Rardvn, WA 9557.
FIE Mme 7 rt9.: Replan lt.rfmEe APartmene! 1uAx+oap93a, cv-rs. Moo. sA-N
NAME: CEYi5la0.Y31P:
MAILINGADORms: _
TELE➢ NE Na.:
CERTIFICATION
I,W—ALLVk�S hereby certify that copies of the above document
were poted in � conspicuous places or nearby the described property on
``���rrrrru�trri
n .- Ly P +I
Date:U Signed:,
STATE OF WASHINGTON
) SS
COUNTY OF KING )
Y�154r 04 Ot'
I certify that I know or have satisfactory evidence that - "L
L um
signed this instrument and acknowledged it to be his/her/their free and voluntary act f ie"
uses and purposes mentioned in the instrument.
Dated: 'LAA, zz `f
77)
Notary 16"6 is in and for the State of Washington
q1�
Notary (Print): ,
My appointment expires:
CITY0F RENTO.N
DEPARTMENT OF.`COMMUNITY&.ECONOMIC (DEVELOPMENT -PLANNING DIVISION
AFFIb VIT OFSERVICE BY MAILING"
On the 22nd day of July, 2014, 1 deposited in the mails of the United States, a sealed envelope containing
Acceptance and Notice of Application documents. This information wasto:
,i
asent
#
#g[(•j[y(?-0�§I ill it PIR plt�IT
PIN .'k.. 8€€€ >F?�e 1 4�► h.R?� c� x=57 9
Renton Heritage, LLC
Owner
Oscar Del Moro, Cosmos Development
Applicant
Raymond Gamo, Stricker Cato Murphy
Contact
See attached
Parties of Record
Nancy Rawls
RSD
(Signature of Sender):
Y M 1tll+i
STATE OF WASHINGTON
)SSS�-
COUNTY OF KING ) D q , `
('801x,
I certify that I know or have satisfactory evidence that Sabrina Mirante
signed this instrument and acknowledged it to be his/her/their free and voluntary act for thNve_q* d purposes
mentioned in the instrument.
Dated: 22- ao 1 Lf
Notary (Print):
My appointment expires:
No.faN Public in and for the State of Washington
A4 -f a`t/ '�_ot9
o' Renton Heritage Apartments
LUA14-000933, CU -H, MOD, SA -H
template - affidavit of service by mailing
7231501010 /231501020 /231501110
CITY OF RENTON BRADFORD DEAN KENT BRAUNSCHWEIG ROBERT+SHERRY
1010 S 2nd St 1000 S 2nd St 914 Bronson Way S
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501135 7231501145 7231501150
FLETCHER MICHAEL F+LINDA BUI LEE D & LANH N Current Tenant
206 Wells Ave S 210 Wells Ave S 212 Wells Ave S UNIT K
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501150 7231501155 7231501155
FISHER GREGORY D GARRICK J LATAINE Current Tenant
212 Wells Ave S 216 Wells Ave S 216 Wells Ave S UNIT A
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501160 7231501165 7231501170
DIVELBISS CHARLES G BAREI PROPERTIES LLC DIVELBISS CHARLES L
220 Wells Ave S 224 Wells Ave S 230 Wells Ave S
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501175 7231501175 7231501175
Current Tenant Current Tenant Current Tenant
232 Wells Ave S APT 3 232 Wells Ave S APT 5 232 Wells Ave S APT 1
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501175 7231501175 7231501175
Current Tenant Current Tenant MHP LLC
232 Wells Ave S APT 8 232 Wells Ave S APT 9 232 Wells Ave S
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501175 7231501175 7231501175
Current Tenant Current Tenant Current Tenant
232 Wells Ave S APT 2 232 Wells Ave S APT 10 232 Wells Ave S APT 7
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501175 7231501175 7231501180
Current Tenant Current Tenant DIVELBISS CHARLES L
232 Wells Ave S APT 4 232 Wells Ave S APT 6 918 S 3rd St
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501180 7231501180 7231501180
DIVELBISS CHARLES L DIVELBISS CHARLES L Current Tenant
91653rd St 916 S 3rd St APT C 916 S 3rd St APT B
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501185 7231501185 7231501185
Current Tenant Current Tenant HUGO BOSS LLC
900 S 3rd St UNIT A 900 S 3rd St UNIT C 900 S 3rd St
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501200 X231501200 7231501200
Current Tenant Current Tenant Current Tenant
922 S 3rd St APT 13 922 S 3rd St APT 3 922 S 3rd St APT 6
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501200 7231501200 7231501200
MOSCATEL ANTHONY MOSCATEL ANTHONY Current Tenant
934 S 3rd St 920 S 3rd St 922 S 3rd St APT 10
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501200 7231501200 7231501200
Current Tenant Current Tenant Current Tenant
922 S 3rd St APT 7 922 S 3rd St APT 9 922 S 3rd St APT 12
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501200 7231501200 7231501200
Current Tenant Current Tenant MOSCATEL ANTHONY
922 S 3rd St APT 4 922 S 3rd St APT 5 926 S 3rd St
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501200 7231501200 7231501200
MOSCATEL ANTHONY Current Tenant Current Tenant
924 S 3rd St 922 5 3rd St APT 8 922 S 3rd St APT 2
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501200 7231501200 7231501200
MOSCATEL ANTHONY MOSCATEL ANTHONY Current Tenant
928 S 3rd St 922 S 3rd St 922 S 3rd St APT 1
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501200 7231501200 7231501215
MOSCATEL ANTHONY Current Tenant BAREI PROPERTIES LLC
928S3rd St 922 S 3rd St APT 11 231 Main Ave S
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501220 7231501220 7231501220
Current Tenant 227 MAIN LLC Current Tenant
227 Main Ave S APT 8 227 Main Ave S 227 Main Ave S APT 7
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501220 7231501220 7231501220
Current Tenant Current Tenant Current Tenant
227 Main Ave S APT 3 227 Main Ave S APT 2 227 Main Ave S APT 5
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501220 7231501220 7231501225
Current Tenant Current Tenant MASCARINAS LYDIA
227 Main Ave S APT 6 227 Main Ave S APT 1 221 Main Ave S
Renton, WA 98057 Renton, WA 98057 Renton, WA 98057
7231501245
Current Tenant
207 Main Ave S UNIT A
Renton, WA 98057
7231501900
DELANCEY ROBERT D+JOHNSON D
81853rd St
Renton, WA 98057
7231501900
DELANCEY ROBERT D+JOHNSON D
826 5 3rd St
Renton, WA 98057
7231501910
Current Tenant
221 Wells Ave S
Renton, WA 98057
7231501910
Current Tenant
231 Wells Ave S
Renton, WA 98057
7231501920
VALLEY CITIES COUNSELING AN
221 Wells Ave 5 UNIT 102
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave 5 UNIT 208
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 100
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 200
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 207
Renton, WA 98057
/231501245
Current Tenant
207 Main Ave S UNIT B
Renton, WA 98057
7231501900
DELANCEY ROBERT D+JOHNSON D
814S3rd St
Renton, WA 98057
7231501900
DELANCEY ROBERT D+JOHNSON D
824 S 3rd St
Renton, WA 98057
7231501910
Current Tenant
229 Wells Ave 5
Renton, WA 98057
7231501910
Current Tenant
225 Wells Ave S
Renton, WA 98057
7231501920
VALLEY CITIES COUNSELING AN
217 Wells Ave S
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave 5 UNIT 211
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 200
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 201
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 203
Renton, WA 98057
.231501245
COLBY RE LLC
207 Main Ave S
Renton, WA 98057
7231501900
DELANCEY ROBERT D+JOHNSON D
822 5 3rd St
Renton, WA 98057
7231501905
DELANCEY ROBERT D+JOHNSON D
237 Wells Ave S
Renton, WA 98057
7231501910
Current Tenant
223 Wells Ave S
Renton, WA 98057
7231501910
Current Tenant
227 Wells Ave S
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 204
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 209
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave 5 UNIT 201
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 102
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave 5 UNIT 203
Renton, WA 98057
7231501920 1231501920
VALLEY CITIES COUNSELING Current Tenant
217 Wells Ave S 221 Wells Ave S UNIT 205
Renton, WA 98057 Renton, WA 98057
7231501920 7231501920
Current Tenant Current Tenant
221 Wells Ave S UNIT 204 221 Wells Ave S UNIT 211
Renton, WA 98057 Renton, WA 98057
7231501920 7231501920
Current Tenant Current Tenant
221 Wells Ave 5 UNIT 207 221 Wells Ave S UNIT 208
Renton, WA 98057 Renton, WA 98057
7231500860 7231500900
PATAS SOUTH SECOND LLC Current Tenant
1005 S 2nd St 226 Main Ave S UNIT B
Renton, WA 98057 Renton, WA 98057
7231500900 7231500900
Current Tenant DIVELBISS CHARLES L
226 Main Ave 5 UNIT A 226 Main Ave S
Renton, WA 98057 Renton, WA 98057
7231501935
FIRST SAVINGS BANK NORTHWES
201 Wells Ave S
Renton, WA 98057
,231501920
Current Tenant
221 Wells Ave S UNIT 209
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 100
Renton, WA 98057
7231501920
Current Tenant
221 Wells Ave S UNIT 205
Renton, WA 98057
7231500900
DIVELBISS CHARLES L
228 Main Ave S
Renton, WA 98057
7231500905
DIVELBISS CHARLES L
230 Main Ave S
Renton, WA 98057
Renton Heritage
11747 NE 1st St, 300
Bellevue, WA 98005
Ravmond Gama
Stricker Cato Murphy Architects
311 1st Ave 5, 300
Seattle, WA 98104
oscar Del Moro
Cosmos Development Co.
11747 NE 1st 5t, 300
Bellevue, WA 98005
Renton Heritage Ravmond Gamo Oscar Del Moro
11747 NE 1st St, 300 Stricker Cato Murphy Architects Cosmos Development Co.
Bellevue, WA 98005 311 1st Ave S, 300 11747 NE 1st St, 300
Seattle, WA 98104 Bellevue, WA 98005
Denis Law city 0
Mayor Jr
0,
July 22, 2014 Community & Economic Development Department
C.E."Chip"Vincent, Administrator
Nancy Rawls
Department of Transportation
Renton School District
420 Park Avenue N
Renton, WA 98055
Subject: Renton Heritage Apartments
LUA14-000933, CU -H, MOD, SA -H
The City of Renton's Department of Community and Economic Development (CED) has received
an application for a Apartment Complex located at 207-219 Main Ave S.. Please see the
enclosed Notice of Application for further details.
In order to process this application, CED 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, City of Renton, CED,
Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300,
by August 5, 2014,
Elementary School:
Middle School:
High School:
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) 430-7219.
Sincerely,
Rocale Timmons
Senior Planner
Enclosure
Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov
-1-14-14-x&e1-7.3
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S)
NAME: Renton Heritage LLC
ADDRESS: 11747 NE 1ST ST. #300
CITY: Bellevue ZIP: 98005
TELEPHONE NUMBER: 425.451-8188
I
APPLICANT (if other than owner)
NAME: Oscar Del Moro
COMPANY (if applicable): Cosmos Development Co.
