Loading...
HomeMy WebLinkAboutReport 10 . ~~.1!.! . 125.15' 0 --,-! • I @ ' -----.. -----' a 0 @ ' '=. I ,-i ~.q F ii I \l ! {, 11 "' "' C :~ c: I -I ', ;= ~ 0 ·-z-· I Gl C -~I\CII, ,,J ! -tr--:, ' , I G I 0 1----- ,_ I .7:. ----· ~ -----------t ~ , ____ L_____ f I .... ._ "C c:i I . ____ .... --~~~ I. @ ©@© 0 @000 ee 00e0 ~ I I I J i I Pill " i!l Pli II I 0' . 1 I 11 !pb ii 11 ii >111 • I! 11! '(ii r · ! i'··t jl "i ' I 11 ,r 1T ,n 11T 1ff tt'f ,r i1 ' ! ' l! l i' i!q,I I l! I ! ! i ! 11, ' I . I ! I i .h l ti I I · ·11 i ' a 1 ~ C ! ;= " 0 z Gl ! ' 0 I ' nrqu Hn; I I'. Ii -, !I ' ' dPni! ii' i •q! ··1 I i !;Ji i l)i···l L.,ii ~ ,._ i t-!n--: i·!·U :J> I' r! ~?>"~ i SUNRIDGE TOWNHOMES '~ ,ma SE f'EJRQ\IITSKY RO ~ J ; RENTON,W,,.,llll05II ' -' PARCEl.10~ 0 ! ' PROJECT NO. 13-105 -- I_. • !Ii! I iq !!'!l!P ! I l !kl!;h ' ! ijf ! ji!! I ' I ill·' • !' . ! ., I ; l j ' ii ifiH n, 11 n: n Hf!, , I .,. 11•: EDDBiu ARCHITECTSi 1 ' £!~,,, 0 0 l .. ' fji :![ JI ~ 1 l ' j: I J! lij I I r , i II' • 'l Ii; I • 1 I I· 1 ' I , •• J ' !' ! I 11 t ' H f l• f f l "Z 12522 28th/We. East ~ ; TIIQOITIII, W~ 98445 25:"l.537.0737 ~---- -. ___ , -,---- "P" !• ~ ~ ~"!j C ! C > j O 1 • ; i ! l ! ii ' ~ "!. "! "! f~:;:; ~ ~ t i ~ !fH1~ ,,~, '": iH, HH I l!il gi "' ~ . ., :;i a;:; a '-' ~ • C C < < , z > ~ C ~ ~ z ~ ,, > z -l ;:: :; m l) > r (/) r m G) m z .o ~~,f C) -...:: I ! I ! @o to H~ .,-l _ _ A-t~ ;~: ,-"'°::-<•UI :;• e ; ! I I 11; ~ ~~ "' _,-, ~2 I 16 ~ f~ ~z I '" -~ ~ 1' .., , aO ' -~ • a ! .: !)] i 0 ~ ,·'-. < ,:-~.::;:,.. SEP i b DJ CD mJ> z G) z -(/) z m -1 m rn Al --< z G) 1J 0 ~ 5 z 0 11 Ol m ... ' .t> Ol m 0 tv (X) -l I tv CJ z :n I OI m ~ s: ' ' ' '' z n'\ o >--, CD m mp. z C) z -(j) z m-, mm Al --< z Cl () p ' ' I (X) 0 0 I .--- N t' n r j 'i f . . . ':.l ' '~ -'. t,) _(I) -I I t,) (,l {~tj .z 0 Iii ] 1•1 I i' . (! !11 JII 1,1 ~ !1' ~ _, -i~: -·---- or· - f;~ ."::;_, ii ~! "1! ~ ~. ~ 11 ~ "! '' " I-'----'-, z ml> z Cl z -(!) z m-, mm ;u --< z Cl C -, ,- -, rr, U) cl ,- )> z !S m n l> ' ' I ():> 0 0 ,_ +' N +' I "' 1J ~ 0 z 0 11 m z 1---p~,, io '-I CD 'rn " rn )> zz C) -(fJ z rn -I rn ;o rn --< z C) n )> ' ' I co 0 0 I j:' N j:' I (Jl (Jl (Jl (Jl OJ rn ,, 0 ;o rn -< 0 • 0 ~ (./) E ~ciC z ;:o 0 ;:o -0 J> r -J> z z J> C) ,.,, :.~r f ~ 6.~ ' ~ . " I~ ·1' i ! ! l i ' j ' 0 f,?F(':: I\. r:.' SE!' 2 5 2 ,11, 1:-::~T·y P!..i\:·.J:· ,. 111 J'!I 1;; h~ I '.1::1£-':. , -I --L......--.---; ' i1uw111111, li~~II '1 11) ~1~i;:!i!~ 11 Ii I I ! I !p f I I 111' ', ' a-•• 111•80!{ . u1llij!~li!!!Ui , 1,,. ii 11·11 • 1 "I I Iii I ; ,. 1-it-lo I-i'!~ ir1 ,., 11111111" 1 • Pl, I " " I J, ,· I 1 ! j ! ' fJ:J-::11 L..: " __ ., m11mmn Ii1 1 i~11 ~ 11 . : I I ! i i I I I 11 I: ' Ii I '! I I ·. :--., t' -,., ; , · 11: . i ·. fl ~--_J --:::::---~-- I J ·~-·I 9UNRIDGE TOWNHOME(S -c --·0~ ) i '' !1, rl ;, ! ', 4.T- ' 1--0-- ~-L ' ff f,-· ' W0--. 4_:! ___ 0 ,, .....ie--ee, - p==: It------- ~ : ~I~:--- i,: sur,iR1or.1a rOWNHOMES ·-=;=:.'" ~~~- --<',\---- ----·\ ', • --,GI- ?!;' :' ··_}_1: ---i !d --0- ~ []JJ] 1·1 , .. l-, T • T 1 1 -J'"ll ~ iw ·.ii-J!!lt:Jiiil-_,1!!11L=------"- Rear Elevation -North Side --Stucco -Rust Brown Stucco -Light Grey \ \ -Asphalt Shingle Hardie Panels -Multi Colored As Shown -----' Hardie Board And Ballen -Lighl Grey _____J Hardie-Plank Siding 6" Lap -GreytBlue ---------'- 12" Cedar Or Hardie -Horzontal lap Siding -~-~(Non-Structural) Post/Beam Trimmed out in Hardie Panel ·-•-~ ;· ,,-T • 1 ·-· ~1rnr ~-.· ! i 11,1_· ____ _:_-l! lit . -·-·1 i 0][1] __ ; ______ ..:..:._ ... __ --=~-=-· 11rr:.• J_jtL. ___ ..-L. ________ _ Sunridge Townhomes -Building 1 , , ii! 9;:; C:JS -- ~+1.i:r' ... _LDu. f'i'\;-t-. ---- ~ • • IHB ARCHITECTS • • I 1_ Exposed Cone. Plinth --MTL Finished Canopy r-WD Fascia. While Typ. --, ' ~ ~ 1·1·_1 .. I ' !11 ~ 11 r Side Elevation -East Side ' " !'1 :; [Q ~a •• •• ti 1~--1 Front Elevation -South Side • .. = •• .:: -~: C ,fa_0 .,·.~,,1, . • ;w( .• ,. ~--,---.,---S1ucco -light Grey ,, ' ... ~- • •• • • ·1 as~;1~ i' _:,:-:, VlO? 9 ?; u ;~; . r·· --ck"~ •r•·· ) . ) \ Harcfle Board And Batten -Light Grey +-----'----Hardie-Plank Siding 6" Lap -Grey,Slue \_ Harr;f1e Board And Batten -Rust Brown ------~ tr Cedar Or Hardie -Hor2onta! Lap Siding __________ _, -(Non-Structural) Post/Beam Trimmed out in Hardie Panel r· a. .. 11[11 • _£2..w. &&:cm~· • • •• 11[11 • •• •• ll!IJ • Sunridge Townhomes -Building 2 4,r3/P'~to" I H B f2..-1A...-e -----. AR ... ~. CHITECTS -~-. •• •• Side Elevation -West Side Exposed Cone. Plinlh WO Fascia· White Typ. ~ ,_ ___ Asphalt Shingle -Charcoal Black \ ~,<>-'·< .. t / •• -~ Side Elevation -East Side lh =(01-0'j Project Location: Street Modification -Road Standards Sunridge Townhomes 12228 SE Petrovitsky Rd, Renton, Washington 98058 (Tax Parcel No.073900-0055) June 24th, 2015 The project site (.42 acres after ROW dedication) is located at 12228 SE Petrovitsky Rd, Renton, Washington 98058 (See attached site plan, vicinity map, and legal description. Project Scope: The project proposal is a 2-building, 9-unit townhome project and is located in the RM-F zone . Included is updated water and sewer utilities, as well as storm drainage provisions on-site. It will be served by an existing roadway (SE Petrovitsky Rd.) along approximately 165 feet of frontage, which includes existing curb, gutter and sidewalk. Modification Request: Frontage improvements are required to be constructed in the right-of-way fronting the site on SE Petrovitsky Rd. Existing right-of-way width in SE Petrovitsky Rd is 84 feet. In order to meet the City's complete street standards, street improvements including 33 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. To build this street section, approximately 9 feet 6 inches (or 9.5 feet) of right-of-way will be required to be dedicated to the City. This will provide for a future right-of-way width of 103 feet. Staff has indicated that that the City would support a modification allowing the existing concrete walk to remain matching the alignment on the entire road, additional street trees may be required to be planted behind the sidewalk and right-of-way dedication will still be required. Therefore, our request is : • Allow the property owner to retain the existing concrete curb, gutter and sidewalk so that it match the alignment currently along the entire road. Modification Decision Criteria: As outlined in the RMC 4-9250D)2) the City of Renton Planning/Building/Public Works Departments must review the modification request and base their decision pursuant the following criteria (following each of the 6 criteria, the applicant provides a response justification): a. Substantially implements the policy direction of the policies and objective of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Response Justification: The proposed modifications to the road Standards as requested will not inhibit the implementation of the policies and objectives of the Comprehensive Plan Land Use Element. The proposed modifications are a direct result of existing conditions and practical use of the 165 ft frontage, without causing traffic safety issues. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Response Justification: The proposed modifications to will continue to meet the objectives of safety, function, appearance, environmental protection, and maintainability intended by the Code requirements. The requested modifications are needed to provide a practical standard of care for traffic and pedestrians. c. Will not be injurious to the other properties) in the vicinity. Response Justification: No adjacent properties within the vicinity of the project will be impacted by the modification request. The functionality and intent of the road standards will be met. d.Conforms to the intent and purpose of the Code. Response Justification: As outlined in section b" above, the proposed modification will continue to meet the intent and purpose of the Road Standard Codes and also improve public safety and welfare by providing a continuous roadway edge and sidewalk. e) Can be shown to be justified and required for the use and situation intended. Response Justification: As outlined in Section b" above, the proposed modifications are justified to provide public safety and continuity of the street and sidewalk. f. Will not create adverse impact to other properties in the vicinity, Response Justification: The proposed modifications requested will not create an adverse impact to other properties. As stated earlier, the approval of the modification to roadway will increase public safety by providing a continuous street edge and sidewalk. VICINITY MAP -NORTH UP EXHIBIT "A" -LEGAL DESCRIPTION LOT 11, BLOCK 1, BENSON HEIGHTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 98, IN KING, COUNTY, WASHINGTON; EXCEPT THE NORTH 892 FEET THEREOF: AND EXCEPT THE PORTION CONVEYED TO KING COUNTY FOR PETROVITSKY ROAD BY DEED RECORDED UNDER RECORDING NUMBER 85099051041; (ALSO KNOWN AS LOT A OF KING COUNTY LOT LINE ADJUSTMENT NUMBER 180037, RECORDED UNDER RECORDING NUMBER 9002051035). © // © .. t' Site Plan 1--·--·------. -----·----' ===-=-·=::· .. :::::::.-. ------------· ------·-----,-..---~---- I ;-~:~ - c:::;:,--~-·-..--Sb~- "' w " 0 I z, ;<111 e1,. w•lj "' D " ~ :z :, g "' I A-1.0 " ~ 0 z '] ' & ~ -i. ! . . i' - ~ l ~ ~ 'ii I h. 1111_ HU ,,,, !UUili I ' ' ' I i i ' • • i ! ""'": -'"'"' ~::i.., ::(:::_~: ' 1 ' ~ ' S:lill<!l<! ~~~ IHl:Hl :::l:::lt•Hli ! ; ' ~ ! g l ! ' i ~ i 1 • I "'"" G ! n~ @®I I I I i "' ' ' ! • ' ' V) w f- D z z D f--- <[ L'.J ct ct • ao (l~ll).@)GHDO. w m i ' !i ' ' ' o•" ~i: ' ~~ g:i .H ~i~ " >w, •d 51~~ ;~ ~:is ~i ~n ~i iH I 1 ni z ~~ ~m <2 => w i~s <.J i I : ~: ~ i I· "I gg ; ~ ~ ~ · t 8 i \1 ~.: ~ !I H! iii "l5. l"i ~ ~h ' I \i! i_ .. t . ' . ~ ~ ~; ~ ~ 3 ~u @!,I I I ,, ~ 3~ ~ ~I I ~ :i I 9 ~ ~ i!:" i.J ~ > "t ..• '> 91 ~ Zz s ~'? i ~ 0. 2o ~~ <-i "'--<n i, q :! ~~ 0. • §; 0 """" ' i '"i ' • ! OU ~ ~ j ~~~ ~ ~ ~8 ~ w w ~u~ (l_ >~ :~ r~ ~ i: ~ ci ~ffl§! 2 @. ~~ ' , ~ .,.,. • i¥ ;; : ; ~ ! ; ~~:~ ~ 00 it , "' s• ~' ' 6~ "" 0$ ~3; ~ g j ~ ~~5~ ~ ' 5~ t± ~ ~ ~ i ~ ~ ~ ~~Q~ ~~ 01 • • 886 8 e OOGEJ®@ ~g !:E. ; ,, ~ ;ii:' t ~~ ~ ~! o• • •o ~ 8! l ,. ii:~ ~ oO ,8 => ~I C ~0 0 i §a <.J " ' ., <.J 5 :::! "' ~ 8 i~ 0. 1 ' " ' C 0 t 1. I ' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE PLAN REPORT & VARIANCE REPORT & DECISION REPORT DATE: Project Name: Owner: Applicant/Contact: File Number: Project Manager: Project Summary: Project Location: Site Areo: November 21, 2014 . CITY OF RENTON Sun ridge Town homes . J;OA Af>PROVAL VY Properties, 15012 SE 253rd Pl, Covington, WA 98042. I mad Bahbah, IHB Architects, 21620 84th Ave S, Ste. 200 LUA14-001332, SA-A, VAR Clark H. Close, Associate Planner The applicant is requesting Administrative Site Plan Review and an Administrative Variance for the construction of two 3-story multi-family structures containing a total of nine (9) townhome units. The site is located at 12228 SE Petrovitsky Road. The existing parcel is 19,889 square feet (sf) and is zoned Residential Multi-Family (RM-F). The proposed buildings would include 6,263 square feet of impervious area and a residential density of 23.3 net dwelling units per net acre (du/ac). The applicant is proposing two affordable housing units and is requesting bonus density in order to achieve a density above the maximum 20 du/acre. The two buildings have a combined area of 18,752 square feet. Access to the site would be gained from SE Petrovitsky Rd via a single driveway from an existing access and utility easement with Stonebrook Apartments to the west. The applicant is proposing one (1) surface stall and 12 garage stalls and associated utility improvements, such as water service, sanitary sewer, and gas connections. The applicant is requesting a variance from residential setback development standards of the Renton Municipal Code (RMC) 4-2-llOA. Specifically, a rear yard setback variance of three feet (3') from the required rear yard setback of 15 feet and a variance from the west side yard setback requirement of 13 feet for a 5-foot and 11-foot reduction from the side yard setback measured from the 30-foot private access easement. There are five (5) significant trees onsite and the applicant is not proposing to retain any of the existing trees. There are no critical areas located on the site. A Geotechnical Study was conducted by GEO Group Northwest, Inc. in April 2009, and a Small Site Technical Information R,::e2.~by Anstey Engineering in February 2014 indicates that the site will add less than~f storm water runoff during a 100 year storm @_38cfs);thus, storm water detention is not required. The property will have 3,591 sf of new pollution generating surface, so water quality treatment for the asphalt area is proposed through a bio-swale. 12228 SE Petrovitsky Rd (APN 0739000055) 19,889 SF (0.46 acres) Proposed New Bldg. Area (gross): 18,752 SF Project Location Map DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE PLAN REPORT & VARIANCE REPORT & DECISION REPORT DATE: Project Name: Owner: Applicant/Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: November 24, 2014 Sun ridge Town homes VY Properties, 15012 SE 253rd Pl, Covington, WA 98042 lmad Bahbah, IHB Architects, 21620 84th Ave S, Ste. 200, Kent, WA 98032 LUA14-001332, SA-A, VAR Clark H. Close, Associate Planner The applicant is requesting Administrative Site Plan Review and an Administrative Variance for the construction of two 3-story multi-family structures containing a total of nine (9) townhome units. The site is located at 12228 SE Petrovitsky Road. The existing parcel is 19,889 square feet (sf) and is zoned Residential Multi-Family (RM-F). The proposed buildings would include 6,263 square feet of impervious area and a residential density of 23.3 net dwelling units per net acre (du/ac). The applicant is proposing two affordable housing units and is requesting bonus density in order to achieve a density above the maximum 20 du/acre. The two buildings have a combined area of 18,752 square feet. Access to the site would be gained from SE Petrovitsky Rd via a single driveway from an existing access and utility easement with Stonebrook Apartments to the west. The applicant is proposing one (1) surface stall and 12 garage stalls and associated utility improvements, such as water service, sanitary sewer, and gas connections. The applicant is requesting a variance from residential setback development standards of the Renton Municipal Code {RMC) 4-2-llOA. Specifically, a rear yard setback variance of three feet (3') from the required rear yard setback of 15 feet and a variance from the west side yard setback requirement of 13 feet for a 5-foot and 11-foot reduction from the side yard setback measured from the 30-foot private access easement. There are five (5) significant trees onsite and the applicant is not proposing to retain any of the existing trees. There are no critical areas located on the site. A Geotechnical Study was conducted by GEO Group Northwest, Inc. in April 2009, and a Small Site Technical Information Report by Anstey Engineering in February 2014 indicates that the site will add less than 0.5 cfs of storm water runoff during a 100 year storm (0.38 cfs); thus, storm water detention is not required. The property will have 3,591 sf of new pollution generating surface, so water quality treatment for the asphalt area is proposed through a bio-swale. 12228 SE Petrovitsky Rd (APN 0739000055) 19,889 SF (0.46 acres) Proposed New Bldg. Area (gross): 18,752 SF Project Location Map City of Renton Department of Community & nomic Development SUNR/DGE TOWNHOMES Environmental Rev.~.1 Committee & Administrative Site Plan Report WA14-001332, SA-A, VAR Report of November 24, 2014 Page 2 of 32 A. EXHIBITS: If the exhibit is more than five pages the first page is included as an attachment to the report and the full exhibit can be made available upon request. Exhibit 1: Neighborhood Detail Map Exhibit 2: Site Plan Exhibit 3: Elevations (Colored), Buildings 1 & 2 Exhibit 4: Building Floor Plans with Elevations, Buildings 1 & 2 Exhibit 5: Landscape, Irrigation Plan and Irrigation Schedule Exhibit 6: Tree Inventory Plan Exhibit 7: Geotechnical Engineering Study by Geo Group Northwest, Inc., dated April 20, 2009 Exhibit 8: Drainage Report by Benjamin P. Anstey, P.E., dated February 12, 2014 Exhibit 9: Storm Drainage Technical Information Report by Benjamin P. Anstey, P.E., dated October 24,2014 Exhibit 10: Road and Grading Plan Exhibit 11: Drainage Plan Exhibit 12: Utilities Plan Exhibit 13: Renton School District Email Exhibit 14: Existing Photos, pages 1 and 2 Exhibit 15: Advisory Notes to Applicant i B-GENERAL INFORMATION: VY Properties 1. Owner(s) of Record: 15012 SE 253rd Pl, Covington, WA 98042 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: Residential Multi-Family (RM-F) Residential Multifamily (RM) 4. Existing Site Use: Vacant Residential 5. Neighborhood Characteristics: a. North: Residential Multi-Family (RM-F} b. East: Residential Multi-Family (RM-F) c. d. South: West: Residential Low-Density single-family residential use and vacant land in R-4 zone Residential Multi-Family (RM-F) 6. Site Area: 19,889 SF (0.46 acres) I c. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation Land Use File No. N/A N/A N/A Administrative Site Plan Report & Variance Report & Decision Ordinance No. 5099 5100 5327 Date 11/01/04 11/01/04 03/01/2008 City of Renton Deponment of Community & SUNRIDGE TOWNHOMES omic Devefopment Environmental Rev _ Committee & Administrative Site Pion Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 3 of 32 SEPA and Site Plan Review LUA09-112 N/A Expired I D. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City prior to building permit application. b. Sewer: Sewer service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City prior to building permit application. c. Surface/Storm Water: There are private storm drainage improvements within the project location. There are storm improvements in SE Petrovitsky Road and in 110th Ave SE (Exhibits 12 & 15). 2. Streets: There are existing frontage improvements in SE Petrovitsky Rd. Access to the site is provided via an existing driveway off of SE Petrovitsky Rd. 3. Fire Protection: City of Renton Fire Department. E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 land Use Districts a. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations -General b. Section 4-4-070: Landscaping c. Section 4-4-090: Refuse and Recyclables Standards d. Section 4-4-130: Tree Retention and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & __ _ omic Development SUNRIDGE TOWNHOMES Environmental Rev.t. Committee & Administrative Site Plan Report LUA14-00133Z, SA-A, VAR Report of November 24, 2014 Page 4 of 32 F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element (Amended 2011) 2. Community Design Element (Amended 2011) G. ADMINSTRATIVE SITE PLAN REVIEW FINDINGS OF FACT: 1. The applicant, lmad Bahbah, is requesting Administrative Site Plan Review and an Administrative Variance for for Sunridge Townhomes, LUA14-001332, SA-A, VAR. The proposed project includes the construction of two 3-story multi-family townhomes containing a total of nine (9) townhome units with a combined building size of 18,752 gross square feet. The applicant is requesting a variance from setback development standards including a rear yard setback variance of three feet (3') from the required rear yard setback of 15 feet and a variance from the west side yard setback for both buildings. Building #1 includes a side yard setback variance of five feet (5') and Building #2 includes a side yard setback variance of 11 feet from the required 13 feet due to the 30-foot private access easement on the west side of the property. 2. The proposed town homes would have a max height of 36 feet and 10-inches at the tallest point of the ridgeline for each structure and an average height of 31 feet and 9-inches for the pitched roof lines. 3. The redevelopment of the subject site includes a total of 13 parking spaces (1 surface stall and 12 garage stalls) and associated utility improvements, such as water service, sanitary sewer, and gas connections. Associated drainage improvements include a 112 LF bioswale along SE Petrovitsky Rd. 4. The subject property is located at 12228 SE Petrovitsky Rd. 5. The 19,889 square foot (0.46 acres) property is located within the Residential Multifamily (RM) Comprehensive Plan land use designation, the Residential Multi-Family (RM-F) zoning classification, and Design District 'B'. 6. The site previously contained a single family residence which was demolished in 2008. 7. The applicant is proposing to maintain vehicular access to the site from SE Petrovitsky Rd via a single driveway from an existing access and utility easement with Stonebrook Apartments to the west. 8. The site is bordered to the south by SE Petrovitsky Rd, to the west and north by Stonebrook Apartments, and to the east by a vacant residential multi-family property (Exhibit 14). 9. The massing of the proposed structures are most prominently visible from SE Petrovitsky Rd. 10. Both proposed structures have varied roof elements including gable roofs, extended eaves, and two foot (2') height variations from unit-to-unit along the ridgeline. 11. Building materials include: lap wood siding, stucco and metal railings (Exhibit 3). 12. Both buildings have their primary entrance proposed along the southern fa~ade with an orientation toward SE Petrovitsky Rd. An additional vehicular access is provided along the north facing fa~ade of Building #1. 13. The site is fairly level and slopes north to south with an approximate 3 to 4 foot high rockery along the north property line and another of similar height on the south property line. The project would not impact steep slopes or result in extensive grading. 14. The site contains five (5) significant trees onsite of which all are proposed for removal. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNRIDGE TOWNHOMES omic Development Environmental Revi_ _ Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 5 of 32 15. The Planning Division of the City of Renton accepted the above master application for review on September 25, 2014 and determined it complete on October 1, 2014. The project complies with the 120-day review period. 16. No public comments were received. 17. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 18. The proposal requires Site Plan Review. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200E: 'fhe·!~i\~···is des~natediReJd'eh~ia1! 1 M~ltif~ily',.!iM) _.Clfli•tl)~•1:(:gll\prehensiv_{ 1 p1~n 1~~d 11 'IJ~·t.1[~.>111; pur~se:of RM<ls_toiet1coura~ei! _l"i;lrge Pt131u1ti-f;irnily ff'llng e11tiron(Jlentstl!at pr!lyide s~~Jt~r fpfa wide variety of pe9ple indiffering living situ,itions;:;fro01 ,,:1Jli.nc<Jme levels, and in ~II stages ofllfe, ,T~ proposal is. compliant with. the following Comprehensive pian · pCllicies •as Jong as all conditions,;.of approval are complied with: .,/ Objective LU-MM: Encourage the development of infill parcels with quality projects in existing multi-family districts. Policy LU-173. Residential Multi-family designations should be in areas of the City where projects would be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. Policy LU-174. Land within the Residential Multi-family designation areas should be used to meet multi-family housing needs. Residential Multi-family designations have the highest priority for development or redevelopment with multi-family uses. Policy LU-175: Expansion of the Residential Multi-family designation is limited to properties meeting the following criteria: 1) Properties under consideration should take access from a principal arterial, minor arterial, or collector. Direct access should not be through a less intense land use designation area; 2) Properties under consideration must abut an existing Residential Multi-family land use designation on at least two (2) sides and be on the same side of the principal arterial, minor arterial, or collector serving it; and 3) Any such expansion of the Residential Multi-family land use designation should not bisect or truncate another contiguous land use district. Policy LU-179. Residential Multi-Family (RMF) projects should include landscaped open space common areas for residents, and other amenities compatible with existing buildings on adjacent and abutting lots. Policy CD-20: Orient site and building design primarily toward pedestrians through master planning, building location, and design guidelines. Policy CD-21: In areas developed with high intensity uses, circulation within the site should be primarily pedestrian-oriented. Internal site circulation of vehicles should be separated from pedestrians wherever feasible by dedicated walkways. Policy CD-23: Development should have buildings oriented toward the street or a common area rather than toward parking lots. Administrative Site Plan Report & Variance Report & Decision City of Renton Deportment of Community & SUNRIDGE TOWNHOMES omic Development Environmental Rev1_ Committee & Administrative Site Pion Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 6 of 32 ' b. ZONING COMPLIANCE AND CONISTENCY: •,. .. ·· . '> The subject site is classified Residential Multi-Family {RM-F}'on the City Qf Renton Zoniti~. Map. The RM Zone provides suitable environments for multi-family dwellings. It is further intended to conditioti,aUy allow uses that are compatible with and support a multi-family environment. The following development standards are applicable to the proposal: .,, .,,. .,. Density: Per RMC 4-2-llOA the allowed density range in the RM-F zoning classification is a minimum of 10 dwelling units per net acre (du/ac) up to a maximum of 20 du/ac. Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the grass acreage of the site. After deducting 1,567 square feet for public street dedication and 1,508 square feet for private access easements from the 19,889 gross square footage of the site, the net square footage would be 16,814 square feet (0.386 net acres). The nine (9) unit proposal would arrive at a net density of 23.3 dwelling units per acre (9 units/ 0.386 acres= 23.3 du/ac), which exceeds the permitted density range for the RM-F zoning designation without bonus density. Based on the net area of the lot, the maximum net density of the site is 7 du/ac (7 units/ 0.386 acres= 18.1 du/ac) and both 8 du/ac (8 units/ 0.386 acres= 20.7 du/ac) and 9 du/ac (9 units/ 0.386 acres= 23.3 du/ac) exceed the maximum density of the zone. Renton Municipal Code (RMC) allows density bonuses per RMC 4-9-065 using the density bonus review process concurrent with the site plan review land use permit. The maximum additional units per acre within the RM-F zone are up to five (5) dwelling units per net acre. Densities greater than 25 dwelling units per net acre are prohibited. Thus the maximum density allowed under the bonus review criteria would be up to 9 du/ac. In order to qualify for the density bonus, the applicant shall first provide one (1) affordable housing unit, either for sale or rental (per net acre). Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either: (i) affordable housing units, either for sale or rental, or (ii) units built to Built Green 3 Star (at minimum) building standards. Affordable housing is defined as "Housing used as a primary residence for any household whose income is less than eighty percent (80%) of the median annual income adjusted for household size, as determined by the Department of Housing and Urban Development (HUD) for the Seattle Metropolitan Statistical Area, and who pay no more than thirty percent (30%) of household income for housing expenses." Affordable housing used to satisfy zoning requirements, whether for inclusionary or bonus provisions, must be secured to remain affordable in perpetuity, as determined by the City Attorney" (RMC 4-11-010 Definitions A). The applicant is proposing the first unit (Unit 2E) as an affordable housing unit In order to achieve the maximum density allowed on the subject property (9 du/ac), the applicant must provide either two (2) affordable housing units or one affordable housing unit and one Built Green 3 Star building. Following the initial application where one unit was identified to be provided, communication with the applicant about the above requirements resulted in the applicant electing to provide two (2) affordable housing units and contends that the proposed new buildings will enhance the neighborhood and create a more vibrant residential community. The design and elevations will provide a value-added component to the street-side pedestrian experience and will be an attractive development addition to the vicinity. Pedestrian friendly pathways allow occupants of both buildings to get to the street sidewalk easily, with landscaping dispersed along the way and throughout the development. The applicant states that the project has frontage landscaping, front door orientation and roof modulation all in concert with the standards outlined in the Urban Design Regulations -B Checklist. As a condition of approval the applicant must show that two units are secured to remain affordable housing as part of the granting of the density bonus and remain affordable in perpetuity, as determined by the City Attorney. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNRIDGE TDWNHOMES omic Development Environmental Rev _ Committee & Administrative Site Plan Report LUAl4-00l33Z, SA-A, VAR --·· Report of November 24, 2014 Page 7 of 32 Lot Dimensions: Per RMC 4-2-110A the lot dimensions, in the RM-F zone, is n/a. Not applicable. Setbacks: Defined as the minimum required distance between the building footprint and the property line and ony private access easement or tract. Far lots containing private access easements, setbacks are the minimum required distance between the building footprint and the easement. Per RMC 4-2-110A the RM- F zoning classification requires a minimum front yard setback of 20 feet, a minimum side yard setback of 12 feet (plus additional 1 ft. for each 10 ft. af height in excess of 30 ft. to a maximum cumulative setback of 20 ft), and a minimum rear yard setback of 15 feet. The following table contains setbacks for the proposed structures: Building Front Yard East Side Yard West Side Yard Rear Yard Setback Setback Setback Setback Building #1 20' 13' 2' 62' Building #2 70' 13' 8' 12' The proposed buildings are not compliant with the west side yard setback and building #2 is not compliant with the minimum 15-foot rear yard setback of the zone. There is an existing 30-foot access easement on the west part of the property significantly reducing the building envelope of the site (Exhibit 2). Per the setback definition, setbacks are measured from any private access easement and thus the easement would preclude compliance with the west side yard setback to each structure. In addition to the property line setbacks, the applicant is also required to locate the buildings far enough back to accommodate the existing easement. The applicant is requesting a variance from setback development standards including a rear yard setback variance of three feet (3') from the required rear yard setback of 15 feet and additionally a variance is required from the west side yard setback for both buildings. Setbacks are defined as the minimum required distance between the building footprint and the property line and any private access easement or tract. Building #1 would include a side yard setback variance of five feet (5') and Building #2 would include a side yard setback variance of 11 feet from the required 13 feet due to the 30-foot private access easement on the west side of the property. There is no parking proposed in-between the public street and the proposed structures. The applicant is proposing pedestrian pathways from the street to the primary entrances. The private access easement could be modified between the applicant the adjacent property owner to conform to the built-out environment, thus only covering the minimum required access required for both properties. Without a revision of the private access easement, the west side yard setbacks would also require a variance from the code. Staff will consider all nonconforming setbacks as part of the applicant's variance request. If the setback variance is approved the project would comply with all setbacks of the zone. Building Height: Per RMC 4-2-110A building height is restricted to 35 feet. In the 'F' District, an additional ten feet (10'} height for a residential dwelling structure may be obtained through the provision of additional amenities such as pitched roofs, additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent or abutting existing residential development. In no case shall the height of a residential structure exceed forty five feet (45'}. Building height is defined as the vertical distance from grade plane to the average height of the highest roof surface. The height of the proposed structures would be 31 feet and 9-inches in height of the 6:12 pitched roof, which complies with the height requirements of the zone (Exhibits 3 & 4). Building Standards: Per RMC 4-2-110A the allowed lot coverage is 35 percent (35%) for proposals within the RM-F classification. The maximum impervious area allowed in the RM-F zoning designation is 75 percent (75%). The proposed buildings have a combined area of 6,263 square feet, resulting in a building coverage of Administrative Site Plan Report & Variance Report & Decision City of Renton Deportment of Community & omic Development SUNR/DGE TOWNHOMES Report of November 24, 2014 Environmental Rev,_ Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Page 8 of 32 31.5%. The proposed impervious area of the site would be 9,854 square feet, on the 19,889 square foot project site, resulting in an impervious cover of 49.5%. The proposal complies with the building coverage and impervious cover requirements of the zone. Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street frontages, with the exception of areas far required walkways and driveways ar those projects with reduced setbacks. The applicant is proposing 12 feet of landscaping along SE Petrovitsky Rd at the property line. Between the property line and existing sidewalk is approximately 15 feet of additional landscaping. A conceptual landscape plan was submitted with the project application (Exhibit 5). The site contains five (5) significant trees (trees over 6" in diameter) none of which are proposed to be retained. Renton Municipal Code (RMC} requires that 10 percent of the significant trees onsite be retained. Because the applicant is not proposing to retain any of the existing trees, RMC requires a 6:1 tree replacement value ratio. The applicant is proposing three (3) replacement trees that are 2 inches (2") in caliper. As proposed, the applicant would comply with the tree retention/replacement requirements of the code. The RM-F zone requires ten feet (10') of onsite landscaping along the public street frontage, except where reduced through the site plan development review process. The landscaping requirements apply to the subject site's SE Petrovitsky Rd frontage. The applicant is proposing a 112 LF bioswale, that measures 12 foot wide along SE Petrovitsky Rd at the property line, with landscaping as part of the site plan application. The landscape plan includes a planting plan; the proposed tree species within the bios.wale consists of Golden Leyland Cypress and Oregon Blue Lawsons Cypress trees and the shrubs are Mexican Orange, Gulf Stream Heavenly Bamboo, Forest Flame Pieris, and Portugal Laurel. All shrubs shall be at least 12 inches tall at planting and have a mature height between three and four feet. Shrubs must also be at least a 2 gallon container size at planting. Based on the provided landscape plan the shrubs were proposed to be between 1 and 5 gallon in size. Staff recommends as a condition of approval that the applicant use at least two gallon (2-GAL) container shrubs that are at least 12 inches (12") tall at planting. The revised landscaping plant schedule shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Between the property line and existing sidewalk there is approximately 15 feet of additional lawn, as shown in the landscaping plan. Additional landscaping would improve the aesthetic quality of the development and soften the appearance of the building along the streetscape. RMC 4-4-070 requires street trees and landscaping within the right-of-way. Spacing standards shall be as stipulated by the Department of Community and Economic Development. Therefore, staff recommends the applicant be required to revise the site and conceptual landscaping plan to provide two (2) trees, of small-maturing species, between the bio-swale and rockery in the public right-of-way. The revised site and landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. During the construction of the bio-swale, if it is determined that a fence is required around the perimeter of the bio-swale, the fence shall be constructed of a black rod iron fence (or equivalent) and not of chain link, plastic, or wire fencing. All fencing material will be reviewed at the time of construction permit for consistency with the overlay district requirements. The landscaping plan also includes Green Arrow Alaskan Cedar and "Glen's Form" Evergreen Pear trees. The shrubs and groundcover would also include White Rock Rose, Emerald Green Arborvitae, Massachusetts's Kinnickinnick, Diamond Grass, and Red Wind Ornamental Grass. The landscape plan would provide visual relief, define areas of pedestrian circulation, and adds to the aesthetic enjoyment of the area. Underground sprinkler systems are required to be installed and maintained for all landscaped areas and the proposed sprinkler system shall provide full water coverage of the planted areas specified on the plan. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & nomic Development Environmental Rev Committee & Administrative Site Plan Report SUNRIDGE TOWNHOMES WA14-001332, SA-A, VAR Report of November 24, 2014 Page 9 of 32 Refuse and Recyclables: Per RMC 4-4-090 for multi-family development a minimum of one and one-half (1 · 1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas and a minimum of {3} square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (BO) square feet shall be provided for refuse and recyclables deposit areas. Based on the proposed 9 units, the minimum 80 square feet of refuse deposit areas would be required. The applicant has proposed a 117 square foot area to be dedicated to refuse and recyclables. As proposed, the refuse and recyclable area satisfies the minimum size requirements. The applicant is proposing a refuse and recycle station that would be constructed of six foot (6') high CMU walls and a seven foot (7') wide gate. The minimum gate opening for outdoor refuse and recycle stations is twelve feet (12') wide for haulers per RMC 4-4-090C.9. The applicant has minimized the negative impact to the street and tenants by locating the refuse and recycle station away from the drive isle to the units. The location is easily accessible and provides adequate screening from the public. The applicant will be required to comply with minimum gate opening for outdoor refuse and recycle station of 12' or request a modification to the Refuse and Recycling standards identified in RMC 4-4·090F. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors due to site being located within the Urban Design District 'B' Overlay District. The proposed trash enclosure does not have a roof as part of the required enclosure standard of the overlay district. Staff recommends as a condition of approval that the applicant add a roof to the trash enclosure. The revised refuse and recycle station plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. Critical Areas: There are no critical areas located on the site. Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls to be provided based on the number of residential units. The following ratios would be applicable to the site: Use Number of Units Ratio Reguired S11aces Attached dwellings 5 Min and Max: 1.4 spaces/ 2 bedroom Min:7 in RM·F zone unit; Max: 7 Attached dwellings 2 Min and Max: 1.6 spaces/ 3 bedroom or Min: 3.2 in RM-F zone large unit; Max: 3.2 Attached dwelling 2 Min: 1.0 per spaces/ unit Min:2 for low income Max: 2 Based on these use requirements, a maximum of 13 parking spaces would be allowed. The applicant is proposing to provide a total of 13 parking spaces (1 surface stall and 12 garage stalls), which is within the allowable range. The parking conforms to the minimum requirements for drive aisle and parking stall dimensions. Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton. Based on the proposal for nine (9) residential units, five (5) bicycle parking stalls are required to be provided. Each of the nine (9) proposed garage units would allow for sufficient onsite bicycle parking, complying with the standards outline in RMC 4·4·080F.ll. Sidewalks, Pathways, and Pedestrian Easements: Pedestrian sidewalks, as well as private pedestrian connections, throughout the property, are proposed for safe and efficient pedestrian access throughout the site. Pedestrian connections are provided from the SE Petrovitsky Rd to each structure. The applicant has included in the site plan a primary pathway, 4 feet in width, to be used to connect the public sidewalk and parking lot to the two buildings (Exhibit 2}.Connections have also been provided between the two new proposed structures. The site also shares an access easement with Stonebrook Apartments. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNRIDGE TOWNHOMES omic Development Environmental Rev Committee & Administrative Site Pion Report WA14-00133Z, SA-A, VAR Report of November 24, 2014 Page 10 of 32 C. DESIGN REGULATION COMPUANCE Jlt,/D COTI/IS1f'jcCY: . The site.is located within Design District' 'if, To ensure that buildings a~e located in relation to streets ond.othed;iui/dingsso that the Vision of the City of Renton can be realizedjor o high-density urban environment; so that businesses enjoy visibility from public rights~of-way; and to encourage pedestrian activity throughout the district. As demonstrated in the table below the proposal meets. the intent ofthe Design Regulations on the basis of individual merit if all conditions. of approval are met Each standard is evaluated and shown with a check mark if compllont with the standard, "N/A" for not applicable to the proposal, and "Not compliant" wh(He the standard is not met. Stoff comments are provided following explanation of the standard being evaluated. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. ,I' Standard: Maintain existing grid street pattern. 2. Building Location and Orientation: Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to other structures and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses; and increase privacy for residential uses. Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment. Lots shall be configured to encourage variety and so that natural light is available to buildings and open space. The privacy of individuals in residential uses shall be provided for. Standard: The availability of natural light (both direct and reflected) and direct sun ,I' exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. ,I' Standard: Buildings shall be oriented to the street with clear connections to the sidewalk. Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. Staff Comment: The proposed Building #1, closest to the public right-of-way, establishes a potential active use along sidewalks and pedestrian pathways, provides a street presence, allows for natural light and solar access along the principal arterial street, enhances the visual character of the district. The front entries have clear connections to the public sidewalk along the arterial SE Petrovitsky St where the sidewalk connects to a larger network of pedestrian connections within the area. Not The front entry, or south elevation of Building #2, is oriented to a two-way drive aisle. compliant The applicant is proposing a pedestrian sidewalk to the north elevation or back of the building. No entrance or exit doors are proposed on the north elevation of Units 2A-2E of Building #2. Staff recommends as a condition of approval that the applicant relocate the pedestrian connection sidewalk, currently proposed on the north side of the Building #2, to the south side of the Building #2 for Units 2A-2E. The sidewalk shall measure a minimum of 48" in width. The concrete sidewalk shall be flush with the driveway aisle to allow vehicular access to the garages, accessible pedestrian movements from the public sidewalk to the front entry doors, and provide sufficient two-way travel lanes for vehicles between the two buildings. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNRIDGE TOWNHOMES omic Devefopment Environmental Rev, Committee & Administrative Site Pion Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 11 of 32 Standard: Buildings with residential uses located at the street level shall be: ,,r a. Set back from the sidewalk a minimum of ten feet {10'} and feature substantial landscaping between the sidewalk and the building {illustration below); or b. Have the ground floor residential uses raised above street level for residents' privacy. 3. Building Entries: Intent: To make building entrances convenient to locate and easy ta access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Guideline: Primary entries shall face the street, serve as a focal point, and allow space for social interaction. All entries shall include features thot make them easily identifiable while reflecting the architectural character of the building. The primary entry shall be the most visually prominent entry. Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided and shall enhance the overall quality of the pedestrian experience on the site. Standard: The primary entrance of each building shall be located on the far;ade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. ,,r Staff Comment: Primary entrances for each unit of Building #1, with its fa~ade facing south towards SE Petrovitsky Rd, is prominent and visible from the street. All building entries are connected by a walkway to the public sidewalk on SE Petrovitsky Rd and each contains human-scale elements such as canopies over the front entrances. Standard: The primary entrance of each building shall be made visibly prominent by ,,r incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting. Standard: 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 {4-1/2') wide {illustration below). Buildings that are taller than thirty feet (30') in height shall also ensure that the weather Compliant protection is proportional to the distance above ground level. with Staff Comment: The proposed building fronting the public street (Building #1) has Guideline weather protection over 4-1/2 feet wide over the entrances and limited weather protection over the garage entrances. The building located towards the rear of the lot (Building #2) has limited weather protection, through horizontal modulation between the first and second stories, above the front entry along the drive aisle. No other weather protection is provided on Building #2. Any new entrances will also be required to provide weather protection at least 4-1/2 feet wide over all pedestrian entrances. ,,r Standards: Building entries from a parking lot shall be subordinate to those related to the street. Standard: Features such as entries, lobbies, ond display windows shall be oriented to o N/A street or pedestrian-oriented space; otherwise, screening or decorative features should be incorporated. Standard: Multiple buildings on the same site shall direct views to building entries by providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. ,,r Staff Comment: The buildings have a continuous network of pedestrian paths and open spaces to building entries. A clearly designated pedestrian path along the front of Building #2 would provide for additional safety between vehicular and pedestrian traffic. Additional pedestrian pathways, along the open space located to the east of the Administrative Site Plan Report & Variance Report & Decision City of Renton Deportment of Community & t omic Development SUNRIDGE TOWNHOMES Environmental Rev,_ Committee & Administrative Site Pion Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 12 of 32 buildings, would provide better pedestrian connections to and from the garages and front doors of the easternmost units. Standard: Ground floor residential units thot are directly accessible from the street shall include: a. Entries from front yards to provide transition space from the street; or b. Entries fram an open space such as a courtyard or garden that is accessible fram the street. 4. Transition ta Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods ore preserved. Guidelines: Careful siting ond design treatment shall be used to achieve a compatible transition where new buildings differ fram surrounding development in terms of building height, bulk and scale. Standard: At least one of the following design elements shall be used to promote a transition to surrounding uses: 1. Building proportions, including step-backs on upper levels in accordance with the surrounding planned and existing land use forms; or 2. Building articulation to divide a larger architectural element into smaller increments; or 3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development. Additionally, the Administrator 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. Staff Comment: A variety of building articulations and roof lines are proposed as part of each structure. The three story townhome design matches the 3-story height of the existing Stonebrook Apartments (Exhibit 14). The fluctuation in roof lines serves to reduce apparent bulk and transitions well with existing development. Roof eaves may encroach up to two feet into the required setback or two feet beyond the permitted setback allowed through the variance process. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an enclosure with fencing thot is made of quality materials. Not compliant Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Staff Comment: The locations of each heat pump with the corresponding 6" pads are located where they are accessible and convenient for tenant use near the buildings. The landscaping shows trees and shrubs in the exact or near exact locations of the heat pumps. Staff recommends as a condition of approval that the applicant provide landscaping and screening that serves to minimize the visual and acoustic impacts created by the heat pumps. Additionally the applicant shall revise the landscaping plan Administrative Site Plan Report & Variance Report & Decision City of Renton Deportment of Community & SUNRIDGE TOWNHOMES omic Development Environmentof Revr _ Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 13 of 32 Not compliant Unknown Not compliant such that the plantings are not in direct conflict with the heat pumps. Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors. Staff Comment: The location of the refuse and recyclables would be located within a 6- foot tall CMU split face wall enclosure on the northwest portion of the site. The location is screened using arborvitae along the north and west sides facing the high visibility areas. The location is easily accessible and provides basic screening from the public. The gate is turned slightly to face towards the southeast, or towards the development, in order to minimize visibility to the existing apartments. The minimum gate opening for outdoor refuse and recycle stations is twelve feet (12') wide for haulers per RMC 4-4- 090C.9. The applicant has minimized the negative impact to the street and tenants by locating the refuse and recycle station away from the drive isle serving the units. Staff recommends as a condition of approval that the applicant comply with minimum gate opening for outdoor refuse and recycle station by providing a gate opening of at least 12 feet (12') or request a modification to the Refuse and Recycling standards identified in RMC 4-4-090F. The trash enclosure does not have a roof as part of the required enclosure standard. Staff recommends as a condition of approval that the applicant add a roof to the trash enclosure. Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three {3}. Staff Comment: If the bio-swale requires safety protection fencing, the applicant shall construct a black rod iron fence (or equivalent) around the perimeter of the bioswale. A revised landscape or fence detail plan shall be submitted to and approved by the Current Planning Project Manager prior to or concurrent with the building permit approval. Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet {3'} wide, shall be located on three {3} sides of such facility. Staff Comment: The applicant is proposing 7 feet (7') of landscaping on the west elevation and 23' of landscaping on the north elevation of the refuse and recycle station. Staff recommends as a condition of approval that the applicant add a 3-foot wide planter island with landscaping along the east facing elevation of the refuse and recycle station. 8. PARKING AND VEH/CUIAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public moss transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Surface Parking: Intent: Ta maintain active pedestrian enviranments along streets by placing parking lots primarily in back of buildings. Guideline: Surface parking shall be located and designed so as to reduce the visual impact of the parking area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future infill development. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNR/DGE TOWNHOMES omic Development Environmental Revr_ Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 14 of 32 Standard: Parking shall be lacated so that na surface parking is located between a ./ building and the front property line or the building and side property line (when on a earner lot). Standard: Parking shall be located so that it is screened from surrounding streets by ./ buildings, landscaping, and/or gateway features as dictated by locatian . Staff Comment: Parking is either screened from surrounding streets via landscaping, the trash enclosure, a retaining wall, or by the buildings. 2. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian mobility. The impacts of curb cuts to pedestrian access an sidewalks shall be minimized. Standard: Access ta parking lots and garages shall be from alleys, when available. If not ./ available, access shall occur at side streets . Staff Comment: Access to the individual garages of the town homes is through a 24' -1" to 25' -6" wide drive aisle between the two buildings. Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian ./ circulation along the sidewalk is minimally impeded . Staff Comment: The applicant will utilize a shared driveway access with the neighboring parcel. C. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. 1. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the pedestrian environment, and provides a way for pedestrians to walk from one location to another without having to drive their vehicle. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking areas. Providing pedestrian cannections to abutting properties is an important aspect of connectivity and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to pedestrians and drivers. 2. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. Guidelines: The pedestrian environment shall be given priority and importance in the design of projects. Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included. ./ Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided . ./ Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & nomic Development Environmental Rev, ___ Committee & Administrative Site Plan Report SUNRIDGE TOWNHOMES LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 15 of 32 and public art shall be pravided. a. Site furniture shall be made of durable, vandal-and weather-resistant materials that da not retain rainwater and can be reasonably maintained over an extended period of time. b. Site furniture and amenities shall nat impede ar black pedestrian access ta public spaces ar building entrances. Staff Comment: Common open space is not required within District B and the project only consists of nine (9) residential townhomes; therefore, none of the aforementioned amenities will be required as part of the project. D-LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE: Intent: Ta provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulatian; and add ta the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: Intent: Landscaping is intended to reinforce the architecture or concept of the area; provide visual and climatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. Guidelines: Landscaping should be used to soften and integrate the bulk of buildings. Landscaping should be provided that appropriately provides either screening of unwanted views or focuses attention to preferred views. Use of low maintenance, drought-resistant landscape material is encouraged. Choice of materials should reflect the level of maintenance that will be available. Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. Window boxes, containers far plantings, hanging baskets, or other planting feature elements shauld be made of weather-resistant materials that can be reasonably maintained. Landscaping should be used to screen parking lots from adjacent or neighboring properties. Front yards shauld be visible from the street and visually contribute to the streetscape. Decorative walls and fencing are encouraged when architecturally integrated into the project. ~ Standard: All perviaus areas shall be landscaped. Standard: Street trees are required and shall be located between the curb edge and building, as determined by the City of Renton. Nat Staff Comment: The applicant has proposed lawn between the bio-swale and the compliant existing rockery in the public right-of-way. Additional landscaping has been proposed within the bio-swale and near the tenant entrances along the building. Staff recommends as a condition of approval that the applicant plant two (2) trees, of small- maturing species, between the bio-swale and rockery in the public right-of-way. Standard: On designated pedestrian-oriented streets, street trees shall be installed with N/A tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton. ~ Standard: The proposed landscaping shall be consistent with the design intent and program of the building, the site, and use. Standard: The landscape plan shall demonstrate how the propased landscaping, ~ thraugh the use of plant material and nonvegetative elements, reinforces the architecture or concept of the development. Administrative Site Plan Report & Variance Report & Decision City of Renton Deportment of Community & ___ .omic Development Environmental RevJ_ . Committee & Administrative Site Pion Report LUA14-001332, SA-A, VAR SUNRIDGE TOWNHOMES Report of November 24, 2014 Page 16 of 32 Standard: Surface parking areas shall be screened by landscaping in order to reduce views of parked cars from streets (see RMC 4-4-0BOFl, Landscape Requirements). Such Not landscaping shall be at least 10 feet in width as measured from the sidewalk. compliant Staff Comment: On site parking is either screened from the surrounding access road via a seven foot (7') wide landscaping strip followed by an eight foot (8') wide trash enclosure. Staff recommends as a condition of approval that the applicant add three (3) feet of additional landscaping on the west side of the proposed surface parking stall. Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted tree species ore those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as Not measured four feet from the top of the root boll) respectively. compliant Staff Comment: The applicant has proposed lawn between the bio-swale and rockery in the public right-of-way. Staff recommends as a condition of approval that the applicant plant a minimum of two {2) trees, based on size and spacing, between the bio-swale and rockery in the public right-of-way. Standard planting should include trees that are at least a minimum of two inches (2") in diameter at breast height for multi-family uses. Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. ,/ Shrubs shall be at least 12 inches tall at planting and hove a mature height between three and four feet. Standard: Ground caver shall be planted in sufficient quantities to provide at least 90 ,/ percent coverage of the landscaped area within three years of installation. Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three years and in sufficient amount to ensure ,/ required landscape standards have been met by the third year following installation. Staff Comment: Prior to occupancy, the applicant will be required to provide a maintenance assurance device for a period of three years to ensure required landscaping thresholds will be met by the third year. Standard: Surface parking with more than 14 stalls shall be landscaped as follows: (1/ Required Amount: Total Number of Spaces Minimum Required Landscape Area* 15 to 50 15 square feet/parking space 51 to 99 25 square feet/parking space lOGormore 35 square feet/parking space * Landscape area calculations above and planting requirements below exclude perimeter parking lot landscaping areas. N/A (2/ Provide trees, shrubs, and ground cover in the required interior parking lot landscape areas. {3/ Plant at least one tree for every six parking spaces. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball) respectively. (4) Plant shrubs at a rote of five per 100 square feet of landscape area. Shrubs shall be at least 16 inches tall at planting and have o mature height between three and four feet. (5/ Up to 50 percent of shrubs may be deciduous. (6/ Select and plant ground cover so as to provide 90 percent coverage within three Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNR/DGE TOWNHOMES omic Development Environmental Revi Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 17 of 32 years of planting; provided, that mulch is applied until plant coverage is complete. /7) Do not locate a parking stall more than 50 feet from a landscape area. Standard: Regular maintenance shall be provided to ensure that plant materials are ,,, kept healthy and that dead or dying plant materials are replaced. ,,, Standard: Underground, automatic irrigation systems are required in all landscape areas. 2. Recreation Areas and Common Open Space: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the street corner to emphasize pedestrian activity. Recreation and common open space areas are integral aspects of quality development that encourage pedestrians and users. These areas shall be provided in an amount that is adequate to be functional and usable; they shall also be landscaped and located so that they are appealing to users and pedestrians. Standard: Attached housing developments shall provide a minimum area of private usable open space equal to 150 square feet per unit of which 100 square feet are contiguous. Such space may include porches, balconies, yards, and decks. Staff Comment: Units lA, lB, and 10 include third floor balconies at roughly 75 square feet each, covered porches between 32 square feet and 45 square feet, and roughly 500 Not square feet of community yard on the east elevation of the building. Units 2A, 28, 2C, compliant 20, and 2E only have community yard space totaling roughly 500 square feet. Staff recommends as a condition of approval that the applicant provide private usable open space equal to 150 square feet per unit. Staff suggests adding a back door with a porch and fencing in-between each of the units for Building #2. Increased balcony sizes, porches and adding a balcony to Unit lC should provide the minimum area of private usable open space required per unit. E. BUILDING ARCHITECTURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and so that they appear to be at a human scale, as well as to ensure that all sides of a building which can be seen by the public are visually interesting. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size af buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. Standard: All building facades shall include modulation or articulation at intervals of no more than 20 feet. Nat Staff Comment: Building #1: The north, west and south elevations are visually compliant interesting with elements of building modulation and articulation. The east elevation has somewhat less modulation and articulation than the rest of the building (Exhibit 3). Building #2: The south elevation includes horizontal modulation between the first and Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNRIDGE TOWNHOMES omic Development Environmental Rev,_ Committee & Administrative Site Plan Report LUA14--00133Z, SA-A, VAR Report of November 24, 2014 Page 18 of 32 second floor, different colors and materials to reduce the apparent bulk and scale of the building, distinctive window patterns and rooflines, and articulation of the building top, middle and bottom. The west, north and east elevations have no vertical or horizontal modulation and limited articulation to reduce the apparent size and bulk of the new building located near the apartments to the north. Staff recommends as a condition of approval that the applicant add elements of building modulation and/or additional elements of articulation to the north elevation of Building #2, such that it is similar in scale and design of that found on Building #1 (Exhibit 3). .,. Standard: Modulations shall be o minimum of two feet {2'} in depth and four feet {4'} in width. Standard: Buildings greater than one hundred sixty feet (160'} in length shall provide o N/A variety of modulations and articulations to reduce the apparent bulk and scale of the for;:ode; or provide on additional special feature such as o clock tower, courtyard, fountain, or public gathering area. 2, Ground-Level Details: Intent: Ta ensure that buildings ore visually interesting and reinforce the intended human-scale character of the pedestrian environment; and ensure that oil sides of o building within near or distant public view hove visual interest. Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. The primary building entrance should be mode visibly prominent by incorporating architectural features such as a far;:ade overhang, trellis, large entry daars, and/or ornamental lighting. Detail features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. Standard: Provide human-scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. Not Staff Comment: An onsite lighting plan was not provided with the application; therefore compliant staff recommends as a condition of approval the applicant be required to provide a lighting plan prior to construction permit approval. The lighting plan will need to depict the direction of the light and the foot candles, such that the lights would not result in light trespass or have a considerable impact on the apartment complex to the north. Standard: Any for;:ode visible to the public shall be comprised of at least fifty percent (50%} transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet {4'} and eight feet (8'} above ground (as measured on Not the true elevation). compliant Staff Comment: The current percent of transparent windows and/or doors is roughly around 20%. Staff recommends as a condition of approval that the applicant increase the percentage of transparent windows and/or doors on the north elevation of Building #1 to at least fifty percent between four feet (4') and eight feet (8') above ground elements (Exhibit 3). Standard: Upper portions of building facades shall hove 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 fifty percent {50%}. N/A Standard: Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNRIDGE TOWNHOMES omic Development Environmental Rev,_ .. Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 19 of 32 N/A Standard: Where windows or storefronts occur, they must principally contain clear glazing. Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall (including building facades and retaining walls) is considered a blank wall if: (a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet, and does not include a window, door, building modulation or other architectural detailing; or Not (b) Any portion of a ground floor wall has a surface area of 400 square feet or compliant greater and does not include a window, door, building modulation or other architectural detailing. Staff Comment: The entire ground floor fa,ade on the north elevation of Building #2 qualifies as an untreated blank wall with no windows, doors, building modulation or other architectural detailing. Staff recommends as a condition of approval that the applicant add elements of building modulation, articulation and/or additional elements of architectural detailing to the north elevation, ground floor fa,ade, of Building #2 (Exhibit 3). Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wolf; ,/ {b} Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. 3. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time and encourage the use of materials that reduce the visual bulk of large buildings, as well as to encourage the use of materials that add visual interest to the neighborhood. Guidelines: Building materials are an important and integral part of the architectural design of a building that is attractive and of high quality. Material variation shall be used to create visual appeal and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality materials shall be used. If materials like concrete or block walls are used they shall be enhanced to create variation and enhance their visual appeal. Standard: All sides of buildings visible from a street, pathway, parking area, or open ,/ space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Standard: All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. ,/ Staff Comment: Building materials include Hardie panels in multicolor, Hardie Board and Batten in light grey, Hardie-Plank Siding in grey/blue, 12" Cedar or Hardie lap siding, metal finished canopies, stucco in light grey and rust brown, and aluminum railing in charcoal black. Administrative Site Plan Report & Variance Report & Decision City of Renton Deportment of Community & __ nomic Development SUNRIDGE TOWNHOMES Environmental Revr~ .. Committee & Administrative Site Plan Report LUA14-00133Z, SA-A, VAR Report of November 24, 2014 Page 20 of 32 ,/ Standard: Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Standard: 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. N/A Standard: If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Standard: If concrete block walls are used, they shall be enhanced with integral color, ,/ textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. F. PLANNED ACTION ORDINANCE AND DEVELOPMENT AGREEMENT COMPUANCE AND CONISTENCY: Not applicable. G. OFF-SITE IMPACTS: Structures: Restricting overscole structures and overconcentration of development on a particular portion of the site. The subject site would contain two structures evenly spaced across the site with parking provided on the first floor of the units or to the west of the north building. Both buildings are set back from the front property line in order to incorporate a bio-swale along the front of the property. There is not a overconcentration of development on the site. The surrounding uses on the north side of SE Petrovitsky Rd are also zoned Residential Multi-Family (RM-F) and are similar in scale. The proposed residential development is expected to enhance and increase property values in the vicinity of the site. Adding residential population would also improve the customer base for commercial businesses in the area. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Frontage improvements are required to be constructed in the right-of-way fronting the site on SE Petrovitsky Rd. Existing right-of-way width in SE Petrovitsky Rd is 84 feet. In order to meet the City's complete street standards, street improvements including 33 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. To build this street section, approximately 9 feet 6 inches (or 9.5 feet) of right-of-way will be required to be dedicated to the City. This will provide for a future right-of-way width of 103 feet. Should the applicant formally apply for a street modification, staff has indicated that that the City would support a modification allowing the existing concrete walk to remain matching the alignment on the entire road, additional street trees may be required to be planted behind the sidewalk and right-of-way dedication will still be required. Street lighting is also required to be installed along the frontage of SE Petrovitsky Rd if lighting levels do not meet city code. The applicant is required to demonstrate compliance with the street and lighting standards outlined in the Renton Municipal Code at the time of construction permit application. Pedestrian sidewalks, as well as private pedestrian connections, throughout the property, are proposed for safe and efficient pedestrian access throughout the site. The applicant has included in the site plan a primary pathway, 4 feet in width, to be used to connect the public sidewalk and parking lot to the two buildings (Exhibit 2). Staff recommends as a condition of approval that the applicant relocate the concrete pedestrian connection, from the north elevation to the south elevation of Building #2, for Units 2A-2E. The sidewalk shall measure a minimum of 48" in width. The concrete sidewalk shall be flush with the driveway aisle to allow vehicular access to the garages, accessible pedestrian movements from the public sidewalk to the front entry doors, and sufficient two-way travel lanes between the buildings. The Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNRIDGE TOWNHOMES Report of November 24, 2014 omic Development Environmental Rev,_ . Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Page 21 of 32 applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised site plan prior to building permit approval. 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. The overall development would be screened via the landscaping required along the site frontage and within the parking lot if conditions are complied with. No rooftop equipment was identified in the building elevation so it is unclear if there would be any required screening from the public. Should rooftop equipment be allowed, the applicant would be required to provide a screening plan for the mechanical equipment. The trash enclosure for the building would be located at the northwest corner of the site. The applicant's submittal did not include the refuse and recyclable enclosure elevations. The refuse and recyclables deposit area is enclosed on all sides by a 6-foot tall CMU split face wall with landscaping on the west and north sides. The trash enclosure does not have a roof as part of the required enclosure standard. Staff recommends as a condition of approval that the applicant add a roof to the trash enclosure. Therefore, staff has recommended a condition of approval requiring the applicant to submit revised elevations of the refuse and recyclable enclosure with a gate opening of at least 12 feet (12') wide and a roof that has a minimum vertical clearance of at least fifteen feet (15'), as identified in RMC 4-4-090, or receive an approved modification in accordance with the procedures and review criteria in RMC 4-9-2500, prior to building permit approval. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. The landscape of the areas is relatively flat with large trees and heavy vegetation restricting visibility from the site. The apartments to the north also restrict views to the north. Therefore, the proposed heights of the structures are appropriate for this situation. The applicant has proposed to limit the height to more than three feet less than that allowed by municipal code which serves to mitigate view impacts from surrounding properties. 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. See Landscaping discussion under Findings of Fact, Section 18.b. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness ar glare to adjacent properties and streets. As stated above, a lighting plan was not provided with the project materials. Staff recommended, as a condition of approval, the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. The lighting plan will need to depict the direction of the light and the foot candles, such that the lights would not result in light trespass or have a weighty impact on the apartment complex to the north. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. H-ONSITE IMPACTS: Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. The project is located in an area of multi-family uses. All parcels immediately surrounding the subject property are zoned RM-F with the exception of the properties to the south across SE Petrovitsky Rd which are zoned R-4. The proposed multi-family residential use is anticipated to be compatible with existing and future surrounding uses as permitted on the north half of SE Petrovitsky Rd in the RM-F zone. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & SUNRIDGE TOWNHDMES Report of November 24, 2014 omic Development Environmental Rev,_ .. Committee & Administrative Site Plan Report WA14-001332, SA-A, VAR Page 22 of 32 The proposed two 3-story structures would be located on the north and south sides of the site with a drive aisle central to the site (Exhibit 2). The buildings would have an orientation to the street frontage (SE Petrovitsky Rd). The projects size, location, lot dimensions, improvement requirements, and right-of-way dedication dictate the project layout and limits. The applicant is proposing a rear yard setback and a west side yard setback in order to retain viability/marketability and achieve a net density of 23.3 du/ac. The applicant is proposing a total of 13 parking stalls. The buildings will meet the front and east side yard setbacks and a variance is required for the west side yard and north rear yard setbacks. See Setback discussion under Findings of Fact, Section 18.b for more information. The applicant is providing ground floor heat pumps on the south side of Building #1 and the north side of Building #2. Staff recommended, as a condition of approval, the applicant be required to provide landscaping and screening that serves to minimize the visual and acoustic impacts created by the ground floor heat pumps and not be in direct conflict with the proposed landscape plan. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised landscaping plan prior to building permit approval. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. The design of the town homes is modern in appearance. The building uses a variety of building materials, such as lap wood siding, stucco and metal railings. Simple edges, detailing and color schemes are used to reflect the modern design the town homes. The scale, height and bulk of the proposed buildings are appropriate for the site. The roof ridgelines between each unit are off-set by two feet (2') in height. The third floor balconies, on the street facing building, creates open space in the design and aids in the reduction of the building's overall scale and massing. The roofs are also articulated with semi-steep pitches (6:12) that scale down the building size. Front porches with overhead canopies contribute to the human scale of the building (Exhibits 3 & 4). The scale and bulk of the buildings are also reduced through the use of differing materials. The buildings are comprised of cement plaster, lap wood siding, stucco, exposed posts, windows, garage doors, metal railings, and canopies. A mixture of siding material, changes in color palettes, window placement and sizes are all used to break up the massing and enhance the surface design. The primary pedestrian entrance for the street-facing building (Building #1) is proposed from the south elevation. The primary pedestrian entrance for the building along the north property line (Building #2) is also proposed from the south elevation through the paved drive aisle between the buildings. Each unit has a shared private vehicular access in-between the two buildings. 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. The site contains five (5) significant trees (trees over 6" in diameter) none of which are proposed to be retained. Renton Municipal Code (RMC) requires that 10 percent of the significant trees onsite be retained. Because the applicant is not proposing to retain any of the existing trees, RMC requires a 6:1 tree replacement value ratio. The applicant is proposing three (3) replacement trees that are 2 inches (2") in caliper. As proposed, the applicant would comply with the tree retention/replacement requirements of the code. Topographically, the site is relatively flat. A geotechnical report for the site was submitted. Four test pits were dug on site at depths from 2.5 feet to 4.5 feet. In all cases topsoil or fill was found at the top layer (.5 feet to 2 feet deep) and glacial till soils or 'hardpan' was encountered in all four test pits 2.5 feet and below. Based on the soils encountered during the subsurface exploration, glacial till soils will not support onsite infiltration of stormwater (Exhibit 7). The project would not impact steep slopes or result in extensive grading. The applicant estimates Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & __ nomic Development SUNRIDGE TOWNHOMES Environmental Revi~N Committee & Administrative Site Pion Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 23 of 32 earthwork quantities at 500 cubic yards, limited to standard clearing, grubbing and sub-grade prep for the structures and pavement areas (Exhibit 10). The cutting and filling will be generally balance with some export of material. Landscaping: Use of landscaping ta 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. The landscaping is used to provide a transition between the proposed development, SE Petrovitsky Rd, the abutting apartments, and the future development parcel to the east. The applicant is proposing landscaping around the perimeter of the site and surface parking lot which includes 15 trees, 117 shrubs, along with 2,810 square feet of lawn and kinnickinnick groundcover (Exhibit 5). The proposed landscaping would provide visual relief, define areas of pedestrian circulation, and add to the aesthetic enjoyment of the area year-round. In addition, the landscaping will also soften the appearance of the surface parking, refuse and recycling enclosure and generally enhances the appearance of the project if all conditions of approval are complied with. I.ACCESS: Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. The proposed residential development is expected to utilize the existing 37-foot ingress/egress driveway approach, currently being used by Stonebrook Apartments. The access point within the applicant's 30' access easement includes the following improvements: an entrance lane from SE Petrovitsky Rd, a dedicated right turn out and a left turn out onto SE Petrovitsky Rd. No additional ingress or egress curb cuts are proposed. The proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle circulation on the site if all conditions of approval are complied with. 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. The internal circulation of the site has been simplified with the consolidation of one drive aisle to serve both buildings, access through the 30' shared private access easement on the west side of the property, and shared access to SE Petrovitsky Rd with the apartments. Internal pedestrian connections to the existing public sidewalk network and across the proposed drive aisle are proposed in order to provide safe and efficient pedestrian access throughout the site and to other abutting sites. The site development would include only one surface parking stall within the surface lot and 12 garage spaces on the first floor of the units. This brings the total required parking for the site to 13 stalls, thereby complying with the parking requirements for the proposed use. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. There are no dedicated loading or delivery areas proposed on site. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Based on the proposal for nine (9) residential units, five (5) bicycle parking stalls are required to be provided. Each of the nine (9) proposed garage units would allow for sufficient onsite bicycle parking, complying with the standards outline in RMC 4-4-0BOF.11. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. The existing sidewalks within the right-of-way along SE Petrovitsky Rd are proposed to be retained by the Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & Lconomic Development SUNRIDGf TOWNHOMfS Environmental Review Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 24 of 32 applicant. Should the applicant formally apply for a street modification, staff has indicated that that the City would support a modification allowing the existing concrete walk to remain matching the alignment on the entire road, additional street trees may be required to be planted behind the sidewalk and right- of-way dedication will still be required. The applicant is proposing a pedestrian sidewalk to the north elevation or back of the building. No entrance or exist doors are proposed on the north elevation of Units 2A-2E of Building #2. Staff recommends as a condition of approval that the applicant relocate the pedestrian connection sidewalk, currently proposed on the north elevation, to relocate the sidewalk to the south elevation of Building #2 for Units 2A-2E. The sidewalk shall measure a minimum of 48" in width. The concrete sidewalk shall be flush with the driveway aisle to allow vehicular access to the garages, accessible pedestrian movements from the public sidewalk to the front entry doors, and sufficient two-way travel lanes between the buildings. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised site plan prior to building permit approval. J. OPEN SPACE: Incorporating open spoces to serve as distinctive project focal points ond to provide odequote areas for passive and active recreation by the occupants/users of the site. The applicant is proposing various amounts of private usable open space equal per unit, none of which are equivalent to the minimum requirement of 150 square feet per unit. The applicant must provide private usable open space equal to 150 square feet per unit. This may include porches, balconies, decks, or fenced rear yards to individual units. This may include, but is not limited to, adding a back door with a porch and fencing in-between each of the units for Building #2. Increased balcony sizes, porches and adding a balcony to Unit 1C should provide the minimum area of private usable open space required per unit. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised elevation plans, floor plan and/or site plan prior to building permit approval. K. VIEWS AND PUBLIC ACCESS: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. The proposed structure is proposed to be more than three feet (3') less than the allowed building height which allows the opportunity for view corridors to Mt. Rainier to be retained, where applicable. The public access requirement is not applicable as the site is not adjacent to a shoreline. L. NATURAL SYSTEMS: Arranging project elements to protect existing natural systems where applicable. There are no natural systems located on site with the exception of drainage flows. See Drainage discussion under Findings of Fact, Section 18.M. M. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the proposed use. Police and Fire: Fire and Police Department staff has indicated that their existing facilities are adequate to accommodate the subject proposal. Approved fire sprinkler systems are required throughout the building due to insufficient available fire flow in this area. Separate plans and permits are required by the fire department. Sprinkler systems may be installed per NFPA 13D for single family residential type systems. No fire alarm systems are required. The preliminary fire flow is 1,500 gpm based on fully fire sprinklered buildings and Type VA 1-hour construction. A minimum of two fire hydrants are required (Exhibit 15). The applicant would be required to pay an appropriate Fire Impact Fee. Currently this fee is assessed at the rate of $418.42 per multi-family unit. This fee is paid at the time of building permit issuance. Parks and Recreation: The applicant would be required to pay an appropriate Parks Impact Fee. Currently this fee is assessed at the rate of $706.95 for multi-family units (3 or 4 units) per unit or $649.62 for multi-family units (5 or more units) per unit. This fee is paid at the time of building permit issuance. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community SUNRIDGE TOWNHDMES Report of November 24, 2014 nomic Development Environmental R Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Page 25 of 32 Drainage: The drainage report, technical information report and drainage plans were submitted with the site plan application (Exhibits 8, 9 & 11). The drainage report dated October 24, 2014 was submitted by Anstey Engineers. The 0.45 acre site located in the RM-F zone is subject to full drainage review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. The engineer proposes to use pervious pavement onsite for sidewalks and portions of the driveway there by reducing the total impervious surface to 9,724 square feet, which is under the threshold for the flow control requirement. A bioswale is proposed for the project. All core and six special requirements have been discussed in the report. The report shows preliminary compliance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2, subject to engineering review with the construction plans. Transportation: The subject site fronts onto SE Petrovitsky Rd. Existing right-of-way width in SE Petrovitsky Rd is 84 feet. In order to meet the City's complete street standards, street improvements including 33 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. To build this street section, approximately 9 feet 6 inches (or 9.5 feet) of right-of-way will be required to be dedicated to the City. This will provide for a future right-of-way width of 103 feet. Should the applicant formally apply for a street modification, staff has indicated that that the City would support a modification allowing the existing concrete walk to remain matching the alignment on the entire road, additional street trees may be required to be planted behind the sidewalk and right-of-way dedication will still be required. In order to mitigate impacts the City's street system the applicant would be required to pay Transportation Impact Fees. Current traffic impact fees are $498.75 per unit for apartments or $435.75 unit for owner occupied town homes. These fees are payable prior to issuance of the building permit. Schools: The Renton School District has provided assurance that students living in the proposed residences can be accommodated at existing facilities (Exhibit 13). Students would attend Renton Park Elementary (within walking distance -no busing), Nelsen Middle School (busing provided), and Lindbergh High School (within walking distance -no busing). The proposal would be responsible for all applicable school impact fees. Water and Sewer: Soos Creek services the site with water and sewer utilities. There are storm improvements in SE Petrovitsky Road and in 110th Ave SE. There is a drainage conveyance system running north and south along the west side of the property line. There is a flow spreader fronting the site that appears to be picking up flows from the roadway to the parcel to the west. N. PHASING: The applicant is not requesting phasing. ' H. CONSISTENCY WITH VARIANCE CRITERIA: Section 4-9-250B.5 lists four {4} criteria that the Planning Director is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: The Planning Director shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & Economic Development SUNR/DGE TOWNHOMES Report of November 24, 2014 Environmental Review Committee & Administrative Site Plan Report WA14-001332, SA-A, VAR Page 26 of 32 Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that the narrowness of the site, the need for a bio-swale along the front, a 9 foot 5 inch (9.5') right-of-way dedication at the public street and the need for a central driveway dictates the project layout and limits the build able dimensions of the project. The rear yard setback requirement of the RM-F zone is 15 feet. The applicant is proposing to reduce the required rear yard setback requirement from 15 feet down to 12 feet which is a 3-foot reduction. The applicant has indicated that compliance with rear yard setbacks of 15 feet required along the north property line would make the project not viable or marketable, since the buildings would have to be narrower, thereby eliminating garage space, square footage and the applicant's ability to sale the product. Staff has reviewed the applicant's justifications and concur that strict application of the zoning code would deprive the subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical classification. The applicant's lot is the smallest multifamily parcel in the area. The multifamily lots in the area are larger, allowing more flexibility within the lot to accommodate the density of the zone. The three-foot reduction in the setback is the minimum needed in order to construct adequately sized townhomes (that range in size from 1,828 square feet to 2,521 square feet), meet minimum width of the two lane driveway aisle, provide adequate pedestrian connection, provide onsite water quality treatment for the asphalt area through a bio-swale, and provide the minimum amount of right-of-way dedication necessary along SE Petrovitsky Rd. The applicant would also need a side yard setback variance from the west property line due to the 30-foot shared private access easement on the west side of the property. The side yard setback is measured from the easement by definition and would therefore require a 5-foot reduction for Building #1 and an 11-foot reduction for Building #2. Should the applicant modify the shared private access easement, on the west side of the property, to the functional as-built environment the applicant would be able to meet the west side yard setbacks of the zone. Additionally, a revision to the existing easement would also move the applicant towards compliance with the maximum density of the zone without a density bonus. Staff concurs with the applicant that special circumstances apply to the subject property and that by adhering strictly to the west side yard and rear yard setback requirements the development potential of the lot would be restricted. Requiring the applicant to comply with the required rear yard and west side yard setback regulation would impose an unnecessary and undue hardship on the applicant. The applicant would adhere to front and east side yard setback requirements. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The applicant contends that the granting of the requested variance, by allowing for the three foot (3') adjustment to the rear yard setback, would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. The applicant identifies the apartment building to the north as being 10' from the applicant's north property line and that a 12-foot rear yard setback from the north property line would be comparable to Saddlebrook Apartments along the shared property line. The applicant proposes to retain the existing rockery walls along the north and south property lines as part of the project. The two existing fences located to the north and east of the property will also be retained. The applicant claims that the existing rockery walls and wood fences at this property lines provides and maintains privacy and screening between the existing residence development, future residence of the site and future residence development to the adjoining property. Landscaping along the rear yard will provide Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Camm unity & Economic Development SUNRIDGE TOWNHOMES Report of November 24, 2014 Environmental Review Committee & Administrative Site Plan Report LUA14-00133Z, SA-A, VAR Page 27 of 32 additional screening between the apartments and the townhomes. No public pathway or access on the north property line is proposed. The applicant would adhere to the required front yard and east side yard setbacks, as well as providing vegetative screening between the neighboring properties and public right-of-way (Exhibits 2 & 5). Eaves and cornices may project up to twenty four inches (24") into any required setback. It should also be noted that the 30' shared private access easement on the west side of the property and the required 9'-6" right-of-way dedication requirement along SE Petrovitsky Rd limits the building area and overall development potential of the lot. Despite not meeting the west side yard setback of 13 feet from the limits of the shared private access easement, the applicant's proposed Building #1 maintains a 38-foot setback from west property line and Building #2 maintains a 32-foot setback from the west property line. A minor modification to the shared private access easement would still allow sufficient access to both the apartments and the town homes and still allow enough room on the site to meet the west side yard setbacks of the zone. Based on the above analysis, staff concurs with the applicant that the proposal would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone. By granting a reduction of the rear yard and west side yard setback it would allow the project to meet the design and development standards of the zone. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The applicant maintains that the granting of the requested variance for rear yard setbacks along the north property line would not constitute a grant of special privilege being granted to the property owner. The neighboring parcel maintains a 10-foot setback from shared property line (Exhibit 2). The applicant could also adjust the shared private access easement with the apartments to gain back enough side yard to comply with the side yard setbacks of the zone. Staff has reviewed the request and concurs with the applicant, that the granting of the requested variance would not result in special rights or privileges being granted to the property owner. As mentioned under criterion a, the subject site is constrained by shape, size, existing development requirements to dedicated frontage, and shared access easements. In addition the landscaping along the north property line will result in a positive impact to the apartment building to the north. Therefore, staff believes that reduced west side yard and rear yard setbacks along the north property line would not result in special circumstances where granting of the requested variance does not result in a grant of special privileges. d. That the approval as determined by the Planning Director is a minimum variance that will accomplish the desired purpose: The applicant contends that the request for a 12-foot rear yard setback along the north property line for Building #2 would be the minimum variance needed to accomplish the goal of constructing adequately sized multifamily townhomes on the subject property. While townhomes with smaller footprints would satisfy the required rear yard setback on the subject site, the requested 3 foot reduction would accomplish the applicant's desired purpose of constructing reasonably sized town homes which would be compatible with the market of the neighborhood and still meet the design and developments requirements. A reduced setback will also allow for a small livable space on the first floor that could provide for access to a back yard space or the required private usable open space. Administrative Site Plan Report & Variance Report & Decision City of Renton Deportment of Community & Economic Development SUNRIDGE TOWNHDMES Environmental Review Committee & Administrative Site Pion Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 28 of 32 Staff has reviewed the request and concurs with the applicant that the variance for a three foot rear yard setback reduction in the RM-F zone, from 15 feet to 12 feet, is the minimum variance necessary to accomplish the desired goal of constructing attached residential housing to current building, design and development standards. Staff has also found that a reduction in the west side yard setback from the required 13 feet to a 2-foot side yard setback for Building #2 and an 8-foot side yard setback reduction for Building #1 is also the minimum variance necessary to accomplish the desired goal of constructing attached residential housing to current building, design and development standards without modifying the existing 30-foot shared private access easement. 1,. CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals. 3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 4. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the RM-F zoning classification. 5. The scale, height and bulk of the proposed buildings are appropriate for the site. 6. Safe and efficient access and circulation has been provided for all users. 7. There are adequate public services and facilities to accommodate the proposed use. 8. The proposed location would 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 is suited for the proposed use. 9. The existing use would not result in a substantial or undue adverse effect on adjacent properties. 10. Adequate parking for the proposed use has been provided. 11. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area if all conditions of approval are complied with. 12. The proposed development would not generate any long term harmful or unhealthy conditions. It is anticipated that the most significant noise, odor, and other potential harmful impacts would occur during the construction phase of the project. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 13. Landscaping has been provided in all areas not occupied by the building or paving. Additional landscaping has been provided in order to buffer adjacent properties from potentially adverse effects of the proposed use. 14. The subject project complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval contained in this report and decision are complied with and the Variance is granted. lS. The subject project complies with the Comprehensive Plan designation of Residential Multifamily (RM) and the zoning designation of Residential Multi-Family (RM-F) if all conditions of approval are satisfied. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & Economic Development SUNRIDGE TDWNHDMES Report of November 24, 2014 Environmental Review Committee & Administrative Site Plan Report LUA14-00133Z, SA-A, VAR Page 29 of 32 16. The applicant's proposal for density bonus is allowed per RMC 4-9-065 with the site plan review land use permit. The proposed density of 23.3 du/ac falls within the maximum allowed units within the RM-F zone, as the applicant shall provide two (2) affordable housing units as either for sale or rental. 17. The applicant's proposal to reduce the rear yard setback to 12 feet (12') along the north property line meets the four criteria to be considered in making a decision on a variance request as specified in RMC 4-9-250B.S: (a) that the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; (b) that the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; (c) that approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; (d) that the approval is a minimum variance that will accomplish the desired purpose. 18. The proposal to locate the structures within 2 feet (Building #2) and 8 feet (Building #1) from the existing 30-foot shared private access easement along the west side of the parcel has been considered. A reduction from the 13-foot west side yard setback meets the four criteria to be considered in making a decision on a variance request as specified in RMC 4-9-250B.5. 19. The proposed development would not generate any long term harmful or unhealthy conditions and there would be traffic impacts that are normally associated with an increase in residential population. 20. The proposal would not result in changes to existing land uses which are multi-family residential. 21. The subject site is relatively flat. The project would not impact steep slopes or result in extensive grading. 22. Approval of the proposal would result in the future development of nine (9) townhomes which would comply with all development standards, except the required 15-foot rear yard setback requirement and the 13-foot side yard side yard setback requirement along the access easement. I J. DECISION: The proposed site plan and variance for Sunridge Townhomes, File No. LUA14-001332, SA-A, VAR is approved and is subject to the following conditions: 1. The applicant shall comply with the complete street standard requirements of RMC 4-6-060 or request a modification in accordance with the procedures and review criteria in RMC 4-9-250D, prior to or concurrent with building permit approval. 2. The applicant shall be required to revise the site and landscaping plan to provide a minimum of two (2) trees, of small-maturing species, between the bio-swale and rockery in the public right-of-way. Additionally, the applicant shall use minimum two gallon (2-GAL) container shrubs that are at least 12 inches (12") tall at planting. The revised site and landscaping plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 3. The applicant shall provide landscaping and screening that serves to minimize the visual and acoustic impacts created by the ground floor heat pumps and not be in direct conflict with the proposed landscape plan. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised landscaping plan prior to building permit approval. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & Economic Development SUNRIDGE TOWNHOMES Report of November 24, 2014 Environmental Review Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Page 30 of 32 4. The applicant shall relocate the concrete pedestrian connection sidewalk, from the north to the south side of Building #2, for Units 2A-2E. The sidewalk shall measure a minimum of 48" in width. The concrete sidewalk shall be flush with the driveway aisle to allow vehicular access to the garages, accessible pedestrian movements from the public sidewalk to the front entry doors, and sufficient two- way travel lanes between the buildings. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised site plan prior to building permit approval. 5. The applicant shall be required to submit revised elevations of the refuse and recyclable enclosure with a gate opening of at least 12 feet (12') wide and a roof that has a minimum vertical clearance of at least fifteen feet (15'), as identified in RMC 4-4-090, or receive an approved modification in accordance with the procedures and review criteria in RMC 4-9-250D, prior to building permit approval. 6. The applicant shall add a landscaped planting strip, minimum of 3 feet wide, between the uncovered surface parking stall and the east facing elevation of the enclosed outdoor refuse or recyclable deposit wall. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised site plan and building elevations prior to building permit approval. 7. The applicant shall include people deterrent plants in the bio-swale, in addition to the proposed landscaping, unless the bio-swale is required to provide a fence around the bio-swale. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised landscaping plan prior to building permit approval. 8. The applicant shall provide private usable open space equal to 150 square feet per unit. This may include porches, balconies, decks, or fenced rear yards to individual units. This may also include, but is not limited to, adding a back door with a porch and fencing in-between each of the units for Building #2. Increased balcony sizes, porches and adding a balcony to Unit 1C should provide the minimum area of private usable open space required per unit. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised elevation plans, floor plan and/or site plan prior to building permit approval. 9. If the bio-swale requires safety protection fencing, the applicant shall construct a black rod iron fence (or equivalent) around the perimeter of the bioswale. A revised landscape or fence detail plan shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 10. The applicant shall add elements of building modulation and/or additional elements of articulation to the north elevation, ground floor fa~ade, of Building #2 that are similar in scale and design found on Building #1. This may include, but is not limited to, adding doors, balconies, awnings, or bay windows. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the revised elevation plans prior to or concurrent with building permit approval. 11. Staff recommends as a condition of approval that the applicant increase the percentage of transparent windows and/or doors on the north elevation of Building #1 to at least fifty percent between the height of four feet (4') and eight feet (8') above the ground. The revised north building elevation for Building #1 shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. 12. The applicant shall be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. The lighting plan will need to depict the direction of the light and the foot candles, such that the lights would not result in light trespass or have a significant impact on the apartment complex to the north. The lighting plan shall be submitted to, and approved by, the Current Planning Project Manager prior to building permit approval. 13. The applicant shall provide water and sewer certificates of availability from Soos Creek prior to building permit application. Administrative Site Plan Report & Variance Report & Decision City of Renton Department of Community & Economic Development SUNRIDGE TOWNHOMES Environmental Review Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Report of November 24, 2014 Page 31 of 32 14. The applicant shall provide a final detailed landscape plan pursuant to RMC 4-8-120 prior to building permit approval. 15. The applicant shall provide an Affordable Housing Restrictive Covenant and Agreement (the "Covenant") upon the first two units that receive certificate of occupancy. The Covenant is designed to satisfy the granting of the density bonus provision and shall be maintained in perpetuity as affordable housing. The applicant shall submit to, and have approved by, the Current Planning Project Manager, the Covenant prior to or concurrent with building permit approval. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, AICP, Planning Director Department of Community & Economic Development TRANSMITTED this 24" day of November, 2014 to the Contact/Applicant/Owner(s): Property Owners: Applicant/Contact: VY Properties /mad Bahbah, IHB Architects, 15012 SE 253rd Pl 21620 84th Aves, Ste. 200 Covington, WA 98042 Kent, WA 98032 TRANSMITTED this 24" day of November, 2014 to the Parties of Record: None TRANSMITTED this 24" day of November, 2014 to the following: C.E. "Chip" Vincent, CED Administrator Steve Lee, Development Engineering Manager Jon Conklin, Development Services Craig Burnell, Building Official Vanessa Dolbee, Current Planning Manager Fire Marshal Renton Reporter A. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: Dote The Administrative Site Development Plan Review decision will become final if the decision is not appealed within 14 days of the decision date. Administrative Site Development Plan Approval Appeal: Appeals of the administrative site development plan review decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on December 8, 2014. APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.07S(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110 governs appeals the appeals process. Appeals must be filed in writing together with the $75.00 application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable Administrative Site Plan Report & Variance Report & Decision City of Renton Deportment of Community i SUNRIDGE TOWNHOME5 Report of November 24, 2014 omic Development Environmental RL Committee & Administrative Site Plan Report LUA14-001332, SA-A, VAR Page 32 of 32 prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200J. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Administrative Site Plan Report & Variance Report & Decision I I ' \...._ __ _,.../ ;;-· 711>" 't..[:iZ I I • . ·.. ;.I I.I I i 11 ~ ~ ~ ~ i j .. iii1liil ~ " ·--!' 111 ll!i ! ..•. ,.·. ;• .•. ····.• •• ·.·• :e· -· • \ I I I I I l • • I • • i a ~ i £ ~ I l " I l ~ ill I \f\ • I ~ i ~ I • I at ! / I /i l ! / :: ·' / / i WOO Sp;j)!lPJ"'l4! ~1 SlJ3!1HJ li:LO'l~TSZ U! " 3:JDJ'"" .. ' SM'86 VM '"wo:,".l rsJ) · ..•. l!J 1~3-·~v 1Mz zzm I "liH ~cHi!I 1nUiJ: H "'\~ " . I =---=---=-·---=--y ----=c,_==----=-,_·_,j go~-H ·oN 1::r=iro!:I, ' <;<;oo-oo&lO f 13:l~d H'i086 VM "f1QlN3H OH AllSlU\ffill.3d JS R~Z'Z"~ l S3l'JOHNM01 3!:)0ttiNns II~ N. __ <.') z i5 " ::! § :::) al I I I I I ~ if I I " I 'i I· I I ~ I <.') __ z -- -! 0 . ...J :::) al • ! I I . J ii 1-i-' ! I I I I I I -! i ·1 I I i i I I i I . ' w rl il I . !~ , l. __ J w p 0 ~ ' <( N t:; a:i 1-( ::c >< w !l •ti~ I l .. ,lJ1JL L:.L ii. Fl~T -~llJ· i· ··· · m:Jr 11 ·:1 w:1!i ,I , . . , I .J 11 I 1 " __ J.j L !_ .I. _j ., ;_i :.! l: ------ -~ar-Bevation··North Side H•die ilo&'d Md Elat1en · Light Grey -----' Hordie-Plank Siding 6" Lap· Grey/Blue ______ _.. 12· Cedar Ot Hardie · Hotzcntal Lap Siding ~--(Non-Slructural) Poot/lleam TriTmod out in Herdie Pooel -----------·Stmridae T-ownhomes -Building 1 EXHIBIT 3 JJHM ,+Nf',1o" , !A It CH iTE C TS ,._ ~·~-·- ~ ,~-- . ,,::;;; -~,, ~ ,. ·""S.~. = 9![11 ••••. ! E-,1 C.,,C. Pllnlh ---MTLl'mhed Clnopo/ 111 ~10 1 .. o' YID Facia · Whill Typ. --, -! ~--t ·-~-·-, "', ~"::--,,._,,,_ "::,:-.. •• ...,.--., ..,,,,.. ••-·•'· "'"'l•!-:•,.,i· -~·= '--------Stucoo-Light Grey \ Hardie Boord And Batten -Light Gt.-, , ..,_ ____ Hardie-l'lanl< Siding a• Lap -Grey/Blue L Hardie Boord And Batten· Aust--------l 12" Cedat Or Hardie -Horzontal Lap Siding ---------...J (Non-Slructurll) PooWeam Trimmod OU! in Hardie Panel •• ~ ,..,.. .. •:• ~: !ml': •• ~ !':!""'"! -·· -~:~· •• ~ ~. ------Rear Elevation-North-Side -----------------<=>l;JAf~§e To•.v11tlernes--&+ldina 2 ijit-3,_._,.,.. r-i-.-:in"·.-·· ·[B, ..... -, -k'-._e..J~' / ~-.. -""'-...... "C H~i T .. ----•j ~. -..i,' cCTS .• .-'~-'./ ' ~C::->---.r. ·"'~·, \ •'1 '~, !!! ,~,,;..~ -ecc-e-· •• ~~ "" ; t.J~ ---~'SldeElevation~EastSlde I" • l6'1 G" I'" -I ,,, ,.lflA""~=-c--,~ , ~ ~·· 1.1 " C c,, ,'-'---', ---"'s,L--'cJ;} ~~;! ;~ •Oil" ;ailii.i~ !\ PIC !\i f ;J;! iii I(•) "' z ~ 1- 'l. "' _, ,u ... 0 ;1. ., ' ----~~L i' -~.:.·!~ "I :;, 1 ·~,, '::J 1, I ,; I" I • ~ l l ' ~ 1! l idd ·1 ~ ; ,. !: .1 I .c1 • } !' !1 ,, ••1 ! •',•·1 11 m 111!1:,\) ··i· ' ... i;1 , I ~ fi r $ J~! ~ ,:, ; i ()-----·: ijU ~ _ i 1 r' ~--·-·-..-'i ,~, I <t.'-! ' '' ;;,-l1, -=~'f "'I\' ., ' ~ !Iii !1 ""!" ~iiJ Ii '"'" ;;i1iii '"'(! i·~· jl l1i1ii1 0 ' ~ ' ' i ii j I n •• • / ! '• 'l t) ·~ .--------- u, I-.... m .... ::c >< w 0 ·1 ' " i -! -. ! - ' j ?.?."l!'! ~~~~~~~t!!~i:d:: ~ !!;:;::":~ _..,. ~~!"! ... :::;:; ... _ ••• a':la' ii:~iHl ;.;~:.;al a' \H!~~ ;:!~?!~ I ., .. 'l' ·:1', .:.:.·.· . .. ; .. ' i l -_ I ·-' l ' f' ' ' i ' ' " G I, ~n @~111 !~ -, ~~ :d ' . ~ .~ ' -~ i I ~ ii~ ~·IHi1;:jil!!; ~ o •! u;G!I! ! ~ g:~; 11~1;~he ~ ia mw1 11 ~ l" !! 11111!11 i ! l ~;; f i· . IL ;' I ~ ~ ~ 11 1:1 !in . I; 0 " 11, ·11 < i " "" m • ! i I " IP II~ co ~~ ,_ 2 t:i , Cl ~ trJ • >-l so -~ ' . u:I: ~~ "' co § m 0 ~ ~ C iii ~ ~ • ' m •11 !1 111 jlil ii i;:! ~i !j! '•i !II ilj Iii I',,!_ !1 II l , ' il~ ,, ~I .l:ill ' -,, 0 li • ~~~!ii ~! ~~~f ~ ~I I I " ' 0 > C 0 " " g ~ r " " j; < m l.i: : oz~ f~ "' ~~ §! ;!!!/ ~~ i: ;;;g z~ 5~ ~):; '~ti ~ ~ a ~8Ge88800 0°;' ''<~a< "l !! -1l~"'.~~~i!.l:..~i!.l';:-'i;: ;, ! i ~ ~ ! ~ 11 Ii ; ,o ' !f ! 'i' p 0~ ii; ,!~ ~ 2 ~% ~ i9 ~ ; 9 ~ 'Im ~ f;; ~ 0 ~ m ~ " ~ f2 ~ ;ii i ~ " ~ R>"' c:,[:; t,lC") co--co c,-zO z 0 '~ ~ 0 " ~ ~ 5. ' • r-------= '; ' ' ; r0l ' ' < . < j~ ;ll ~~i!1 ~ ~-~~ ~ • ~'!; -l ii~ ~ n z < ~ ! ~ 'h: ~~ I!~· q Ii;; i I f~ ~ ". l~ 111 ©@ lll i 11 E]v••<O t IO B •ooo,o .. , o,, 1:1p !!!!Iii! ii i!!j!i!iiiii!!iii •->l!IQ ' ' ' <D µ ~ 6 3 ~a~s ~i;:i;~~!~ ~:i;; ~~~~;;~;H~ 11P 1 :1i1~1n ~, P':1 !!!!!!!:=:: w n 3 • Q_ :!!j ~z5!~ ~ ~ % iii !f 'i q ;; fi ' ' ; ' n w ·1~ ~ ~ (f.l J> "'z me ~> wr !I~ ~~ " J I ~oo @'.@@ @ml€t e 80 e 0 J,:~Bncc~H,~q, ;~~,! ~u~;;iq.;; H, :-;:~: -~ G~u~i~ u~ ,,q ~. ill'l;!"~"l:i ~·ii~ ~~· e:~~,J-::i:;~ ~ l~ ~ § Ii ~ '1 ~ ! w iz'-1 ~~ ~~; rn 'In ·1 m ~ w §1 i!!! ~!Si i.~ ~c ~P !l i)jj ! !,1 ~~ /e ::: z f(l z § C • "'"'~"'"''"'"' "'"""'~~~~"''ft:~ ;~;,;~i~i:l ~Wj°:'; ~~;; ~ .:J ~ ~ ~m,-,,,,.,~. ,'--11> ,! ! ! d ~-l!ii ; g t~ ~l :1 n ;~ ;J ~i a c;.;;:; 1! ~ h: 1, -~ eaee G :11j ,! ,i 1d ~~ ~;g,~H ~~, ; H ~, ~•~ Ht ~ ~t ~~~ ·~ ! -~ ' ~,~i ~h ~~ iii m! ;'' Iii! , ~i,; r, ;aJ ;aJ C1 )> -; D z z D -; 1·•1 (/) ~ ~ w Ill I [ z ~ I I- C() (IJ 0 w O') ~ " ,.. w O') lL 0 z 0 i= [ 0 IL I :,:;:,-..:;-:.·.::,\.~:·,~ .? ,,, 3 t r:.· ... ,.,,;~::~..:.\,~:1J W''" •.. ' ~ l'.) z >-rr WW f-W (/) z l'.) zz <( w Q) ctS ! ii;.! GEOTECHNICAL ENGINEERING STUDY PROPOSED 7 -UNIT APARTMENT BUILDING 12228 PETROVITSKY ROAD RENTON, WASHINGTON G-2871 Prepared for Mr. Vladimir Drofiak c/o: Mr. Ruslan Lev P.O. Box 8081 Kent, WA 98042 April 20, 2009 GEO Group Northwest, Inc. 13240 NE 20th Street, Suite IO Bellevue, WA 98005 Phone: (425) 649-8757 E-mail: info@geogroupnw.com EXHIBIT 7 Sunridge Townhomes Februarv 12 2014 NARRATIVE ON DRAINAGE DESIGN FOR SUNRJDGE TOWNHOMES SMALL SITE TECHN[CAL rNFORl'vlATION REPORT by: Benjamin P. Anstey, P.E. The site for the Sunridge Townhomes was previously designed by Anstey Engineering for the Drofyak Apartments under permit 800445. The same design concept was used for the Sunridge Townhomes as under I 0,000 sf of new impervious surface is created. Some use of pervious pavement is used where practical and a bio-swale is used for water quality treatment for runoff from the driveway. Only minor changes were needed to the bio-swale and site plan to incorporate the new Sunridge Townhome layout. The point of cormection to the downstream drainage system remains the same. The 0.46+/-acre (19,985sf) site is located on the north side of Petrovitsky Road across from l 22"d Place SE. The site slopes dovrn to the south. Storm water runoff currently sheet flows off of the yards onto the adjacent gutter of Petrovitsky Road. The site is located on Parcel 0739000055 in the SW V. of Section 28, To"nship 23 ~orth. Range 5 East. \VM in the City of Renton, WA. The site address is: 12228 -SE Petro,itsky Road, Renton, WA 98058 The proposed 6,263 sf T ownhome VI ill pro, ide a paved access drive "';th curbs and gutterS and underground st0rm drainage pipes to collect and mmsfer stOrm "'.uer runoff from the roof and pavements to the piped drainage system in SE Petro,itsky Road ,.fa a new piped drain to the existing catch basin. Storm '\\ater detention "ill not be n:quired as there "ill be less than 0.5cfs of runoff, see computer printouts. The new impef'ious surface added is 9,854sf (6,263sf bldg~ 3.591 sf of asphalt pavement). The property \\ill ha,·e 3,591 sf of new pollution generating swface, so water q~-treattnent for the asphalt area Vii!! be pro,ided by a bio-swale from the Southv,est comer of the parking area to the catch basin in the Southeast comer of the site .. The site "'ill add less than 0.5cfs of stOrm Vlater runoff during a I 00 year storm (0.38cfs), so storm water detention is not required. The roof"ill drain to the existing storm drain in Petro\itsk,.-Road and the parking lot "ill drain to the bio-swale and on to the Petro,itsky Road drainage system. The site will have I. 742sf of peT'ious pa,·ers for use in sidev;alks and parking areas. :-lost parking "ill be pro,ided by garages under the apartments. Existing Runoff 2~T 0.09 }~T 0.2 25~T 0.25 }O<J:T0.31 Page I of2 Developed Runoff 0.15 ~ew hnpeT'ious Area Bldg= 6,263sf Parkiim =3,591 sf 0.26 0.31 0.38 Total = 9.854sf A.ostey Engineering 86271'/'E 180111 Street EXHIBIT 8 Phone: 206-303-7639 Flow Control BMPs were considered in the follo~;ng order: Full dispersion -Unable 1(l achieve !he minimum required 100 feet ofnativ" ve2etated flowpatb. Therefore. ful I <li~f)<'rsion is not fcasibie. Fu.II inf°lltration-The Aldcrwood soii, do no, provide a reliable infiltration capaciJ.\ for full infiltration of the site. The allowable site area is limited for infiltration facilities. Partial laliltratiou -Prutial infil1ra1irn is uscci as there is a piped drainage s;-stcG :,, connect to on the southeast c-0mer oftbe property. Pervious pavement are used tc cxrent practical (w.dks and parking areas1 and a bio-swaie is ;;sed which wil! :nfi!::-e.:e some runoff. Smart Site Design Due to 1hc limited size of the lot little could be done to further reduce the imper.io,J, area The development was laid out to create minimum impact The proposed buildbg is rv.u story to mi:limize the footprinl. 11-.e impervious area is iess tha., allowed. Prese,-.-e lllltive ,·~tion 8.293sfofthe site will be iand.scaped l.;: -~'•) The site had pre,·iousi:, b.:..."'!l ciear.x,, thefe is oo native vegetati® to save. EJ"tWOJl and Srli mt Coetroi< ln ordel-to pnevent erosion and trap sediment "'itrun the ~0.ie.:t site, the :c>llc"-i' ~ BMPs will be used approximately as shov,ii on !he ESC pla."c: • Clearing limits will be m,ukal try' fencing or otha m.:an,; on c.lie ;;TOt!I'.C. • A rocked c:oosttuction ennance "il: be placed at the locator. of the dri,ew:::. dw11gf-1Ut a>osttuction. • RUDOff"wt11 not be ailov,red to concentrate and no Waler will be allowed to poi,, discharge. • The bio swale will be used as an :nterceptO£ dit<:h prior ro site Slahili:re!io:;. • ~1ulch v.ill be spread ov.,,.-all cleared areas of the site when the~· are""' bei,i;; worked. Mulch will consist of air-dried straw and chipped site ,·egetarion. • Si It fencing will be installed as needed along the lower edge of the site. Page2 of2 Anstey Engineering 862" :S:E 180"' Street Botheli. WA 98011 -· TIR Page STORM DRAINAGE TECHNICAL INFORMATION REPORT For Sunridge Townhomese Located at 12228 -SE Petrovitsky Road, Renton, WA 98058 PARCEL# 8008600095 FOR VY Properties Vladimir Drofyak 15012 -SE 253rd Place Covington, WA 98042 Phone: 206-351-9289 Date: October 24, 2014 Prepared by: Anstey Engineering CIVIL ENGINEERING/CONSUL TING 8627 NE 180th Street Bothell, Washington 98011 Phone: (206) 303-7639 fax(425)486-0267 e-mail: benanstey@juno.com EXHIBIT 9 I of 10 i re I f- (j w Ill ' ' ' H . ' •• . , !l jf i ' ! ! a ;I ' ..J ..J <f u w f--; ol z ('.) z 0 <( 0:: ('.) z <( o'lj ii C') z >-- w Q'. w I-w (/) z z CJ z <f w Q) ccs ' ' iii ii! " ~ i e >' •• j ' -, I g - 0 .... I- I-I al 1-1 ::c >< w ~ ~ ui U) I 0: i ~ I I- m N ti w 1/) ,f ' r ,, -' iij' .,,: ! ~i a --~ ' 0 ' I w Cl <{ z z <{ -_J <{ "-(I'.'. 0 C'.l z >-- w Q'. w 1--w (/) :: ZC'.l z <!w .... .... I- t-I a::i t-1 ::c >< w ~ ~ ui U) I a: z l') N ~ re (i w Ol { ..... r w OJ Ii 0 z 0 ~ ~ t"l' t"'" I · 1· (.'.) - 0 :::J 0 >- li) li) li) li) I .j N .j ~, 0 0 co I _J _J <! u z <( _J a.. (/) w f- _J f-:::, (/) w 2 0 I z u 3: j 0 [g ~ ~ w C) 0 QC z ":::, .. "(/). ~ a 5 ~ > > l') z >-- Q'. Ww f--w Ul '.': z l') z <!w Q) ctS N """ 1- 1-t a::t 1-1 ::c >< w Clark Close From: Sent: Randy Matheson < randy.matheson@rentonschools.us> Tuesday, October 21, 2014 8:43 AM To: Sabrina Mirante Cc: Clark Close; Kayla Steckler Subject: RE: City of Renton Notice of Application -Sunridge Townhomes Students who would live at 12228 SE Petrovitsky Road would attend: • Renton Park Elementary (within walking distance, no busing) • Nelsen Middle School (busing provided) • Lindbergh High School (Within walking distance, no busing) Randy Matheson, Executive Director, Community Relations Renton School District l 300 SW 7th Street, Renton WA 98057 I 425.204.2345 I randy.rnatheson@rentonschools.us I www.rentonschools.us I I) Pll .... _,.."' 1rr~~!qn From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov] Sent: Monday, October 20, 2014 4:51 PM To: Randy Matheson; Kayla Steckler Cc: Clark Close Subject: FW: City of Renton Notice of Application -Sun ridge Townhomes Hello Randy, Good Monday to you. We sent the attached request over, I think when Nancy must have been leaving. We did not receive a response back. Would you mind replying to this email with a list of the schools impacted by this project? I didn't attach the email form this time, just the info we sent over in the old format. Your reply with a list of schools will be fine. Thank you! Sa6rina :Mirante, P[anning Secretary City of Renton I CED I Planning Division 1055 S Grady Way I 6th Floor I Renton, WA 98057 Phone: 425.430.6578 I Fax: 425.430.7300 I smirante@rentonwa.gov -...-:--· rf' Gt~· ol /~;--" ___ .,,,,,,,,.-r (_ ~ _n_· r r 1 r 1 \-~'() --"'--..,.-:;;,.,,,r __ ; ~--- EXHIBIT 13 EXHIBIT 14 Sunridge Townhomes Existing Site Conditions 1 of 2 Sunridge Townhomes Existing Site Conditions 2 of 2 PLAN REVIEW COMMENTS LL,,..14-001332 APPiication Date: September 25, 2014 Name: Sunridge Town homes Site Address: 12228 SE PETROVITSKY RD RENTON, WA 98058-6603 Plan -Planning Review Version 1 I November 04, 2014 Engineering Review Comments Jan Illian I 425-430-7216 I jillian@tentonwa:gov Recommendations: EXISTING CONDITIONS WATER Water service wlll be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City prior to building permit application. SEWER Sewer service will be provided by Soos Creek Water and Sewer District A sewer availability certificate will be required to be submitted to the City prior to building permit application. STORM There are storm improvements in SE Petrovitsky Road and in 110th Ave SE. STREETS There are frontage improvements in SE Petrovitsky. CODE REQUIREMENTS STORM DRAINAGE 1. There is a drainage conveyance system running north and south along the west side of the property line. There is a flow spreader fronting the site that appears to be picking up flows from the roadway to the parcel to the west. 2. A drainage plan and drainage report was submitted with the site plan application. The drainage report dated October 24, 2014 was submitted by Anstey Engineers. The 0.45 acre site located in the RM F zone is subject to full drainage review in accordance with the 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. The engineer proposes to use pervious pavement onsite for sidewalks and portions of the driveway there by reducing the total impervious surface to 9,724 square feet, which is under the threshold for the flow control requirement. A bioswale is proposed for the project. All core and Six special requirements have been discussed in the report. 3. A Geot~nical Report dated April 20, 2009 was submitted by GEO Group Northwest Inc. with the site plan application. Four test pits were dug on site at depths from 2.5 feet to 4.5 feet In all cases topsoil or fill was found at the top layer (.5 feet to 2 feet deep) and glacial till and hardpan was encountered in all four test pits 2.5 feet and below. Based on the soils encountered during the subsurface exploration, glacial till soils will not support infiltration of onsite stom,waler. 4. Surface Water System Development fees of $0.448 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. TRANSPORTATION/STREET 1. Existing right of way width in this section of SE Petrovitsky Road is 84 feet. This street has been identified as a principal arterial. To meet the City's new complete street standards, street improvements including 33 feet of paving from centerline, curb and gutter, 8 foot planter strip, 8 foot sidewalk, and stom, drainage improvements are required to be constructed in the right of way fronting the site per City code 4 6 060. To build this street section, approximately 9.5 feet of right of way will be required to be dedicated to the City. This will provide for a future right of way width of 103 feet. 2. Staff will support a modification allowing the existing concrete walk to remain matching the alignment on the entire road. Additional street trees may be required to be planted behind the walk. Right of way dedication will still be required. 3. Current traffic impact fees are $498. 75 per unit for apartments or $435.75 per unit for owner occupied townhomes. Credit will be given for the existing home. These fees are payable prior to issuance of the building pemiit. 4. Street lighting is required if lighting levels do not meet city code. GENERAL COMMENTS 1. 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 Civil Engineer. 2. 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. 3. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. 4. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed engineer. Special Inspection is required. 5. A tree removal a_nd tr~e ret~ntion/p_~o~ection plan :5hall be included with the civil plan submittal. Eiri> ~ie,.,':'.11~il<ling Comments CoreiThomas ( 425-430'7024 I cthomas@rehtOll\\ia.gQ)i5 EXHIBIT 15 Ran:November24,2014 Page 1 of 2 PLAN REVIEW COMMENTS Ll.~ 14-001332 - _________ .. r ...S City of.. .!{ti.rJtD r1 Plan -Planning Review Version 1 I November 04, 2014 Fire Review -Building Comments Corey Thomas j 425-43°'7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $418.42 per multi family unit. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 1,500 gpm based on fully fire sprinklered buildings and Type VA 1 hour construction. Without fire sprinklers and 1 hour construction, this project will not be approved for building permit. A minimum of two fire hydrants are required. One within 150 feet and one within 300 feet of the building. Water service from Soos Creek Water District. Water availability certificate is required. 2. Approved fire sprinkler systems are required throughout the building due to insufficient available fire flow in this area. Separate plans and permits required by the fire department. Sprinkler systems may be installed per NFPA 13D for single family residential type systems. No fire alarm systems are required. 3. Fire department apparatus access roadways are required within 150 feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 feet inside and 45 feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30 ton vehicle and 322 psi point loading. Access easements required from adjacent property owners. 4. An electronic site plan is required prior to occupancy for pre_ fire planning p_urP?ses. Police Revi'ew comments Cyndie e~rks.1425-430-7521 1 cp;,r1<s@r,,nton.va.goV Recommendations: Estimated Calls for Service: 7 Minimal impact on P?li~ services. Ran:November24,2014 Page 2 of 2 t ' October 30, 2014 lmad Bahbah IHB Architects 21620 84th Ave S, Suite 200 Kent, WA 98032 SUBJECT: "Off Hold" Notice Community & Economic Development Department C.E. "Chi p"Vi ncent, Administrator Sunridge Townhomes, LUA14-001332, SA-A, VAR Dear Mr. Bah bah: Thank you for submitting the additional materials requested in the October 24, 2014 letter from the City. Your project has been taken off hold and the City will continue review of the Sunridge Townhomes project. If you have any questions, please contact me at (425} 430-7289. Sincerely, Clark H. Close Associate Planner cc: VY Properties/ Owner(s) . Jan Illian; Plan_Review, CED City of Reritora Project File LUA14-001332, SA-A, VAR Renton City Hall • 1055 South Grady Way • Renton.Washington 98057 • rentonwa.gov VLADIMIR DROFIAK VY PROPERTIES LL C 15012 SE 253RD PL COVINGTON • WA 98042 VLADIMIR DROFIAK 15012 SE 253rd Pl Covington, WA 98042 IMAD BAHBAH IHB ARCHITECTS 21620 84th Ave S, 200 Kent. WA 98032 " Denis Law f ··--~M:a:yor~------~ r Cityo l -.• t. · e: t:l r c:\·-~1 -~ , .. ,..:;,,,;,,~~ October 24, 2014 lmad Bahbah IHB Architects 21620 84th Ave S, Suite 200 Kent, WA 98032 SUBJECT: "On Hold" Notice Community & Economic Development Department C.E."Chip"Vincent, Admini$trator SunridgeTownhomes, LUA14-001332, SA-A, VAR Dear Mr. Bahbah: The Planning Division of the City of Renton accepted the above master application for review on October 1, 2014. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before January 24, 2015 so that we may continue the review of the above subject application: • A full draining report showing compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. The submitted two page narrative on drainage design, Small Site Technical Information Report by Benjamin P, Anstey, P.E., dated February 12, 2014, is not sufficient. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Associate Planner cc: VY Properties/ Owner(s) Jan Illian, Plan Review File LUA14-001332, SA-A, VAR Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov I All3/IV·O!>·OOS-i WOl"Al9AB'MMM ' ' \,,: VLADIMIR DROF;AK VY PROPERTIES LL C 15012 SE 253RD PL COVINGTON, WA 98042 i l. r ,wdn..dOd p.aoqaJ a1 Jal~/\~J • ap u11e armpeq •I , za11dau VLADIMIR DROFIAK 15012 SE 253rd Pl Covington, WA 98042 f ...,,a6p:1 dn-dOd esodxiill i oi eun 6uo1e puag iuawao.Aei.p ep suas nna _Jed~paa:1 -T @09IS@A113/IV weqe6 a1 zasmrn ~··.·~·· .. wn~ ~~ ..•. · .. ti Jr D BAHBAH IHB ARCHITECTS 21620 84th Ave S, 200 Kent, WA 98032 ' I l @09is a1e1dwa1 ~•AV asn s1aqe, @lffd As93 ... ,, · •/opment City of" ENVIRONMENTAL ton Department of Community & Economic DEVELOPMENT APPL/CA ON REVIEW SHEET REVIEWING DEPARTMENT: COMMUNTY SERVICES COMMENTS DUE: OCTOBER 15, 2014 APPLICATION NO: LUA14-001332, SA-A, VAR DATE CIRCULATED: OCTOBER 1, 2014 APPLICANT: lmad BahBah PROJECT MANAGER: Clark H. Close PROJECT TITLE: Sunridge Townhomes PROJECT REVIEWER: SITE AREA: 19,889 square feet EXISTING BLDG AREA (gross): LOCATION: 1228 Petrovitsky Rd PROPOSED BLDG AREA (gross) SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Plan Review and an Administrative Variance for the construction two 3-story multi-family structures containing a total of 9-townhome units. The site is located at 12228 SE Petrovitsky Rd on the north side of the road. The existing parcel is 19,889 square feet (sf) on 0.46-acre site and is zoned Residential Multi- Family (RM-F). The proposed buildings would include 6,263 square feet of impervious area and a density of 23.6 dwelling units per net acre. Access to the site would be gained from SE Petrovitsky Rd via a single driveway from an existing access and utility easement to the west. The applicant is proposing a total of 13 on site parking stalls. There are five (5) significant trees on site and the applicant is not proposing to retain any of the existing trees. There are no critical areas located on site. A Geotechnical Study was conducted by GEO Group Northwest, Inc in April 2009. A Small Site Technical Information Report by Anstey Engineering in February 2014 indicates that the site will add less than 0.Scfs of storm water runoff during a 100 year storm (0.38cfs), so storm water detention is not required. The property will have 3,591 sf of new pollution generating surface, so water quality treatment for the asphalt area will be provided by a bio-swale. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liaht/Glare Plants Recreation land/Shoreline Use Utilities Animals Tronsaortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14 OOOFeet !h1(() Om;;;ac!-[b___ ~ urcl!/laJ'la_ ~ ,a ~· We have reviewed this appUcation ith particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional infor 9 on is needed to properly assess this proposal. . i /J-6 -/ ~ r • Signature of Director or Authorized 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 addWonal information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date ri Citvaf, ------g:'IJfJJI [/IJ (} NOTICE OF APPLICATION DATEOfNOTICZOF ""'PUCAnott: Sunr1d1• T<1Wnhamer / LUAl4-cJllll3l, SA-A, Vi'lt IJ'l'UCANl"/PROJ[crCONTACTP'fll50fl: lmod B,oh~h / 1119 lvd>tttt:i, l16l<l ~th Pwe s... ~nt. WA ~;i / l~7fi!l6/lm•dl!!';111archltKl>.aim eamm.rt..., th.•-•pplkation m11n be ..,...,.lttecl ln wtltlnc ro 0,,,1: H. o.,g, .laomr. l'lannH a.,....._ a1 to,,,,nu,,1ty&-..ik:~1o.55SavthGradyWoy,Ro:ntun.WA'8057,lr,5;00p.m.on.;_1!!",:Z014. If you....., quatlora oll<lut tt.G P"'l''"'"I, or w"" '° be made• P•"I' ol rte0rd •1111 rec.~ addltl<>nol !'>Olrlica1lor> t>f ~=~"'.': :::. ::~:~~".:=;,,,"':,"~;,,subr,1!:1"'1nencomments .. 111,\/lam,ticaMy become PLEASE INCLUDE TllE PROJECT NUMBER WHEN CALLING FOIi PROPER FILE IOENTlflCATlON DATECIFAl'PUCAllCN: 5EPTEM8Ell 25, 2014 NonCI Cf CCMPI..ET'I: APPLICATION: OCTOBER 1, 2014 H l'<>IJ woukf Ilg bl be ITTide • i,arq, of N!COtd IC receive lurthor lnlormatian "" tl,ls propoNd prajKt, ccmplml u,1s fom, aod rttum to: City of bntan, CED, Plonnlna DM,ion. 1055 South Grady \fl~, ~enton, WA ~. Fh No""' I !+:I,: S.n~r Tawnharnm / LUA.14-00133%, SA-..o.. y,», -··------------------------ CERTIFICATION I, C LM'l.,I'-~ Ct.. o<;C , hereby certify that '?. copies of the above document were posted in _3_ conspicuous places or nearby the described pr!Jperty on Date:. _ __,_,10::....1../ .:...I ...,_i...,_1.:r.lf _____ _ STATE OF WASHINGTON COUNTY OF KING ) ) 55 ) Signed :____.1.C,::..:6t:2· ~-4~1/.f:t:.. _,:(,.::.,~~-~===------- I certify that I know or have satisfactory evidence that C lc.,A.k. 1i U,111 e signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ,.,,,,~~~fld purposes mentioned in the instrument. $'':.t ~ow~ '''.!-. . ff 'Hv ·~·i../.,_' ,;._.n=,(l{,.i.:n.l.....![.,...c,LJ>:.D:...I 41..--0 ' I r~ . a y Public in and for the State of Washington Notary (Print): 11 1:W ::B My appointment expires:: ===~-tT~·~n .:@~:· ,:d:,~:~~~:~, :ie::::/==d=O==F=/====== .. On the 1st day of October, 2014, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Vladimir Drofiak lmad Bahbah 300' Surrounding Property Owners Nancy Rawls (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING Sun ridge Town homes LUA14-001332, SA-A, VAR template -affidavit of service by mailing Owner Applicant See Attached Renton School District VLADIMIR DROFIAK VY PROPERTIES LL C 15012 SE 253RD PL COVINGTON, WA 98042 VLADIMIR DROFIAK 15012 SE 253rd Pl CovinR!On, WA 98042 IMAD BAHBAH IHB ARCHITECTS 21620 84th Ave S, 200 Kent. WA 98032 3323059022 '39000046 2823059079 BENTLEY JAM ES A BOWEN RALPH P CLAVERIA ANGELITA 17635 122ND PL SE 12328 SE PETROVITSKY RD 12217 SE PETROVITSKI RD RENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98058 2823059122 3323059024 3323059024 GONG MONICA HUBER JAKOB HUBER JAKOB 1712 NE 24TH ST 17634 122nd Pl SE PO BOX 1133 RENTON, WA 98056 Renton, WA 98058 MAPLE VALLEY, WA 98038 8960000120 3323059089 2823059032 JONES DAVID REESE KING COUNTY-PROPERTY SVCS KING COUNTY-ROADS 13015 SE 231 WAY 500 4TH AVE #800 500 4TH AVE KENT, WA 98031 SEATTLE, WA 98104 SEATTLE, WA 98104 3323059023 739000065 739000066 OPPEN CAROLL OTT HELEN Y Resident 17634122ND PL SE 12122 SE PETROVITSKY RD 96 CORPORATE PARK #2ND-FLR RENTON, WA 98058 RENTON, WA 98058 IRVINE, CA 92606 739000066 739000066 739000066 Resident Resident Resident 96 CORPORATE PARK #2ND-FLR 96 CORPORATE PARK #2ND-FLR 96 CORPORATE PARK #2ND-FLR IRVINE, CA 92606 IRVINE, CA 92606 IRVINE, CA 92606 Resident 739000066 739000066 12228 SE Petrovitsky Rd Resident Resident Renton, WA 98058 12113 SE 175th Ln 17321122nd Ln SE Renton, WA 98058 Renton, WA 98058 739000066 739000066 739000066 Resident Resident Resident 17321121st Ln SE 12118 SE 174th Ln 1734112ist Ln SE Renton, WA 98058 Renton, WA 98058 Renton, WA 98058 739000066 739000066 739000066 Resident Resident Resident 17311122nd Ln SE 17349 121st Ln SE 12125 SE 174th Ln Renton, WA 98058 Renton, WA 98058 Renton, WA 98058 739000066 739000066 739000066 Resident Resident Resident 12110 SE 174th Ln 12114 SE 175th Ln 12128 SE 174th Ln Renton, WA 98058 Renton, WA 98058 Renton, WA 98058 739000066 739000066 739000066 Resident Resident Resident 17301122nd Ln SE 17503 121st Ln SE 17511121st Ln SE Renton, WA 98058 Renton, WA 98058 Renton, WA 98058 739000066 39000066 39000066 Resident Resident Resident 12106 SE 175th Ln 17305 121st Ln SE 17325 121st Ln SE Renton, WA 98058 Renton, WA 98058 Renton, WA 98058 739000066 739000066 739000066 Resident Resident Resident 17328 121st Ln SE 17220 120th Ter SE 17333 121st Ln SE Renton, WA 98058 Renton, WA 98058 Renton, WA 98058 739000066 739000066 739000066 Resident Resident Resident 17336 121st Ln SE 12105 SE 175th Ln 17331122nd Ln SE Renton, WA 98058 Renton, WA 98058 Renton, WA 98058 739000066 739000066 739000066 Resident Resident Resident 17320 121st Ln SE 12115 SE 174th Ln 17315 121st Ln SE Renton, WA 98058 Renton, WA 98058 Renton, WA 98058 739000066 739000067 2823059123 Resident Resident SEYDLITZ CHELSEA R 17226120th Ter SE 97 CORPORATE PARK #2ND-FLR 12325 SE PETROVITSKY RD Renton, WA 98058 IRVINE, CA RENTON, WA 98058 8960000110 739000050 2823059088 SHRESTHA NISHMA STANLEY MOE STEWART JOE E 17317125TH AVE SE 11907 103RD AVE SW 12121 SE PETROVITSKY RD RENTON, WA 98058 VASHON, WA 98070 RENTON, WA 98058 739000051 739000060 739000055 STONEBROOK LLC STONEBROOK LLC VY PROPERTIES LL C 11100 MAIN ST #301 11100 MAIN ST #A-301 15012 SE 253RD PL BELLEVUE, WA 98004 BELLEVUE, WA 98004 COVINGTON, WA 98042 8960000100 YANTZER KENNETH A 17313 125TH AVE SE RENTON, WA 98058 •' 3323059021 1432400430 1432401115 3USSELLE BILLY J DAVENPORT JEFFREY & SHANNON ELIASON MICHAEL+CAROLINE 1106 BENSON RDS 17053 123RD AVE SE 12129 SE 172ND ST ~ENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98058 2823059096 1432401145 1432400265 :iRENINGER EARL C HARKNESS KAREN L HERRERA OSCAR A+CRISTINA E 12115 SE PETROVITSKY RD 12301 SE 172ND ST 17045 124TH AVE SE ~ENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98058 1432400420 1432400255 1432401141 ~ILL REBECCA M HUEBNER FRANK L+VICKIE S JOHNSON HARALD L ;15 S 38TH CT 16632 122ND AVE SE 12215 SE 172ND ST ~ENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98058 1432401136 1432400595 1432401150 <INDLE W F LAYTON MARYL LETHIEN M 12207 SE 172ND ST 19818 121ST STCT E 12307 SE 172ND ST ~ENTON, WA 98055 BONNEY LAKE, WA 98391 RENTON, WA 98055 1432400435 1432401120 1432401161 \IIACK KENNETH A+SHARON A MAHLEN CARL+MARY J MONK MARLENE L 17045 123RD AVE SE 12137 SE 172ND ST 12323 SE 172ND ~ENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98058 1432400425 1432401165 1432401130 JLVERAJAVIER+ROSALINA RAMOS PHILLIPS EM RENDAHL TIMOTHY J 12204 SE 172ND ST PO BOX 58203 12201 SE 172ND ST ~ENTON, WA 98058 RENTON, WA 98058 RENTON, WA 98058 739000066 739000066 739000066 ~esident Resident Resident 12000 SE Petrovitsky Rd 12102 SE 174th Ln 12107 SE 175th St ~enton, WA 98058 Renton, WA 98058 Renton, WA 98058 ~esident 739000060 Resident 12107 SE Petrovitsky Rd Resident 12234 SE 178th St ~enton, WA 98058 12210 SE Petrovitsky Rd Renton, WA 98058 Renton, WA 98058 739000051 Resident Resident ~esident 17046 122nd Ave SE 17053 124th Ave SE 12308 SE Petrovitsky Rd Renton, WA 98058 Renton, WA 98058 ~enton, WA 98058 739000066 739000066 739000066 ~esident Resident Resident 17312 121st Ln SE 17321122nd Ln SE 17503 121st Ln SE ~enton, WA 98058 Renton, WA 98058 Renton, WA 98058 ,j 1432400250 2823059053 1432400260 ,AUNDERS THEODORE J SCHWARTZ SAM SHARMA INDU 17046 123RD SE 9520 RAINIER AVES UNIT 406 11928 SE 203RD ST ~ENTON, WA 98058 SEATTLE, WA 98118 KENT, WA 98031 1432401127 1432401155 iOLKEY TERRA WATSON JAMES L+RONDA M 12145 SE 172ND ST 12315 SE 172ND ~ENTON, WA 98058 RENTON, WA 98056 October 1, 2014 lmad Bahbah IHB Architects 21620 84th Ave S, Suite 200 Kent, WA 98032 Community & Economic Development Department C.E. "Ch ip"Vi ncent, Administrator Subject: Notice of Complete Application Sunridge Townhomes, LUA14-001332, SA-A, VAR Dear Mr. Bahbah: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7289 if you have any questions.· Sincerely, Clark H. Close Associate Planner cc: VY Properties/ Owner(s) file LUA14-001332, SA-A, VAR Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Denis Law Mayor October 1, 2014 Nancy Rawls Department of Transportation Renton School District 420 Park Avenue N Renton, WA 98055 r City of 1 _!~·rrw'rl Community & Economic Development Department C.E."Chip"Vincent, Administrator Subject: Sunridge Townhomes LUA14-001332, SA-A, VAR The City of Renton's Department of Community and Economic Development (CED) has received an application for the construction of two 3-story multi-family structures containing a total of nine (9) townhome units.located at 12228 SE Petrovitsky Rd. 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 October 15, 2014. Elementary School: _________________________ _ MiddleSchool: -------------------------- 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) 430-7289. Sincerely, Clark H. Close Associate Planner Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov r $ ·. City of , . r ~ · s I Ji r, U _r J NOTICE OF APPLICATION A Master Application has been flied and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: October 11 2014 PROJECT NAME/NUMBER: Sunrldge Townhomes / LUA14-001332, SA-A, VAR PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and an Administrative Variance for the construction of two· 3-story multi-family structures containing a total of nine (9) townhome units. The site is located at 12228 SE Petrovitsky Rd on the north side of the road. The existing parcel is 19,889 square feet (sf} and is zoned Residential Multi-Family (RM-FJ. The proposed buildings would include 6,263 square feet of impervious area and a residential density of 23.6 dwelling units per net acre. The two buildings have a combined area of 18,752 square feet. Access to the site would be gained from SE Petrovitsky Rd via a single driveway from an existing access and utility easement to the west. The applicant is proposing a total of 13 onsite parking stalls and a rear yard setback reduction of three (3) feet. There are five (5) significant trees on site and the applicant is not proposing to retain any of the existing trees. There are no critical areas located onsite. A Geotechnical Study was conducted by GEO Group Northwest, Inc in April 2009. A Small Site Technical Information Report by Anstey Engineering in February 2014 indicates that the site will add less than O.Scfs of storm water runoff during a 100 year storm (0.38cfs), so storm water detention is not required. The property will have 3,591 sf of new pollution generating surface, so water quality treatment for the asphalt area is proposed through a bio-swale. PROJECT LOCATION: 12228 SE Petrovitsky Rd PERMITS/REVIEW REQUESTED: Administrative Site Plan/ Administrative Variance APPLICANT/PROJECT CONTACT PERSON: lmad Bahbah / IHB Architects, 21620 84th Ave S., Kent, WA 98032 / 253-468-7696 / imad@ihbarchitects.com Comments on the above application must be submitted in writing to Clark H. Close, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on October 15, 2014. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7289. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: SEPTEMBER 25, 2014 NOTICE OF COMPLETE APPLICATION: OCTOBER 1, 2014 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.: Sunridge Townhomes / LUA14-001332, SA-A, VAR NAME=---------------------------------------- MAIUNG ADDRESS: ________________ CITY/STATE/ZIP:----------- TELEPHONE NO.: --------------- a CITY OF RENf4 T DEPARTl\ilENf OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: December 8, 2016 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. -;~;,;,,;-",;.;..;,,;,,, __ ,,,,c,_,,,=--•-••-----·"--"-™'"ru,~--~•™•=m•==~=-=•~=••--,m11"'1ilITT.;,11,itfMT Project Name: Sunridge Townhomes LUA (file) Number: LUA14-001332, SA-A, VAR j 1-C-r-0-ss ___ R_e_f_e-re_n_c_e_s_: _____________________________ _;l s AKA's: I s-1-------------------------------------C-± • i Project Manager: Clark Close I Acceptance Date: October 2, 2014 ±-3-------------------------------------!