ADDRESS: 11747 NE First St. #300
CITY: Bellevue ZIP: 9$005
TELEPHONE NUMBER: 425.451.8188 X 130
CONTACT PERSON
NAME: Raymond Gam0
COMPANY (if applicable): Stricker Cato Murphy Arch
ADDRESS: 311 1st Ave. S #300
CITY: Seattle ZIP: 98104
E
TELEPHONE NUMBER AND EMAIL ADDRESS:
206.324.4800
raymondg@scm-arch.com
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
Renton Heritage Apartments
PROJECTIADDRESS(S)ILOCATION AND ZIP CODE:
207-219 Main Ave. S, Renton WA 98057
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
723150-1230: -1235; -1240; -1245
EXISTING LAND USE(S):
Commercial
PROPOSED LAND USE(S):
101 apartments plus 3,988 SF Commercial
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
U C -D
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable) NIA
EXISTING ZONING:
CD
PROPOSED ZONING (if applicable):
SITE AREA (in square feet):
29,500
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED: 2252.26
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
1790.3
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable) 148,67
NUMBER OF PROPOSED LOTS (if applicable)
NUMBER OF NEW DWELLING UNITS (if applicable):
101
H:'.(;Ef)IDaca',.Forms-Templa1cs15el[-11elp Handouts Planning maslerapp.duc - I - 03 iI I
PROJECT 1NFORMA
NUMBER OF EXISTING DWELLING UNITS (if applicable):
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable) 91,200 SF
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable}: 3,988
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if
applicable): 3,764
NUMBER OF EMPLOYEES TO BE EMPLOYED BY 7HE NEW
PROJECT (if applicable): 25
TION continued
PROJECT VALUE:
$10,000,000
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
❑ AQUIFIER PROTECTION AREA ONE
❑ AQUIFIER PROTECTION AREA TWO
❑ FLOOD HAZARD AREA sq. ft.
❑ GEOLOGIC HAZARD sq. ft.
❑ HABITAT CONSERVATION sq, ft.
❑ SHORELINE STREAMS & LAKES sq. ft.
❑ WETLANDS sq. ft.
LEGAL DESCRIPTION OF PROPERTY
Attach legal description on se crate sheet with the following information included
SITUATE IN THE SW QUARTER OF SECTION 17 , TOWNSHIP 23 , RANGE 5 IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
1, (Print Name/s) James G.S Hwanq declare under penalty of perjury under the laws of the State of
Washington that I am (please check one). the current owner of the property involved in this application or- . the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
contained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
q -
Signature of Ownerl r Date
rYti'iNg4� [ vlAl ivtS t,W�AL� Lk..L
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
Signature of Owner/Representative
certify that I know or have satisfactory evidence that 'TaiVUL5 L S' 'AwAt�
signed this instrument and acknowledge it to be hisfher/their free and voluntary act for the
uses and purpose mentioned in the instrument.
TJ ' /19
Dated
KATHY BETTEiR1DGE
NOTARY PLIHIC
STATE OF �VAS',I'IvGTON
COMMIS4il,`'� EffIRES
AUGUST 19, 2017
NotaryPubfc in aA for the State of Was jngton
Notary (Print) rlti V i `) �`ff iAq C..
My appointment expires:
Date
ll:1CED,.Da(alPorms=['emplateslSclf-bell) Handouts Pli masterapp.duc - I - 03?I I
LEGAL DESCRIPTION OF PROPERTY
Attach legal description on se crate sheet with the following information included
SITUATE IN THE SW QUARTER OF SECTION 17 , TOWNSHIP 23 , RANGE 5 IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
1, (Print Name/s) James G.S Hwanq declare under penalty of perjury under the laws of the State of
Washington that I am (please check one). the current owner of the property involved in this application or- . the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
contained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
q -
Signature of Ownerl r Date
rYti'iNg4� [ vlAl ivtS t,W�AL� Lk..L
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
Signature of Owner/Representative
certify that I know or have satisfactory evidence that 'TaiVUL5 L S' 'AwAt�
signed this instrument and acknowledge it to be hisfher/their free and voluntary act for the
uses and purpose mentioned in the instrument.
TJ ' /19
Dated
KATHY BETTEiR1DGE
NOTARY PLIHIC
STATE OF �VAS',I'IvGTON
COMMIS4il,`'� EffIRES
AUGUST 19, 2017
NotaryPubfc in aA for the State of Was jngton
Notary (Print) rlti V i `) �`ff iAq C..
My appointment expires:
Date
ll:1CED,.Da(alPorms=['emplateslSclf-bell) Handouts Pli masterapp.duc - I - 03?I I
PLANNING DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL
REQUIREMENTS:
WAIVED
BY:
MODIFIED
BY;
COI1M1rNTS,
Calculations
Colored Maps for Display 4
Construction Mitigation Description 2 AND 4
Deed of Right -of -Way Dedication.
Density Worksheet 4
Drainage Control Plan 2
Drainage Report 2
Elevations, Architectural3AND 4
Environmental Checklist 4
Existing Covenants (Recorded Copy)4
Existing Easements (Recorded Copy) 4
Flood Hazard Data 4
Floor Plans 3AND a
Geotechnical Report2AND3
Grading Plan, Conceptual 2
Grading Plan, Detailed z
Habitat Data Report 4
Improvement Deferral
Irrigation Plan 4
King County Assessor's Map Indicating Site
Landscape Plan, Conceptual
Landscape Plan, Detailed4
Legal Description 4
Map of Existing Site Conditions4
Master Application Form 4
Monument Cards (one per monument) t
Neighborhood Detail Map 4
Parking, Lot Coverage & Landscaping Analysis 4
Flan Reductions (PMTs) 4
Post Office Approval 2
This requirement may be waived by; /
1. Property Services PROJFCT NAME:
2. Public Works Pian Review p
3. Building DATE: ; LC���
4. Planning
H-1GFDlnatalForms-Templates%Sclf-Help HandoulslPlanninglwaiverofsubmittalregs 06109
PLANNING DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS:
REQUIREMENTS: BY: BY:
Plat Name Reservation 4
Preapplication Meeting Summary 4
Public Works Approval Lettere
Rehabilitation Plan 4
Screening Detail 4
Shoreline Tracking Worksheet 4
Site Plan 2 AND 4
Stream or Lake Study, Standard 4
Stream. or Lake Study, Supplemental 4
Stream or Lake Mitigation Plan
Street Profiles 2
Title Report or Plat Certificate 4
Topography Map
Traffic Study 2
Tree Cutting/Land Clearing Plan 4 `
Urban Design Regulations AnalysiS4
Utilities Plan, Generalized 2
Wetlands Mitigation Plan, Final 4
Wetlands Mitigation Plan, Preliminary 4
Wetlands Report/Delineation 4
Wireless:
Applicant Agreement Statement 2 AND 3
Inventory of Existing .Sites 2AND 3
Lease Agreement, Draft 2AND 3
Map of Existing Site Conditions 2AND 3
Map of View Area 2 AND 3
PhOtOSIMUlatlOnS 2AND 3
This requirement may be waived by'
1. Property Services PROJECT NAME: fr 79-ez—�-
2. Public Works Plan Review I
3. Building DATE: --
4. Planning
H'ICED%DatalForms-TemplaterlSelf-Help HandoutsTlanninglwaiverofsubmittalregs 06109
PF,"APPLICATION MEETINu rOR
HERITAGE APARTMENTS
PRE 14-000407
! � i
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 1, 2014
Contact Information:
Planner: Rocaie Timmons, 425.430.7219
Public Works Plan Reviewer: Jan Illian, 425.430.7216
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Cohsider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to 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, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator) Public Works Administrator and City Council).
FIRE & EMERGENCY SERVICES DEPARTMENT r Cch_uf,y
M E M O R A N D U M
DATE: May 1, 2014
TO: Rocale Timmons, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Heritage Apartments
1. The preliminary fire flow is 4,500 gpm. A minimum of five fire hydrants
are required. One within 150 -feet and four within 300 -feet of the building.
One hydrant is required within 50 -feet of all fire department conne
for standpipes and sprinkler systems. Existing hydrants may be counted
toward the requirements as long as they meet current code.
2. Fire impact fees are applicable at the rate of $0.54 per square foot of
commercial retail space and $418.42 per multifamily unit. This fee is paid at
time of building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout
the buildings. Dry standpipes are required in all stairways. Standpipe
outlets required on west side of building in the alleyway. Direct outside
access is required to the fire sprinkler riser rooms; Fire alarm systems are
required to be fully addressable and full detection is required. Separate
plans and permits required by the fire department.
4. Fire department apparatus access roadways are adequate as they exist.
5. An electronic site plan is required prior to occupancy for pre -fire
planning purposes.
6. All buildings equipped with an elevator in the City of Renton are
required to have at least one elevator meet the size requirements for a
bariatric size stretcher. Car size shall accommodate a minimum of a 40 -inch
by 84 -inch stretcher_
7. The building shall comply with the City of Renton Emergency Radio
Coverage ordinance. Testing shall verify both incoming and outgoing
minimum emergency radio signal coverage. If inadequate, the building shall
be enhanced with amplification equipment in order to meet minimum
coverage. Separate plans and permits are required for any proposed
amplification systems.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M Q R A N D U M
DATE: April 30, 2014
TO: Rocale Timmons, Planner
FROM: Jan Illian, Plan Review U
SUBJECT: Renton Heritage Apartments
207-219 Main Street
PRE 14-000407
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision -makers. 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.
I have completed -a preliminary review for the above -referenced proposal. The following comments are
based on the pre -application submittal made to the City of Renton by the applicant.
Water
1. The proposed development is within the City of Renton's 196 pressure zone water service area.
There is an existing 8-irich water main in Main Avenue South and an existing 8 -inch water main in S. 2nd
St. (refer to City water project plan—no. W-1156) that can deliver a maximum total flow capacity of 2,400
gallons per minute (gpm). The static water pressure is about 65 psi at ground elevation of 44 feet.
2. Based on the project information submitted by the applicant for the pre -application meeting, the
City's Fire Prevention Department has determined that the preliminary fire flow demand for the
proposed development is 4,500 gpm which is greater than that the available maximum fire flow
capacity_ In order to provide water service for domestic and fire protection to the proposed project, the
following water main improvements are required:
• Installation of about 600 feet of 12 -inch water main in Main Avenue South from the existing
12 -inch water main (reference City water project plan no. W-0367) in South 3rd Street to
the existing 12 -inch water main (reference City water project plan no. W-2175) at the
intersection of Bronson Ave S and S. 2nd Street.
• Installation of about 300 feet of 12 -inch water main in S 2nd St. from the above new 12 -inch
main to the existing 12 -inch water main (reference City water project plan no. W-2988) in
Wells Ave. S.
Renton Heritage Apartments
Page 2 & 4
April 27, 2014
• installation of a cathodic pipe protection system for the portion of the new 12 -inch water
main crossing over Seattle Public Utilities (SPU's) Cedar River water pipeline located in S_
2nd street. The applicant shall obtain a "Utility Consent Letter' from SPU for the new water
line crossing over SPU's water pipeline.
3. Installation of fire hydrant(s) as required by Renton Fre Prevention. The number and location of the
hydrants shad be determined based on the City's review of the final building plans and site plan.
4. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention_ The DDCVA shall be installed in an outside underground vault_ The DDCVA may be
installed inside the building if it meets the conditions as shown on City's standard plan 360.5 for the
installation of a DDCVA inside a building. Adequate space in the underground parking garage must he
provided for the installation of the fire sprinkler DDCVA_
S_ installation of a separate domestic water meter with a reduced backflow prevention assembly (RPBA)
for the commercial -use portion of the building. The RPBA shall be installed behind the meter and inside
a heated enclosure ("hot -box") per City standard plan no. 350.2.
6. Installation of a separate domestic water meter for the residential portion of the building. A double
check valve assembly (DCVA) in an underground vault will be required behind the domestic water
meter.
7. Sizing of the domestic water meters shall be done in accordance with the Uniform Plumbing Code
meter sizing criteria. Meter size 3 -inch and above shall be installed inside a concrete vault located
outside of the building per City Standard Plan No. 320.4-
8- Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable.
9. Adequate horizontal and vertical separations between the existing or new water main and other
utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided per City design standards.