~ I Applicant: !mad Bahbah [ , tr I Owner: Vladimir Drofiak [ I Contact: ~ ill i PIO Number: 1. ERC D t . t· I e ermma 10n: I Administrative Decision: * 0739000055 Date: Appeal Period Ends: Approved with Conditions Date: Appeal Period Ends: November 24, 2014 I December 8, 2014 hl ft Public Hearing Date: , I Date Appealed to HEX: ' .. · I By Whom: f I HEX Decision: Date: g Appeal Period Ends: ; l_o_a_t_e--Ap_p_e_a_le-d-to_C_o_u_n_c_il_: _________ .....:.;:,:;..cc=c:....:....::.:..::;.::...="'-==----------il i By Whom: ! ! Council Decision: Date: I ! Mylar Recording Number: ~ t ' ;j Project Description: The applicant is requesting Administrative Site Plan Review and an j / Administrative Variance for the construction of two 3-story multi-family structures containing a 1 I total of nine (9) town home units. The site is located at 12228 SE Petrovitsky Road. The existing j I parcel is 19,889 square feet (sf) and is zoned Residential Multi-Family (RM-F). The proposed i I buildings would include 6,263 square feet of impervious area and a residential density of 23.3 net ! I dwelling units per net acre (du/ac). The applicant is proposing two affordable housing units and is Y I requesting bonus density in order to achieve a density above the maximum 20 du/acre. The two 1 I buildings have a combined area of 18,752 square feet. Access to the site would be gained from SE\ ! Petrovitsky Rd via a single driveway from an existing access and utility easement with Stonebrook f , Apartments to the west. The applicant is proposing one (1) surface stall and 12 garage stalls and :! I associated utility improvements, such as water service, sanitary sewer, and gas connections. The i' 1 applicant is requesting a variance from residential setback development standards of the Renton i .. Municipal Code (RMC) 4-2-llOA. Specifically, a rear yard setback variance of three feet (3') from . I the reouired rear vard setback of 15 feet and a variance from the west side vard setback [ requirement of 13 feet f , 5-foot and 11-foot reduction fro 1e side yard setback measured from the 30-foot privat, __ ccess easement. There are five (-, ,:;ignificant trees onsite and the applicant is not proposing to retain any of the existing trees. There are no critical areas located on the site. A Geotechnical Study was conducted by GEO Group Northwest, Inc. in April 2009, and a Small Site Technical Information Report by Anstey Engineering in February 2014 indicates that the site will add less than 0.5 cfs of storm water runoff during a 100 year storm (0.38 cfs); thus, storm water detention is not required. The property will have 3,591 sf of new pollution generating surface. so water aualitv treatment for the asohalt area is orooosed throuoh a bio-swale. Location: 12228 SE Petrovitsky Rd Comments: tl ' i I *-----·----------------------~f_J-lt,-c'/>~-i"1tl!,--~iWIM'W'°d1'1~<i'll\,l"''J ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. .... ,t I) City of Renton LAND USE PERMIT MASTER APPLICATION I PROPERTY OWNER(S) I I NAME VY fr<.q>~~!;) I I ADDRESS. 1S012. Sf:. 2??,rz.O fl.· I I c1w CO(ff..'6,"'fDN 1wA. z;p "I~~ --i -i I TELEPHiJNE NUMBER ~ • 351-cr.:z t-cr i I APPLICANT (if other ihan owner) I I <JAME. #t'lt'.:t> e, DI. h b 0.. \.._ CC,MPANY (II aµplks>·lej' {tfi,-A 'f'e,.h,'~c\--5 I '}.-lh "" 84-~ ~. i~--~1 5~. ZPo ----1 GITY 1'eY\1"' z;p 'ltl>~.2. ! I TicLE?HUNEIJUM6ER 215?-4"e-1"crtr I ' I CONTACT PERSON ] I L_ ------ \,,·11 . I PROJECT INFORMATION I PROJECT OR DEVELO?MENT NAME ~:%~~~~o(S~~!::DE , 1 , 1222e, Pe:\-rovi+s~i.i ~. 1 \ \2.e "'~....... C\ '<t)S8 , ! hlNO:~ COLiN":T A.SSESSOR"S 1\CCOUNT Ni..JMBER(Si \ ; 0""1!,ctOO • ()Os5° • , EXISTINS LAND USE(.$) ! . . I PROPOSE~~ e.-9 !.-MvD : ! : ::XISTING, s:i.Jr;,1FR.EHENSIVE PLAN /\-1AP CESIGNAT![JN L vi..t\~ " I PROi="OSED r:.ciMF"REHEMSIV~ PLAN MAP UESIGNA·r1c~. \ (Ji appllc.;:ibie·1 ? / E.X1s-T"iNGZO;JING. p.V',1-r ---- ' I p-~(.1POSED ZONli'.jG (11 iiP(llic-,;-,blrt) ;, _.~fON PLANN!NG DIVISION . -. ' PROJECTINFORMAT_IO_N~(c_o_n_ti_n_u_ed_)~~~~~~~-i N'J>.<BER OF E:<lyltJG C>WELLlt~G vr;;g (" ;p,,L,:,b:s, ! [ PROJECT \'~LUE $~ I SUU.t-.RE FOO-T A.L;E OF PROF1).S~D P,ES1DEHTIAL BUILDINGS i'if .::ip~i,:3:t}~~i t_e, __ 7_52 _______ ~ S1)Ut•.Rl: FOOTAGE Of ;':Xl:STING Ri:SIOE.NTIAL I 8UILDlr·lG':: T0 REMF•IN 1f1 applicabl1'!1 fv/ft \ I ------·_! IS :nE SITE LOC;!..TED IN ANY TYPE OF ENVIRO!·JME.NTALL Y C~ITl(Al AREA. PLEU.SE INCLUL1E SQUARE. Foor AGE lif anplicab1"?.) Q . .'..QU!FIE.R PR(JT~CTIOI~ .-\RE.!. OJ..!E 0 AOUiFIEi=< PR()TECTION /\REA TWO I I SQUARE H)OT AGE OF !.:>F'.OPOSED NC-1N-Pf.S10ENIIAL I I BUILDINGS 1d ?.PPlhc:ab,e/ µ/A I :.OLIARE FOOTAGE f)f ~X!STtNGNO~J.[~E"ilDENTlf\l--1 D FL QOC H ~ARD A.REA. ___ sq.ft. i I ' BUILOlNGS TO R~MA!N (1f aoplicstil.:,d A.l(A \ -----[ NET FLOOR AREA 0N i\10~.'.RESIDENT!.A.L BUILDINGS 1;f apoWcat>lei" I N /1'1 I NUMBER oF Er ... ,P:LOYEES Ti) BE EMF'I.CYi:.C B'f THE t-JE\•V PROJECT 11f appbT:1ble1. JV{ {4 . --I ------------· .. -- sq. fi. \ __ ,q.ft I I ___ ,q i1 I sq. f-1 · . _ _I --- I-IASITAT CONSEPVATIOf>: D SHUR.ELIN'.:. STF~E.AMS & LAKE'.:) :I WFTL.:i.NO':: ------------------ LEGAL DESCRIPTION OF PROPERTY (Attach legal de,;cription on separate ,;hee1 with the following information included) I SITUATE 1N THE SE Y+,S'-''AcuARTER OF SECTION i8 10WNSH1PL3~. RANGE SE . IN THE CITY I OF RENTON. KING COUNTY. WASHINGTON I ' AFFIDAVIT OF OWNERSHIP I ' '.,"·,·,,1•".,me,'s.,_ I, I/ J, -',rm,,' ,r. )) r• J r ·~~ . V £.Aa _ ~--/l.,() {!,-t 'A· I( detJcre uncic:r ~nally al oerjur~,, un.J~r lt:e laws 0! (he:, Sime c,i 1ili ash1ngt(,11 d·a."11 I 9m tplcas~ ,::h8r.:k ari,r:: 1 __ tili= cu1~fJ•H c,c•.,:"1er 1)1 _the_ t;rnperty uw,:w,.-,:d !(I l'.h1ii appl1cat1or; c,c -.->ht: auono11zec repre5cr.ta.rvi:: 10 acl k,r a u1rp,,;r,31101, (oleo:13':' ~ar1.:t: pro.1! .-,1 i'iiJll1•)fl:';:i:IJQ1;) a11C tna! lf,e ton:gc1n.g sta1ernen1s anc answers 1·1ere111 V•ll1ait1td and the irfi:,fm.StlOn h~r~·N1t)·. <O'fo;! ill :111 ro::,:;pi::,:;(~ 1.f•J,-, ;,11.~ ,:~,H'?:_·\ !ti lh!-J bt:?St -:·f ll1y \-:a,Jwl:::Gfjt:' aml bt:!1,::-i ~~, or-1B·('f PLANNING DIVISION WAI\_.~ OF SUBMITTAL REQU ... EMENTS 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 Letter 2 Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2 AND• Stream or Lake Study, Standard 4 ,,,,:_,,/-~ , . .I . Stream.or Lake Study, Supplemental 4 I Stream or Lake Mitigation Plan 4 . /J . Str.eet Profiles 2 ( Title Report or Plat Certificate • Topography Map, • Traffic Study 2 . c'J' Tree Cutting/Land Clearing Plan 4 ./ Urban Design Regulations Analysis 4 - Utilities Plan, Generalized 2 J?;r' Wetlands Mitigation Plan, Final 4 }.,/.J. . .· Wetlands Mitigation Plan, Preliminary 4 } Wetlands Report/Delineation 4 V-/ Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites ,AND, -~r-,··;, 1r-r1 Lease Agreement, Draft 2 AND 3 !"\L ·. ,,? \-- Map of Existing Site Conditions 2 AND, ..., . 1· ,; 2 0 \4 Map of View Area , AND, ...... "' :~1Tr.l'\I Photosimulations 2 ANDa .....-.- ':,,V\SiON i)• ' This requirement may be waived by: 1. Property Services PROJECT NAME: I ? ~ -· ,....__,_ '//\J .--(C::,,c:-;,2. ' 2. Public Works Plan Review / .. . . 3. Building 4. Planning DATE: ~:·/.~//'f ---s;f---+, ~-+------- H:\CED\Data\Forms~Templates\Self~Help Handouts\planning\waiverofsubmitt~lreqs 06109 •. PLANNING DIVISION WAIVER : SUBMITTAL REQUIRE :NTS FOR LAND USE APPLICATIONS . LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations 1 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, Architectural 3 AND 4 .. Environmental Checklist 4 Existing Covenants (Recorded Copy) 4 . . Existing Easements (Recorded Copy) 4 . Flood Hazard Data 4 /./.A· Floor Plans 3 AND 4 ;I':/ " . :,..- Geotechnical Report 2 AND , . , l 7/ '/ Grading Plan, Conceptual 2 '/. /7 ./, Grading Plan, Detailed 2 ' Habitat Data Report 4 c/:>-+-.. · Improvement Deferral 2 Irrigation Plan 4 King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual• Landscape Plan, Detailed 4 Legal Description 4 Map of Existing Site Conditions, Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 This requirement may be waived by': 1. Property Services n PROJECT NAME: --.'I 1,i/v'i!-)i'::t.,e. 2. Public Works Plan Review 3. Building I DA TE: ----'t;;"-.-1-'-·!-=:_,c...·-1-f-'i ;'-' _,]'-------- 4. Planning H:\CEO\Data\Forrns-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs 06/09 ,. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM August 29, 2013 Pre-Application File No. 13-001111 Rocale Timmons, Senior Planner Sunridge Condos (a.k.a. Drofiak Apartments) 12228 SE Petrovitsky CIT' HTON :.:ii . .:.\y ~·.I'-', i :i,v!SION 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 Oty 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 site is located to the north side of SE Petrovitsky Rd just east of 121" Lane SE at 12228 SE Petrovitsky Rd. The project site totals 0.46 acres in area and is zoned Residential Multi-Family (RM-F). It is unclear if the proposal is to develop to site with 7 or 8 condominium units, in single three-story structure. The applicant is proposing a total of 14 surface parking stalls in two parking areas; to the north and west of the proposed structure. Access to the site is proposed via SE Petrovitsky Rd. There appear to be no critical areas on site. The applicant received Site Plan Approval and Environmental Review for an 8-unit apartment structure in March of 2009 (LUA09-112) however the project's approval expired in 2012. Current Use: The property is currently vacant. Zoning: The property is located within the Residential Multi-Family (RMF) land use designation and the Residential Multi-Family (RM-F) zoning classification. The project would be subject to RMC 4-2-llOA, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "RM-F standards" herein) and is also located within Design District 'B'. Attached residential development is permitted within the RM-F designation, provided the proposal complies with the density range specified by the zone. The density range required in the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). i:\rtimmons\preapps\13-001111 (rm-f drofyak apaprtments).doc • Sunridge Condos (a.I Page 2 of 5 August 29, 2013 >rofyak Apartments) The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. The pre-application packet did not indicate the total square footage of the right-of-way that would be required to be dedicated; therefore the net density could not be confirmed. The gross density for the 7-unit proposal would be 15 du/acre and the gross density for the 8-unit proposal would be 17.89 du/acre which both would fall within the permitted density range of the RM-F zone. The applicant is also eligible for the Density Bonus Review per RMC 4-9-065. Up to a maximum of S additional dwelling units per net acre are allowed. To qualify for the density bonus, the applicant shall first provide 1 affordable housing unit (per net acre), either for sale or rental. Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either: (i) Affordable housing units, either for sale or rental, or (ii) Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the Planning Director. Combinations of the above are allowed; provided, that at least 1 unit of affordable housing (per net acre) is provided. For example, 2 units of affordable housing and 2 units built to Built Green 3 Star standards would achieve a density bonus of 4 units. Minimum lot Size. Width and Depth -There is no minimum lot size required for the RM-F zone. The minimum lot width required is 50 feet and the minimum lot depth required is 6S feet. The applicant is not proposing the altering of lot lines therefore the minimum lot standards would not be applicable. Building Standards -The RM-F zone restricts building height to 35 feet and 3 stories. Lot coverage is limited to 35% and impervious surface coverage is limited to a maximum of 75%. The applicant did not provide elevations to scale for the proposed buildings therefore the height could not be verified. The applicant should note that height is measured from the existing grade plane to the average height of the highest roof surface. Lot coverage ratios were not provided with the pre-application packet; therefore staff could not confirm compliance with the building standards for the RM-F zone. The applicant will be required at the time of formal land use application ta provide elevations and lot coverage calculations of far the proposal. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the RM-F zone are 20 feet in the front, 15 feet in the rear, 20 feet for side yards along-a-street and 12 feet for an interior side yard setback. Additional interior side yard setbacks apply to structures greater than 2 stories: The entire structure shall be set back an additional 1 foot for each story in excess of 2 stories. The applicant has proposed an interior side yard setback of 12 feet at the closest point. The proposal appears to comply with the setback requirements of the zone. Screening -Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. i:\rtimmons\preapps\13-001111 (rm-f drofyak apaprtments).doc • Sunridge Condos (a . Page 3 of 5 August 29, 2013 >rofyak Apartments) Refuse and Recycling Areas -Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with the requirements of RMC 4-4-090, "Refuse and Recyclables Standards" (enclosed). Whenever there are practical difficulties involved in carrying out the provisions of this section, modifications may be granted for individual cases in accordance with the procedures and review criteria in RMC 4-9-250D. Landscaping -Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. The applicant would be required ta provide a 10-foot on-site landscape strip along the frontage of the site. Additionally, surface parking lots with more than SO stalls shall include and additional 25 square feet of interior landscaping per parking space. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-1200.12, shall be submitted at the time of application far Site Plan Review. Parking-The following ratios would be applicable to the site: Use !!. Qf. Units Ratio Reguired Spaces Attached Residential 7-8 two bedroom A minimum and maximum 10 spaces for a 7- units of 1.4 per 2 bedroom unit proposal and 11 dwelling unit spaces for an 8-unit proposal The applicant is proposing to provide a total of 14 parking spaces which exceed the allowable number of parking stalls. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. It is likely that staff would support such a modification. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of SY, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. 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 ADA accessible stalls based on the total number of spaces must be provided. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-0BOF.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. i:\rtimmons\preapps\13--001111 {rm-f drofyak apaprtments).doc ------------- i Sunridge Condos (a_k_ Page4o1S August 29, 2013 ofyak Apartments) Access -Driveway widths are limited by the driveway standards, in RMC 4-4080'- Pedestrian Access -A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties_ Building Design Standards -Compliance with Urban Design Regulations, District 'B', is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. • 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_ • Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot • The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. • All building facades shall include modulation or articulation at intervals of no more than forty feet ( 40'). • Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet {8') in width. • On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent {50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground {as measured on the true elevation). • Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-lO(USf): (a) Extended parapets; (b) Feature elements projecting above parapets; ( c) Projected oomices; (d) Pitched or sloped roofs. • Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes- Critical Areas -There is no indication of critical areas onsite. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. Environmental Review The proposal would be exempt from Environmental (SEPA) review as long as the proposal does not exceed the number of units (8-units) reviewed as part of the SEPA Review in 2009 (LUA09-- 112). Permit Requirements The proposal is also exempt from Site Plan Review unless the proposal is revised to 10 or more units. i:\rtimmons\preapps\13-001111 (rm-f drofyak apaprtments).doc SUnridge Condos (a.le. . ofyak Apartments) Page 5 of 5 August 29, 2013 The proposal would require a Parking Modification with a fee of $100.00. There will also be a technology fee, of 3 %, based on the total land use application fees for the project. Detailed information regarding the land use application submittal is provided in the attached handouts. The applicant will also be subiect to Design Review as part of the Building Permit Review and a Design Checklist shall be completed and submitted as port of the application materials. 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: • A Fire Mitigation fee currently assessed at $388.00 per new multi-family unit. • A Transportation Mitigation Fee currently assessed at $435.75 per new condominium and $498.75 per new apartment. • A Parks Mitigation Fee currently assessed at $530.76 per new dwelling unit of a duplex. • A School District Impact Fee currently assessed at $1,308 per new multi-family unit. Fees will change January 1, 2014. A handout listing all of the City's Development related fees in attached for your review. Expi, atioo: Upon site plan approval, the site plan approval is valid to.-two years with a possible two-year extension. i:\rtimmons\preapps\13-001111 (rm-f drofyak apaprtments).doc SUNRIDGE TOWNH ...... ES • PROJECT NARRATIVE 12228 Petrovitsky Rd. Renton, Wa 98058 The proposed townhouse project consists of 2 buildings, on-site improvements and off-site ROW improvements as well. Building 1 includes (4) 3-story townhomes with garages and is 8,986 square feet. Building 2 includes (5) 3-story townhomes with garages and is 9,766 sf. Land use permits required are: 1) Administrative Variance for rear-yard setback and 2) Administrative SPR for Density Bonus Review (for 1 added unit) Zoning designation is RM-F. Current use of site is vacant raw land, no existing improvements, except curb, gutter and sidewalk at street frontage. No wetlands identified, unstable soils, landslide hazards or other known limitations. Soil type and drainage conditions: Glacial till and weathered glacial till per soils report ......... very suitable for the development. As far as soils infiltration, the glacial till or "hardpan" found below 3' is impervious and infiltration is not recommended. Therefore, the storm drainage proposed is on-site sheet flow of paved areas, then piped into a bio-swale and out to the City's storm drain system in street. Access to the site is via a single driveway from an existing Access & Utility easement to the west. This easement is currently be used by the existing apartment development to the north and west and will be shared once this project is complete. Proposed off-site improvements includes, a new fire hydrant, new side sewer and new water main. Total estimated construction costs will be in the range of $2M -$2.SM and fair market value once completed would be in the range of $2.65M-$2.9M, based on local market conditions of townhomes for sale in the area. Estimated earthwork quantities are estimated at around 500 cubic yds and are limited to standard clearing, grubbing and sub-grade prep for the structures and pavement areas. The cut/fill will be generally balanced with some export. Trees removed: About 11 young evergreens along the westerly edge of site will be removed, ranging in size from 4"-6" diameter trunks. One double-trunk evergreen w/ 18" diameter trunks will be removed at center of site. The rest of site is overgrown brush. p E (:EI VF. The City is requesting a 9.5' ROW dedication at the south side of site. There may be a temporary job-shack during normal course of construction on ttie'11ifiE P.c:NTt' END OF NARRATIVE ·· · · ;-."~ u %:: I \ I I !l ! 2 ~1 1111 ' t--+-·-- I _ JWDflWM__. ---L..._ ----1--~ I I T i ~ i t} ~ 1 / CL •• ,,f L.Ll (j) .. t>~ ~ j)I ~ti SUNRIDGE TOWNHO ... _S • CONSTRUCTION MITIGATION __ SCRIPTION 12228 Petrovitsky Rd. Renton, Wa 98058 Proposed Construction dates: Anticipated start date: As soon as permits approved, October/ November 2014 (if permits not ready, then early spring of 2015) End date: 6-8 months from start date Hours of Operation: 7:30 am -5 pm Proposed Hauling Routes: Based on locations of selected suppliers, likely main travel routes from freeways and major arterials. Minimize dust, erosion, noise, etc. : Standard Best Management Practices will be employed for erosion control, shown on civil dwgs. Dust will be kept to a minimum with watering trucks as required, we will work with the adjacent apartments regarding timing of noisy activities to schedule them later morning through 4:30 pm. Traffic control will be permitted and provided as needed for ROW work for short periods of time. No special hours anticipated for any activities. Traffic control plan will be filed with the City of Renton and approved, prior to ROW work. RtC~FIVED SFP '.I: 5 2014 ,-.,~,. ','IC -~··•1TON \....! I ,_ ... -t· k: . ..::~'\I i ?L:\i'~1-,1,r<c u;v::-;:01\1 SUNRIDGE TOWNHOMES -VARIANCE JUSTIFICATION 12228 Petrovitsky Rd. Renton, Wa 98058 The applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; Justification: The narrowness of the site, the need for a bio-swale at front, a 9.5' ROW dedication at the street and the need for a central driveway dictates the project layout and limits the N-S buildable dimensions of the project. The rear setback requirements is 15' and we're only asking for a variance of 3'. Without this variance, the project would not be viable or marketable, since the buildings would have to be narrower, thereby eliminating garages, square footage and saleability. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; Justification: The 3' adjustment to the setback will not be detrimental to the public welfare of the project in any way. The adjacent apartment building to the north is currently setback 1 O' from our northerly property line, so our 12' distance will be similar and not impact anyone. There will be a wood fence at this property line, as well as the existing rockery to provide privacy between the projects. There is no public pathway or access on the north property line, so it would not impact the public welfare. The approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; and Justification: There is no special privilege being granted or requested and is consistent with other adjacent properties. Given the ROW dedication of 9.5' along Petrovitsky Rd, other adjacent developments would have similar ROW dedications, therefore, they could be encumbered as well. The approval is the minimum variance that will accomplish the desired purpose. Justification: Yes, in order to accomplish a viable and makretable townhome project, the owner will need this 3' setback variance approved. Otherwise, the impacts of a narrower buildable area may curb the owner's desire to develop the property. END OF VARIANCE JUSTIFICATION ,.·;···t11TO-':' :· ! )i'/:'.:;i-'.)\! DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. / 'f. e~ f square feet I I 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements·· Critical Areas* Total excluded area: 3. Subtract line 2from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: lj 5"~ 7 square feet /,.@6 square feet -square feet 2. ~ D75" square feet square feet acres 6. Z 3 · 3 '2 = 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. Rc:c'Fl\'Er-. . [. ',~.~" .,._ I -l_,_.,: 3EP 2 5 201,1 R :\P\\ "·DE\ "SER\. "\Forms\Planni ng\densit~.-.doc Last updateC: 11 ,'Q&':(I().!. • SUNRIDGE TOWNHOMES • DENSITY BONUS JUSTIFICATION 12228 Petrovitsky Rd. Renton, Wa 98058 After deducting the ROW (1,567sf) and the encumbered portion of the access easement (1,508 sf), our density calculation for the proposed 9 units is 23.3 DU / net acre, which is over the 20 DU required in the RM-F zone. We understand this triggers the SPR process for a density bonus. We believe our project should be allowed the density bonus for the following reasons: Attractiveness / Neighborhood Improvement We have designed a beautiful 2-building project that will enhance the neighborhood and create a more vibrant residential community. The design and elevations have been praised by planning staff and others in your department as being a significant improvement from the previous apartment proposal on this site. Our project, as designed, will also provide a value-added component to the street-side pedestrian experience and will be an attractive development addition to the vicinity. Pedestrian friendly pathways easily allow occupants of both buildings to get to the street sidewalk easily, with landscaping dispersed along the way. We have frontage landscaping, front door orientation and roof modulation, all in concert with the standards outlined in the Urban Design Regulations -B Checklist. Adjacent Density The Stonebrook Apartments, which occupies the 3 large parcels directly east and north of our site, is a 196 unit multi-family project. Since there is already a precedence for a large volume of multi-family buildings in the neighborhood, one more unit on our site would not impact or alter the fabric of the area. Our project offers the benefit of a new and well-appointed townhouse project that will enhance the street-side appeal of the neighborhood. Encumbrances The significant ROW dedication requirement and the access easement on our small .45 ac site have encumbered the site and reduced the net density. Otherwise, the site density calculation would have allowed the 9 unit project outright. Viability The owner has indicated that he needs the 9-units in order to create financially feasible and viable development project. Otherwise, this may result in an unnecessary hardship to the project and could result in a delay or even "no-go" scenario for the development. We would appreciate your consideration of a Density Bonus approval of (1) additional unit, which will be designated as affordable housing, either for sale or rental, according to your municipal code. SEP 2 ~ ZC'A PLANNING DIVISION DESIGN DISTRICT ''B'' CHECKLIST City of Renton Plar. Iii 19 Division 1055 South Grady Way, Renton. WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF QtECXUST: Ensure compliance with design review regulations located in the Renton Municipal Code in order to: a. Maintain and protect property values; b. Enhance the general appearance of the City; c. Encourage creativity in building and site design; d. Achieve predictability, balanced with flexibility; and e. Consider the individual merits of proposals. INSTRUCTIONS FOR APPLICANTS: This design district checklist asks you to describe some basic information about your proposal The Oty will use this chedclist to determine whether the your proposal complies with the Urban Design Regulations in the Renton Municipal Code (RMC 4-3-100). ~ the questions briefly, with the most precise information known, or-give the best desaiption you can. There are two categories that have been established: (a) •minimum standards" that must be met, and (bl •guidelines" that, while not mandatory, all:! considered by the PlaMing Director in determining_ if the proposed action meets the intent of the design guidelines. If you really do riot know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. A. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City:of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses. REC CJ\/f:D L., ,,1 1_ . Minimum Standard: Maintain existing grid street pattern. ScY 2 5 /lli4 CH':',~)·: .. ~;::~.~ION . , -. ; '1v .. 1_':·r·~ 2. Building Location and Orientation: Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. Minimu_m Standard: O~ient b!Jildin!j.S to the street with cle~ar connections to the sidewa!k. 1 ,~!~ I ts PYUr'1. 1P >'~tr wtul.e B~t t. fe~J-{{$ -c. -~1 · 5tf0.J ;~ ~ }P-/p7i CLR.Rvv-~' 4.~ p~vl/SJ(/ fo 51~ Minimum Standard: The front entry of a building shafl not-be oriented to, drive aisle, but instead_.3i public or private street or landscaged pedestria'1!i'f1l cou~~-• I? 1'1/J Ffw,_, c/o0KS tire p /.11/A,,.."J.r,J .qh P!"'I) , / ~ , 'I, 5 rfre.e:f.. 3. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Minimum Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street,,coljnected by a Yo!Plk)P'a~ to the J?, ( ii:-/ P}lb.lic sidewalk, and j.nclude human-scale elements. 7ZWJ If CLiC?ffA?fr;.ef@ of-=,, , !J/4), # 2-~ ~ c-fh.vr pa~ -/ii ~li.t 5t~ Minimum Standard: Multiple buildings on the same site shall provide a continuous network of pedestrian paths and op'?n spaces that_incorporate landscaping to provide a 7 1 directed view to building entries. f,.-.,,,;JJctc:.,wy ~ ~, fa~ J f f?l,/. Cl"(f ~ ye,. ccu:f~Glfa;l..,1 .6{) ~ ~ J. {~ ! , Minimum Standard: Ground floor units shall be directly accessible from the street or an~ open space su~h as a courtyarg 0! garden that is accessible from the street. re sf f ti' --u--e '"-~{~, Minimum Standard: Secondary access (not fronting on a street) shall have weather pr9t_e<:1:ioljilt least 4-1/2 feet y,,Lde over the e~trance or other similar indicator of access. Uft'.8.-'f N-v / td ,-k-'fr£>rL. I 14 VI .&J Minimum Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. Minimum Standard: Multiple buildings on the same site should provide a continuous network of pedestrian paths and open space_s that ihorporate landscaping to provide a ' , . I J directed view to building entries. / n C~f' tQ/v?c.e 1 ~ f f~""J,')-c:ltK:' ~f--ed Minimu~ Ground floor units should be directly accessible from the street or an open spa~ as a CDUrtyard or garden that is accessible from the street. Minimu~~: Secortia~~rrg on a street) should have weather protection~ 4-1/2 feet wide over the entrance or other similar ilidicatonJf access Minimum~: Pedesbia~ provided to the building from property edges, ad;~;;,, abutting street intersections, crosswalks, and transit stops. Minimum Standard: Features such as entries, lobbies, and display windows should be oriented to a street or pedestrian-oriented space; otherwise, screening or decorative features such as trellises, artwor1c, murals, lalrt! ~ W11p11atiol1S lhereof ~ ~ ~- illaJfporated in1D the ~-Cllienlecl facade. ts 4.o a....,.,-t-l' -:7.. fl,.; If t( ~~ f-,..,._I,_~ P~• ~ U.."'-:4 ----~ o...~ s~+-,.,-~. Q glcli, • I Guideline: Front yards should provide transition space between th¥ public street and the r;r;esµ~~;C'1j::I~~ tr 14_ J;c:~, 4. Transition to Sunounding Developnient: Intent: To shape redevelopment projects so that the character and value of Renton's long- established, existing neighborhoods are presen,ed. Minimum Standard: Careful sru,. and design treatment are necessary to achieve a compatible transition where new buildirrg:s differ from surroundq: dew!lopment in terms of building height, bulk,. and scale. At least one of the following design elements shall be considered to promote a transition to surrounding uses: . . _ • / _ -1 i. Setbacks at the side or rear of a buildil1g may be increased in order to reduce the ~it} built and scale of larger buildings and so that sunr,ght reaches adjacent yards; or p,..,,/e,, {,tCt el ii. Building articulation~ to dilQ!le a larger architectural element into smaller d .,.. c.«-6 pieces;or "fef, P"""'-d ,.....J. .J. iii. Roof lines, roof pitches, and roof shaP:s_ de;,es t~ reduce apparent bul~ a~d 1 I ~ T" transition with existing development. ~ ~ ~'ell ~~--~ S. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high-volume pedestrian areas, and screening them from view in high visibility areas. Minimum Standard: Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for t~7hee::;;;::;;_100~e). ~ ~( ~( M. (.>MA ~ ' ~4U?'j Minimum Standard: Garbage, recycling collection, and utility areas shall be enclosed, consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095, screening anrcoi:e :Ltk:timitz7s-G f ~ [MA{ wr'f«_ Minimum Standard: In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self-closing doors (see illustration, RMC4-3-100E7f). e.A-c.J~J-et:3 c/'{,1_ t:J.i f'~ u/ rfe,, Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited. Ot, w--t ~ CMt.,f Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian- oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 s~desofsuchfaci~ty. ~ ~ 1'Jvi. -/t5Jtf 1 //e/ VJf: ~ /(}ra:l,J 1f tf Z-§c4t> ~, ~ (t,;,,.dJ./ I 5, ~ 41), ~ ;kj'-5~ Guideline: Service enclosure fences should be made of masonry, ornamental metal or wood, or some combination of the three. lfe 5 1 M...Q.,j'~ cJ _,.4. cml-{ 6. Gateways: Intent: To distinguish gateways as primary entrances to districts or to the City; provide special design features and architectural elements at gateways; and ensure that gateways, while they are distinctive within the context of the district, are compatible with the district in form and scale. Minimum Standard: Developments located at district gateways shall be marked with visually prominent features (see illustration, subsection RMC 4-3-100.E7g). A/(A- Minimum Standard: Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles (see illustration, subsection RMC4-3-100.E7h). ~/r Minimum Standard: Visual prominence shall be distinguished by two or more of the following: a. Public art; b. Monuments; c. Special landscape treatment; d. Open space/plaza; e. Identifying building form; f. Special paving, unique pedestrian scale lighting, or bollards; g. Prominent architectural features (trellis, arbor, pergola, or gazebo); t' h. Signage, displaying neighborhood or district entry identification (commercial signs are not allowed). ,1;/ k B. PARKING ANO VEHICUlAR ACCESS· Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, inducfmg public mass transit. in order-to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an actille pedestJ ian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the alStrict. 1. Location of Parking: Intent To maintain active pedestrian environments along streets by placing parking lots primanly in back of buildings. Minimum Standard: No surface parking shaO be located between a buikfmg and the front property Ii ne or the building and side,::::::;; line on the street side of a comer lot. r~ ~~ 3. Structured Parking Garages: Intent To more efficiently use land needed for vehicle parking; encourage the use of structured parking throughout the Urban Center and the Center Village; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages when they are located in proximity to the designated pedestrian environment. Guideline: Attached personal parking garages at-grade should be individualized and not enclose more than two cars per enclosed space. Such garages should be architecturally ;,~~--"-'fY!JI f~ t;:_1'9t-dd ,;;!- Guideline: Multiple-user parking garages at-grade should be enclosed or screened from view through any combinati~~ralls, decorative grilles, or trellis work with landscaping. Guideline: Personal parking glra~es should be individualized whenever possible with ipar;::t;::;:u::ling;~te::;;;;;~iity;~ ~ ~CJ"'-- 5 Guideline: Large multi-user parking garages are discouraged in this lower density district and, if provided, should be located below grade whenever possible. A-1/A- 4. Vehicular Access: Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or eliminating vehicular access off streets within pedestrian environments and/or designated pedestrian-oriented streets. Minimum Standard: Parking lots and garages shall be accessed from alley~ whpn ~ available. lj€-Y, a,~ ~ ..Jriie ~I£<- ~..Jey ~ bt;f/... b[4ff., Guideline: Garage entryways and/or drive"ways accessible only from a street should not impede pedestrian circulation along the side:"'~I\ , , , fl# 14'1'· Ci~ /'j [~ Guideline: Curb cuts should be minimized whenever possible through the use of shared driveways. 7 ~ ~ ~ [.,AtJ'f;;:_5 ~ C. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi-modal and public transportation systems in order to reduce other vehicular traffic. 1. Pathways through Parking lots: Intent: To provide safe and attractive p~destrjan co!ctions t9 building!, parking,garage~, a3d parking 1ots. j)a ·tit 'wt--( 1J Y'vYl J.,,<t '"~ A sJ.1r,H' ~ a .:n,; ur f C i??.fJ -w-d.,l /l f'" ffer"l 1l"a_,,pi>f 2. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance the pedestrian environment. Guideline: Delineation of pathways may be through the use of ~~chitectural feature!i,_ sue~ ... as trelli~es, railin. gs, lo'tt...ea'l;!':;J. e_r simil<lr treatment. Tl,;;, Jm~ _/(!f' VIJ2.,j (I J f:)-e·•L R,~ ,,L ~ 1> "'-% ,.~'t!/ . fo l.35~, ..P •-fe, 5 fN..., t s I~"-, C~c, f'i< · · -~·7 t 1· f 1711 ""'° Guideline: Mid-block connections are desira~le where a strong linkage betw77 n uses can • be established. flO Uu,e,¥\ f /#1.,ibttJ,e 'frY" 141 1 c/ 'blf V'a" 1:J j Guideline: Decorative fences, with the exception of chain link fences, may be allowed when appropriate to the situation. /f//,r 3. Pedestrian Amenities: Intent To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for avarie~~/au,:;:;;;;a~!3~~~ns_ 4 ~ o. LANDSCAJIING/RECREATION AREAS/COMMON OPEN SPACE: Intent To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. To have areas suitable for both passive and active recreation by residents, workers, and visitors; provide these areas in sufficient amounts and in safe and mnvenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. 1. Landscaping: lntl!nl: Landscaping is intended to reinfo,ce the architecture o.-mo.cept of the area; provide visual and dimatic relief in areas of expansive paving or structures; channelize and define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community. Minimum Standard: All ~ areas shj!H be landscaped (see RMC 4-4-070. Landscaping). 4l/Z5, WI.CAMf UAM ce Minimum Standard: Street trees are required and shall be located beh.een the curb edge andbui't,RideiJ:'J:J~bv~~~ we ~ > 'h-u+ ~ €. /UW frlf'< /,n.1 . r Minimum Standard: On designated pedesb ian-ol iented streets, street trees shal be installed with tree grates. For all other streets, street tree treatment shall be as determined by the City of Renton (see illustration, ~ RMC 4-3-100.H3a). J...f,f -Pl,W" ~ ;"-/)i, ~ -.;r.,,'1 e.. Minimum Standard: The proposed landscaping shall be consistent with the design intent and program of the building, ljhe site, and use. 1es I tH Ct:>vyJr ;/e.,<r Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and nonvegetative elements, reinforces the archi_\ecture or concept of the dev~o,;iment. • f f / J ,.[ fP'e. It~ tlr~ 7;-,:_ 5.}ed I. !J~ I) CD tl.l.(.;-,e,r; .> "ll., ' 4 wi,~_,;r-ce,J.a"", l'.;rlt>~1 /£, ~ .,...-.£. ~Ztd lnlJ . ':3 ~ <'.'. C t.W.->r i ( a_.,.,,r<. \ ~>u l:, ', . • Minimum Standard: Surface parking areas shall bes eened by landscaping in order to reduce views of parked cars from streets {see RMC 4-4-080F7, Landscape Requirements). Such landscaping shall be at least 10 feet in width as measured from the sidewalk {see illustration, subsection RMC 4-3-100.H3b). I • fl '- TN.. (1) J~ fk.5, J~ If 5~~ f 7 Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of street frontage. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet froJ;ll the top of the root ball) respectively. d 1 ' 0..,..-i<,vf •l' LJf'rt>5J CC-1MpUy f -e,:eeec nm-z, Jf'l/t,,~ IJ.Je'// ttay/,,1.d'T 5~,<1 * iwPf-..,f-.:_ ff.R 15 1 "{' 2, 11 l'IU'rr . Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped area. Shrubs shall be at least 12 inches tall at planting qnd have a mature height between threeandfourfeet. ~ 1~ ~~ Minimum Standard: Ground cover shall be planted in sufficient quantities to provide at least 90 percent coverage of the landscaped area within three years of]~lation. /a.u, 11 h\Q3ftt_) ?J~..Jc.-r->r-q)~'r!{-' 'iti~ Minimum Standard: The applicant shall provide a maintenance assurance device, prior to occupancy, for a period of not less than three years and in sufficient amount to ensure required landscape standi'jl"g_S have b~en met by the third year following installation. /ff/~ri, 'frl"'(I., /~ Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as follows: ..c.1/ l"t (1) Required Amount: Total Number of Spaces Minimum Required Landscape Area• 15 to so 15 square feet/parking space 51 to 99 25 square feet/parking space 100or more 35 square feet/parking space • Landscape area ·calculations above and planting requirements below exclude perimeter parking lot landscaping areas. {2} Provide trees, shrubs, and ground cover in the.[equired interior p~rk\flg lot "'1'-f landscape areas. M/'f -t"-"" c:J S\ 'f. ~ , /P. l?rvu ,b,d /1,D.(L f f t"t. <;; vh5 i.e 6V1 -J't tt> .5 rhJ..f {3) Plant at least one tree for every six parking spaces. Permitted tree species are those that reach a mature height of at least 35 feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as measured four feet from the top of the root ball} respectively. (4) Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs shall be at least 16 inches tall at planting and have a mature height between three and fourfeet. '/es, c---p~ {5) Up to 50 percent of shrubs may be deciduous p/:: (6) Select and plant gJUtDt mver so as to provide !JO pen:eid: covei e within three years of planting; provided, that mulch is applied until plant coverage is complete. ~A (7) Do not locate a parking stal more p,an 50 feet from a landscape area. 6kt d,ne, Minimum Standanl: Regular maintenance shaU be provided to ensure that plant materials are kept healthy and thatdead)'{ ...... dv!!!f!!itf ~ C;.lAf/ wJ/ :Jk'7!- lolinimum Standanl: Undergrmmd, automatic ii, igation systems are required in al landscapeareas. ye-s( c~"J- Guideline:landscapingshouldbeusedtosoftenand~;JJIA. of.~ NJ 2 'fill/ U' <r>-.d Pl'411 'f' p~ tn-lj, Guidefme: Landscaping should be provided that appropriately provides either saeeni11g of unwanted views or focuses attention to preferred views. 17J: Guideline: Use of low maintenance, drought-resistant landscape material is encouraged. ' 5,vi,..ll ~~ Guideline: Choice of materials should reflect the level of maintenance that will be available. Guideline: Seasonal landscaping and container plantings are encouraged, particularly at building entries and in publicly accessible spaces. ll~ Guideline: Window boxes, containers for plantings, hanging baskets, or other planting feature elements should be made of weather-resistant materials that can be reasonably . - maintained. 4 f::. / /4'Y' frw-.,,. /i_ww.. ~ ...f.,}cve,7LOV\_ Guideline: Landscaping should be used to screen parking lots from adjacent or f & neighboring properties. tp~ i P";1' ~. i!>~°JJ, Z .~ 1 e.M / 7 W'tJ· t ·/v / ,-:texv f f" SS't J {£, - Guideline: Front yards should be visible from the street and visually contribute to the streetscape. £/Cf l°""'fJlr Guideline: Decorative walls and fencing are encouraged when architecturally in~ri!,ted into the project. f'(;vb.-u.c., f Cm,£{ ~ (( (ll"videc' 2. Recreation Areas and Common Open Space: intent: To ensure that districts have areas suitable for both passive and active recreation by residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations; create usable, accessible, and inviting open space that is accessible to the public; and promote pedestrian activity on pedestrian-oriented streets particularly at street corners. Minimum Standard: Attached housing developments shall provide a minimum area of private usable open space equal to 150 square feet per unit of which 100 square feet are contiguous. Such space may include,p,o'fJrch~< pa l.rnnies, .. .,,k af141 d.~ eeks. f i (;;,,-c:/.-k.s fi, tJi · } I p rw. ~ .e ct .. i.ltu.·YI uYVl'\Vl'I. "Y\ H.-c -/;f~ r z. h.11,j I pr";"'°" fe h-k. lJ~ J .nr E. BUILDING ARCHITECTURAL DESIGN: ?11.170, Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Minimum Standard: All building facades shall include modulatioi).or articulation.at intervals of no more than 20 feet). ~n ~I rn.ce/.i,Je. ~ f l'bv, "4 d Guideline: Building facades should be modulated and/or articulated with architectural elements to reduce the apparent size of new buildings, break up long blank walls, add visual interest, and en,tiaQc~lhe c_hafracter /of the ne(Bhborhpod. 1 L J .f 1/{1~ tn. ~, w r>u le-Yr.ltlt1 co(t?V'~ IC' ,rrrur J 1 '1 mod J, (Jr<>V11Jrct Guideline: Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. .::1 d. y'c'f i ff ~ Guideline: A variety of modulations and articulations should be employed to add visual interest and to reduce the bulk and scale of large projects. , ' e~1~ Guir' 5 ie: Building modulations should be a minimum. of two feet in depth and four feet in width. ~I' '" ~~ 2. Ground-level Details: Intent To ensure that buikfmgs are visualy interesting and reinforce the intended human-scale character of the pedestJ ian environment; and ensure that all sides of a building within near or distant public view have visual interest. Minimum Standard: Unbeated blank wals visible from pub5c meets, si1 I s. or interior pedestJ ian pad,iRp are prohibited. A wal flllduding building facades and retaining walls) is considered a blank wal if: (a) It is a ground floor waU or portion of a ground floor wal over six feet in height. has a horizontal length greater than 15 feet, and does not indude-a willdow, door, building modulation or other architectural detailing; or (b) An'f portion of a ground floor wal having a swface area of 400 square feet or greater and does not include a window, door, building mod!Ptioo or other ,:s ,u. U. ; architectural d&T C-/tie 1ta huN..a ,,,;,J, J,1.,~ u,J/,s ,e. r-...., Vl(»wed ~~ Minimum Standad: Where blank walls are required or unavoidable. blank walls shal be treated with one or more of the folowi11g (see iltbti aliun. sa""sectioo RMC 4-3-100.ISd): (a) A planting bed at least five feet in width containing trees, shrubs, eve1giee,1 ground cover, or vines adjacent to the blank wall; {b) Trelfs or other vine supports with evesgieen climbing vines; (c) Architectural dctT c such as ra Is, mntiastisc snatetials, or other special detaifmg that meets the intent of this stalldatd; (d) Artwork, such as bas-reliefsculpture, mural, or similar; or (e)Seatqarei$~Z~~ ~ ~~ Minimum Standa.d: Treatment of blank ;t shall be proportional to the wall. Minimum Standard: Provide human-scaled elements such as a lighting fixture, trellis, or other land59pe feature alo9g t~Eca~~s ground floor. J 1 1 Lf. . r < t<,e ~ .L ~ts!__ 1+1.f/.)(__~/'O,j I 1/t:Lh~..,r,ea CPtpr-or} { :n,rcu~ f Y~f It' ff!,(• ! " P"-~S Minimum Standard: Facades on designated pedestrian-oriented streets shall have at least 75 percent of the linear frontage of the ground floor facade (as measured on a true elevation facing the designated pedestrian-oriented street) comprised of transparent windowsand/or~~ors. lv~i/ Jo.o.J· /n,.,,'~ @ ()[~, / .S~ a,v,..L't iAieM-~ Minimum Standard: Other facade window requirements include the following: \( {a) Building facades must have clear windows with visibility into and out of the building. However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be SOpercent. ak- {b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. (c) Where win~~-s or,,storefrants occll[, they must_prini;ipally c9ntain c!ea~plazin&· ; r 71 . /J '( /v,.,tfvV6j f ''-e. ,, f I fl,, r rach.A I I c//;,//, VJ /OJ:"' fJ r,;v-, c{ c x..qPt ,.;,t· res ~ ..1 • (d) Tinted and dark glass, highly reflective {mirroi:,type) glass and film are prohibited. l'lf>J'f f nvnJ.eJ Guideline: Use of material variations such as colors, brick, shingles, stucco, and horizontal wood siding is encouraged. 1~r1 cew-/J/~,f 3. Building Roof lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Guideline: Buildings containing predominantly residential uses should have pitched roofs with a minimum slope of one to four. Such roofs should have dormers or intersecting roof forms that break up the massiveness of a con~~uous, ~up~oping roof. J.~ f Jw,..i fr.() u r o '71 ....... s: I f?/Y? 1,cl Guideline: Roof colors should be dark. 1e r I 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same..guality. 'le S, c,yk,.,., f Minimum Standard: Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visjble facades. ~ If?" >;, a~ ./ti~ ~ e,e,.,,,p~ I Minimum Standard: Materials shall be durable, high quality, and reasonably maintained. 'fl:° J ( /kvd,'f>j ) k,?CP) J't-ee-t, 1Lt/ I ~ tw;;{e-t-, ,J ! Guideline: Building materials should be attractive, durable, and consistent with more traditional urban development. · te examples Id include brick, integrally mlored concrete · meta glass,; Ci15t-in-place , concrete. L,k-e f_YVV\~I .... ~~ ,"5· ~ /~u, ~-~ p~--~:,-~l&aJ~,k &, • I l11e. Concrete walls should be enhanC2d by textming. rewals, snap-tie patterns, colo,ilc with a <XNIUete watilc or admidure, or by incolJJOiatilC elllbi e 1 or-sculpted surfaces. IIM -s. or-anwo.L ,t/,1 G!•Uelne: Concrete block walls should be enhanced with integral color, textured blocks aoo cok>red notar, deCXNa~~A-a~~~;z:~ G!ei1 I e: Stucro and similar boweled finishes should be used in combination with othee- more highly textured fillishes or-accents.. They should not be used at the base of buildillgs between the finished floor elevatiolJ ant four feet (41 above.. 1 , c-pk4Mf1 4(,.. <> ~ t~ tM.r ~Pf'k Gteid •e; Useof II t a vaeiations such asmlon;, brick or melal baidir,g or patle,eis. or leldural da.yes is encouraged. ' 'Fi o--pt.u.,:J City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter1 on project site: 1. _____ ~ __ trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 t::' trees Trees in proposed public streets _ ~ trees Trees in proposed private access easements/tracts _--=;O;,....__ trees Trees in critical areas 3 and buffers __ (:)=--trees Total number of excluded trees: 2. 3. Subtract line 2 from line 1: 3. ____ o __ trees ____ 5':::..__ trees 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 o. 1 in all other residential zones 0.05 in all commercial and industrial zones 4. ---=-' -~---trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4 : 5. 0 trees 6. Subtract line Strom line 4 for trees to be replaced: {If line 6 is less than zero, stop here. No replacement trees are required). 6. ---·-~----trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. / ,, ___ (.P=---inches 8. Proposed size of trees to meet additional planting requirement: ,., II (Minimum 2" caliper trees required) 8. ----~---inches 9. Divide line 7 by line 8 for number of replacement trees 6 : (if remainder is .5 or greater, round up to the next whole number) 1 · Measured at chest height. 9. per tree ---'----trees 2 · Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. 3 · Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). 4 · Count only those trees to be retained outside of critical areas and buffers. s. The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a s. Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retainep"v[$,e'lh~t'. ~-\ / r: L) are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. i < t. "--./ · ' - SEP 2 5 20'/! H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\ T reeRetention W orksheet.d.oc :.'\ Sunridge Townhomes February 12, 2014 NARRATIVE ON DRAINAGE DESIGN FOR SUNRIDGE TOWNHOMES SMALL SITE TECHNICAL INFORMATION REPORT by: Benjamin P. Anstey, P.E. The site for the Sunridge Townhomes was previously designed by Anstey Engineering for the Drofyak Apartments under permit 800445. The same design concept was used for the Sunridge Townhomes as under I 0,000 sf of new impervious surface is created. Some use of pervious pavement is used where practical and a bio-swale is used for water quality treatment for runoff from the driveway. Only minor changes were needed to the bio-swale and site plan to incorporate the new Sunridge Townhome layout. The point of connection to the downstream drainage system remains the same. The 0.46+/-acre (l 9,985sf) site is located on the north side of Petro,itsky Road across from I 22nd Place SE. The site slopes dov,n to the south. Storm water runoff currently sheet flows off of the yards onto the adjacent gutter of Petro,itsky Road. The site is located on Parcel 0739000055 in the SW 'I. of Section 28, Tov.nship 23 North, Range 5 East, WM in the City of Renton. WA. The site address is: 12228-SE Petro,itsky Road., Renton, WA 98058 The proposed 6263sfTov.nhome v,ill pro,ide a paved access drive v.ith curbs and gutters and underground storm drainage pipes to collect and transfer storm water runoff from the roof and pavements to the piped drainage system in SE Petro,itsky Road '"ia a new piped drain to the existing catch basin. Storm water detention v,ill not be required as there v,ill be less than 0.5cfs of runoff. see computer printouts. The new impenious surface added is 9,854sf (6,263sf bldg-'-3.591 sf of asphalt pavement). The property \\ill have 3,59lsf of new pollution generating surface, so water quality treatment for the asphalt area v,ill be pro-..ided by a bio-swale from the Southwest comer of the parking area to the catch basin in the Southeast comer of the site .. The site v,iJJ add less than 0.5cfs of storm water runoff during a I 00 year storm (0.38cfs), so storm water detention is not required. The roof v,ill drain to the existing storm drain in Petro,itsky Road and the parking lot v.ill drain to the bio-swale and on to the Petro,itsky Road drainage system. The site v,iJJ have I, 742sf of penious pavers for use in sidewalks and parking areas. :\1ost parking v,iJJ be pro,ided by garages under the apmtments. Existing Runoff 2~T 0.09 l~T 0.2 25~T 0.25 l~r0.31 Pagel of2 Developed Runoff 0.15 0.26 0.31 0.38 New Impenious Area Bldg = 6263sf Parking =3,591 sf Total= 9,854sf '• ' Anstey Engineering 8627 N""E 180111 Street Bothell, WA 98011 Phone: 206-303-7639 • Flow Control BMPs were considered in the following order: Full dispersion -Unable to achieve the minimum i:equired J 00 feet of native vegetated flowpath. Therefore. full dispersion is not feasible. Full inflltratioa -The Alderwood soils <lo not provide a reliable infiltration capacity for full infiltration of the site. The allowable site area is limited for infiltration facilities. Parti,d Inliltration -Partial infiltration is used as there is a piped drainage system :,, connect to on the southeast comer of the property. Pervious pavement are used to ,1,: extent practical {walks and parking areas land a bio-swale is used which will infiltre.te some runoff. Smart Site Design Due to the limited siz.e of the lot little could be done to further reduce the impen,ious area. The developmeot was laid out to create minimum impact. The proposed building is two story to minimize the footprint. The imper;.ious area is less than allowed. Preserve native veptation 8,293sfoftbe site will be iandscaped (41 .7%) The site had previously be.."I! deare,j -...· there is no native vegetation to save. Enmon and Seili eat Controls In order to prevent erosion and trap sediment "'ithin the pro_iect site. the follo"-10 c BMPs will be used approximately as sho~m on the ESC plan: • Clearing limits will be markal by fencing or other means on the ground. • A rocked coostruction ennance ,..;1: be placed at the location oftbe drivev.-a:, tbroughoot CvuSb:oction. • Ruootrwill not be allowed to concentrate and no v.-ater will be allowed to poin: discharge. • The bio swale will be used as an inteTceplor ditch prior to site stabilization. • !\1ulch win be spread over all cleared areas of the site when they are not i:eing worked. Mukh will consist of air-<iried straw and chipped site vegetation_ • Silt fencing will be installed as needed along the lower edge of the site. Page2 of2 Anstey Engineering 8627 NE 180"' Street Bothell. WA 980 I J Phone:206-303-763~ ------- TIR STORM DRAINAGE TECHNICAL INFORMATION REPORT For Sunridge Townhomese Located at 12228 -SE Petrovitsky Road, Renton, WA 98058 Page PARCEL# 8008600095 FOR VY Properties Vladimir Drofyak 15012 -SE 253rd Place Covington, WA 98042 Phone: 206-351-9289 Date: October 24, 2014 Prepared by: Anstey Engineering CIVIL ENGINEERING/CONSULTING 8627 NE 180th Street Bothell, Washington 98011 Phone: (206) 303-7639 fax(425)486-0267 e-mail: benanstey@juno.com I of 10 TIR Technical Inforr on Report TABLE OF CONTENTS Cover Page I Table of Contents Drainage Report 2 J Project Summary Legal Description Existing Site Hydrology Soils Developed Hydrology KCRTS Software Inputs KCRTS Results 3 3 4 4 4 5 6 Core Requirements 7 Req# I Discharge at Natural Location 7 Req#2 Off Site Analysis 7 Upstream Analysis 8 Downstream Analysis 8 Req#3 Flow Control 9 Req#4 Conveyance 9 Req#5 Erosion and Sedimentation Control 9 Reqli6 Maintenance and Operation 9 Req#7 Financial Liability 9 Req#8 Water Quality 9 Special Requirements 9 Conclusions and Recommendations 10 Attach men ts: Bio-Swale Design Vicinity Map Page 2 of 10 PROJECT SUMMARY: 12228 -SE Petrovitskv Road, Address: Renton, WA 98058 Parcel#: 8008600095 Owner: VY Properties Zoning: Rm-F Drainage Basin Middle Green River I Watershed: Duwamish -Green River The 19,889 s.f. (0.45 acre) lot storm drainage TIR has been prepared to address the City of Renton site development and storm drainage requirements for the addition of impervious areas to the site including to a proposed 9 unit Townhome, and driveway. The property has currently only contains a segment of a dirt road. Th rf e tota new 1moerv1ous su ace area 1s as f 11 f o ows,ms .. : Proposed Exlstinit: Total Townhomes 6043 6043 Driveway 3,993 3993 1504 Sidewalk 1504 Total 11,540 11540 Total-pervious pvmt 9724 0 9724 TIR Page 3 of 10 LEGAL DESCRIPTION Lot 11, Block l, Benson Heights According to the Plat thereof Recorded in Volume 48 of Plats Page 98, in King County, Washington Except the North 892 Feet thereof; and Except the Portion Conveyed to King County For Petrovitsky Road by Deed Under Recording) Number 8509051041; (Also know as Lot A of King County Lot Line Adjustment Number 180037, Recorded under Recording Number 9002051035) EXISTING SITE HYDROLOGY: The site is currently vacant. The site was visited on January 23, 2009. The downstream drainage system was field verified and the drainage patterns and ground cover were observed. The site consists of a vacant lot with some grass and a couple trees. The driveway is gravel. There is a paved road approach which is shared by the adjacent Stonebrook apartment buildings. The right of way has an 6 foot concrete sidewalk and concrete curbs and gutters. There are rockeries along the front and back of the property. The existing impervious area is only the portion of the existing drive on the property 2, I07sf There is one 18" tree on the site which will be removed .. Soils The soils on the site are classified as Alderwood Gravelly Sandy Loam AgC per the SCS Soil Map of King County. Alderwood Soils are classified as TILL SOILS and have a low permeability and high winter water table so are unreliable for full infiltration. DEVELOPED SITE HYDROLOGY: The proposed site development includes 9 Townhomes, pervious pavement paved driveway and parking and sidewalks. Given the limited room onsite, and the inadequate onsite infiltration rate, full dispersion and infiltration of all new impervious area is not practical. FLOW CONTROL The on-site sidewalks and a portion of the driveway will be paved with pervious pavement thereby bringing the total impervious area to under I O,OOOsf (9724sf) therefore flow control is not required. TIR Page 4of 10 KCRTS Software Inputs A comparison of runoff flows for the ?redeveloped and Developed scenarios was generated using the King County RunoffTime-Senes (KCRTS) software. Since the new proposed areas (roofiops and driveway) and existing areas (dirt road) runoff will be fully dispersed and will infiltrate, these areas were considered non-effective impervious areas and were modeled as pasture in KCRTS, to match the surrounding landuse; pasture. Th ti II h t e o owmg are t e given proJec,t m orrna 10n: S.F. acres Parcel area: 19,889 0.45 Total Developed impervious area: 11,450 0.26 I Effective Impervious area: 9,724 . 0.22 I Non-effective impervious area: (pervious Pvmt) I 1,816 0.04 The inputs into the program were as follows: Alderwood soils are classified as till soils. I Predeveloped (Forested) Scenario: S.F. acres I Pervious area (Till Forest): 19,889 0.45 Developed Scenario I S.F. acres Till lawn 8,349 0.19 Impervious Area 11,540 0.26 Effective Impervious area: 9,724 0.22 KCRTS Result, The I 00-year storm for the predeveloped forested scenario has a generated flow of 3.33 cfs. The 100-year storm for Developed scenario has a generated flow of3.44 cfs. These results show a negligible increase of 0. 11 outputs are anached at the end of th.is report. TIR Page 5 of 10 KCRTS Result Summarv Table Scenario Return Flow Increase Period Pre-Developed Developed years cfs cfs cfs 100 0.31 0.38 0.07 25 0.25 0.31 0.06 10 0.2 0.26 0.06 z 0.09 0.15 0.06 Core Requirements Core Requirement #I Discharge at the natural location The site currently drains to the south to the concrete gutter and piped drainage system of Petrovitsky Road. The developed drainage system will continue to do so also. The runoff from the site will be collected in a catch basin which will drain to an existing catch basin in Petrovitsky Road. Core Requirement #2 Offsite Analysis Task 1 Define and Map Study Area The 0.45+/-acre (I 9,889st) site is located on the north side of Petrovitsky Road across from 122°d Place SE. The site slopes down to the south. Storm water runoff currently sheet flows off of the yards onto the adjacent gutter of Petrovitsky Road. The site is located on Parcel 0739000055 in the SW•;. of Section 28, Tow11ship 23 North, Range 5 East, WM in the City of Renton, WA The site address is: 12228 -SE Petrovitsky Road, Renton, WA 98058 Task 2 Review all available information on the Study Area: The site previously had a single family house which has been demolished The soils on the site are Aldcrwood series so total infiltration is not practical. There are no wetlands identified on the site, unstable soils, landslide hazards or other known limitations. Task 3 Field Inspection The site was visited on January 23, 2009. The downstream drainage system was field verified and the drainage patterns and ground cover were observed. The site consists of a vacant lot with some grass and a couple trees. The driveway is gravel. There is a paved road approach which is shared by the adjacent Stonebrook apartment buildings. The right of way has an 6 foot concrete sidewalk and concrete curbs and gutters. There are rockeries along the front and back of the property. TIR Page 6 of 10 • The existing impervious area 1s only the portion of the existing drive on the property 2, 107sf There is one 18'' tree on the site which will be removed .. Task 4 Describe the drainage system and its expected problems A quarter mile downstream inspection was performed. The inspection concluded no visual impacts or potential problems will occur from the development of the subject site. The downstream course consists of sheet tlow onto the adjacent sidewalk and catch basin on the north side of SE Petrovitsky Road. The drainage crosses to the south, at the west side of the site through piped drainage and discharges through a 24'' 0 CP culvert to a vegetated swale flowing south. The channel then crosses under a paved driveway through a 42"0 CMP pipe approximately 300 feet south of Petrovitsky Road and flows to the east through a well vegetated channel to join with Soos creek and the Green River. The existing Stonebrook Apartmetns surround this site on the north and west. The apartments have their own drainage system and do not provide any on or off site flows for this site. The site drains to the piped drainage system in SE Petrovitsky Road which drains to the south. A storm water stub-out is provided at grade at the southeast corner of the lot with an 8"0 DI pipe which is connect to an existing Catch basin in the north gutter line of SE Petrovitsky Road. The vacant lot to the east does not drain onto or receive water from this property. There will be 13' minimum oflandscaping along the east property line and 11.7' of landscaping along the south property line. Roof and footing drains will be directed to the piped drainage system in SE Petrovitsky Road through the existing 8" stub out at the southeast corner of the site which will be relayed and a new catch basin installed. Task 5 Proposed Mitigation Measures The proposed 6,043sf apartment will provide a paved access drive with curbs and gutters and underground storm drainage pipes to collect and transfer storm water runoff from the roof and pavements to the piped drainage system in SE Petrovitsky Road via a new piped drain to the existing catch basin. Storm water detention will not be required as there will be less than 0.5cfs of runoff, see computer printouts, and less than I O,OOOsf of new impervious area. The new impervious surface added is 9, 724sf (6,043sf bldg+ 3,681 sf of asphalt pavement). The property will have 3.681 sf of new pollution generating surface, so water quality treatment for the asphalt area will be provided by a bio-swale from the Southwest comer of the parking area to the catch basin in the Southeast corner of the site .. The site will add less than 0.5cfs of storm water runoff dunng a I 00 year storm (0.38cfs), so storm water detention is not required. The roof will drain to the existing storm drain in Petrovitsky Road and the parking lot will drain to the bio-swale and on to the Petrovitsky Road drainage system. The site will have I .8 I 6sf of pervious pavers for use in sidewalks and parking areas. Most parking will be provided by garages under the apartments. TIR Page 7 of IO Existing Runoff 2yr 0.09 10yr02 Deve'--~d Runoff 0.15 0.26 New Impervious A-oa Bldg = 6.043sl Parking =3,68 l sf • 25yr 0.25 !OOyr 0.31 0.31 0.38 Total= 9,7245sf Flow Control BMPs were considered in the following order: Full dispersion -Unable to achieve the minimum required l 00 feet of native vegetated tlowpath. Therefore, full dispersion is not feasible. Full infiltration -The Aldenvood soils do not provide a reliable infiltration capacity for full infiltration of the site. The allowable site area is limited for infiltration facilities. Partial Infiltration -Partial infiltration is used as there is a piped drainage system to connect to on the southeast comer of the property. Pervious pavement are used to the extent practical (walks and parking areas) and a bio-swale is used which will infiltrate some runoff and provide water quality treatment. Smart Site Design Due to the limited size of the lot little could be done to further reduce the impervious area. The development was laid out to create minimum impact. The proposed building is two story to minimize the footprint. The impervious area of 49% is less than the 75% allowed. Preserve native vegetation 8,349sf of the site will be landscaped (0.42%) The site had previously been cleared so there is no native vegetation to save. Erosion and Sediment Controls TIR In order to prevent erosion and trap sediment within the pr~ject site, the following BMPs will be used approximately as shown on the ESC plan: • Clearing limits will be marked by fencing or other means on the ground. • A rocked construction entrance will be placed at the location of the driveway throughout construction. • Runoff will not be allowed to concentrate and no water will be allowed to point discharge. • The bio swale will be used as an interceptor ditch prior to site stabilization. • Mulch will be spread over all cleared areas of the site when they are not being worked. Mulch will consist of air-dried straw and chipped site vegetat.ion. • Silt fencing will be installed as needed along the lower edge of the site. Page 8 of 10 Core Requirement No 3 -Flow Control The BMP's used on the site, pervious pavement, and bio-swale, will provide adequate flow control as the minimal amount of generated run-off 0.38cfs will be below the maximum allowable of0.5cfs for a 100 year storm. There is no evidence of any other on-site flows going otl:site, and this will not change under the developed condition. There does not appear to be any si!,'Ilificant surface t1ow. Core Requirement No 4 -Conveyance System The only proposed conveyance for this site, are the pipes proposed to carry the rooftop runoff from the proposed Townhomes and driveway to the piped drainage system. The bio-swale will also convey t1ows. Per Mannings formula an 8" PVC pipe at 0.5% can pass 0.9cfs while the peak IOOyear flow from the site is only 0.38cfs. Core Requirement No 5 -EROSION AND SEDL\IENTATION CONTROL Temporary ESC measures will be required during construction, including a construction entrance. All disturbed areas should be surrounded by silt fence to prevent any soil erosion in the area. All disturbed areas should then be stabilized with permanent seeding to establish good grass cover. The lav,n areas will be amended with mulch. Core Requirement No 6 -,Maintenance and Operations Any ruts or erosion t1owpaths that may result from the dispersion of stormwatcr should be fixed and have permanent vegetation re-established, so to avoid channel flow and associated erosion problems, and maintain sheet flow. This is not anticipated to be a problem on the site if the vegetation i, maintained along the vegetated t1owpaths. Maintenance Instructions for Infiltration Devices The site contams catch basins and pipes that must be cleaned and maintained. The site also contains pervious pavements that must be cleaned and maintained. The site also has a bio-swale that must be kept in working order. Core Requirement No 7 -Financial Guarantee and Liability No Financial Guarantee or Liability should be required for this project Core Requirement No 8-\\later Quality The BMP's used on the site, pervious pavement, and bio-swale will provide adequate basic water qual.ity control as the minimal amount of generated run-off wi II be fully treated by the bio-swale and pervious pavement. The driveway catch basm will have do\\nturned elbows to help trap and sediment, debris and oils. Special Requirements: NONE There are no Special Requirements lhat are applicable to the site. TIR Page 9of 10 Other Adopted Area-Specific Requirements There are no additional area-specific requirements that apply to the project site. Flood Hazard Areas Delineation The proJect site is not located in a t1ood hazard area. Flood Protection Facilities This is not applicable to the project. Source Control There are no pollutants on site, so this is not applicable to the project. Oil Control The site is not high-use, so this is not applicable to the project. CONCLLISIONS AND RECOMMENDATIONS: The proposed addition of impervious areas to the site including 9 each single-family residences (SFR), and an asphalt-concrete driveway can be constructed on the site without changing the character of the drainage in the area. The collective additional t1ows from the impervious areas is relatively insignificant given the size of the site and these flows v.ill be mitigated using pervio1us pavement and a bio-swale. Minimal TESC Will be required for the site including construction entrance, silt fence, and permanent seeding. No water quality impacts are expected as runoff will receiver basic treatment from a bio-swale. flR Page IOof 10 KCSWDM Bio-Swale Calrulation FOR Drofyal<. Apartments 12117/2013 Q= n= A= R= s= d= 0. 1 60% of 2yr dev flow upstream of Detention or 2yr flow downstream 0.2 Manning's Roughness factor= 0.2 0.5 Cross Sectional Area of Flow 10' max width x 4" max depth 0.3 Hydraulic Radius= A/WP 0.01 Slope 0.3 Flow Depth= 0.33' max Width= b = (Q·n)l(1.49'(C10"1.67)·(s'0.5)) = 1.002423 16' max V= Q/A = 0.2 1fps max Length= L = 540V= 108 100 foot min. Step 1 Step 2 Step 3 Step 4 Step 5 Step 6 Calculate Design Flow= 64% of 2 yr upstream, 2yr downstream of detention, 100yr for com Calculate Swale Bottom Width = 1. 002423 Determine Design Flow Velocity= Cal rulate Swale Length= Adjust Swale to Fit Site 540'V= Ok Check Swale Capacity to pass 100 year flow 0.2 108 10' Max width at 4" max depth 100 foot Min. o .4feet deep max ok SE Petrovitsky Rd SE 192nd street , GEOTECHNICAL ENGINEERING STUDY PROPOSED 7 -UNIT APARTMENT BUILDING 12228 PETROVITSKY ROAD RENTON, WASHINGTON G-2871 Prepared for Mr. Vladimir Drofiak c/o: Mr. Ruslan Lev P.O. Box 8081 Kent. WA 98042 April 20. 