10. Water system development fees will be based on the size of the domestic water meter(s), irrigation
meter and fire service line. These fees are payable prior to issuance of the construction permit. See fee
schedule attached_ A water system redevelopment credit will apply for the existing 3/4 -inch domestic
meter serving the existing property (reference utility billing account no. 240063).
Sanitary Sewer
1. There is an 8 -inch sewer main in Main Street and an 8 inch sewer main in South 2"d Street.
2_ Sewer system development fees are based on the size of the new domestic water, irrigation and fire
meter_ Credit will be given for existing water meters serving the site.
3. Applicant proposes underground parking garage. The building department will require floor drains
and they will need to be connected to the sanitary sewer through an approved oil/water separator
located outside the building, if feasible. Flows shall be directed through floor drains that are installed in
accordance with the UPC to an exterior oil/water separator.
Storm Drainage
1. There is a storm conveyance system in Main Street.
2. A drainage plan and drainage report will be required with the site plan application. The report shall
comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to
Renton Heritage Apartments
Page 3 of 4
Aprii 27, 2014
r
the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report.
Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing
Site Conditions. The drainage report will need to follow the area specific flow control requirements
under Core Requirement #3.
3. A geotechnical report for the site is required. Information on the water table and soil permeability
with recommendations of appropriate flow control BMP options with typical designs for the site from
the geotechnical engineer shall be submitted with the application.
4. Surface Water System Development fees of $0.491 per square foot of new impervious surface will
apply. This is payable prior to issuance of the construction permit. Credit will be given for existing
impervious surface areas.
Tra nspo rtatio n/Street
1. Existing right-of-way width in Main Street is 60 feet. This street is classified as a Principal Arterial.
Street improvements fronting this site will include a new 12 -foot sidewalk and street trees inside 4 x 8
grated planter strips behind the existing curb and street lighting meeting City's arterial street lighting
levels. Existing pavement section from curb to curb in Main is acceptable.
2. Existing right-of-way width in South 2"d 60 feet. This streer is classified as a Nrmcipal Arterial. To meet
the City's complete street standards, up to five feet will be required to be dedicated to the City for
additional right of way along the project side in South 2nd. Street improvements fronting this site will
include a new 12 -foot sidewalk and street trees inside a 4 x 8 grated planter strips behind the existing
curb and street lighting meeting City's arterial street lighting levels. Existing pavement section from curb
to curb in South 2"d is acceptable. Actual dedication will be determined after a survey has been
provided.
3. Alleys are required to be 16 feet in the commercial zone. Dedication of right of way will be required
to widen and improve the alley. Up to 11 feet otdedication will be needed from aJs 1245 a-nd.j-w
and up to 6 feet will be needed from parcels 1235 and 1230. This will provide a 16 foot wide alley.
Actual dedication will be determined after a survey has been provided.
4. Lot corner will require a minimum radius of 25 feet for dedication of right of way.
5. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 —6:00) peak
periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200
vehicles per day. Generally this would apply to commercial sites that generate 20 vehicles per hour.
Traffic study guidelines are included with the pre -application packet.
6. Traffic impact fees for the new use based on square footage of the new building (not including
parking garage) will apply. Credit will be given towards the previous use and impact fees paid at that
time. Any additional impact fees owed will be due at time of building permit issuance.
General Comments
2. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Professional Engineer.
Renton HeritageApartrnents
Page 4 of 4
April 27, 2014
3. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of
the drainage report, permit application, and an itemized cost of construction estimate, and application
fee at the counter on the sixth floor.
l�
DEPARTMENT OF LL)MMUNITY d ciryof '
AND ECONOMIC DEVELOPMENT
o:
M E M O R A N D U M
DATE: May 1, 2014
TO: Pre -application File No. 14-000407
FROM: Rocale Timmons, Senior Planner
SUBJECT: Heritage Apartments (207 Main Ave)
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The following comments on development and permitting
issues are based on the pre -application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, 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
or online at www.rentonwa.gov
Project Proposal: The subject property is located on the southwest corner of 5 2"d St and Main
Ave S. The project site totals 29,530 square feet in area and is zoned Center Downtown (CD).
In 2008 the applicant received Hearing Examiner Site Plan, Conditional Use Permit, and parking
modification approvals along with Environmental Review for the construction of a 101 unit
mixed use building_ The six -story (69 feet, 10 inches) mixed use building at the time contained
9,344 square feet of commercial space and 125 parking stalls. However, the Hearing Examiner
Site Plan, Conditional Use Permit expired in 2010. The applicant is now proposing to maintain
much of the original proposal in order to eliminate the need for additional Environmental
Review. The applicant has indicated that the revised proposal includes the same number of
units, height, access, public art commitment and orientation as the expired proposal. The
differences between the proposed and expired site pians include 12 less parking spaces and
different architectural detailing. Access to the proposed parking garage would be gained via two
separate driveways; one would be located from the alley along the westerly property line and
the other would be located on Main Ave S_ The site is located on Zone 1 of the Aquifer
Protection Area and within a Seismic Hazard Area. There appears to be no other critical areas
located on site.
Current Use: Existing development on the site consists of two buildings (one of which is
occupied by Jet City Espresso) and the remnants of a gasoline pump island. All structures are
proposed for removal.
iArbrnmons\preapps\14-000407 (cd - 2nd & main).doc
Heritage Apartments, PRE14-{ 407
Page 2 of 6
May 1, 2014
Zoning: The subject property is located within the Center Downtown (CD) zoning designation. In
addition, the proposal would be subject to the Design District "A" standards and guidelines.
Development Standards
The project would be subject to RMC 4-2-1205, "Development Standards for Commercial Zoning
Designations" effective at the time of complete application (noted as "CD Standards" herein).
Attached residential units are a permitted use within the CD zoning designation. The table
below notes the current standards for the CD zone.
Type of Standard _ Minimum_ Standards
i_ot Standards -
Lot Size None w
Lot Width None
Lot Depth _ None
Density -- - -- -
Minimum/Maximum Minimum Density: 25 du/ac
Density Maximum Density 100 du/ac; Density may be increased to 150
dwelling units per net acre subject to Administrative Conditional Use
approval.
Setbacks
Min Front Yard None
Max Front Yard 15 ft. — for buildings 25 ft. or less in height_
None -- for Jhat portion of a building over 25 ft. in height
Side/Rear Yard None l
Max Side Yard Along- 15 ft. — for buildings 25 ft. or less in height.
A -Street None — for that portion of a building over 25 ft, in height
Min Side Yard Along- None
A -Street
Rear Yard - --
Building Coverage None
Ratio
Maximum Grass Floor None
Area
Height 95 ft
Parking —.. --
Vehicular A minimum and maximum of _Iper-
residential unit. A maximum of 1
space per 1,000 square feet of net commercial floor area, with no
minimum requirement.
Location All parking shall be provided in the rear portion of the yard, with
access taken from an alley, when available. Parking shall not be
located in the front yard, nor in a side yard facing the street nor rear
yard facing the street. Parking may be located off-site or subject to a
joint parking requirement
Bicycle One-half bicycle parking space per one dwelling unit and 10% of the
required parking for the commercial component of the project.
Landscaping _
On -Site Street 10 feet
i:\rtimmons\preapps\14-0D04D7 {cd - 2nd & main).doc
r
Heritage Apartments, PRE1^-'16 7
Page 3 of 6
May 1, 2014
Tree Retention 15 % of significant trees
Density Requirements — The applicant did not indicate the amount of area within access
easements and potential right-of-way dedications; therefore the net density could not be
calculated. The proposal for 141 residential units on the 29,530 square foot (0.677 acre) site
arrives at a gross density of 149.17 du/ac (101 units / 0.677 acres = 149.18 du/ac). The
proposed density of the residential component of the development would exceed the outright
permitted maximum density of 100 du/ac of the zone. The density may be increased up to 150
du/ac if a conditional use permit is approved. Per RMC 4-9-030F.9 building permits, licenses or
land use permits required for the operation of a Conditional Use Permit shall be applied for
within two years of the date of Conditional Use Permit approval. Therefore, the existing
Conditional Use Permit has also expired The applicant would be required to request a
Hearing Examiner Conditional Use Permit to increase the density up to 150 dufac_
Setbacks—it appears the proposal would comply with the setback requirements of the zone. The
applicant will be required to submit a design which complies with the setback requirements of
the CD zone.
-Parkin —The following ratios would be applicable to the site:
Use S.yuore Footaq o Uset�Ratio Required SPsacL
Commercial 9,344 maximum of 1 space pepa
r Min: 0
1,000 square feet of net
floor area, with no Max: 9
minimum requirement_
Residential 101 units Min: A minimum and Min:101
maximum of 1 per unit
Max: 101
The proposal includes a total of 113 parking stalls which exceed the maximum number of
parking stalls allowed for the proposed use by four stalls.
If future practical difficulties exist in meeting parking requirements, the applicant may request a
modification from these standards. The applicant will be required at the time of formal land use
application to provide detailed parking information (i.e. stall and drive aisle dimensions) and
calculations of the subject site and the overall campus use. Staff is likely to he in support of
parking modification request in order to provide four additional stalls beyond the maximum
allowed by code.
It should be noted that the parking regulations specify standard stall dimensions. For structured
parking a parking stall must be a minimum of 8% feet x 15 feet; a stall that has greater than a 45
degree angle must be 8'/, feet x 16 feet. Structured compact stalls must have dimensions of 7y,
feet x 12 feet; a stall with greater than a 45 degree angle must be 7% feet x 13 feet. Compact
structured parkinp, spaces shall not account for more than 50 percent of the spaces in the
structured parking areas. Structured parallel stall dimensions have a minimum of 9 feet x 23
feet also.
i:\rtimmons\preapps\14-00D407 (cd - 2nd & main).doc
Heritage Apartments, PRE14-i toy
Page 4 of 6
May 1, 2014
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an
adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of
AOA accessible stalls based on the total number of spaces must be provided.
Additionally, the proposal would be required to be revised in order to provide bicycle parking
based on 10 % of the required number of parking stalls for commercial uses and 0.5 bicycle
parking space per one dwellina unit. Spaces shall meet the requirements of subsection RMC 4-
4-080F.11. c.
Landscaping — Except for critical areas, all portions of the development area which are not
covered by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought -resistant vegetative cover. The minimum on-site landscape width required
along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070 and RMC
4-4-080F.7) for further general and specific landscape requirements (enclosed). However, the
10 -foot landscape strip may be reduced through the site plan review process.
Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC
4-4-090, "Refuse and Recyclables Standards" (enclosed). For commercial developments a
minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be
provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of
building gross floor area shall be provided for refuse deposit areas with a total minimum area of
100 square feet. For multi -family developments a minimum of 1 Y2 square feet per dwelling unit
is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is
required for refuse deposit areas. There shall be at least one deposit area/collection aoint
for every thirty (30) dweNina units.
Fences — If the applicant intends to install any fences as part of this project, the location must be
designated on the landscape plan. A fence detail should also be included on the plan as well.
Building Design Standards
Compliance with Urban Design Regulations District 'A' standards shall be required. See RMC 4-
3-100. The applicant will be required to complete a Design District Checklist (see attached).
Below are some of the identified design standards that need to be addressed in the proposal:
1. A primary entrance of each building shall be located on the facade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human -scale elements.
2. Facades shall be articulated and vehicular entrances to nonresidential or mixed use
parking structures shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials.
3. Pedestrian pathways within parking lots or parking modules shall be differentiated by
material or texture from abutting paving materials.
4_ Site furniture shall be provided and shall be made of durable, vandal- and weather -
resistant materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
5. Amount of common space or recreation area to be provided is minimum fifty (50)
square feet per unit.
i:\rtimmon5\preapps\14-000407 (cd - 2nd & rnain).doc
Heritage Apartments, PRE14-0(— 7
` Page 5 of 6
May 1, 2014
6. All building facades shall include modulation or articulation at intervals of no more than
forty feet (40').
7. Human -scaled elements such as a lighting fixture, trellis, or other landscape feature shall
be provided along the facade's ground floor.
S. Lighting shall also be provided on building facades (such as sconces) and/or to illuminate
other key elements of the site such as specimen trees, other significant landscaping,
water features, and/or artwork.
Airport Reguiations
The proposal would be required to conform to RMC 4-3-020: Airport Compatible Land Use
Restrictions. Specifically, the applicant is required to record an Avigation Easement that will
be tied to the property deed. Additionally, the applicant is encouraged to locate the bedrooms
of the units on the east side of the building and not the west side. Airport regulations would
not limit height for this site.
Environmental Review
The proposal may utilize the existing SEPA threshold determination as long as the proposal does
not exceed the number of units (101 -units), height, or use reviewed as part of the
Environmental 'SEPA' Review in 2008 (LUA07-139)_
Critical Areas
The project is located within a Seismic Hazard Area therefore a geotechnical study would be
required at the time of land use application. The site also appears to be located in Zone 1 of the
Aquifer Protection Area. Facilities, as defined in RMC 4-11-060, are subject to the aquifer
protection area regulations contained in RMC 4-3-050, Critical Area Regulations. A fill source
statement would be required if fill is brought to the site.
There appears to be no other critical areas on site. It is the applicant's responsibility to
ascertain whether additional critical areas are present on the site_ If so, the proposal would
need to be revised accordingly.
Permit Requirements: The proposal would require Hearing Examiner Site Plan Review,
Conditional Use Permit, and a parking modification.
The purpose of the Site Plan process is the detailed arrangement of project elements so as to be
compatible with the physical characteristics of a site and with the surrounding area. An
additional purpose of Site Plan is to ensure quality development consistent with City goals and
policies General review criteria includes the following:
a. Compliance and Consistency. Conformance with plans, policies, regulations and
approvals, including:
b. Off -Site Impacts. Mitigation of impacts to surrounding properties and uses.
c. On -Site Impacts. Mitigation of impacts to the site
d. Access and Circulation. Safe and efficient access and circulation for all users.
i:\rtimmons\preapps\14-0D0407 (cd - 2nd & main).doc
Heritage Apartments, PRE14k 407
Page 6 of 6
May 1, 2014
r
e. Open Space. Incorporation of public and private open spaces to serve as distinctive
project focal points and to provide adequate areas for passive and active recreation by
the occupants/users of the site;
f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect
existing natural systems where applicable.
g. Services and Infrastructure. Availability of public services and facilities to
accommodate the proposed use;
h. Signage. Use of signs primarily for the purpose of identification and management of
sign elements — such as the number, size, brightness, lighting intensity, and location —
to complement the visual character of the surrounding area, avoid visual clutter and
distraction, and appear in proportion to the building and site to which they pertain; and
L Phasing. Inclusion of a detailed sequencing plan with development phases and
estimated time frames, if applicable.
The applicant will also be subject to Design Review as part of the Site Plan Review and a Design
Checklist shall be completed and submitted as part of the application materials (see attached).
All applications can be reviewed concurrently in an estimated time frame1Tweeks once a
c m to application is accepted. The Hearing Examiner S Ian Revie plication fee is
{ 2,000 Indthe application fee for Conditional Use Permit is 2,000. All modifications are 100
eac here is an additional 3% technology fee at the time of land use "application. Detailed
information regarding the land use application submittal is provided in the attached handouts.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of
the land use permits, but cannot be issued prior to the completion of any appeal periods.
Impact Mitigation Fees: in addition to the applicable building and construction fees, the
following impact fees would be required prior to the issuance of building permits:
• Fire Mitigation fee currently assessed at $418.42 per new dwelling unit; $0.14 per
square foot of office; and $0.54 per square foot of retail_
* A Transportation Mitigation Fee assessed at $953.25 per new apartment dwelling unit;
$2.20 per square foot of general office space; and as determined by City per current ITE
Manual for the retail space_
• A S ool District Impact Fee currentl arse multi-fami
• A Parks Mitigation Fee currently assessed at $649.62 per new dwelling unit.
Expiration: Upon site plan approval, the site plan approval and conditional use permit are valid
for two years with a possible two-year extension.
i:\rtirnmons\preapps\14-000407 (cd - 2nd & main).doc
A
FIRE & EMERGENCY SERVICES DEPARTMENT )` (its>of,
M E M Q R A N D U M _
DATE: May 1, 2014
TO: Rocale Timmons, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Heritage Apartments
1. The preliminary fire flow is 4,500 gpm. A minimum of five fire hydrants
are required. One within 150 -feet and four within 300 -feet of the building.
One hydrant is required within 50 -feet of all fire department connections
for standpipes and sprinkler systems. Existing hydrants may be counted
toward the requirements as long as they meet current code.
2. Fire impact fees are applicable at the rate of $0.54 per square foot of
commercial retail space and $418.42 per multifamily unit. This fee is paid at
time of building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout
the buildings. Dry standpipes are required in all stairways. Standpipe
outlets required on west side of building in the alleyway. Direct outside
access is required to the fire sprinkler riser rooms. Fire alarm systems are
required to be fully addressable and full detection is required_ Separate
plans and permits required by the fire department.
4. Fire department apparatus access roadways are adequate as they exist.
5. An electronic site plan is required prior to occupancy for pre -fire
planning purposes.
6. All buildings equipped with an elevator in the City of Renton are
required to have at least one elevator meet the size requirements for a
bariatric size stretcher. Car size shall accommodate a minimum of a 40 -inch
by 84 -inch stretcher.
7. The building shall comply with the City of Renton Emergency Radio
Coverage ordinance. Testing shall verify both incoming and outgoing
minimum emergency radio signal coverage. If inadequate, the building shall
be enhanced with amplification equipment in order to meet minimum
coverage. Separate plans and permits are required for any proposed
amplification systems.
STRICKER CATO MURPHY
■ ARCHITECTS, P.S. ■
311 First Avenue South, Suite 300
SeattIe,Washington 98104
Tel: (206)324-4800 Fax:(206)322-2875
Website : www.scm-arch.com
City of Renton Planning Division
1055 S Grady Way
Renton, WA 98057
July 16, 2014
City of
C! ..�.,..-.'�!�
Re: Project Narrative for the Proposed Renton Heritage Apartments
Project Address: 207-219 Main Avenue S, Renton, WA
On behalf of our client, Cosmos Development Company (Cosmos), we are submitting consolidated applications
for a Site Pian Review, Conditional Use Permit and Refuse and Recyclables Modification for the proposed
Renton Heritage Apartments located at 207-219 Main Avenue S, Renton, WA.
The project site is located in a redeveloping area of the downtown core in an area designated as a CD - Center
Downtown Zone. The site is at the intersection of two principal arterial roads - Main Avenue S and S 2nd Street -
comprising four separate tax parcels as follows:
• Parcel A - 723150-1245 - a 12,000 square foot vacant lot
• Parcel B - 723150-1240 - a 6,000 square foot vacant lot
• Parcel C - 723150-1235 - a 5,750 square foot vacant lot
• Parcel D - 723150-1230 - a 5,750 square foot vacant lot
The total land area is approximately 29,500 square feet.
The northernmost parcel (Parcel A), was previously occupied by a gas and auto service station. Per the application
approved on May 1, 2008, the soils immediately beneath the now demolished gas station need to be monitored
during excavation for possible soil contamination. The soils beneath the site were found to be loose to medium -
loose, alluvial (water deposited) sand and gravels for a depth of between 20 to 25 feet. A full geotechnical report
is provided with this submittal.
Excavation will be required to accommodate one level of below -grade parking, with approximately 2,767.5 cubic
yards of earth to be removed and hauled off-site.
In 2008, N & C Investments, LLC applied for a Site Plan Review and Conditional Use Permit for the construction
of a six -story mixed-use retail/multifamily residential building under File No. LUA 07-139, SA -H, CU -H, ECF.
Per the minutes of the public hearing held on August 15, 2008, the main features of the project are described as
follows:
"The new building footprint would be approximately 26,242 square feet and the total building area is
approximately 134,094 square feet. All existing structures would be demolished.
Address - 3ll 1" Ave South, Sufte 300. Sea t I le. Washington 98104 'Cel (206)324-3860 Fax (206)322-28'5 " u u 5Cm -are h -Com
"There would be one below grade parking level with 87 parking spaces, at -grade level is commercial and parking
with 38 parking spaces. There are 7 tandem parking spaces at grade level... There are 125 parking spaces
proposed... There is one parking entrance for commercial use and one entrance for residential parking. The two
levels of 'the parking garage would be connected inside the structure by ramps and would be accessible from two
driveways, which would enter the structure at grade level_
"The main entrance would be located at the corner of'S 2nd Street and Main Avenue S with a chamfered corner
on the building, which emphasizes its architectural prominence. The apartment entrance would be located on
Main Avenue S Much modulation has been used in the design of the building to help break down the scale of the
building and to emphasize the corner location.
"The project conforms with the Comprehensive Plan in regards to the mixed-use element, higher density. It will
provide a more intensive use on an otherwise underutilized site and create additional housing opportunities. The
development provides single, one and two bedroom units located in the Downtown Core area.
"The proposed building is V shaped to provide a common open area on the westerly or alley side. The
remaining sides incorporate modulation to provide visual interest with bay windows and a varied roofline.
"The main entrance to the commercial space would be at the corner of Main Avenue S and S 2nd Street with a
chamfered corner at the entrance. The bulk of the building is reduced through the use of different materials on the
buildingfacades. Brick will be used at the base, with a combination of vertical and horizontal siding, with
complementary colors proposed for the bay windows.
"The southern retail area is accessedfrom the outside, the northerly retail area can be accessed from both the
outside and the inside... There is an internal corridor area that will allow (one) to move in and out of the main
area and the street outside. "
This application was approved on May 1, 2008 and the permits eventually expired on May 1, 2010.
Cosmos is seeking to develop the same site with a view to having a shortened land use review process per the
offer made by the City of Renton in December 2013 to accept a proposal for a project identical to what has been
previously approved. This will eliminate the need for additional environmental review. The new proposal will
have a building footprint of 22,575 SF at Grade Level, a below -grade building area of 13,820 SF and a total
above -grade building area of 118,394 SF (including lofts but excluding the Roof Deck Patio at the 2nd Floor).
While Cosmos will, for the most part, adhere to the requirements and conditions quoted above, they also propose
the following caveats and exceptions to the definition of identical:
• Both parking garage access points will be along the alley, eliminating the need for curb cuts on S 2nd Street
and Main Avenue S;
• The project will have increased retail frontage at street level;
• Will follow the same U-shaped wood -framed building mass (five stories with lofts as indicated in the
approved proposal's renderings) with the same orientation and courtyard design;
• Will have the same number of residential units (101);
• Will have 24 less parking stalls for a total of 101;
• Will provide 51 secure, long-term bicycle parking stalls in compliance with RMC requirements;
• Will no longer provide direct access from the parking garages to the retail spaces;
• Will have a rounded, rather than chamfered, element at the northeast corner of the building to serve as an
architectural focal point at the street intersection;
• Will apply a similar modulation to the building elevations as the approved proposal, but without bay
windows. Architectural detailing will have an image suited to the Downtown Core setting, while maintaining
relevance to the historical character of the area; and
• Will uphold the same commitment to public art.