2009 GEO Group Northwest, Inc. 13240 NE 20th Street, Suite 10 Bellevue, WA 98005 Phone: (425) 649-8757 E-mail: info@geogroupnw.com April 20, 2009 Mr. Vladimir Droliak c/o: Mr. Ruslan Lev P.O. Box 8081 Kent WA 98042 Subject: GEOTECHNICAL ENGINEERING STUDY PROPOSED 7 -UNIT APARTMENT BUILDING 12228 PETROVITSKV ROAD RENTON, WASHINGTON Dear Mr. Drofiak and Mr. Lev: Geotechnical Engineers. Geologists & Environmental Scienhsls G-2871 GEO Group Northwest, Inc., is pleased to submit this Gcotcchnical Engineering Study for the proposed new apartment building at the subject site. Our report presents information from our review of the geologic map of the site vicinity and our subsurface investigation. The purpose of this report is to provide geotechnical recommendations for the proposed development. This report has been prepared in accordance with the authorized proposal dated April 2, 2009. PROJECT DESCRIPTION The project site consists of the lot at the northeast corner of the intersection of 122 Pl SE and SE Petrovitsky Road in Renton, Washington as shown on the attached Plate l -Vicinity Map. The lot is currently undeveloped as a previous single family residence on the site was removed. Current plans include a 7-unit apartment building on the east side of the site and parking on the west side. The site is relatively flat with an approximate 3-4 foot high rockery along the north property line and another of simila. height on the south property line. Site details can be seen in Plate 2 -Site Plan. GEOLOGIC CONDITIONS Based upon a review of the geologic map for the area, the subsurface soils at the site are mapped as Glacial Till (Qvt), consisting of a concrete-like mixture of sand, silt and gravel deposited as 13240 NE 20th Street, Suite 10 • Bellevue, Washington 98005 Phone 425/649-8757 • Fax 425/649-8758 April 20, 2009 12228 SE Petrovitsky Road, Renton, Washington G-2857 Page 2 ground moraine at the base of the ice during the Vashon Stade of the Fraser Glaciation. The till is typically overlain hy 2 to 5 feet of medium dense silty sand. Till deposits arc typically very dense due to glacial compaction. SUBSURFACE CONDITIONS On April 15, 2009, GEO Group Northwest, Inc. investigated the subsurface conditions by directing the excavation of four exploratory test pits at the project site. The test pits were located approximately as shown on the atlachcd Plate 2 -Site Plan. The following soil conditions were encountered at the site: Test Pit 1 Test Pit 2 Test Pit 3 Test Pit 4 Topsoil/ Fill 0 to 1 ft 0 to 1 ft 0 to 2 ft Oto0.5ft Weathered Glacial Till I to 2.5 ft 1 to 2 ft 2to3.5ft 0.5 to 2.5 ft Glacial Till Below 2.5 ft Below 2.5 ft Below 4.5 ft Below 3 ft Seepage was encountered in Test Pit 3 at 3.5 ft of depth consisting of minor perched water. Detailed Test Pit logs are attached as Appendix A: Test Pit Logs & Soil Legend. SITE SEISMIC DESIGN CLASSIFICATION Based on soils encountered in our test pits and according to the 2003 International Building Code (!BC), the site seismic design classification is Site Class C (V cry Dense Soil Profile), as derived from Table 1615.1 in the !BC. CONCLUSIONS AND RECOMMENDATIONS General Based upon the results of our study, it is our professional opinion that the site is geotechnically suitable for the proposed development. GEO Group Northwest, Inc. April 20, 2009 12228 SE Petrovitsky Road, Renton, Washington G-2857 Page 3 The new apartment building can be supported on typical continuous and spread footing foundations bearing on top of the dense to very dense site soils. Based upon the test pit logs, we anticipate competent site soils to be present within 3.5 feet of the existing ground surface. We do not anticipate any major over-excavations. Specific recommendations for the development are included in the following report sections. Site Preparation, General Earthwork and Erosion Control The proposed building pad and pavement areas should be stripped and cleared of surface vegetation and topsoil. Disturbance to the site should be kept to a minimum. Silt fences should be installed around areas disturbed by construction activity to prevent sediment-laden surface runoff from being discharged off~site to the east or into the right-of way to the south of the development area. Exposed soils that are subject to erosion should be compacted or covered with plastic sheeting. Temporary Excavation Slopes Anticipated cuts at the site consist of those for the building foundations. Cuts in the loose surficial soils (approximately upper 2 ft) should be sloped at an inclination no steeper than 1 H: IV (Horizontal: Vertical). Excavations in the dense to very dense glacial till soils may be sloped no steeper than 0.511: IV provided no seepage is encountered. Permanent cut and fill slopes at the site should be inclined no steeper than 2H: IV. Surface runoff should not be allowed to flow uncontrolled over the top of slopes into the excavated area. Exposed cut slopes should be covered with plastic sheeting during construction to minimize erosion. If groundwater seepage or other unanticipated soil conditions are encountered during construction, excavation of cut slopes should be halted and the cut slopes should be evaluated by GEO Group Northwest, Inc. Structural Fill All fill material used to achieve design site elevations below the building areas and below non- structurally supported slabs, parking lots, sidewalks, driveways, and patios, should meet the requirements for structural fill. During wet weather conditions and behind retaining walls, material to be used as structural fill should have the following specifications: GEO Group Northwest, Inc. April 20, 2009 12228 SE Petrovitsky Road, Renton, Washington G-2857 Page 4 I. Be free draining, granular material containing no more than five (5) percent fines (silt and clay-size particles passing the No. 200 mesh sieve); 2. Be free of organic material and other deleterious substances, such as construction debris and garbage; 3. Have a maximum size of three (3) inches in diameter. All fill material should be placed at or near the optimum moisture content. The optimum moisture content is the water content in soil that enables the soil to be compacted to the highest dry density for a given compaction effort. The surficial silty sand fills and topsoils at the site are unacceptable for structural fill due to the significant percentage of organic material and other deleterious substances. The underlying Gravelly/ Silty SAND till soils at the site may be used for structural fill only during dry weather as they arc moisture sensitive and have moisture contents significantly above optimum levels. The till soils are not recommended for retaining wall backfill. Alternatively, a free-draining pit- run sand or gravel may be imported to the site for use as structural fill. Structural fill should be placed in thin horizontal lifts not exceeding ten inches in loose thickness. Structural fill under building areas (including foundation and slab areas). should be compacted to at least 95 percent of the maximum dry density, as determined by ASTM Test Designation D- 1557-91 (Modified Proctor). Structural fill under driveways, parking lots and sidewalks should be compacted to at least 90 percent maximum dry density, as determined by ASTM Test Designation D-1557-91 (Modified Proctor). Fill placed within 12-inches of finish grade should meet the 95% requirement. We recommend that GEO Group Northwest, Inc., be retained to evaluate the suitability of structural fill material and to monitor the compaction work during construction for quality assurance of the earthwork. Spread Footing Foundations We recommend that the proposed new residences be supported on conventional spread footings bearing on the dense to very dense native site soils or on compacted structural fill placed on top GEO Group Northwest, Inc. April 20, 2009 12228 SE Pctrovitsky Road, Renton, Washington G-2857 Page 5 of the dense to very dense native site soils. Based on the findings from our subsurface investigation at the site, we anticipate that the dense soils are present near the estimated footing subgrade level. We do not anticipate any significant over-excavations. GEO Group Northwest, Inc. should be retained to verify that the spread footings are resting on medium dense to very dense soils and that any over-excavations extend to the dense to very dense site soils. We should also be retained to verify structural fill materials and compaction of structural fills below spread footings. Individual spread footings may be used for supporting columns and strip footings for bearing walls. Our recommended minimum design criteria for foundations bearing on the medium dense to very dense site soi Is or on compacted structural fill are as follows: -Allowable bearing pressure, including all dead and live loads Dense to very dense native soil Compacted structural fill = 4,000 psf = 2,000 psf Minimum depth to bottom of perimeter footing below adjacent final exterior grade = 18 inches Minimum depth to bottom of interior footings below top of floor slab = 18 inches Minimum width of wall footings = 16 inches Minimum lateral dimension of column footings = 24 inches -Estimated post-construction settlement= 1 /4 inch -Estimated post-construction differential settlement; across building width= 1/4 inch A one-third increase in the above allowable bearing pressures can be used when considering short-term transitory wind or seismic loads. Lateral loads can also be resisted by friction between the foundation and the supporting compacted fill subgrade or by passive earth pressure acting on the buried portions of the GEO Group Northwest, Inc. March 6, 2009 Sekulich Townhomes, 4827 Vesper Drive, Everett, Washington G-2857 Page 6 foundations. For the latter. the foundations must be poured "neat" against the existing undisturbed soil or be backfilled with a compacted fill meeting the requirements for structural fill. Our recommended parameters are as follows: -Passive Pressure (Lateral Resistance) • 350 pcf equivalent fluid weight for compacted structural fill • 350 pcf equivalent fluid weight for native dense soil. -Coefficient of Friction (Friction Factor) • 0.35 for compacted structural fill • 0.35 for native dense soil We recommend that footing drains be placed around all perimeter footings. More speci lie details of perimeter foundation drains arc provided below in the Wall Drainage section. Permanent Basement and Conventional Retaining Walls The following design recommendations may be used for permanent basement and conventional retaining walls at the project site. Permanent basement walls restrained horizontally on top are considered unyielding and should be designed for a lateral soil pressure under the at-rest condition; while conventional reinforced concrete walls free to rotate on top should be designed for an active lateral soil pressure. Active Earth Pressure Conventional reinforced concrete walls that are designed to yield an amount equal to 0.002 times the wall height should be designed to resist the lateral earth pressure imposed by an equivalent fluid with a unit weight of: • 30 pcf for level backfill behind yielding retaining walls The walls should also be designed to resist a seismic pressure of 611 psf. GEO Group Northwest, Inc. March 6, 2009 Sckulich Townhomes, 4827 Vesper Drive, Everett, Washington At-Rest Earth Pressure G-2857 Page 7 Walls supported horizontally by floor slabs are considered unyielding and should be designed for lateral soil pressure under the at-rest condition. The lateral soil pressure design should have an equivalent fluid pressure of: • 40 pcf for level ground behind permanent unyielding retaining walls The walls should also be designed to resist a seismic pressure of 6H psf. Passive Earth Pressure and Base Friction The available passive earth pressure that can be mobilized to resist lateral forces may be assumed to be equal to 350 pcf equivalent fluid weight in both undisturbed soils and engineered structural backfill. The base friction that can be generated between concrete and undisturbed native soils or engineered structural backfill may be based on an assumed 0.35 friction coefficient. Wall Drainage We recommend that the permanent concrete basement and conventional retaining walls be waterproofed and that a vertical drain mat, such as Miradrain 6000 or equivalent, be used to facilitate drainage. We recommend that the drainage mat be installed on the back side of the wall extending from the finish grade down to a footing drain pipe. We recommend that drains be installed around the perimeter of the foundation footings. The drains should consist ofa four (4) inch minimum diameter perforated rigid PVC drain pipe laid at or near the bottom of the footing with a gradient sufficient to generate flow, as schematically illustrated in Plate 3 -Subsurface Drainage. The drain line should be bedded on, surrounded by, and covered with a clean crushed rock (no minus). The clean crushed rock and drain line should be completely surrounded by a geotextile filter fabric, Mirafi 140N or equivalent. Once the drains are installed, the excavation should be backfilled with a compacted, free-draining sand or gravel fill material. The footing drains should be tightlined to discharge into the storm water collection system. Under no circumstances should roof downspout drain lines be connected to the footing drainage GEO Group Northwest, Inc. March 6, 2009 Sekulich Townhomes, 4827 Vesper Drive, Everett, Washington G-2857 Page 8 system. All roof downspouts must be separately tightlined to discharge into the storm water collection system. We recommend that sufficient cleanouts be installed at strategic locations to allow for periodic maintenance of the footing drains and downspout tightline systems. Backfill in areas adjacent to basement or conventional retaining walls should be compacted with hand held equipment or a hoepack. Heavy compacting machines should not be allowed within a horizontal distance to the wall equivalent to one half the wall height, unless the walls are designed with the added surcharge. Slab-on-Grade Floors Loose site soils should be excavated from all slab subgrade areas or compacted to a firm and unyielding condition. Slab-on-grade floors may be constructed on top of dense to very dense native site soils or on top of compacted structural fill placed on top of the competent site soils. The slab-on-grade floors should not be constructed on top of the loose fills at the site. To avoid moisture build-up on the subgrade, slab-on-grade floors should be placed on a capillary break, which is in turn placed on the prepared subgrade. The capillary break should consist of a minimum of a six (6) inch thick layer of free-draining crushed rock or gravel containing no more than five (5) percent finer than the No. 4 sieve (sand, silt and clay). A vapor barrier, such as a 6- mil plastic membrane, is recommended to be placed over the capillary break beneath the slab to reduce water vapor transmission through the slab. Two to four inches of sand may be placed over the barrier membrane for protection during construction. Infiltration Based upon the results of our subsurface investigation it is our opinion that the dense to very dense soils found at the bottom of all test pits arc glacial till soils or 'hardpan.' This type of soil is generally relatively impervious and not recommended for infiltration. We do not recommend onsite infiltration of stormwater. LIMITATIONS This report has been prepared for the specific application to this site for the exclusive use of Mr. Vladimir Drofiak and his authorized representatives. Any use of this report by other parties is GEO Group Northwest, Inc. March 6, 2009 Sckulich TO\vnhomes, 4827 Vesper Drive, Everett, Washington G-2857 Page 9 solely at their own risk. We recommend that this report be included in its entirety in the project contract documents for reference during construction. Our findings and recommendations stated herein are based on field observations, our experience and judgement. The recommendations are our professional opinion derived in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area and within the budget constraint. No warranty is expressed or implied. In the event that soil conditions not anticipated in this report are encountered during site development, GEO Group Northwest, Inc., should be notified and the above recommendations should be re-evaluated. If you have any questions, or ifwe may be of further service, please do not hesitate to contact us. Sincerely, GEO GROUP NORTHWEST. INC. Glen Wade Geologist \ ·J{tl((-:.C~1,._t{ (/~,y William Chang, P.E. Principal Attachments: Plate I -Vicinity Map, Plate 2 -Site Plan, Plate 3 -Subsurface Drainage, Appendix A -Test Pit Logs and Soil Legend GEO Group Northwest, Inc. 16 ____ -r. ----- ,'<'·-----·· :J.,.4-SE i SE 176TH I I cy11,_G=--r...:o...:u...:f"- 01 _ecN_""-.?.:..,!:1=- 0 -=-,!=-'~'-.Ge-=-e~.::.sog.::.~,'-~,-.~-n_c_._ Bwironrrental Scientists SCALE NTS DATE 4/1612009 MADE GW CHKD • RON REGIS PARK + VICINITY MAP PROPOSED 7-UNIT APARTMENT BUILDING 12228 SE PETROVITSKY ROAD RENTON, WASHINGTON ( WC JOB NO. G-2871 PLATE ,i'Af' '.'\'JIC {- I ·-· ~-·--· -----~ ~----,f·· -- LEGEND ~r-1 TEST PIT NUMBER AND APPROXIMATt: LOCATIO:"I Group Northwest, Inc. SCALE 40 ft ~ ] in Geotechnical Engineers. Geologists, & Env1ronmenta1 Scientists DATE 4/20/2009 MADE GW CHKD :,, ~--'. 1 ' :--' r II--_ l. ... :.i: I SITE PLAN "" PROPOSED 7-UNIT APARTMENT BUILUING 12228 SE PETROVITSKY ROAD RENTON, WASHINGTON WC JOBi'iO. G-2871 PLATE 2 Washed crushed rock C(!o/extile (\.Jiraji 140 NL or equal) Relatively Impervious Soil COMPACTED BACKFILL MATERIAL 4 inch diameter s/oaed or -------~~~ perforated rigid /J VC pipe Basement Retaining Wall Vertical Drain Mat (M1radrciin 6000 or equa{j NOT TO SCALE NOTES: I.) Do not replace rigid PVC pipe with flexible corrugated plastic pipe. 2.) Perforated or slotted PVC pipe should be tight jointed and laid with perforations or slots down, with positive gradient to discharge. ell•) Group Northwest, Inc. SCALE NONE Geolechnical Engineers, Geokigists, & E1wironrrnf1tal Scientists DATE 4/16/2009 MADE GW CHKD SUBSURFACE DRAINAGE PROPOSED 7-l'NIT APARTM~:l\'T BUILDING 12228 SE Pf.TROVITSKY ROAD RENTON, WASHINGTON WC JOB NO. G-2871 PLATE 3 APPENDIX A TEST PIT LOGS & SOIL LEGEND LEGENu OF SOIL CLASSIFICATION AND. _NETRATION TEST UNIFIED SOIL CLASSIFICATION SYSTEM (USCS) MAJOR DIVISION GROUP SYMBOL CLEAN GW ' GRAVELS GRAVELS COARSE- (More Than Half 11,t11e or no fines) GP Coarse Gra,ns GRAINED SOILS Larger Than No 4 Sie11e1 i SANDS (More Than Half More Than Half Coarse Grains by Weight Larger Smaller Than No Than No 200 4 Sieve) Sieve SILTS ' 1 (Below A-Line on Plasl1c1ty Chart. FINE-GRAINED ·Negligible Organic) SOILS More l han Half CLAYS (Above A-Line on Plact,c11y Chart Negl,gible Organic), by ;:~g:~ s~;~ler ORGANIC SIL TS I Sieve & CLAYS (Below A-l 1nc on : Plactic1ty Char1) ' H\GHL Y ORGANIC SOILS OlRTY GRAVELS (w11h some Imes} CLEAN SANDS (!,\lie or no fines) DIRTY SANDS (with some fines) liquid L1m1t < 60% l1qu1d limit '"50% L'QUld limit < 30% L1qu1d Lim,: "50% L1qu1d l1m1\ <50% L1qu1d L1m1t > 50% SOIL PARTICLE SIZE I U.S. ST ANDARO SIEVE GM GC SW SP SM SC Ml MH CL CH DL OH FRACTION Passing Retained ' Size Size Sieve (mm) [ Sieve (mm) SILT I CLAY #200 0075 §A@ FINE #40 0 425 I #200 0075 MEDIUM #10 2 i #40 0 425 COARSE #4 4.75 #10 2 GRAVEL ' FINE 19 #4 4.75 COARSE 76 19 COBBLES 76 mm to 203 mm ' -- BOULDERS :s 203 mm - ROCI< FRAGMENTS :-76 mm ------· ROCK :sQ 76 o.ibic mete' in volume i ! ' TYPICAL DESCRIPTION LABORATORY CLASSIFICATION CRITERIA WELL GRADED GRAVELS, GRAVEL·SAND MIXTURE, LITILE OR NO FINES DETCRMINE PERCENTAGES OF' POORLY GRADED GRAVELS, AND GRAVEL-SAND, GRAVEL AND SANO MIXTURES LITTLE OR NO FINES , FROM GRAIN SIZE I DISTRHlUTION CURVE SIL n' GRAVELS. GRAVEL-SAND Sil T MIXTURES , CLAYEY GRAVELS, GRAVEL-SAND-CLAY MIXTURES WELL GRADED SANDS. GRAVELLY SANDS, LIITLE OR NO FINE:.S POORLY GRADED SANDS, GRAVELLY SANDS, UTILE OR NO FINFS SIL TY SANOS, SANO-SILT MIXTURES CLAYEY SANUS SANO-CLAY MIXTURES COARSE GRAINED SOILS ARE CLASSIFIED AS FOLLOWS· < 5% Fine Grained GW GP, SW, SP I ' : :s 12% Fine Grained GM, GC SM, SC 5 to 12% Fine Grained use dual symbol5 Cu = (060 I D10) greater than 4 Cc" (0302 ) I (010 • 060) between 1 and 3 NOT MEETING ABOVE REQUIREMENTS CONTENl ATTERBERG LIMITS BELOW "A'"UNE or PI LESS THAN 4 OF F\NES EXCEEDS 12% ATTERBERG LIMITS ABOVE ""A" LINE or P I MORE THAN 7 Cu " (060 / 010) greater lhan 6 Cc" (D302) I (010 • 060) between 1 and 3 NOT MEETING ABOVE RFQUIREMENTS ! ATTERBERG LIMITS BELOW "A" UNE w11h P.1 LESS THAN 4 CONTENT OF i f-lNES EXCEEDS 12% · ATTERBERG LIMITS ABOVE "A"' LIN[ with P I MORE THAN 7 INORGANIC SIL TS. ROCK FLOUR SANDY SIi TS OF SLIGHT PLASTICITY PLASTICITY CHART ---;~n:~71 60 ,F-'~~~~~-,/ FOR SOIL PASSING / : I INORGANIC SIL TS. MICACEOUS OR OIATOMACEOUS. FJNE SANDY OR SIL TY SOIL 1 INORGANIC CLAYS OF I OW PLASTICITY. GRAVELLY SANDY. OR Sil fY CLAYS CLEAN CLAYS INORGANIC CLAYS OF HIGH PLASTICITY. FAT CLAYS ORGANIC SIL TS ANO ORGANIC SILTY CLAYS Of- LOW PLASTICITY ORGANIC CLAYS OF HIGH PLASTICITY PEAT AND OTHER HIGHLY ORGANIC S01l.S NO 4 0 SIEVE 17H or OH I : , I ' ' : :7 .,..I 'OL crML: 50 10 7 I MH or OH 8 'l ' I ~---t---·-· ·-+---1------1--I 0 10 20 ::io 40 sb eo 10 so oo 100 110 LJQUlD LlMIT (%) GENERAL GUIDANCE OF SOIL ENGINEERING PROPERTIES FROM STANDARD PENETRATtON TEST (SPT) SANDY SOILS SIL TY & CLAYEY SOILS Blow Relative Friction Blow Coun\5 Den51\y Angle Descr1pt1on Coun1s N % ¢, degret1 N 0-4 D -15 Very Loose <2 4-10 15 -35 26 -30 Loose 2-4 10 -30 35 -65 28 -35 Medium Dense 4 -8 30 -50 65 -es 35 -42 Dense 8-15 > so 85-100 3e-46 Very Den5e 15 -30 > 30 cftjKj) Group Northwest, Inc. ~ Geotechmcal Engineers. Geologists & En111ronmental Scient1st5 13240 NE 20th Street. Suite 12 Phone (425) 649-8757 Belle11ue, WA 96005 Fax (425) 649--8758 ' Unconfined I Strength De5cr1ption qu. tsf < 0.25 Very soft 025-050 so, 0.50-1 00 Medium Stiff 1 00 -2.00 Stiff 2 00-400 Very S1iff :s 4 DO Hard PLATE A1 TEST PIT NO: TP-1 LOGGED BY GW LOG DATE: 4/15/2009 GROUND ELEV. 396 ft -+ --- DEPTH SAMPLE Water OTHER TESTS/ ft. uses SOIL DESCRIPTION No. % COMMENTS SM )1Jty)!AND with gravel and organics., dark brown, loose, damp (topsoil with II Sl 14.0 Probe 6" -dnveway gravel at surface) ------------------------------------------------------------- Silty SAND with gravd, red hrnwn, medium dense tu dense, damp Probe 2" -SM (weathered glacial till) 2 -------------------------------------------------------------()rave:llv SAl\'O with siltl and cobbles, It. gray, dense. damp (glacial till). I S2 10.4 SP Probe 2" -Total depth~ 3 fl 4 - - - - 6 - - - - 8 TEST PIT NO: TP-2 LOGGED BY GW LOG DATE: 4/15/2009 GROUNO ELEV. 399 ft +/- DEPTH SAMPLE Water OTHER TESTS/ ft. uses SOIL DESCRIPTION No. % COMMENTS Silty SAND with gravd and organics. dark brown, loose, damp (top~oil/ fi!!) Probe 6" -SM -~------------------------------------------------------------- -SM S!!ty SAND with gravel, red brown, medium demt= to dcnsi.:, damp 2 ---. ------------------------------------------• SI 19.7 SM Silty SAND with gravel, tan, very dense, damp (glacial tilt). Probe I" -Total depth~ 2.5 feet - 4 - - - - 6 - - - - 8 TEST PIT LOGS • PROPOSED 7-UNIT APARTMENT BUILDING Group Northwest, Inc. 12228 SE PETROVITSKY ROAD Geotechnical Erigineers. Geologis1s, & RENTON, WASHINGTON 8wironrren1al Scier1l1Sts JOB NO. G-2871 J DATE 4/16/2009 J PLATE A-2 -··· - TEST PIT NO: TP-3 LOGGED BY GW LOG DATE: 4/15/2009 GROUND ELEV. 397 ft+/- ----- DEPTH SAMPLE Water OTHER TESTS/ ft. uses SOIL DESCRIPTION No. % COMMENTS - Probe 2 ft - -SM Silty SAND with gravel and mots, brown, loose, damp (fill) 2 ---------------------------------------------------------------------______ na~~e_topsotl _____________________________________ - -SM Silty SAfJ_Q with gravel. red brown, loose to medium dense. damp to wet (v.-cathcrcd glacial till> '52 Probe 6" ------------------------------------------------------------. SI 25.5 4 Silty SAND with gravel and cobbles, tan/ brown. dense, damp (glacial till). -SM Probe 2" -Total depth~ 4.5 ft -Seepage encountered at 3.5 ft 6 - - - - 8 TEST PIT NO: TP-4 LOGGED BY GW LOG DATE: 4/15/2009 GROUND ELEV. 395 ft+/- DEPTH SAMPLE Water OTHER TESTS/ ft. uses SOIL DESCRIPTION No. % COMMENTS SM ~8.tl]2 with gravel, It. tan/ gray, dense, damp (fill) ___________ Probe 2" -------- -I SI 20.0 - 2 SM Silly -~AND with gravel, ydlow brown, medium dense to dense, damp. -Probe I" --------~--------------------------------------I S2 SM Silty SAND with gravel, gray, very dense, damp (glacial till}. l 9.1 Probe 0 -Total depth ~ 3 feet 4 - - - - 6 - - - - 8 TEST PIT LOGS • PROPOSED 7-UMT APARTMENT BUILDING Group Northwest, Inc. 12228 SE PETROVITSKY ROAD Geolechnical Erigil"le&rs, Ge0Klg1sts. & REJ'>TON, WASHINGTON Etlv,ronrrental Scientists JOB NO. G-287 l DATE 4/16/2009 PLATE A-3 .. SUBDIVISION Guarantee/Certificate Number: Issued By: 70001123 CHICAGO TITLE INSURANCE COMPANY CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES V.Y. PROPERTIES, LLC, A WASHINGTON LIMITED LIABILITY COMPANY herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Ticor Tille Company 600 SW 39th Street, Suite 100 Renton, WA 98057 Countersigned By: Authorized Offcer or Agent Subdivision Guarantee/Certificate Page 1 ofS Chicago Tille Insurance Company By: President Attest: Secretary I~} r: (''Ci 'VI= L·-, ' k ~ .. , __ , t __ ,; ~--.I 1Ff' 2 5 2014 (:_~r·\:' ·.).:~ r':?~?\'J!\j I • I_ .'·p11~~-:--·~i_Jg_ 1i :«! i0:35AM WA-TT-FWNf-02840.660004-SPS-1~14-70001123 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70001123 $1,000.00 r ISSUING OFFICE: Trtle Officer. Un~ 1 Ticor Title Company 600 SW 39th Street. Suite 100 Renton, WA 98057 Phone: (425)255-7472 Fax: (877)521-9938 Main Phone: (425)255-7575 Email: Unit1 .Renton""'TicorTitle.com SCHEDULE A $250.00 Effective Date: March 3. 2014 at 08:00AM The assurances referred to on the face page are: .. $23.75 That. according to those public records which. under the recording laws. impart coostructive notice of matter re!a:ive '.: the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: V.Y. PROPERTIES. LLC. A WASHINGTON LIMITED LIABILITY COMPANY subject to the matters shown below under Exceptions. which Exceptions are not necessarily shown in the order c' :C·e - priority. END OF SCHEDULE A SubdiviScn Guarantee'Certfficate Page2of6 ?rir.ted: C3.09.;-" :S "l0:3S.:..V WA-TI ..fWNT-0284-0.660004-SPS-"l-14-7000 < 123 EXHIBIT "A" Legal Description LOT 11, BLOCK 1, BENSON HEIGHTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 98, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTH 892 FEET THEREOF; AND EXCEPT THE PORTION CONVEYED TO KING COUNTY FOR PETROVITSKY ROAD BY DEED RECORDED UNDER RECORDING NUMBER 8509051041; (ALSO KNOWN AS LOT "A" OF KING COUNTY LOT LINE ADJUSTMENT NUMBER 180037, AS RECORDED UNDER RECORDING NO, 9002051035); SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON, Subdivision Guarantee!Cernficate ?nrrtec: OJ_:,g_~~ ~ ~:::?.S,.:..V WA-TT -PNN7 ..Q2S.4J.S6C.JC.4-S?S-~.· L-7JJG· • 23 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70001123 SPECIAL EXCEPTIONS SCHEDULE B (continued) 1. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: 2014 073900-0055-02 2128 $173,600.00 S0.00 Billed: Paid: Unpaid: $2,547.98 $0.00 52,547.98 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: DISCLOSED BY: IN FAVOR OF: PURPOSE: AFFECTS: RECORDED: RECORDING NO.: STATUTORY WARRANTY DEED GENE J. BONOMI, JR .. A SINGLE MAN INGRESS. EGRESS AND UTILITIES THE WEST 30 FEET OF SAID PREMISES JANUARY 18. 1980 8001180991 SAID INSTRUMENT CONTAINS PROVISIONS FOR BEARING THE COST OF MAINTENANCE. REPAIR OR RECONSTRUCTION OF THE RIGHT OF WAY FOR INGRESS. EGRESS AND UTILITIES BY THE USERS. PARTIAL RELEASE OF ACCESS EASEMENT RECORDED ON AUGUST 14. 2009 UNDER RECORDING NC. 20090514001ns. 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CORPORATION PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: SOOS CREEK WATER AND SEWER DISTRICT, A MUNICIPAL WATER MAIN AND APPURTENANCES THE WEST 30.00 FEET OF SAID PREMISES NOVEMBER 17. 2003 20031117000627 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: RESERVED BY: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: Subdivisior. GuararrteeiCertfficale STONEBROOK, LLC INGRESS, EGRESS AND UTILITIES THE WESTERLY 30 FEET OF SAID PREMISES JANUARY 2. 2007 20070102001261 Page 5 ct6 ~!ir'rted: 03.09.14 :g: 1 J:3.$A..V WA•TT ~ --02840.660004-SPS-M ,4..7000': 023 CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) 5. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED: GUARANTEE/CERTIFICATE NO. 70001123 FROM: A.F. PLANT AND INEZ L. PLANT, HUSBAND AND WIFE AND FRANKLIN D. PLANT AND EVELYN PLANT, HUSBAND AND WIFE RECORDED: MAY 29, 1953 RECORDING NO.: 4349507 AS FOLLOWS: RESERVATIONS TO THE GRANTORS, THEIR HEIRS. SUCCESSORS AND ASSIGNS FOREVER EXCEPTING AND RESERVING UNTO THE SELLERS, THEIR HEIRS, SUCCESSORS AND ASSIGNS FOREVER, ALL MINERALS OF ANY NATURE WHATSOEVER, INCLUDING COAL, IRON, NATURAL GAS AND Oil, UPON OR IN SAID LAND TOGETHER WITH THE USE OF SUCH OF THE SURFACE THEREOF AS MAY BE NECESSARY FOR EXPLORING FOR AND MINING OR OTHERWISE EXTRACTING AND CARRYING AWAY THE SAME; BUT THE SELLERS, THEIR HEIRS, SUCCESSORS AND/OR ASSIGNS SHALL PAY TO THE GRANTEES, THEIR HEIRS, SUCCESSORS OR ASSIGNS, THE MARKET VALUE AT THE TIME MINING OPERATIONS ARE COMMENCED OF SUCH PORTION OF THE SURFACE AS MAY BE USED FOR SUCH OPERATIONS OR INJURED THEREBY, INCLUDING ANY IMPROVEMENTS THEREON. 6. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON SAID PLAT OF BENSON HEIGHTS. 7. COVENANTS, CONDITIONS. RESTRICTIONS, EASEMENTS, NOTES. DEDICATIONS AND SETBACKS. IF ANY, SET FORTH IN OR DELINEATED ON THE BOUNDARY fl.OT LINE ADJUSTMENT RECORDED UNDER RECORDING NO. 9002051035. 8. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: GRANTEE: RECORDED: RECORDING NO.: Subdivision Guarantee/Certificate KING COUNTY SEPTEMBER 5, 1985 8509051041 END OF SCHEDULE B Page 6 rA 6 Printed: 03.09.14@ i0:35AM WA-TT-FWNT-02840.660004-SPS-1-14-70001123 . geoAdvantage· King County Vashington State (App3) Page 1 c' • SE 175th s ..... '-· , •'"',, IV I , . .. C ..J £ "' " " .. "' ., •: .. ~ -.- -. * " .. -. - C -. . Petrovitslly R- . .. . .. "' . ~ "' ,.. ~ " " . - . . . ... • Sentry Dynamics, Inc. and its TICOR TITLE COMPANY c:ustor:iers ma~ no repi ese, itat:ior-.s, geoAdvantage warrantt-l!!i o~ ~itl'ons, ex::,,ress or !mplied, as tc ~e aca;i"a:::y er K-·~"~ conipleteness cf ll"ITT)r.'nc;!tfc:i corrta::iec :n tll:s ~ http://geo.sentrydynamics.net/WA_King/default.aspx 3/7/2014 ' BENSON HEIGHTS PORTIONS ofTM£S.E.l:oFTHE5.Wl 8 S.W;k oFnt£-S.E! oF SEC.29 T.23N.R.5E.W.M/.. l !c j'. ,: r i 14 ·' ~ '• i' I DESC~IP"t:ION r .. • RESTRtCTIOliS 98 1 I ' SUBDIVISION Guarantee/Certificate Number: Issued By: 70001123 CHICAGO TITLE INSURANCE COMPA1' Y CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES V.Y. PROPERTIES, LLC, A WASHINGTON LIMITED LIABILITY COMPANY herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limtted to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A Please note carefully the liability exclusions and limttations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further inforrration as to the availability and cost. Ticor Title Company 600 SW 39th Street, Suite 100 Renton, WA 98057 Countersigned By: Authorized Officer or Agent Subdivision Guarantee/Certificate Page1of6 Chicago Title Insurance Company By: Attest: President Secretary Printed: 03.09.14@ 10:35AM WA-TT -FWNT -02840.660004-SPS--1-14-70001123 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70001123 $1,000.00 T ISSUING OFFICE: Title Officer Un it 1 Ticor Title Company 600 SW 39th Street, Su~e 100 Renton, WA 98057 Phone: (425)255-7472 Fax: (877)521-9938 Main Phone: (425)255-7575 Email: Unit1 .Rentont,;;)T1corTitle.com SCHEDULE A $250.00 Effective Date: March 3. 2014 at 08:00AM The assurances referred to on the face page are: S23.75 That according to those public records which. under the recording laws. impart constructive notice of matter rela::ve '.: the following described property: SEE EXHIBIT "A" A TT ACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: V.Y. PROPERTIES, LLC, A WASHINGTON LIMITED LIABILITY COMPANY subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of t,e:- priority. END OF SCHEDULE A Subdivision Guarantee/Certificate Page2 Of6 Prir:te:t CJ.09,;.t. ~ "lC:3.S.:.V WA-TT-FW'NT-02840.660004-SPS-"l-~4-700C~ i 23 EXHIBIT"A" Legal Description LOT 11, BLOCK 1, BENSON HEIGHTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 98, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTH 892 FEET THEREOF; AND EXCEPT THE PORTION CONVEYED TO KING COUNTY FOR PETROVITSKY ROAD BY DEED RECORDED UNDER RECORDING NUMBER 8509051041; (ALSO KNOWN AS LOT "A" OF KING COUNTY LOT LINE ADJUSTMENT NUMBER 180037, AS RECORDED UNDER RECORDING NO. 9002051035); SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. SutxfV!sion Guarantee/Certfficate i==age 3 r:15 ~ 03.:,S.~4 ~ #:;--35,.!._V WA-7T~l-c2S4Q.S6CJC4-SPS-~-'.L-7JX··:3 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70001123 SPECIAL EXCEPTIONS SCHEDULE B (conUnued) 1. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: 2014 073900-0055-02 2128 $173,600.00 $0.00 Billed: Paid: Unpaid: $2,547.98 S0.00 $2.547.98 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: DISCLOSED BY: IN FAVOR OF: PURPOSE: AFFECTS: RECORDED: RECORDING NO.: STATUTORY WARRANTY DEED GENE J. BONOMI, JR., A SINGLE MAN INGRESS, EGRESS AND LITILITIES THE WEST 30 FEET OF SAID PREMISES JANUARY 18. 1980 8001180991 SAID INSTRUMENT CONTAINS PROVISIONS FOR BEARING THE COST OF MAINTENANCE. REPAIR OR RECONSTRUCTION OF THE RIGHT OF WAY FOR INGRESS. EGRESS AND UTILITIES BY THE USERS. PARTIAL RELEASE OF ACCESS EASEMENT RECORDED ON AUGUST 14. 2009 UNDER RECORDING NO. 20090814001775. 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CORPORATION PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: SOOS CREEK WATER AND SEWER DISTRICT. A MUNICIPAL WATER MAIN AND APPURTENANCES THE WEST 30.00 FEET OF SAID PREMISES NOVEMBER 17. 2003 20031117000627 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: RESERVED BY: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: Subdhti9or. ~i!e:'Certfficate STONEBROOK. LLC INGRESS, EGRESS AND UTILITIES THE WESTERLY 30 FEET OF SAID PREMISES JANUARY 2. 2007 20070102001261 ?age S cfE ?rintei:::: c.3_09_;,1,:;: 'fJ:3SA.V WA-TT ..fWNT--Q2840.660004-SPS--~-i 4--7DOOl i 23 CHICAGO TITLE INSURANCE COMPANY SCHEDULES (continued) 5. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED: GUARANTEE/CERTIFICATE NO. 70001123 FROM: A.F. PLANT AND INEZ L. PLANT, HUSBAND AND WIFE AND FRANKLIN D. PLANT AND EVELYN PLANT, HUSBAND AND WIFE RECORDED: MAY 29, 1953 RECORDING NO.: 4349507 AS FOLLOWS: RESERVATIONS TO THE GRANTORS, THEIR HEIRS. SUCCESSORS AND ASSIGNS FOREVER EXCEPTING AND RESERVING UNTO THE SELLERS, THEIR HEIRS, SUCCESSORS AND ASSIGNS FOREVER, ALL MINERALS OF ANY NATURE WHATSOEVER, INCLUDING COAL, IRON, NATURAL GAS AND OIL, UPON OR IN SAID LAND TOGETHER WITH THE USE OF SUCH OF THE SURFACE THEREOF AS MAY BE NECESSARY FOR EXPLORING FOR AND MINING OR OTHERWISE EXTRACTING AND CARRYING AWAY THE SAME; BUT THE SELLERS, THEIR HEIRS, SUCCESSORS AND/OR ASSIGNS SHALL PAY TO THE GRANTEES, THEIR HEIRS, SUCCESSORS OR ASSIGNS, THE MARKET VALUE AT THE TIME MINING OPERATIONS ARE COMMENCED OF SUCH PORTION OF THE SURFACE AS MAY BE USED FOR SUCH OPERATIONS OR INJURED THEREBY, INCLUDING ANY IMPROVEMENTS THEREON. 6. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON SAID PLAT OF BENSON HEIGHTS. 7. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE BOUNDARY/LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NO. 9002051035. 8. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: GRANTEE: RECORDED: RECORDING NO.: Subdivision GuarantWCertificate KING COUNTY SEPTEMBER 5, 1985 8509051041 END OF SCHEDULE B Page 6of6 Printed: 03.09.14@ 10:35AM WA-TI -FWNT -02840.660004-SPS-1-14-70001123 geo Ad ta van ge: King County lashington State (App3) Page 1 :::" • ' SE 175th s. ' U.L. Io ,,, .. ,, l - - ..., £ "' ... " '" .. ' __ ,,. "' . * .. . . - C . ,. . ---Petrowitsky R -. . - .. .. .. .,, : L... " "' " . -- - .. , ..• IJJ Sentry Dynamics, Inc. and rts TICOR TITLE COMPANY c-Jstomers mak(!!: no representaticns, geoAdvantage warra-r:ues or :::ondtt:lons, ~ o;- imofted, as tc '6-!e acc..;ec.:y c~ 'N'tr'Vt.~ ~e-: compl,eteness of lnfor":":'li!tiOl"', contatned :r, th'.s repo:t.. http://geo.sentrydynamics.net/WA_King/default.aspx 3/7/2014 11 ii I :1 1. !, . ;. :.: \_\ ! C BENSON HEIGHTS PORTIONS Of'T\.i£ s.E.! of iHE sw:a. a s.w i Of'THE s.E~ oF SEt.28 T. 23 N.R. !5 E.W.Mf".:..:., Scale I'• 200' Continlfllal Enginee-rini/C.:. f, c?f :_ -----;~-------~; ;~-~-~ ~-~:.;-~:~:~~--~~~--~)_)2,_,.! _::_·:.::~•+, k..~. -------~--8!:.~·:~~~ ~E .. !:~!·-------~-----... -.... ·.•_•-.-.-.-.,~g_· .. J,', .. ~--~.or.~-.~.--~'· -:.J~J;.;L,~TTF.:'.:~ ::; t-,,,,:;00.,.,0,r"',,,,,,,-+c,s .. •""-i'l"-'•o?''c•e·i-·-'w"-c-'",3:10.,o s -~o,-ss ·, ,a3, _42.· . . : 16 .. .; ~ ' ' ' >Ii~-,es· '2l.5" 1~ r.50 1£~." 1.ss.1 o:ir..Mll<l- ',, 's..... ' " 15 14 I b ~o 1, ~ 1£ ., I i!: ' ···-4f:;. -~ --OESG~IPTION s ~~-:~_-r .:fH ~ . .,_ ..... ~:..~: ; =-.: -' "'= "~ ,,. :~~ ;--.• __ 'ce' :., '!l'e,•(::>r' or-!; :"' = -.. ----... ---- 2:;t~~?:~!~E~::~~~=~:::~=~-~~= :·:~:~.:/;,1~1J;';~ii.;~:f;;~~71:~:~, ::;,,-eL-..... .::-lio.: ~qc-il-::1 S<.~~~~ ..... ~...$ ~.e--i-·.: !:;y.:-~>!'"·;e, :::,~-ot,:,sc':.. ... ;·=~ .!.=-=--""'·:.-::: ~ s~--::c -.;,,-~-5 -s~··e: ~ ~=-:::.:-:t.,,.-;. -;-:~:.: :;· ;-~ :! '""'c :..·,-,c·:C:,1. ... ~Y-~-"°a:~ :;;E'T;:ii,~'" .... ~-~ : .. -:?:P--: .c"'.~ ... :,, =--;; -.--c;-~.:.,.,·-:--:'-.,-,:: ... .;'-:....~~=~~ ,__._.,, -.-----------_,/ • • SUBDIVISION Guarantee/Certificate Number: Issued By: 70001123 CHICAGO TITLE INSURANCE COMPANY CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES V.Y. PROPERTIES, LLC, A WASHINGTON LIMITED LIABILITY COMPANY herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Ticor Title Company 600 SW 39th Street, Suite 100 Renton, WA 98057 Countersigned By: Authorized Officer or Agent Subdivision Guarantee/Certificate Page 1 CJl'6 Chicago Title Insurance Company By: Attest: President Secretary Printed: 03.09.14@ 10:35AM WA--TI-FWNT-02B40.660004-SP~M4-70001123 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70001123 f $1,000.00 ISSUING OFFICE: Title Officerc Unit 1 Ticor Title Company 600 SW 39th Street, Suite 100 Renton, WA 98057 Phone: (425)255-7472 Fax: (877)521-9938 Main Phone: (425)255-7575 Email: Unit1 .Rentonrn)TicorTitle.com SCHEDULE A Premium $250.00 Effective Date: March 3. 