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Per agreement with the City of Renton, the project will provide alley dedications, pedestrian easements and a
public art installation as follows:
1. 11 foot wide portions along the western boundary of Parcels A and B, and 6 foot wide portions along the
western boundary of Parcels C and D to be dedicated to the City of Renton in order to widen the existing
alley to 16 feet;
2. A 4 foot pedestrian easement to be applied to the existing 8 foot sidewalk along S 2nd Street to allow for
a 12 foot wide sidewalk along the northern boundary of the property;
3. A similar 4 foot pedestrian easement to be applied to the existing 8 foot sidewalk along Main Avenue S
to allow for a 12 foot wide sidewalk along the eastern boundary;
4. A pedestrian easement with a radius of 25 feet to be provided at the intersection of Main Avenue S and S
2nd Street to create a public gathering point at the street corner;
5. All easements and dedications to be accompanied by new hardscape to be built by Cosmos; and
6. Public art to be installed at the northeast corner of the property within the public easement.
Other proposed off-site improvements include the installation of 600 and 300 feet of 12" water main lines along
Main Avenue S and S 2nd Street, respectively, installation of new fire hydrants and sidewalk landscaping and
lighting.
Cosmos is applying for a Conditional Use Permit concurrent with the Site Plan Review in order to increase the
density of the residential component from 100 to 150 dwelling units per acre. The proposed residential component
will have a mix of one-, two- and three-bedroom apartment units broken down as follows:
Second Floor:
1 -bedroom: 14 units
2 -bedroom 3 units
3 -bedroom: 3 units
Total 20 units
Third Floor:
I -bedroom: 13 units
2 -bedroom: 4 units
3 -bedroom: 3 units
Total 20 units
Fourth Floor:
1 -bedroom: 13 units
2 -bedroom: 4 units
3 -bedroom: 3 units
Total 20 units
Fifth Floor:
1 -bedroom: 13 units
2 -bedroom: 4 units
3 -bedroom: 3 units
Total 20 units
Sixth Floor:
1 -bedroom: 2 units
2 -bedroom: 16 units
3 -bedroom: 3 units
Total 21 units
Bldg Total 101 units
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The estimated construction cost is approximately $10,000,000, while the project's fair market value is estimated at
$13,000,000.
We respectfully request the City of Renton to review and approve our Site Plan Review, Conditional Use Permit
and Refuse and Recyclables Modification submittals so that we can proceed with the building permit application
at the soonest possible time.
Respectfully,
Raymond Gamo
for Stricker Cato Murphy Architects PS
(206) 324-4800
AddI r I s Z I I I ' :lir �'0.+I h, .Su L;r ;v1;), .S 1r 11 1r. K':1 c F 11>•tnn 9S II,i4 1rl I ' C 6 1 1 -' 4 - 4 \ 0i ) Fa, f-_'(�F,):"--, c , , 1.t 1111 1. III ar[h_corl
Adolfson
� V1 & Peterson
Construction
2'd & Main Apartments
City Planner3
1055 South Grady Way _
Renton WA 9+8055 =i tt. L? � C1
TO Whom It May Concern � y
This letter is to address # 10 from the Site Plan review document stating the following:
Construction Mitigation Description: r }, '' . _ ` 1 `_J3
• Proposed Construction Dates (Begin and End Dates)
We are proposing the start date to be at the issuance of the building and Civil Permits.
August 2014 and the end date to be roughly 16 month later with the occupancy December of 2015
• Hours of Operation
We will be working with in the city directed construction times and hours that have been set forth by the City
Council and the Planning Department.
Proposed Hauling/ Transportation routes
This detail has yet to be finalized and will be determined prior to the issuance of any permits
• Measures Implemented to minimize dust, traffic and transportation impacts, erosion,
mud noise and other noxious characteristics.
The detail has yet to be finalized and will be determined prior to issuance of permits.
• Any Special hours proposed for construction or hauling (i.e. weekend, late nights)
This detail has yet to be finalized and will be determined prior to issuance of permits.
• Preliminary Traffic Control Plan
This detail has yet to be finalized and will be determined prior to issuance of permits.
Sincerely
A&P tru
AP Pacific Northwest
5021 12th St E #100 - Tacoma, WA 98424-1399.253.922.1884 ■ Fax: 253.922.2089 ■ www.a-p,com
WA: Rl1SHFC*30581.OR: 46792
City of Renton Development Services Division
1055 South Grady Way -Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: 1. 29,530
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets** a square feet
Private access easements" 0 square feet
Critical Areas* 0 square feet
Total excluded area: 2. 0
3. Subtract line 2from line T for net area: 3. 29,530
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
4, 0.678
55. 101
square feet
square feet
square feet
acres
units/lots
6. Divide line 5 by line 4 for net density: 6. 149 = 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.
R:IPWIDEVSERVTorms\Planningldensity_doc Last updated: 11/08/2004 1
STRICKER CATO MURPHY
■ ARCHITECTS, P.S. ■
31 l Firs( Avenue South, Suite 300
SeattIe,Washington 98104
Tel: (206)324-4800 fax:(206)322-2875
Website : www.scm-arch.com
City of Renton Planning Division
1055 S Grady Way
Renton, WA 98057
July 16, 2014
Re: Urban Center Design Overlay District Report for the Renton Heritage Apartments
Project Address: 207-219 Main Avenue S, Renton, WA
The Renton Heritage Apartments is a proposed six -story mixed-use retail/multifamily residential
development comprising two parking garage levels, retail and residential amenity spaces at Grade Level
and five residential stories containing a total of 101 dwelling units. The project is located in the CD -
Center Downtown Zone and is therefore required to comply with Renton Municipal Code 4-3-100 -
Urban Design Regulations for the Urban Center Design Overlay District. Following is a summary report
on how the Renton Heritage Apartments will comply with these regulations.
Pedestrian Building Entries
The main entrance to Renton Heritage Apartments' retail spaces will be located at the most desirable and
most prominent location at Grade Level, which is at the corner of Main Avenue S and S 2nd Street. This
corner will serve as a focal point of the development, and, with the required pedestrian easement at the
street intersection, should provide ample space for social interaction.
The main residential entrance will be along Main Avenue S, which enjoys comparatively heavier foot
traffic than S 2nd Street. This entryway will be in a two-story high recess on the building facade, creating
a prominent and easily identifiable element that would provide a proper sense of entrance to the
residential component of the building.
Transition to Surrounding Development
Most of the project's neighbors, whether across Main Avenue S, S 2nd Street and the alley to the west, or
directly abutting the site to the south, are long-established single story retail buildings that define the
general character of the neighborhood. In contrast, the Renton Heritage Apartments is a mixed use
retail/multifamily residential development that will have six stories above grade.
In order to achieve a compatible transition from the surrounding development in terms of building height,
bulk and scale, the building's facade will be articulated and modulated to divide larger architectural
elements into smaller increments. The building's roof lines, pitches and shapes will likewise be articulated
and designed to reduce apparent bulk_ To complement and enhance the existing streetscape, the street
frontages along Main Avenue S and S 2nd Street will be designed to create a distinctive and pedestrian -
scaled building base that would echo and provide a visual continuation of the neighboring pedestrian
arcades and storefronts. The architectural details, exterior treatments and finishes of the rest of the
building will be similarly designed to reflect and enhance the general character of its urban context.
Location and Design of Parking
Parking for the Renton Heritage Apartments will be provided on three levels - at -grade along the alley to
the west, and in parking garages below and above grade. The at -grade and above grade parking areas will
be located toward the rear of the building to allow Grade Level retail uses along the street frontages and
make the entire length of the public -facing facades on the north and east pedestrian -friendly. As required
by the guidelines, these facades will be articulated by lintels, masonry trim and other appropriate
architectural elements.
All access points to the parking areas will be located at the rear of the building away from public streets
and will be enclosed from view with walls and other architectural screening elements.
Vehicular Access
As previously mentioned, all vehicular access to the parking areas will be at the rear of the building along
the alley to the west. This eliminates the need for curb cuts along Main Avenue S and S 2nd Street, in turn
eliminating conflict points between pedestrians and vehicles along the entire street frontages of the
building.
Pedestrian Circulation
By providing 4 foot wide pedestrian easements along Main Avenue S and S 2nd Street to make the
existing 8 foot wide sidewalks 12 feet wide, the project will reinforce pedestrian network linkages and
promote pedestrian activity in a safe and convenient environment.
Common Space
The project is required to provide 50 SF of common open space and/or recreation areas per dwelling unit,
for a total of 5,050 SF for 141 units. A total of 5,114 SF of common open space and/or recreational areas
will be provided, distributed between a 1,105 SF indoor Residential Amenity Space at Grade Level and a
4,009 SF Roof Deck Patio on the Second Floor.
Landscaping
Landscaping will be provided on the sidewalk at Grade Level, as well as on the Second Floor Roof Deck
Patio. Sidewalk landscaping will consist of six new trees in 4'x8' standard tree grates, while the Roof
Deck Patio landscaping will utilize a variety of small tree and shrub planter boxes, laid out to create
pockets of gathering spaces and provide privacy screening for adjacent units' private patio spaces. Other
elements, such as outdoor seating furniture and barbeque equipment, may be provided to create a
functional and comfortable outdoor recreational space.
Building Character and Massing, Rooflines and Materials
As previously mentioned, the building's facade will be articulated to divide larger architectural elements
into smaller increments. This is intended to reduce the apparent bulk of the building, create visual interest,
and enhance the character of the surrounding neighborhood.
The building's rooflines, which will consist primarily of shed roofs at a low angle, will likewise be
articulated or modulated to reduce the building's apparent mass.
The building exterior will have a palette of finishes of varied colors, textures and profiles. Brick masonry
of at least two tones will be utilized at the building base to provide contrast to the sizable area of
storefront glazing at street level. Cement board paneling of various colors and horizontal and vertical
metal siding with varied profiles will be used to create visual appeal and break up the monotony of
exterior walls, while standing seam metal sheets or TPO will be utilized for the shed roofs.
We hope that the City of Renton finds that the foregoing adequately address the requirements of the urban
design regulations for the Urban Center Design Overlay District and will approve forthwith our Site Plan
Review, Conditional Use Permit, and Refuse and Recyctables Modification applications.
Respectfully,
l
i
Raymond Gama
for Stricker Cato Murphy Architects PS
(206) 324-4800
STRICKER CATO MURPHY
■ ARCHITECTS, P.S. a
311 First Avenue South, Suite 300
S e a t t 1 e, W a s h i n g t o n 9 8 1 0 4
Tel: (206)324-4800 Fax:(206)322-2875
Website : www.scm-arch.corn
City of Renton Planning Division
1055 5 Grady Way
Renton, WA 98057
July 16, 2014
Re: Conditional Use Permit Justification for the Proposed Renton Heritage Apartments
Project Address: 207-219 Main Avenue S, Renton, WA
The Renton Heritage Apartments is a proposed mixed use retail/multifamily residential development comprising
two parking garage levels, retail and residential amenity spaces at street level and five residential stories
containing a total of 101 dwelling units. The project is located in the Center Downtown (CD) Zone where a
maximum residential density of 100 dwelling units per acre (100 du/ac) is permitted outright.
On behalf of our client, Cosmos Development Company (Cosmos), we are submitting this application for a
Hearing Examiner Conditional Use Permit in order to obtain a density bonus that would raise the maximum
allowed density to 150 du/ac. This will allow the project to have 101 dwelling units as noted above.
The following are the .main reasons in favor of our application for a Conditional Use Permit approval:
Consistency with Plans and Regulations
The primary justification for the requested bonus density is the project's conformity to Policy LU -210 of the 2011
Comprehensive Plan Amendments adopted on September 19, 2011, which allows density bonuses up to 150 du/ac
to be granted within designated areas for provision of, or contribution to, a public amenity, or provision of
additional structured parking. In this particular case, contribution will be in the form of pedestrian easements
along Main Avenue S and S 2nd Street, dedication of right-of-way at the alley to the west of the property, and
installation of public art. Structured parking will be provided on two separate levels of the building_
The project shall support the objectives of the following policies in Renton's Comprehensive Plan:
CD -34. The building will be oriented towards two major public streets and have underground parking.
CD -35. The project will have no curb cuts along major public streets, will screen service and parking from front
views, will incorporate more than one use, and will have landscaping and streetscape to soften visual
impacts.
CD -36. The project will have a small public plaza (within the pedestrian easement) at the street corner, will have
prominent architectural and distinctive focal features, will function as a gateway structure, and will
provide structured parking.
CD -39. The architecture and landscape will reflect a unity of design and create a distinct sense of place.
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CD -49. The project will support urban forms of setback and buffering by providing pedestrian easements and
alley dedications.
CD -62, CDE-63. The architecture, landscape and streetscape will reflect the gateway function of the building and
enhance the character of the downtown core.
CD -66. The architecture of the building will create a focal point of distinction at the street intersection.
CD -74. The building will have varied facades characterized by vertical and horizontal modulation and
articulation, angular roof lines on multiple planes, balconies that provide functional open space for
individual units, and common entryways with canopies.
CD -125. The project will use lighting to complement the architecture of the building.
CD -134. The project will provide structured parking.
In addition, the project will comply with all requirements, guidelines and development standards prescribed by
land use and zoning ordinances, codes and regulations adopted and enforced by the City of Renton.
Appropriate Location
As a high-density project located at the intersection of two principal arterial roads in Renton's urban core, the
Renton Heritage Apartments will support infill development, offset urban sprawl, and direct future growth to the
downtown area in conformity with the Vision of the Comprehensive Plan. The project location is ideal for higher
density development than currently permitted because of its proximity to the Renton Transit Center,
The proposed mixed retail/multifamily residential uses are compatible with and are permitted outright in the CD
Zone per Zoning Use Table 4-2-060 of the Renton Municipal Code (RMC). There is no existing
overconcentration of multifamily residential uses in the downtown core, and the project will have no detrimental
impacts on the project's immediate area in this regard.
Effect on Adjacent Properties
There are no foreseen substantial or undue adverse effects of the development on adjacent properties. Instead, the
project is expected to build up the resident population in the downtown core and help bring about the critical mass
needed to revitalize and sustain the growth of the district, bring increased foot traffic to neighboring
establishments and thus support the local economy, and, by adhering to high standards of design and property
development, help raise property values in the immediate vicinity.
Compatibility
The Renton Heritage Apartments is a mid -rise building, and its articulated mass is intended to provide a gradual
transition from the predominantly low profile of the neighboring skyline. To complement and enhance the
existing streetscape, the street frontages along Main Avenue S and S 2nd Street will be designed to create a
distinctive and pedestrian -scaled building base that would echo and provide a visual continuation of the
neighboring pedestrian arcades and storefronts. The architectural details, exterior treatments and finishes of the
rest of the building will likewise be designed to reflect and enhance the general character of its urban context.
Parking
The development will have adequate parking as required by RMC 4-4-080. There will be one parking stall for
each dwelling unit for a total of 101 parking stalls. This total complies with the minimum and maximum number
of parking spaces allowed for residential uses in the CD Zone. Parking access points will be located in the alley to
the west of the property to avoid impeding traffic flow on Main Avenue S and S 2nd Street.
Traffic
The project shall conform with Objective CD -O, Policy CD -95 and CD -96, and the architecture and landscaping
shall contribute to the creation of a safe, convenient and pleasant pedestrian environment. With parking access
points located along the alley, there will be no curb cuts along Main Avenue S and S 2nd Street, thereby
eliminating conflict points between pedestrians and vehicles along the entire street frontage of the building.
Aesthetic improvements and streetscape amenities will be provided, including, among others, landscaping, street
furniture and public art.
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In compliance with CD -126, street and sidewalk lighting will be provided in commercial and public areas to
enhance security and encourage nighttime pedestrian use.
Noise, Light and Glare
As required by Policy CD -68, the building mass and height, general orientation, exterior materials and finish
colors will be determined and applied with a view to mitigating potential adverse impacts of glare and shadows on
neighboring structures. Toward this end, large areas of glazing - such as storefronts and sliding doors leading out
to unit balconies - will be located under arcades and canopies or in recessed areas as much as possible. The use of
highly reflective finish materials and extremely bright colors on the building exterior will be avoided or
minimized.
Landscape
In compliance with Policies CD -76 and CD -96, sidewalk landscaping will be provided to enhance the streetscape
along Main Avenue S and S 2nd Street and to soften the hard -edged, rigid characteristic of the surrounding urban
environment,
We are confident that the foregoing amply demonstrate our intent to support the spirit and objectives of Renton's
Comprehensive Plan and all other applicable ordinances, codes and regulations, and provide sufficient
justification for the density bonus we are seeking. We hope that the City of Renton will decide favorably and
approve this Conditional Use Permit application.
Respectfull ,
Raymond Gamo
for Stricker Cato Murphy Architects PS
(lob) 324-4800
N d d 1 u , , 11 1" A,c Se-t:Ib S d E I r 9u0, Sealtle. Rashin�1i.1n V. 11ll lel !'Uel?:--aspp I'a, ('!16)3-- 2 I cut - arch -com
STRICKER CATO MURPHY
■ ARCHITECTS, P.S. ■
311 Firs( Avenue South, Suite 300
Seat Ile,Washington 98 104
Tel: (206)324-4800 Fax:(206)322-2875
Website : www.sem-arch.com
City of Renton Planning Division
1055 S Grady Way
Renton, WA 98057
July 16, 2014
-'Ui- 1 _u14
fi I 1 ti i7 r- f
Re: Request for Refuse and Recyclables Modification for the Renton Heritage Apartments
Project Address: 207-219 Main Avenue S, Renton, WA
The Renton Heritage Apartments is a proposed six -story mixed-use retail/multifamily residential development
comprising two parking garage levels, retail and residential amenity spaces at street level and five residential
stories containing a total of 101 dwelling units. The project is located in the Center Downtown (CD) Zone.
Per calculations based on Renton Municipal Code 4-4-090, the project's retail and multifamily residential uses
will require a minimum combined total of 515 square feet for refuse and recycling deposit and collection areas. In
addition, the Code requires at least one deposit and collection point for every thirty dwelling units. This comes to
a total of four separate collection areas required for the project.
Our preliminary plans show that we can only provide a single deposit and collection area. We are requesting a
modification to the required minimum number of deposit areas for the following reasons:
1. Because of the constraints of the site vis-a-vis the space requirements of the project, providing more than one
deposit and collection point presents hardship or practical difficulties in terms of creating a functional and
efficient Ground Floor layout from a planning/architectural standpoint;
2. The project consists of a single building, and the proposed deposit and collection point will have a
convenient, relatively centralized location at the back of the building. It will be 108 feet from the farthest
common entrance to the residential levels, which is well below the 200 foot maximum permitted by Code,
allowing for easy access by residents. Its proposed location along the alley to the west of the property will
provide direct access to hauling trucks; and,
3. The size of the proposed deposit and collection point will exceed the minimum area required by code: 559 SF
proposed vs. 515 5F required.
We believe that our proposed modification from the required number of deposit and collection areas is the
minimum adjustment necessary to implement the direction of the policies and objectives of the Land Use and
Community Design Elements of the Comprehensive Plan, meets the objectives of safety, function, appearance and
maintainability intended by Code requirements, will not have adverse impacts on neighboring properties, and
conforms to the intent and purpose of the Code. We are confident that the reasons set forth above provide
sufficient justification for the modification we seek, and hope that the City would grant approval to this request.
Respectful] ,
amo
for Stricker Cato Murphy Architects PS
(206)324-4800
Address: 311 1" Aye 50nIh. Suite 3UU. Seattle, 'A'ashin P tor, 98104 1el (200}324-48UU F 2U613?7-787` r�uu.sem-arch.cnm
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First American
wnerls Poli
Owner's Policy of Title Insurance
ISSUED BY
First American Title Insurance Company
POLICY NUMBER
5011453 -
Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be
given to the Company at the address shown in Section 16 of the Conditions.
COVERED RISKS
SUBJECT TO THE EXCLU5IONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE S, AND THE CONDITIONS,
FIRST AMERICAN TITLE INSURANCE COMPANY, a California corporation (the "Company') insures, as of Date of Policy and, to the extent
stated in Covered Risks 4 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the
Insured by reason of:
1. Title being vested other than as stated in Schedule A.
2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from
(a) A defect in the Title caused by
(i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation;
(ii) failure of any person or Entity to have authorized a transfer or conveyance;
(iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered;
(iv) failure to perform those acts necessary to create a document by electronic means authorized by law;
(v) a document executed under a falsified, expired, or otherwise invalid power of attorney;
(vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those ads by electronic
means authorized by law; or
(vii) a defective judicial or administrative proceeding.
(b) The lien of real estate taxes or assessments imposed on the Title by a govemmental authority due or payable, but unpaid.
(c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an
accurate and complete land Survey of the Land. The term "encroachment" includes encroachments of existing improvements located
on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land.
3. Unmarketable Title,
4. No right of access to and from the Land,
(Covered Risks Continued on Page Z)
In Witness Whereof, First American Title Insurance Company has caused its corporate name to be hereunto affixed by its authorized officers as of
Date of Policy shown in Schedule A.
First American Title Insurance Company
SEPTEMBER 24. Yv
It of-
IF0tt 0
Dennis J. Gilmore
President
At�w ?,��7-
Timothy Kemp
Secretary
(This Policy Is valid only when Schedules A and B are attached) This ]acket was created electronically and constitutes an original document
Copyright 2006.2009 American Land Title Association. All rights feserved. The use of this form Is restflcted to ALTA kensees and ALTA members In good standing as of the date of use.
All other uses art prohibited. Reprinted under license from the American land Title Association
5011453 (8-1-12) IPage 1 of 10 ALTA Owner's Policy of Title Insurance (6-1
COVERED RISKS (Continued)
5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning)
restricting, regulating, prohibiting, or relating to
(a) the occupancy, use, or enjoyment of the Land;
(b) the character, dimensions, or location of any improvement erected on the Land;
(c) the subdivision of land; or
(d) environmental protection
if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to
the extent of the violation or enforcement referred to in that notice.
6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement
action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that
notice.
7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records.
B. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge.
9, Title being vested other than as stated in Schedule A or being defective
(a) as a result of the avoidance In whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part
of the tide to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior
transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or
(b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy,
state insolvency, or similar creditors' rights laws by reason of the failure of Its recording In the Public Records
(i) to be timely, or
(ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor.
10. Any defect in or lien or encumbrance on the Tide or other matter included in Covered Risks 1 through 9 that has been created or attached
or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument
of transfer In the Public Records that vests Title as shown In Schedule A.
The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter Insured against by this Polley, but only to
the extent provided in the Conditions,
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of
this policy, and the Company will not pay loss or damage, costs,
attorneys' fees, or expenses that arise by reason of:
1. (a) Any law, ordinance, permit, or governmental regulation
(including those relating to building and zoning) restricting,
regulating, prohibiting, or relating to
(i) the occupancy, use, or enjoyment of the Land;
(ii) the character, dimensions, or location of any
improvement erected on the Land;
(Iii) the subdivision of land; or
(iv) environmental protection;
or the effect of any violation of these laws, ordinances, or
governmental regulations. This Exclusion 1(a) does not
modify or limit the coverage provided under Covered Risk
S.
(b) Any governmental police power. This Exclusion 1(b) does
not modify or limit the coverage provided under Covered
Risk 6.
2. Rights of eminent domain. This Exclusion does not modify or
limit the coverage provided under Covered Risk 7 or 8.
1. Defects, liens, encumbrances, adverse claims, or other matters
(a) created, suffered, assumed, or agreed to by the Insured
Claimant;
(b) not Known to the Company, not recorded in the Public
Records at Date of Policy, but Known to the Insured Claimant
and not disclosed in writing to the Company by the Insured
Claimant prior to the date the Insured Claimant became an
Insured under this policy;
(c) resulting in no loss or damage to the Insured Claimant;
(d) attaching or created subsequent to Date of Policy (however,
this does not modify or limit the coverage provided under
Covered Risk 9 and 10); or
(e) resulting in loss or damage that would not have been
sustained if the Insured Claimant had paid value for the Title,
4. Any claim, by reason of the operation of federal bankruptcy, state
insolvency, or simifar creditors' rights laws, that the transaction
vesting the Title as shown in Schedule A, is
(a) a fraudulent conveyance or fraudulent transfer; or
(b) a preferential transfer for any reason not stated in Covered
Risk 9 of this policy.
5. Any lien on the Title for real estate taxes or assessments imposed
by governmental authority and created or attaching between Date
of Policy and the date of recording of the deed or other instrument
of transfer in the Public Records that vests Title as shown in
Schedule A.
Form 5011453 (8-1-12)Page 2 of 10 ALTA owner's Policy of Title Insurance (6-17-06)1
Washington
CONDITIONS
1. DEFINITION OF TERMS
The following terms when used in this policy mean:
(a) "Amount of Insurance": The amount stated in Schedule A,
as may be increased or decreased by endorsement to this
policy, ircreased by Section 8(b), or decreased by Sections
10 and 11 of these Condltions.
(b) "Date of Policy": The date designated as "Date of Policy" in
Schedule A.
(c) "Entity": A corporation, partnership, trust, limited liability
company, or other similar legal entity.
(d) "Insured": The Insured named in Schedule A.
(i) The term "insured" also includes
(A) successors to the Title of the Insured by
operation of law as distinguished from purchase,
including heirs, devisees, survivors, personal
representatives, or next of kin;
(B) successors to an Insured by dissolution, merger,
consolidation, distribution, or reorganization;
(C) successors to an Insured by its conversion to
another kind of Entity;
(D) a grantee of an Insured under a deed delivered
without payment of actual valuable consideration
conveying the Title
(1) if the stock, shares, memberships, or other
equity interests of the grantee are wholiy-
owned by the named Insured,
(2) if the grantee wholly owns the named
Insured,
(3) if the grantee is wholly-owned by an
affiliated Entity of the named Insured,
provided the affiliated Entity and the named
Insured are both wholly-owned by the same
person or Entity, or
(4) if the grantee is a trustee or beneficiary of a
trust created by a written instrument
established by the Insured named in
Schedule A for estate planning purposes.
(ii) With regard to (A), (B), (C), and (D) reserving,
however, all rights and defenses as to any successor
that the Company would have had against any
predecessor Insured.
(e) "Insured Claimant An Insured claiming loss or damage.
(f) "Knowledge" or "Known": Actual knowledge, not
constructive knowledge or notice that may be imputed to
an Insured by reason of the Public Records or any other
records that impart constructive notice of matters affecting
the Title.
(g) "Land": The land described in Schedule A, and affixed
improvements that by law constitute real property. The
term "Land" does not include any property beyond the lines
of the area described in Schedule A, nor any right, title,
interest, estate, or easement in abutting streets, roads,
avenues, alleys, lanes, ways, or waterways, but this does
not modify or limit the extent that a right of access to and
from the Land is insured by this policy.
(h) "Mortgage": Mortgage, deed of trust, trust deed, or other
security instrument, including one evidenced by electronic
means authorized by law.
(i) "Public Records": Records established under state statutes
at Date of Policy for the purpose of imparting constructive
notice of matters relating to real property to purchasers for
value and without Knowledge. With respect to Covered Risk
5(d), "Public Records" shall also include environmental
protection liens filed in the records of the clerk of the United
States District Court for the district where the Land is located.
(j) "Title": The estate or interest described in Schedule A.
(k) "Unmarketable Title": Title affected by an alleged or apparent
matter that would permit a prospective purchaser or lessee of
the Title or lender on the Title to be released from the
obligation to purchase, lease, or lend if there is a contractual
condition requiring the delivery of marketable title.
2. CONTINUATION OF INSURANCE
The coverage of this policy shall continue in force as of Date of Policy in
favor of an Insured, but only so long as the Insured retains an
estate or interest in the Land, or holds an obligation secured by a
purchase money Mortgage given by a purchaser from the Insured,
or only so long as the Insured shall have liability by reason of
warranties In any transfer or conveyance of the Title, This policy
shall not continue in force in favor of any purchaser from the
Insured of either (i) an estate or interest in the Land, or (ii) an
obligation secured by a purchase money Mortgage given to the
Insured.
3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT
The Insured shall notify the Company promptly in writing (i) in
case of any litigation as set forth in Section 5(a) of these
Conditions, (ii) in case Knowledge shall come to an Insured
hereunder of any claim of title or interest that is adverse to the
Title, as insured, and that might cause loss or damage for which
the Company may be liable by virtue of this policy, or (H) if the
Title, as insured, is rejected as Unmarketable Title. If the Company
is prejudiced by the failure of the Insured Claimant to provide
prompt notice, the Company's liability to the Insured Claimant
under the policy shall be reduced to the extent of the prejudice.
4. PROOF OF LOSS
In the event the Company is unable to determine the amount of
loss or damage, the Company may, at its option, require as a
condition of payment that the Insured Claimant furnish a signed
proof of loss. The proof of loss must describe the defect, lien,
encumbrance, or other matter insured against by this policy that
constitutes the basis of loss or damage and shall state, to the
extent possible, the basis of calculating the amount of the loss or
damage.
S. DEFENSE AND PROSECUTION OF ACTIONS
(a) Upon written request by the Insured, and subject to the
options contained in Section 7 of these Conditions, the
Company, at its own cost and without unreasonable delay,
shall provide for the defense of an Insured in litigation in
which any third party asserts a claim covered by this policy
adverse to the Insured. This obligation is limited to only those
stated causes of action alleging matters insured against by
this policy. The Company shall have the right to select
counsel of its choice (subject to the right of the Insured to
object for reasonable cause) to represent the Insured as to
those stated causes of action. It shail not be liable for and will
not pay the fees of any other counsel. The Company will not
pay any fees, costs, or expenses incurred by the Insured in
the defense of those causes Of action that allege matters not
insured against by this policy.
5011453 (8-1-12) Page 3 of 10 ALTA Owner's Policy of Title Insurance (671
6.
CONDITIONS (Continued)
(b) The Company shall have the right, in addition to the
options contained in Section 7 of these Conditions, at its
own cost, to institute and prosecute any action or
proceeding or to do any other act that in its opinion may be
necessary or desirable to establish the Title, as insured, or
to prevent or reduce loss or damage to the Insured. The
Company may take any appropriate action under the terms
of this policy, whether or not it shall be liable to the
Insured. The exercise of these rights shall not be an
admission of liability or waiver of any provision of this
policy. If the Company exercises its rights under this
subsection, It must do so diligently.
(c) Whenever the Company brings an action or asserts a
defense as required or permitted by this policy, the
Company may pursue the litigation to a final determination
by a court of competent jurisdiction, and it expressly
reserves the right, in its sole discretion, to appeal any
adverse judgment or order.
DUTY OF INSURED CLAIMANT TO COOPERATE
(a) In all cases where this polity permits or requires the
Company to prosecute or provide for the defense of any
action or proceeding and any appeals, the Insured shall
secure to the Company the right to so prosecute or provide
defense in the action or proceeding, including the right to
use, at its option, the name of the Insured for this purpose.
Whenever requested by the Company, the Insured, at the
Company's expense, shall give the Company all reasonable
aid (i) in securing evidence, obtaining witnesses,
prosecuting or defending the action or proceeding, or
effecting settlement, and (ii) in any other lawful act that in
the opinion of the Company may be necessary or desirable
to establish the Title or any other matter as insured. If the
Company Is prejudiced by the failure of the Insured to
furnish the required cooperation, the Company's obligations
to the Insured under the policy shall terminate, including
any liability or obligation to defend, prosecute, or continue
any litigation, with regard to the matter or matters
requiring such cooperation.
(b) The Company may reasonably require the Insured Claimant
to submit to examination under oath by any authorized
representative of the Company and to produce for
examination, inspection, and copying, at such reasonable
times and places as may be designated by the authorized
representative of the Company, all records, in whatever
medium maintalned, Including books, ledgers, checks,
memoranda, correspondence, reports, e-mails, disks, tapes,
and videos whether bearing a date before or after Date of
Policy, that reasonably pertain to the loss or damage.
Further, if requested by any authorized representative of
the Company, the Insured Claimant shall grant its
permission, in writing, for any authorized representative of
the Company to examine, inspect, and copy all of these
records in the custody or control of a third party that
reasonably pertain to the loss or damage. All information
designated as confidential by the Insured Claimant
provided to the Company pursuant to this Section shall not
be disclosed to others unless, in the reasonable judgment
of the Company, it is necessary in the administration of the
claim. Failure of the Insured Claimant to submit for
examination under oath, produce any reasonably requested
information, or grant permission to secure reasonably
necessary information from third parties as required in this
subsection, unless prohibited by law or governmental
regulation, shall terminate any liability of the Company
under this policy as to that claim.
5011453 (8-1-12) Page 4 of 10
7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS;
TERMINATION OF LIABILITY
In case of a claim under this policy, the Company shali have the
following additional options:
(a) To Pay or Tender Payment of the Amount of Insurance.
To pay or tender payment of the Amount of Insurance under
this policy together with any costs, attorneys' fees, and
expenses incurred by the Insured Claimant that were
authorized by the Company up to the time of payment or
tender of payment and that the Company is obligated to pay.
Upon the exercise by the Company of this option, all liability
and obligations of the Company to the Insured under this
policy, other than to make the payment required in this
subsection, shall terminate, including any liability or obligation
to defend, prosecute, or continue any litigation.
(b) To Pay or Otherwise Settle With Parties Other Than the
Insured or With the Insured Claimant.
(i) To pay or otherwise settle with other parties for or in the
name of an Insured Claimant any claim insured against
under this policy. In addition, the Company will pay any
costs, attorneys' fees, and expenses incurred by the
Insured Claimant that were authorized by the Company
up to the time of payment and that the Company is
obligated to pay; or
(ii) To pay or otherwise settle with the Insured Claimant the
loss or damage provided for under this policy, together
with any costs, attorneys' fees, and expenses incurred
by the Insured Claimant that were authorized by the
Company up to the time of payment and that the
Company is obligated to pay.
Upon the exercise by the Company of either of the options
provided for in subsections (b)(i) or (ii), the Company's
obligations to the Insured under this policy for the claimed
loss or damage, other than the payments required to be
made, shall terminate, Including any liability or obligation to
defend, prosecute, or continue any litigation.
8. DETERMINATION AND EXTENT OF LIABILITY
This policy is a contract of indemnity against actual monetary loss
or damage sustained or incurred by the Insured Claimant who has
suffered loss or damage by reason of matters insured against by
this policy.
(a) The extent of liability of the Company for loss or damage
under this policy shall not exceed the lesser of
(i) the Amount of Insurance; or
(ii) the difference between the value of the Title as insured
and the value of the Title subject to the risk insured
against by this policy.
(b) If the Company pursues its rights under Section 5 of these
Conditions and is unsuccessful in establishing the Title, as
insured,
(i) the Amount of Insurance shall be increased by 10%, and
(ii) the Insured Claimant shall have the right to have the
loss or damage determined either as of the date the
claim was made by the Insured Claimant or as of the
date it is settled and paid.
(c) In addition to the extent of liability under (a) and (b), the
Company will also pay those casts, attorneys' fees, and
expenses incurred in accordance with Sections 5 and 7 of
these Conditions.
ALTA Owner's Policy of Title Insurance
CONDITIONS (Continued)
9. LIMITATION OF LIABILITY
(a) If the Company establishes the Title, or removes the
alleged defect, lien, or encumbrance, or cures the lack of
a right of access to or from the Land, or cures the claim
of Unmarketable Title, all as insured, in a reasonably
dlllgent manner by any method, including litigation and
the completion of any appeals, it shall have fully
performed its obligations with respect to that matter and
shall not be liable for any loss or damage caused to the
Insured.
(b) In the event of any litigation, including litigation by the
Company or with the Company's consent, the Company
shall have no liability for loss or damage until there has
been a final determination by a court of competent
jurisdiction, and disposition of all appeals, adverse to the
Title, as insured.
(c) The Company shall not be liable for loss or damage to the
Insured for liability voluntarily assumed by the Insured in
settling any claim or suit without the prior written consent
of the Company.
10. REDUCTION OF INSURANCE; REDUCTION OR
TERMINATION OF LIABILITY
All payments under this policy, except payments made for
costs, attorneys' fees, and expenses, shall reduce the Amount
of Insurance by the amount of the payment.
11. LIABILITY NONCUMULATIVE
The Amount of Insurance shall be reduced by any amount the
Company pays under any pollcy Insuring a Mortgage to which
exception is taken in Schedule B or to which the Insured has
agreed, assumed, or taken subject, or which is executed by an
Insured after Date of Policy and which is a charge or lien on
the Title, and the amount so paid sh0 be deemed a payment
to the Insured under this policy.
12. PAYMENT OF LOSS
When liability and the extent of loss or damage have been
definitely fixed in accordance with these Conditions, the
payment shall be made within 30 days.
13, RIGHTS OF RECOVERY UPON PAYMENT OR
SETTLEMENT
(a) Whenever the Company shall have sctticd and paid a
claim under this policy, it shall be subrogated and entitled
to the rights of the Insured Claimant in the Title and all
other rights and remedies in respect to the claim that the
Insured Claimant has against any person or property, to
the extent of the amount of any loss, casts, attorneys'
fees, and expenses paid by the Company. If requested by
the Company, the Insured Claimant shall execute
documents to evidence the transfer to the Company of
these rights and remedies. The Insured Claimant shall
permit the Company to sue, compromise, or settle in the
name of the Insured Claimant and to use the name of the
Insured Claimant in any transaction or litigation involving
these rights and remedies.
If a payment on account of a claim does not fully cover
the loss of the Insured Claimant, the Company shall defer
the exercise of its right to recover until after the Insured
Claimant shall have recovered its loss.
(b) The Company's right of subrogation includes the rights of
the Insured to indemnities, guaranties, other policies of
insurance, or bonds, notwithstanding any terms or
conditions contained in those Instruments that address
subrogation rights,
14. ARBITRATION
Either the Company or the Insured may demand that the claim
or controversy shall be submitted to arbitration pursuant to the
Title Insurance Arbitration Rules of the American Land Title
Association ("Rules'}. Except as provided in the Rules, there shall
be no joinder or consolidation with claims or controversies of
other persons. Arbitrable matters may indude, but are not limited
to, any controversy or claim between the Company and the
Insured arising out of or relating to this policy, any service in
connection with its issuance or the breach of a policy provision,
or to any other controversy or claim arising out of the transaction
giving rise to this policy. All arbitrable matters when the Amount
of Insurance is $2,000,000 or less shall be arbitrated at the
option of either the Company or the Insured. All arbitrable
matters when the Amount of Insurance is in excess of
$2,000,000 shall be arbitrated only when agreed to by both the
Company and the Insured. Arbitration pursuant to this policy and
under the Rules shall be binding upon the parties. Judgment
upon the award rendered by the Arbitrator(s) may be entered in
any court of competent jurisdiction.
15, LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE
CONTRACT
(a) This policy together with all endorsements, if any, attached
to It by the Company is the entire policy and contract
between the Insured and the Company. In interpreting any
provision of this policy, this policy shall be construed as a
whole.
(b) Any claim of loss or damage that arises out of the status of
the Title or by any action asserting such claim shall be
restricted to this policy.
(c) Any amendment of or endorsement to this policy must be in
writing and authenticated by an authorized person, or
expressly incorporated by Schedule A of this policy.
(d) Each endorsement to this policy issued at any time is made
a part of this policy and is subject to all of its terms and
provisions. Except as the endorsement expressly states, it
does not (I) modify any of the terms and provisions of the
policy, (ii) modify any prior endorsement, (iii) extend the
Date of Policy, or (iv) increase the Amount of Insurance.
16. SEVERABILITY
In the event any provision of this policy, in whole or in part, is
held invalid or unenforceable under applicable law, the policy
shall be deemed not to include that provision or such part held to
be invalid, but all other provisions shall remain in full force and
effect.
17. CHOICE OF LAW; FORUM
(a) Choice of Law, The Insured acknowledges the Company has
underwritten the risks covered by this policy and
determined the premium charged therefor in reliance upon
the law affecting interests in real property and applicable to
the interpretation, rights, remedies, or enforcement of
policies of title insurance of the jurisdiction where the Land
is located.
Therefore, the court or an arbitrator shall apply the law of
the jurisdiction where the Land is located to determine the
validity of claims against the Title that are adverse to the
Insured and to interpret and enforce the terms of this
policy. In neither case shall the court or arbitrator apply its
conflicts of law principles to determine the applicable law.
(b) Choice of Forum: Any litigation or other proceeding brought
by the Insured against the Company must be filed only in a
state or federal court within the United States of America or
its territories having appropriate jurisdiction.
18. NOTICES, WHERE SENT
Any notice of claim and any other notice or statement in writing
required to be given to the Company under this policy must be
given to the Company at First American Title Insurance
Company, Attn: Claims National Intake Center, 1 First
American Way; Santa Ana, CA 92707. Phone: 888-632-
1642.
,Form 5011453 (8-1-12) Page 5 of 10 ALTA Owner's Policy of Title Insurance (6-17-06)
Washington
First American
Schedule A
Owner's Policy of Title trance
I&I-1114.1
First American Title Insurance Company
POLICY NUMBER
Name and Address of Title Insurance Company:
First American Title Insurance Company, x First American Way, Santa Ana, CA 92707.
File No.: NCS-627016-WA1
Address Reference: 207 Main Avenue South, Renton, Amount of Insurance: $715,000.00
WA
Premium; $ Date of Policy: January 9, 2014 at 5:00 p.m.
1. Name of Insured:
Renton Heritage LLC, a Washington limited liability company
2. The estate or interest in the Land that is insured by this polity is:
Fee Simple
Title is vested in;
Renton Heritage LLC, a Washington limited liability company
4. The Land referred to In this policy is described as follows:
LOTS 16 THROUGH 20 INCLUSIVE, BLOCK 13, PLAT OF THE TOWN OF RENTON, ACCORDING
TO THE PLAT RECORDED IN VOLUME 1 OF PLATS, PAGE 135, IN KING COUNTY, WASHINGTON;
EXCEPT THE WEST 5 FEET OF SAID LOT 16 DEEDED TO THE CITY OF RENTON BY QUIT CLAIM
DEED RECORDED MAY 7, 1979 UNDER RECORDING NO. 7905070629;
AND EXCEPT THE WEST 5 FEET OF SAID LOT 17 DEEDED TO THE CITY OF RENTON BY QUIT
CLAIM DEED RECORDED MAY 7, 1979 UNDER RECORDING NO. 7905070628.
APN:723150-1230-05
Form 5011453 (8-1-12) Page 6 of 10 ALTA Owner's Policy of Title Insurance (6-17-06)
Washington
First American
Schedule B
File No.: NCS-627016-WA1
Owner's Policy of Title trance
ISSUED BY
First American Title Inslurance Company
POLICY NUMBER
EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees,
or expenses that arise by reason of:
1. General Taxes for the year 2014, in an amount not yet available, which cannot be paid until
February 15, 2014. Tax Account No.: 723150-1245-08
Note: Taxes and charges for 2012 were paid in full in the amount of $2,953.35.
(Affects Lot 16)
2. General Taxes for the year 2014, in an amount not yet available, which cannot be paid until
February 15, 2014. Tax Account No.: 723150-1235-00
Note: Taxes and charges for 2012 were paid in full in the amount of $2,967.93.
(Affects Lot 17)
3, General Taxes for the year 2014, in an amount not yet available, which cannot be paid until
February 15, 2014. Tax Account No.: 723150-1240-03
Note: Taxes and charges for 2012 were paid In full in the amount of $3,096.04.
(Affects Lot 18)
4. General Taxes for the year 2014, in an amount not yet available, which cannot be paid until
February 15, 2014. Tax Account No.: 723150-1245-08
Note: Taxes and charges for 2012 were paid in full in the amount of $6,170.68.
(Affects Lots 19-20)
Easement, including terms and provisions contained therein:
Recording Information: April 9, 1970 under Recording No. 6638567
In Favor of: Puget Sound Power & Light Company, a Washington
corporation
For: Underground distribution and electric lines and appurtenances
Affects: (Lots 18-20) As described therein.
Reservations and exceptions, including the terms and conditions thereof:
Reserving: Minerals
Reserved By: Chevron U.S.A., Inc., a Pennsylvania corporation
'Form 5611453 (8-1-12) Page 7 of 10 ALTA Owner's Policy of Title Insurance (6-17-66)
t
Washington
Recorded: August 4, 1986
Recording Information: 8608040345
We note no examination has been made regarding the transfer or taxation of the reserved rights.
Survey by otak, dated January 3, 2014, job no. 32375 , discloses the following:
Building on southerly adjoiner is 0.2' to 0.3' north of property line onto Lot 16.
453 (8-1-12) Page 8 of 10 ALTA Owner's Micy of Title Insurance
Frst A eriean
MINERALS AND OTHER SUBSURFACE
SUBSTANCES - IMPROVEMENTS ENDORSEMENT
Issued by
First American Title Insurance Company
Attached to Policy No.: NCS-627016-WAl
File No.: NCS-627016-WAl
1. The insurance provided by this endorsement is subject to the exclusion in Section 4 of this
endorsement; and the Exclusions from Coverage, the Exceptions from Coverage contained in
Schedule B, and the Conditions in the policy.
2. For purposes of this endorsement only, "Improvement" means a building, structure located on
the surface of the Land, and any paved road, walkway, parking area, driveway, or curb, affixed
to the Land at Date of Policy and that by law constitutes real property, but excluding any crops,
landscaping, lawn, shrubbery, or trees.
3. The Company insures against loss or damage sustained by the Insured by reason of the enforced
removal or alteration of any Improvement, resulting from the future exercise of any right existing
at Date of Policy to use the surface of the Land for the extraction or development of minerals or
any other subsurface substances excepted from the description of the Land or excepted in
Schedule B.
4. This endorsement does not insure against loss or damage (and the Company will not pay costs,
attorneys' fees, or expenses) resulting from:
contamination, explosion, fire, vibration, fracturing, earthquake or subsidence; or
b. negligence by a person or an Entity exercising a right to extract or develop minerals or
other subsurface substance.
This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any
of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of
Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous
endorsement is inconsistent with an express provision of this endorsement, this endorsement controls.
Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior
endorsements.
Date: January 9, 2014
5011453 (8-1-12)
ALTA Owner's Policy of Title Insurance (6-1
American Title Insurance Company
Dennis]. Gilmore
President
Form 50-10827 (4-1-12) Page 10 of 10
Timothy Kemp
Secretary
ALTA 35.1-06 Minerals and Other Subsurface Substances - Improvements (4-2-12)
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5011453 (8-1-12)I ALTA Owners Policy of Tide Insurance e (6-17
Page 10 of 10