2014 at 08:00AM The assurances referred to on the face page are: $23.75 That according to those public records which. under the recording laws, impart cons1rudive notice of matter relative :~ the following described property: SEE EXHIBIT "A" AITACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: V.Y. PROPERTIES, LLC. A WASHINGTON LIMITED LIABILITY COMPANY subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order o' ::-,e - priority. END OF SCHEDULE A Subdivision C-uararrtee:'Certifi~e Page 2 ors ;::>nr...ec: 03.09."!~ ~ ~C:3.SA.V WA-TT-FWNT-02640.660004-SPS-1-'f 4-7000"': 123 EXHIBIT "A" Legal Description LOT 11, BLOCK 1, BENSON HEIGHTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 98, RECORDS OF KING COUNTY, WASHINGTON; EXCEPT THE NORTH 892 FEET THEREOF; AND EXCEPT THE PORTION CONVEYED TO KING COUNTY FOR PETROVITSKY ROAD BY DEED RECORDED UNDER RECORDING NUMBER 8509051041; (ALSO KNOWN AS LOT "A" OF KING COUNTY LOT LINE ADJUSTMENT NUMBER 180037, AS RECORDED UNDER RECORDING NO. 9002051035); SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. ?age3d5 ~.e:: 03.:,S.~~,;: '::35,:.._,,1 WA-7T~-czs.t.=.S6CJC4-S?&~-~e.-1::JG~~23 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 70001123 SPECIAL EXCEPTIONS SCHEDULE B (continued) 1. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not indude interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: 2014 073900-0055-02 2128 $173,600.00 $0.00 Billed: Paid: Unpaid: $2,547.98 $0.00 $2,547.98 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: DISCLOSED BY: IN FAVOR OF: PURPOSE: AFFECTS: RECORDED: RECORDING NO.: STATUTORY WARRANTY DEED GENE J. BONOMI. JR.. A SINGLE MAN INGRESS. EGRESS AND UTILITIES THE WEST 30 FEET OF SAID PREMISES JANUARY 18. 1980 8001180991 SAID INSTRUMENT CONTAINS PROVISIONS FOR BEARING THE COST OF MAINTENANCE. REPAJR OR RECONSTRUCTION OF THE RIGHT OF WAY FOR INGRESS. EGRESS AND UTILITIES BY THE USERS. PARTIAL RELEASE OF ACCESS EASEMENT RECORDED ON AUGUST 14. 2009 UNDER RECORDING NC. 20090814001775. 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CORPORATION PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: SOOS CREEK WATER AND SEWER DISTRICT. A MUNICIPAL WATER MAIN AND APPURTENANCES THE WEST 30.00 FEET OF SAID PREMISES NOVEMBER 17. 2003 20031117000627 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: RESERVED BY: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: STONEBROOK. LLC INGRESS. EGRESS AND UTILITIES THE WESTERLY 30 FEET OF SAID PREMISES JANUARY 2. 2007 20070102001261 PageS0f6 ~e:!: 03.09. ~.t g 1 :):SSA.M WA·TI-F\NNT-o2840.660004-SPS-1•14-7D00i 123 CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) 5. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED: GUARANTEE/CERTIFICATE NO. 70001123 FROM: A.F. PLANT AND \NEZ L. PLANT, HUSBAND AND WIFE AND FRANKLIN D. PLANT AND EVELYN PLANT, HUSBAND AND WIFE RECORDED: MAY 29, 1953 RECORDING NO.: 4349507 AS FOLLOWS: RESERVATIONS TO THE GRANTORS, THEIR HEIRS, SUCCESSORS AND ASSIGNS FOREVER EXCEPTING AND RESERVING UNTO THE SELLERS, THEIR HEIRS, SUCCESSORS AND ASSIGNS FOREVER, ALL MINERALS OF ANY NATURE WHATSOEVER, INCLUDING COAL, IRON, NATURAL GAS AND OIL, UPON OR IN SAID LAND TOGETHER WITH THE USE OF SUCH OF THE SURFACE THEREOF AS MAY BE NECESSARY FOR EXPLORING FOR AND MINING OR OTHERWISE EXTRACTING AND CARRYING AWAY THE SAME; BUT THE SELLERS, THEIR HEIRS, SUCCESSORS AND/OR ASSIGNS SHALL PAY TO THE GRANTEES, THEIR HEIRS, SUCCESSORS OR ASSIGNS, THE MARKET VALUE AT THE TIME MINING OPERATIONS ARE COMMENCED OF SUCH PORTION OF THE SURFACE AS MAY BE USED FOR SUCH OPERATIONS OR INJURED THEREBY, INCLUDING ANY IMPROVEMENTS THEREON. 6. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON SAID PLAT OF BENSON HEIGHTS. 7. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS. IF ANY, SET FORTH IN OR DELINEATED ON THE BOUNDARY/LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NO. 9002051035. 8. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR ALLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: GRANTEE: RECORDED: RECORDING NO.: Subdivision Guarantee/Certificate KING COUNTY SEPTEMBER 5, 1985 8509051041 END OF SCHEDULE B Page6~6 Printed: 03.09.14@ 10:35AM WA-IT-FWNT-02640.660004-SPS-1-1-4-70001123 . geoA'dvantage· King County Vashington State (App3) Page 1 SE 175th s ~--··-· -~· I -.. C .. ,: ~ "' .. " -· . ·.·-- "' j . * -.. . . "' . ---. . . . - PetrowitskY R • . --. ., "' ;;. "' - "' "' " ' -, .. :-·. fl Sentry Dynamics, Inc. and rts TICOR TITLE COMPANY C'.Jstomers ~ake no re~cr.s, geoAdvantage Wi!~r'lties o~ ::cndrti'Ol'"S, ~ c,,- impiiet:, as to :he aca.i:-a=v er- completeness of jnfom':atio~ N',W,.~,C~ conta!;"!ed :T": this: ~ http:f/geo.sentrydynamics.net!WA_King/default.aspx 3/7/2014 ' ' ..... , .. •. ~:.,. ~--":'~ ~.:.:~-;;~ .. 16 ~ [; fi F i • • BENSON HEIGHTS 98 PORTtONS OFTl-iES.E.joFTHES.W:l 8 S.W;k OFTH!:"·S.E! OF SEC.28 T.23N.R.5E.W.M/:,. ·~ • ' • 8 ":7 6 • 5 4 ,3 r • l • , • ; ·,_ r: -•. ·-z z 15 14 I ' lo ~--i~ ~ 1~ '• :;; j~ ~ ' ; r ' I i I I ···.·1 -~·;:'. -----· ~0081030000700.001 I WHEN RECORDED RETURN TO V.Y. PROPERTIES, LLC ,l,111111111111111 20081030000700 15012 SE253F!DPlACE COViNGTOIII, WA 9B042 ~~= Ji~a uo 44. 00 10/30/201M U:!l!li KING COUNTV, UA PAGE0el OF 0e1 @ CHICAGO TITLE INSURANCE COMPANY STATUTORY WARRANTY DEED THE GRANTOR(S) STONES ROOK II, LlC, A WASH!NGTON LIM!TED LlABIUTY COMPANV for and in consideration of TEN DOLLARS AND OTHER GOOD ANO VALUABLE CONSIDERATION 1272592 j in hand p.rid, coovcys ww1 warrants to 1 V.Y. PAOPEFITIES, LLC, A WASHINGTON LIMITED UASlUTY COMPANY the following described real estate situated ill the County of KING State ofWashington: LOT 11, BLOCK 1, BENSON HEIGHTS, ACCORDING TO THE PLAT THEREOF, RECORDED INVOLUME48 OF PLATS, PAGE 98, JN KING COUNTY, WASHINGTON: EXCEPT THE NORTH 8S2 FEET THEREOF; ANO EXCEPT THE PORl'lON CONVEYED TO KING COUNTY FOR PETROi/iT SKY ROAD BY DEED RECORDED UNDER RECORDING NUMBEA e509051041; {ALSO KNOWN AS LOT AOF KING COUNTY LOT LINE ADJUSTMENT NUMBER 180037, RECORDED UNDER RECORDING NUMBER 90020510:35). SUBJECT TO MATTERS ON EXHIBIT "A" ATTACHED HERETO ANO MADE A PART HEREOF BY THIS REFERBICE. Tax Account Nwnber(s): 0~900-0055-02 Dated: Oct. ?'-/ , 2008 STONEBROOK J~ LLC, CHICAGO TITLE INS. oo{£') REF# /il.7JS'z;; -i, A WASHINGTON LIMITED LIABILITY COMPANY EVAN J. HUNOEN, ~ANAGING MEMBER LPB10/KLCJ052006 RF ·-·, 'E·u·--. . :~~-;: j 2 5 2014 Order, 70001123 Doc: KC:2008 20081030000700 Page 1 of 4 Created By: ehiggins Printed: 3/9/2014 10:49:55 AM PST 20081030000700.002 STATE Ol• WASHINGTON ss COUNTY OF kj\J't_r I CER':'IFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THA.'!' EVAN J. HUNDEN IS Tf.3 PERSON WHO APPEARED BEFO~E ME, AND SAID PERSON ACKNOWLEDGED THAT 3E SIGNED THIS INSTRUMENT, ON OATH STATED THAT HE WAS AUTHORIZED TO EXECU:'E ':.'HE INSTRUMENT AND ACKNOWLEDGED IT AS MANAGIUG MEMBER 0? STONEBROOK II, LLC, A WASHINGTON LIMI'l'EV LIABILITY COMPANY TO BE FREE AND VOLUNTARY AC'!' OF SUCH PA..~TY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. c~;;TED: -f VANIA S. M,~1 ; Nor,,.Ry .OUBLiC' l STATE OF 'I/ASH N"""" I , "O . ,1 GrvJ·i :, ;,,. " MlvilSSi(JN !'.XPIRES / . ~l..t,RCH IS, 2012 V·~s:,,__., . .,r,•,, ,• _,: THE NOTARY RDA IQ~ Order: 70001123 Doc: KC:2008 20081030000700 Page 2 of 4 Created By: ehiggins Printed: 3/9/2014 10:49:55 AM PST 20081030000700.003 CHICAGO TITLE INSURANCE COMPANY EXHJBIT A EscrnwNo.: 1272592 SUBJECT TO; l. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: DlSCLOSED BY: IN FAVOR 0:': PURPOSE: AFFECTS: RECORDED: RECORDING NUMEER: STATUTORY WARRANTY DEED GENE J, BONOMI, JR,, A SINGLE MAN INGRESS, EGRESS AND UTILITIES THE WEST 30 FEET OF SAID PREMISES J.ANUA.~Y 18, 1980 8001180991 SAID INSTRUMENT CONTAINS PROVISIONS FOR BEARING THB COST OF MAINTENANCE, REPAIR OR RECONSTRUCTION OF THE RIGHT OF WAY FOR rNGRESS, EGRESS AND UTILITIES BY THE USERS. 2. EASEMENT AND THE: TERMS AND C0NDIT10NS THEREOF: GRANTEE: PURPOSE, AREA AFFECTED: RECORDED; RECORDING NUMBER: SOOS CREEK WATER AND SEWER DISTRICT, A MUNICIPAL CORPORATION WATER MAIN AND APPURTENANCES THE WEST 30.00 PEET OP SAID PRBMISES NOVEMBER 1?, 2003 200311170006'.2'? 3. EASBT-1ENT AND THE TERMS AND CONDITIONS THEREOF: RESERVED BY: PURMSE: AREA AFFECTED, RECORDED: RECORDING NUMBER: STONEBROOK, LLC INGRESS, EGRESS AND UTILITIES THE WESTERLY 30 FEET OF SAID PREMISES JANUARY 2, 2007 20070102001261 4. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED: FROM: RECORDED: RSCORDING NUMBER: A.F. PLANT A."ITI INEZ L. PLANT, HUSBAND .AND WIFE AND FRANKLIN D. PLANT AND EVELYN PLANT, HUSBAND AND WIFE MAY 29, 1953 43'49507 AS FOLLOWS; RESERVATIONS TO THE GR.ANTORS, THEIR HEIRS, SUCCESSORS AND ASSIGNS FOREVER BXCEPTING AND RESERVING UNTO THE SELLERS, THEIR HEIRS, SUCCESSORS AND ASSIGNS FOREVER, AI,I., MINERALS 0~ ANY NATURE WHATSOEVER, INCLUDING COAL, IRON, NA'rORJU, GAS AND OIL, U?ON OR I~ SAID LAND TOGETHER WITH THE OSE OF SUCH OF THE SURFACE THEREOF AS MAY SE NECESSARY FOR EXPLORING FOR ANO MINING OR OTHERWISE EXTRACTING AND CARRYING AWAY THE SAME; BUT TiiE SELLSRS, 'rP.EIR HEIRS, SUCCESSORS AND/OR ASSIGNS SHALL PAY TO THE GRANTEES, THEIR HEIRS, SUCCESSORS OR ASSIGNS, THE MARKET VALUE AT THE TIME MINING OPERATIONS ARE COll'NENCED OF SUCH PORTION OF THE SURFACE AS MAY BE USED FOR SUCH OPERATIONS OR INJURED THEREBY, INCLUDING ANY IMPROVEMENTS THEREON. Order; 70001123 Doc: KC:2008 20081030000700 Page 3 of4 Created By: ehiggins Printed: 3/9/2014 10:49:55 AM PST 20081030000700.004 CHICAGO TITLE INSURANCE COMPANY EXHIBIT A (continued) E.scrnwNo.~ 1272592 5. COVENANTS, CONDITIONS, RESTRICTIONS, EAS8MENTS, NOT8S, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON SAID PLAT OF BENSON HEIGHTS. 6. COV'mlJ!INTS, CONOITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE BOUNDARY/Lar LINE ADJUS'IMENT RECORDED UNDER RECORDING NUMBER 9002051035. 7. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GR.ANTED IN DEED: GRANTEE: RECORDED; RECORDING ~"UMBER: KING COUNTY SEPTEMBER 5, 1~85 8503051041 exhibitcfrlm(Ull% Order: 70001123 Doc: KC:2008 20081030000700 Page 4 of 4 Created By: ehiggins Printed: 3/9/201410:49:55 AM PST = LL.! = " Oo l: ;:,.:~'> .... ,.')Ui,-. "' io ~ :r. "' ;;.:wf5 C"') '"o,(10 r., I.ii V")CJ, er., ,-:?ii. .. ·::.: 1-~o zc ,-u ~ "'~ Soiless 4so Shattuck Ave s. (P.O. Box 1102) °' ~VANDSTATE Renton, Washington 98055 .-i, H -0 0 O<) STATUTORY WARRANTY DEED ,. , N COUNTY . . ' '' EXCISE TAX -PAID J.._1\,.i:-· JAN181980 ~~~64J.O MICHAEL A. MARINELLI and SANDRA L. MARINELLI, his wife; C:,.. ~: . Ttl_E GRANTOR '" '-"'1o,amun.;.n1;d,.adonof TEN AND N0/100 ----------($10.00) ~ln.h&n,d -pai~ conveys ano w.irrants to GENE 'J. BONOMI, JR. ' a single nia)n; (also _';"as-GENE -BONOMI and also known as GENE JOE BONOMI, JR. §1-thi, fol1DWingdescrlbed real estate, situated in the County of King -·wathlngto~: f DOLLARS beillg _known , , Seate of The South 100 feet of the North 892 feet of Lot 11, Block l, BENSON HEIGHTS, according to the plat recorded in Volume 48 of Plats, page 98, records of King County, Washington; TOCETHER W,TII a non-exclusive easement for ingress, egress and utilities over the West 30 feet of said Lot 11, Block 1, BENSON HEIGHTS, according to the plat recorded in Volume 48 of Plats, page 98, records of King County, Washington; IT IS MUTUALLY AGREED BETWEEN THE PARTIES HERETO, that the following covenants and conditions shall prevail: 1. That the parties using the roadway and easement area shall contribute equally to the maintaining of said easement area by parti- pating equally in the necessary work and/or contributing equally to the necessary expense. 2. That the installation of utilities nhall be made within the easement area space allowed and shall not unduly interfere with the use of the easement area and roadway, and the ·expense of installing a_nd maintaning the utilities shall be borne equally by the parties using the said utilities. . 3. That decisions concerning maintenance and repair of the road- way and easement area, as distinguished from improvements, shall be made by majority vote of the parties using the easement area and roadway. 4. That the vote of the majority shall never be used in such a manner as to create an unreasonable or disproportionate financial burden on the minority or non-voting or those users who are in opposition. 5. That there shall be no cutting of trees within the easement area without a complete and unanimous agreement among all users of the easement area. 6. That in the event of later subdivisions resulting in additional families or persons using the said roadway and easement area, that said additional persons shall contribute equally to the expense of maint_enilnce and repair of said roadway and easement area,equal to all other parties using the easement area and shall participate in making decisions concerning the easement area. _ 7. That the parties, their guests and invitees shall not obstruct or unduly interfere with the travelled roadway or easement _area. 8. That these covenants and conditions shall inure to the benefit of the Parties hereto. their representatives, successors, assigns or· nominees. ·. SEE ATTACHED ·oat•d. December 31, 1979 STATE OF WASHINGTON COUNTY OF King " -----~KAA .... · ....,t.._ ___________ _ ACCEPTED and APPROVED . ~,ye.~-a/z· ••• • C r .... Gene J Hnnmi, Jr BY------~----------(Sec:retaryl STATE OF WASHINGTON COUNTY OF •nd-----------------~,..,-to me knOwn to tie me _________ Prts1~nt and Secretirv, respectiwelv~ of the corporation thatex_ecuted the 1ofe"ioirig i~5:trumeQt,: ln"d . acknowledged the said Instrument tt, be ihe frN and yotun; tir'I act and.deed Of.Slid corporation, for. th• use_s and pur-· Poses thG!'ein in,ntioned. and on oath $1.lted t_~.t ' . . . ---~-·-.~. ---. -. authorized lo eXICllt~ tl>e.sal~ instrument and t_hat _the-seel affi,ced is the corporate sul of, said corporitlon. · · · Wltness my hand and o1ficlal seal here.to affbced the day. and . year first above Wfitten. Notary Public In and for the_S11!1t1& Of Washi_ngtOn, HlidinQ "---'------------~---" ' 2oosos14001ns.001 RECORDED AT THE REQUEST OF AND AFTER RECORDJNG RETURN TO: 111111111111~11111111111111 STONEBROOK. IL I.LC 375118THAVESE#l\8 BELLEVUE WA 9i<;005 20090814001775 CUSTOMER REAS 67.00 l'AGE-0il1 OF 0e6 06/14/2009 13:ZB KING COUNTY, I.IA PARTIAL RELEASE OF ACCESS EASEMENT Reference No. of Re-lated Document Gr:mtor Grantee Abbreviated Legal Descripti~m As~essor's Tax Parcel No's. 800ll80991 STONEBROOK li, LLC V.Y. PROPERTIES. LLC' Portion of Lot 11. Block l. Benson Heights, Vol. 48, Pg. 98 0739CNHI056. 073900-0060 and 073900-0055 TffiS INSTRUMENT. made this _.}j__fb____day of A:Vr'ic/5 [ 20.Qj_ by and between, STONEBROOK ll, LLC. a Washington Limited Liability Company, herein- after referred ro as the "Gran1or'', and V.Y. PROPERTIES, LLC. a Washington Limited Liability Company. herein-af1er referred to as the "Grantee". WJT:-iESSETH, WHEREAS, The Granlor is the .wccessor owner of the real property described in Exhibit ··A" hereto (Dominan1 Estate 1. AND WHEREAS, the Dominant Estate benefit from that cenain ··30 feet non-e:\du~i\"e (':bemenc·· di.\closed by Statutory Warranty Deed recorded under King County recording number 800l 180Q9J, herero (the Easement). ASD WHEREAS, the Grantee i.~ the m\-ner of the real prop('rty described in Exhibi1 ··B'' herew 1Serviem Estate). AND WHEREAS. the-Scr.:ient fatate i~ ~ubjcct to rbc Easemcm AND WHEREAS. the Grantcx: is seeking approval of City of Renton 8 (eight) unit Apartment~ building. Al"oD WHEREAS, approval of 8 (eightl unit Apamnents building densiry requires additional gross area of the p1-openy space not used for public and private street purposes. •I• Order; 70001123 Doc: KC:2009 20090814001775 Page 1 of 6 Created By: ehiggins Printed: 3/9/2014 11:00:18 AM PST AND WHEREAS, portion of the Easeml:'nt l~ not uSc:d for INGRESS and EGRESS purposes. and can IX' releasc:d. NOW THEREFORE, in con,;ideration of the approval of said Apartments building the Gran tor does heretiy release, terminate and extinguish any and all interest in and rights to the portion of the Easement described in Exhibit ''C". The p01tion of the Easement that will remain i~ desoibed in fahitiit "D". IN WITNESS WHEREOF, the Grantorhas executed this instrument the day and year first above written. STXfE OF \V,\SHINGTOJ\' l ) ~~. COUNTY OF KfNG l r l'crtify ihat I knrn., tir haw \atlsfocwry e~idence rhc '" f: ..,..._,.... :i. Hu.(\ J ~"- 1~ the p,.--rson who app..·ared before me. and said person acknowkdged thal hc signed this inslmmcnt. on oa!h :-ta!ed thal _he was ,·mthorized to execute the instrumem and a1..:k11owledgt!d i~ a~ 1he mc.~:'J'"':l~oftht! STO'.'i'EBROOK II. LLC to be the! frt>e and \"<l!untm:-,· an of sus:h pany for 1he use~ and purpo~e~ mc111i0~d. D:.1tcd: a/1,j i,4 6dlt~~~~~ ,S,~ra\urd (PrinLort~~ nam<'I \"OT:\R'i l'UllLJC rn ,uitl tor tli~ Slml' ol Wa.,hint!tnn. r!.~.,id;ug ~I 1 eJ Y'::\·.-, r,. J '1)' :!ppn,nt:nrnl n;HJl'~ fi (_ii /_1 f -2- Order: 70001123 Doc: KC:2009 20090814001775 Page 2 of 6 20090814001775.002 Created By: ehiggins Printed: 3/9/201411:00:18 AM PST EXHIBIT "A"' LEGAi, OF:SCRIPTION (DOl\U:'.'li/ANT ESTATESJ iPanel No. 073900-0056) THE NORTH 892 FEET OF LOT 11. BLOCK I, BENSON HEIGHTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS, PAGE 98. IN KL'IG COt:NTY. WASffiNGTON: ALSO KNOWN AS LOT B OF KING COUNTY LOT LINE ADJUSTMENT NUMBER 180037, RECORDED L'.NDER RECORDING NUMBER 9002051035). TOGETHER 111TH AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES OVER THE WEST 30 FEET OF SAID LOT 11, BLOCK 1, EXCEPT THE NORTH 892 THEREOF, <SAID EASEMENT BEING APPURTENANT TO PARCEL A ONLY>. (Parcel No. 073900-0060) LOT 12, BLOCK I, BENSON HEIGH1S, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS. PAGE 98, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION THEREOF CONVEYED TO KTh"G COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 8502270371 l FOR PETRO\TISKY ROAD. . 3 . Order: 70001123 Doc: KC:2009 20090814001775 Page 3 of6 20090814001775.003 Created By: ehiggins Printed: 3/9/201411:00:18 AM PST EXHfflIT·'B" LEGAL DESCRIPTION <SERVIENT ESTATES) (Parcel No. 073900-00SSJ LOT 11. BLOCK 1, BENSON HEIGHTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME48 OF PLATS, PAGE 98, IN KING COUNT\', WASH[NGTON: EXCEPT THE NORTH 892 FEET THEREOF; AND EXCEPT TBA T PORTION CONVEYED TO KING COUNTY >'OR PETROVISKY ROAD BY DEED RECORDED UNDER RECORDING NUMBER 8509051041; <ALSO KNOWN AS LOT A OF KING COUNTY LOT LINE ADJUSTMENT NUMBER 180037, RECORDED U~DER RECORDING NUMBER 9002051035). Order: 70001123 Doc: KC:2009 20090814001775 Page 4 of 6 20090814001775.004 Created By: ehiggins Printed: 3/9/201411:00:18 AM PST EXHIBIT "'C'' LEGAL DESCRIPTI01' FOR EASEMENT RELEASED THAT PORTION OF LOT 11. BLOCK I. BE1'SON HEIGHTS, ACCORDING TO THE PLAT THEREOF RECORDED 11' VOLCME 48 OF PLATS, PAGE 98, IN KING COl'.NTY. WASH~GTOK: COM~1ENCING AT THE INTERSECTION OF THE WEST LINE OF SAID LOT l t, WITH THE NORTH MARGIN Of THE 84 FOOT RIGHT Of WAY OJ<' PETROYITSKY ROAD; THENCE SORTH 01.,50' 10'' EAST, ALONG SAIi) WEST LINE 90.06 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 01 °50'10" EAST ALONG THE SAID WEST LINE, 35.09 FEET. TO THE SOUTH LINE OF NORTH 892 FEET OF SAID LOT 11, THENCE NORTH 88°07'03" WEST, ALOSG SAID SOUTH LISE 30.00 FEET, THENCE SOt:TH OPSO'lO'' WEST, 86.94 FEET, 1HENCE NORTH 24"23'3T' WEST, 35.45 FEET, THENCE NORTH 33°41 '17'' WEST, 24.67 FEET TO THE TRUE POINT OF BEGINNING. (SEE VISLAL REPRESENTATION IN EXHltnT ••E") -5 - Order; 70001123 Doc: KC:2009 20090814001775 Page 5 of 6 20090814001775.005 Created By: ehiggins Printed: 3/9/201411:00:18 AM PST EXffiBIT'"D'' LEGAL DESCRIPTION FOR EASEMENT TO REMAIN THAT PORTION OF LOT II, HLOCK I, BENSON HEIGHTS, ACCORDING TO THF, PLAT THEREOF RECORDED IN VOL I/ME 48 OF PLATS, PAGE 98, IN KL"lG COUNTY, WASHINGTON: BEGINNING AT THE INTERSECTION OF THE WEST UNE OF SAID LOT I I, WITH THE NORTH MARGIN OF THE 84 FOOT RIGHT OF WAY OF PETROVITSKY ROAD; THENCE NORTH OP50'10" EAST. ALO:",,G SAID WEST LINE 90.06 FEET, THENCE SOUTH 33"41'17" EAST, 24.67 FEET THESCE SOUTH 24"23'37" EAST, 35.45 FEET, THENCE SOUTH 01°50'10" WEST. 36.54 FEET, TO THE NORTH MARGIN OF THE 84 FOOT RIGHT OF WAY OF PETROVITSKY ROAD, THENCE '\\''ESTERLY ALONG SAU, NORTH ~JARGIN, SOUTH 88~40'51" WEST, 30.05 FEET TO THE TRUE POINl' ot· 8EGIN1''1NG. (SER VI.SllAL REPRESENT A nos]~ EXIIlBJT ··F.") . 6. Order: 70001123 Doc: KC:2009 20090814001775 Page 6 of 6 .. 00908140017 TS.Ode Created By: ehiggins Printed: 3/9/201411:00:18 AM PST Filed for Record at the request of SOOS CREEK WATER AND SEWER DISTRICT PO Box58039 14616 S E. 192nd Street Renton, WA 98058 Easement No · PTOJ8Cl' Tax Parcel ID#· Grantor(s); Grantee: 28-23-5-C1022 Bonomi Apartmenls 0739000055 Gregory C. ir:nckson 8627 -113' Lane NE Kirkland, Washington 98033 SOOS CREEK WATER AND SEWER DISTRICT AGREEMENT FOR EASEMENT 20031117000627.001 //_,-.,lM "l,o~ THIS AGREEMENT, made this OJ';,;.-day of Bc:hbe.Y: , 2J).02', by and between Soos Creek Water and Sewer District, a municipal corporation of Ring County, Washington, hereinafter termed the 'District", and GREGORY C ERICKSON, hereinafter termed "Grantor", WHEREAS, Granter is the owner of land at approximately 12228 SE Petrov1tsky Road. Renlon, Washington, legally described as follows: Lot 11, Block 1 of Benson Heights, according to the plat thereof, recorded 1n Volume 46 of Plats, Page 98, in King County, Washington, EXCEPT the North 892 feet thereof: and EXCEPT that portion conveyed to King County for Petrovitsky Road by deed, recorded under King County Recording No 5809051041, m Section 28, Township 23 North, Range 5 East, W.M .. King County, Washington Page i of S Order: 70001123 Doc: KC:2003 20031117000627 Page 1 of S Created By: ehiggins Printed: 3/9/2014 11:01:42 AM PST 20031117000627 .002 Easement No 28-23-5-C 1022 WHEREAS, the D1stnct requires an easement for (check those that apply) 0 Sanitary sewer line and appurtenances ~ Water main and appurtenances acros~ Grantor's property at a 1ocat1on more specifically described herein below; and WHEREAS, Grantor has title to said real property and 1s authorized to grant p.nd ,-.... convey this easement to the District. Four-1hou !>~ Seven it,,r ) H11ndr-e.&.. t" r~ -n e ;-:L,.~ .. ;Hi41J \t:.:~t r;{ Rt~ [)oJ )a...r-..S, NOW, THEREFORE, in consideration of the sum cf 811e D0lla1 ($+-00-), and other (-4q,;so.·~ good and valuable consideration in hand paid, receipt of which 1s hereby acknowledged,~ and in cons1derat1on of the performance by the D1stnct cf the covenants, terms and cond,t1ons hereinafter set forth, Grantor hereby grants, conveys and quitclaims to the District the following easement: That portion of the above-described real property further described as follows The West 30.00 feet thereof 1 DISTRICT'S USE OF PROPERTY. Said easement 1s for the purpose of 1nstalhng, constructing, operating, inspecting, ma,ntainmg, removing, repairing, replacing and using gravity and pressure sanitary sewer mains, manholes and/or water Imes and appurtenances thereto rncluding all valves and fire hydrants (the "fac1l1ties'), together with lhe none,cclus1ve right of ingress to and egress from said portion of Grantor's property for the foregoing purposes 2. USE OF PROPERTY BY GRANTOR Granter shall retain the right to use the surtace of the easement 1f such use does not interfere with 1nstsJlation or maintenance of the fac1l1t1es Grantor shall not erect buildings or struct1.ues of a permanent nature, shall not install any other Improvements including trees, large shrubbery, or fences; and shall not change surface grades, except as approved in advance by the District, in any manner which would unreasonably interfere with ingress, egress and access by the District for 1nstallat1on and/or normal maintenance of the facilities. Such burldings, structures or improvements will be deemed an encroachment upon the District's rights. and Granter shall be obligated to remove such encrcachmen!l;l at Grantor's expense. Further, the provisions of Paragraph 4 hereof as to restoration shall not apply to any such encroachments 1n the easement area. Provided, however, that fences may be constructed which provide gate or other access approved in advance by the Distnct 3 RESTORATION AFTER ORIGINAL CONSTRUCTION For angina! construct,on, Grantor's property will be restored to a condition as good as or better than it was pnor to Page 2 of 5 Order: 70001123 Doc: KC:2003 20031117000627 Page 2 of 5 Created By: ehiggins Printed: 3/9/201411:01:42AM PST 20031117000627.003 Easement No. 28-23-5-Cl 022 the entry by the D1str1ct Where possible, photographs will be taken pnor to construction to assure the completeness of restoration. Final restoration shall include, as appropriate. sod replacement 1n existing lawns, hydro-seeding in unimproved areas, and replanting or replacement of existing shrubs and bushes, where such will not unreasonably interfere with the District's use of the easement. Fences, rockeries, and concrete, asphalt and/or gravel driveways which do not unreasonably interfere with the District's use of the easement will be I epa1red or replaced. Large trees that exist within the easement area may be permanently removed during original constroct1on unless otherwise noted 1n this easement docum<,nt 4 RESTORATION AFTER MAINTENANCE If Grantor's property is disturbed bythE' maintenance, removal, repair, or replacement oi the fac1l1ties, the District shall restore the easE'ment area to a cond,tron as good as or better than JI was pnor to entry for such purpose by the Distnct 5. ATTORNEY'S FEES In case suit or action 1s commenced by either party, or their successors and/or assigns, to enforce any nghts under this easement, or regarding an encroachment on the e<lsement, 1n addition to costs provided by statute, the substantially prevailing party shall be entitled to an award of attorney's fees in such sum as the Court may adJudge just and reasonable 6 EASEMENT TO BIND SUCCESSORS This easement 1s permanent and shall terminate only upon agreement of the parties hereto, their successors and/or assigns. This easement, during its existence,' shall be a covenant running with the land and shall be binding on the successors, heirs and assigns of the parties hereto. 7 EXEMPTION FROM EXCISE TAX. The D1s!r1ct is a municipal corporation with powers of eminent domain. This easement rs granted for a public purpose. The D1stnct shall hold Granter harmless from !he imposition or payment of any excise tax based upon the conveyance of this easement. Page 3 of 5 Order: 70001123 Doc: KC:2003 20031117000627 Page 3 of 5 Created By: ehiggins Printed: 3/9/201411:01:42 AM PST 20031117000627.004 Easement No 2B-23-5-C1022 IN WITNESl) WHERE.OF, we have set our hands and seals this ..iiJ!:: day Ol rt ~-?; Enckson STA E OF WASHINGTON) COUNTY OF KING ) ss. On this 3 ° 'i1, day of Oct <> ~ er-, ~efore me personalty appeared GREGORY C E:RICKSON, to ma known to be the individuals described 1n and who executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said Granters, for the uses and purposes therein mentioned. WITNESS my hand and otfic1al seal hereto affixed the day and year above written. ~-:f{;4,J~~ NOTRYPUBLim and tor the State of Washington Residing at. t'J e,-,...-o N My comm1ss-1o~n~e-x-p-1r_e_s_--,.1;-.-. -'L-cz..-. _0_5 ___ _ Page 4 of 5 Order: 70001123 Doc: KC:2003 20031117000627 Page 4 of 5 Created By: ehiggins Printed: 3/9/2014 11:01:42 AM PST I / I I I I I I I I I I I 20031117000627.005 EASEMENT NO :ZB-23-&C1022 I l I I I I I I I I ex ,.., "' -I I 'V'-..; .~ 1 I I I BLDG, C2 m (e11-,j; I I BLDG F I J__ I L----J 8 OffSllt ll-23, 5 C1022. ---- 8 BONOMI APARTMENTS -OFFSITE PAGE: 5 OF 5 Order: 70001123 Doc: KC:2003 20031117000627 Page 5 of 5 I I I I I I I I ,-C/1 I m---- 1 rEx 10· PERM I ESMT I I I ~ I "', ~ ~ -I dr ij I ':" I 0i) EASEMENT NO ~-23-5,c10n Created By: ehiggins Printed: 3/9/2014 11:01:42 AM PST 20070102001261.001 WHEN RECORDED RETURN TO: 11111111111111111 61!!9Z!1.t20~i~s1 Name: Evan J. Hunden Address: 375 l l 8n1 Ave. SE, Suite 118 City, State, Zip: Bellevue, WA 98005 PAGaee1 OF 882 · 01/02/2007 13:01 KING COUNTY, UA E2258819 01/IZ/2'07 12:17 KING COUNTY, UA sie~ t2i::Ht:: PAGE91l1 OF 011 @Chicago Tttle Insurance Company 701 5th Avenue, Suite 3400, Seattle, Washington 98104 LPB No. 12 QUIT CLAIM DEED THE GRANTOR, STONEBROOK, LLC, a Washington limited liability company for, and in consideration of TWO HUNDRED SIXTY THOUSAND AND N0/100 DOLLARS (S260,000.00) conveys and quit claims to STONEBROOK n, LLC, a Washington limited liability company the following described real es.rate, situated in the County of KING , State of Washington, together with all after acquired title of the grantor(s) herein: LOT 11, BLOCK I, BENSON HEIGHTS, ACCORDrNG TO THE PLAT THEREOF RECORDED IN VOLUME 48 OF PLATS. PAGE 98, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 892 FEET THEREOF; EXCEPT TilE PORTION CONVEYED TO KING CO\;'NTY FOR PETROV1TSKY ROAD BY DEED RECORDED UNDER RECORDING NUMBER 8509051042; (ALSO KNOWN AS LOT A OF KING COUNTY LOT LINE ADJUSTMENT NUMBER 180037, RECORDED UNDER RECORDING NUMBER 9002051035). RESERVING TO GRANTOR AND FOR THE BENEFIT OF THE REMAINING PROPERTY TO WHICH GRANTOR CURRENn y HOLDS TinE, A NONEXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTIL!TIES OVER, UNDER AND UPCN THE WESTERLY 30 FEET OF THE PROPERTY TRANSFERRED HEREBY, AND AS CURRENTLY CONSTRUCTED AND ESTABLISHED. THIS RESERVATION IS IN ADD!TIOr,; TO THE EASEMENT GRANTED UNDER RECORDING NUMBER 8001180991 BENEFITING GRANTOR'S PROPERTY, SUBJECT TO: EXCEPTIONS SET FORTH ON ATTACHED EXHIBIT "B" AND BY THIS REFERENCE MADE A PART HEREOF AS lF FULLY INCORPORATED HEREIN. Tax Account Number. 073900-00SS-02 DATED: December~ 2006 GRANTOR: STONEBROOK, LLC By: DEVCO, INC., Mw1agin_g M<:mber By: le,--._ ~'L ~~e~ Order: 70001123 Doc; KC:2007 20070102001261 Page 1 of 2 Created By: ehiggins Printed: 3/9/2014 11:01:49 AM PST • STATE OF WASHINGTON COUNTY OF KING NOTARY PAGE 20070102001261.002 so I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT EVAN J, "JAci::• HONDEN IS THE PERSON WHO APPEARED BEFORE ME, AND SAID PEil.SON ACKNOWLEDGED THAT HE SIGNED THIS INSTRUMENT, ON OATH STATED THAT HE WAS A11THORIZED TO ElCECUTB THE INSTR!IMBNT AND ACKNOWLEDGW IT AS PRESIDENT OF DEVCO, INC,, MANAGING MEMBER OF STONEBROOK, LLC, A WASHINGTON LDIITED LIABILITY CCMPANY, TO BB THB FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIO>IED IN THE INSTRUMENT. DATED, ~ ~~I tl'Jt>b ljii/A{?~ NOTARY SIGNATURJ!: PRINTED NAME, NOTARY l'U!JLIC IN AND FOR THE STATE 01' WASl!mGTON RESIDING AT MY APPOIN"na:NT Order: 70001123 Doc: KC:2007 20070102001261 Page 2 of 2 Created By: ehiggins Printed: 3/9/201411:01:49 AM PST ~jf,1 c,_"( , ..... ]·· _. re·".)' ~lC.,j .(~,. -~...). ( . noni.:c1xable $ ·_. 10 ;oo · 9211'() · .. ' ·. 4:'149';vr . $ · 1 ~ . lO tr·;;,;; .· :;(' · ii,.06 stx · A. .. . :0. F. · Pl~1nt and In(~:t L. P1µnt, h\'1f'. and Plant. and Evelyn PJ.E1nt, <; hwi' ·. · cy & w. -;,i --: ·_ . -·. :-~. : Frankli~1· , ; ' t-' ,. ' ;..:,-.;. \'i _·-~ "l'he s1,,i. of tho. SE·lt artd. t.tif{~{i:,of<J.,ho 1 s~rt ... ' ·· ...... ·.· /.. ;; .. ,, ;: sc2 ·2t ··· ;.?3 · .. -b ·. ewm, .exc:,thbstJ.too1.1t:!;9ne: t;.ho.f'·hcfetcrf'qt(#t··· cy 1,0 the grantee,-;· lri par,tt.al, f'µlf'Jllment or tl"l.{;), contpa\"t c cover.inc; sd propet·ty dtq.• Mat1ch 2 .-~---t,Obet the grant.ohs;· and. the 1 -ran tee a: . . ..... · .. . . . · · · .. . . · · ·. · . ' . '-_. :,·-· ,.J : .. _---. . ·_ . . ; _-,·' -·.,-_,' .. · --'' _·.-' . . . _:: -__ · ,-'. . . . • Less cer>tait;i po:ctJono. tl1of cl<Hlc J,n Bd cqnt; af\q. ·· .. · ... ; i.·· ...•. · . . s,,ibject to a11 reservat_lona,. easements anct nestt•Lc.titlriI:l of ];'(;)CPl"d and al.1 wa,.te.i:· ,a;3se$Sments ·' an(:1 pa:r•tic:'ula:fiy ,; . th~iI~!!f ~'1f!1 G;~4}~~~~~~i.~w~1t~iiN~Jfjii·~,itti~$ Sl.1.i'1leyc(l and Syaked.lt11 pVer"t:1Ji9p•·a.nµ a9.1'¢tlb<ttq'ptgp~i"'f.;i)i·./ A Si,;•.Lp of' land l:,,o rt 11ir1e}rnrri~d:tatti.,f: run E and ;·/ parallel wlth the N ln o'i f:d ;;,·oper·t:i ac co:,:o ti)0 ei,t:Lr·e ],(:11 jt:i1 thdr, . t;i1e E eo ft; of the' SW} o.f '0hc S\,/t; of' S0i.; 28 ... ~3 E,1s(m1ent. ovc~ thci :E 20 ft of' the SE~ 91' th;,:, S~if · ·· ... ··• .. ·. und the 111 20 ft of the sw~:of' thcS~.:t of sec,2f~-"• 23 ··? ··.1,J;~·J~1·ttr1.it~§{~.~t#NJ~}~Jxfi11&(~~~¥~l~~~(/.(i{ij;j . Kine ·Co,itlty by dE:led under €l;ud' file NQ 2:659i9·:reGQv.cip: q~}~t;f~ .i{E;,;c1·iu3.ti9ns to. the grantorit, _;thetr he_it':3{ succeasOi~p,; . • 'it t1nd US~lii!,n~.i-fOt'OVOt', dxcepti:)1g (li10 r•eUE.!Pying .. . . - unto the sellers, -their hetvs·, succeai,ot·s nnct. · .. f · ... -.·. ,1o; ,·· apLi i2;11s, ,· f'ot'ev €!!'·, a.l1·· .. mlnet'a1I,oi' :any:11a1;1xre /v,ha,ts_qf V.&P, · .. ,,. · . .. lncludin.~coa l, irorr, natUJ.'£'.l;;c):lO. a.nd ptl.1-·UP0\1'; Oi:' Jn flO .· ·········-··· ·1and, tog· ttrl.th the use•· of s11qh,of .tl1q .. t>uvfa.c<f 1,hq;f. a.t .. rriii.y/)f;; .·.·be neces8~1'Y J'91•·. eX}'.ilQt1Jng. Cor,anct.ni:[n)_ng or; (iJ;bgt'i·'/iSe. • . }li . e xt1°ac:t;lne anc1>·oarrylng .. ai1a:y-. the :3.~me _;· .. 0 e<11 the ... ,$¢ :l;lert;,i.,· •. · .. ,;(: .. tn:~/tJ'~~t~:.fl.,.0 ri~i.i$~{t;~7;~·~.&!o!!:,t~~,· .. ····c,~f:;~·~i;~~~\.\:th~':;;,i1t1~~: ',<tt;fJ,.t10 .• ·. a,t{/ t0e··.·t.im~ .rnining PP~rat:l.o\10'. a11c "C<'./fll/1l(;:ncocl,dJt~ s·ocb.. ,:: •· ~~:~~g~~~,_z~1~~~:=~:~f ~llilf ii~l~~\;li[Wif; "'; ; 1 './("'. :·;,l, ,~. ., L·t _-_ concLLt-l.{._;f1;J or ',J/1(1 l 'f) ;, n. 'ji''untC:J)f:} CJc>•,.L rtnil •-\:l · · ~iin·t· on ti es ::ten ok -(• t,I ! . i.~. J?l·d o1 •rp .-(_::art p:.; t:L C '.!1°cl .) . ~ Ave. BENSON HEIGHTS N P0Rr10Ns OF THi s.E.J CF WE s.w i a s.w ~ Of THE" s.E a Of' sEt. 2a r. 23 N.R. !5 E.w. M:-\ 16 15 14 10 • ~ ' . • • • • ' j , : ·' .e,31 ~'· .. ·9· ·. :~ e< .. ~7 ·.) r• ·PAGE1 J 5·s I ~ ·alt( :.? ·.-... ~--.:'"° ~ 6 • • ~- \ · '·" • t BL CK' 2 , ,n.16 ,as "Z'S ~a8 .,.,:,-~"'!'. 7 ~.'.· S ~ 5 i ·; ·:.-r.•:.~~~,,\ 10:,"' .:g ........ :4 '·· .. 3 ;-l'-'H (','-''.~.:::.:.~.~.',J;;'~;~\ __ -----• "~,',,',; ~::;~ '.·,~l1;z._ ~;~ ..... : ... ~ ----.. , --···,f·,.'!":--.'"-"',--'"'---'''~"--'-;t•'~,c,.~.~~~~:;'°~.:·"i~,c-_·_.~:c, i~•s7,,,J•'".~;.eo,.:L,~•soc'.Ls,=,,,:·~: f-0 c..,r_ •'.a',L,,~r.·;: ~, • ····:$1JU1h i Co_r !;e_(:.<'8 ;.J:~~PL~t,T::·.::.· ··v: ;co:1r.M~. '"" 'P' RE;TRtc;T1dt-1s· DESCRIPTION Th,5 p:af :-i-~EN50r,, H~·;;tn:_.~·~itl.t,/.:ic~--~"""-',~u'.'h~a11 l of tile "a~!i',w-ts~ _i, e, ~ept the 1-oc,rth 1!,0 f ~e~ ar, ,i +h~.t p,:,r~_~ri :yi,..·g--.~_0\) ii'i·«r.b'. ?f ~~e;J"ttrcv'.l~ky Ro3d ano t"l" so.·Jfr.w~st l of ~~,e So~'Hh~ai;"·i uc.e.pt·-.~~t Nd"l'\h'·r5o feet al\ t\:~J:l~: ~.: ,~;~;,!~;~ fs !!~ ~:.~~-f'~,;t;;jt,~::,i~-:~.-.~.~\~~'.,'~~,';n\~ fo, ·;;16:-r~-1 :a~~ et,~fr~'.f.:--T'i~\~t,t~."~1~.? .. ':.i!t 1~t,!%1! ~-~~*f,,r:,~~~~-.:~ ~t~~r.,~~,, ~ ... ~_,,,,-' '" ,, •,,,, ,,.,,,,~ ;"i'"~'' '.,,,, ,,O,.,eud'•,qo-~•4 ,e''-'l,_i ~~,e:··"~"''"'-' >'.:,~ ~cl. i)£,l)ICATION 98 \ \ i i i ' i \ j 8"::22B~ P.01 FEB•0!.-19912l 11'52 FRO'! U!"eer'IL•OO.:l':. Po~tal C~:"!'ter -T~ -..... >.-;., ~ u L'.MISINJ U -· "'"''"'~~~rLD©~lJO@~ . ... -' u1110 OEV£~0PJIUIT OIVISh,,. 0 ~ ~ Co "" I'-..... ~ •H JtlHO (OUkT't A(ll'l!kllTA.t.TICH DUII.OIWG, .St:ATTI..IC, w.-t"I_, 1010• 1~1.1 u•-tno 1.11, >, CUI' Jr ,,,.,u o -=~"'""~""'!>¥lL,f>'d'l!!!S;el,!o:lY,'~!!..!~·e•....i•¥.'~··~"':.1·"'~""~R. .. nton. ... .. !lilBOSS 2A!..,! (II r I.I,\ • t,,Jlf!•• "-,:,~, Up . iNAo G.n• J. 8onoa1 P•trovt.t1ky Ad R1nton, Wa Sl:8015 2!8 Ii 21 ..,,, S 1r,-UUHI Cit)' " 1i, ... •N~o l)on l"J.tt41 1,0. lai; 1102 Rffto11, W. 980,s 772 661!14 '" . l.ulll IW'""'-l-'""'..IUILU.'-1-...aw.i..._-1 ·~· .. . Lot 11 1 &lock l, B!ltSOll' Til?MS, •ocordlnl: to ch• plo.t reoorct.-d J.n Vol...., 48 ol Plats1 pap 98 1 raaol'd1 of: J:lrl1 co,,m11:y1 Wubi!!etOaJ !XCEn th• ~rth HJ &at tbclrei:tf. · SU!JlCt TC an 11U'"'4nt for ingru•, ag;:1u1 Mid utiU.tieJ ovn t1111 Weat 30 feet thereof, ~t ~. 07390tt-005N)2) ---------------•~• ! , ... , I' F • l71 Tho North 1!192 feet ot Loe 11, Block 1 1 !!kSON l!!IGKTS, •c:cord1ng to the plat reeare.d 111 Vo1urta 48 of Plat•, p1;;11 93, rtcord1 of 11:f.ng Count}', VHhlrigto;i TOGETHER Vt TH an ,u,:iient tor ·1ng:r•ss. -C(r!U oz,d 1.1tUf ths ovu- che W111t :JO feot ol u.f.d Loe 11. lllock I. !IE?fSOO l!.!ICHTS, oc:c:otd.tn& c& tbl! plat: t"ec:ordc:d in Y.Cllllll" ~ of Plat,, p11g& !18, r•~or1h or ~itlP~~h!Y No::hi~fc:!~ th,reoe .. (Account No. 073900-0056·0t) ---·-- 90..-02..-0::. RECD F RECFEE REIJ S CASH5L !1103S A 6.00 2.00 2€·-oc TOT~.lii~.00 S5 w..= i;' ~ n°" s ,:-J-1 "" :;,;.~t;= ~ 55-1 ~ ~ C);,,, .• ., ! Or-·~ " c=r-· · .. -~ .. .~~i "" !. co ,.j ., ... ,a Created By: ehiggins Order: 7000 1123 Doc: KC:1990 9002051035 Page 1 of 2 Printed: 3/9/201411:05:17 AM PST tal.lrH LlN,E twv. u,.v-, ..,r - ·' Order: 70001123 Doc: KC:1990 9002051035 8S22a30 F'.01 TOTA-P.1211 ·,\ i\ n " ·, " \! I' I p ,. ii I I I I ! I I Ii Page 2 of 2 Created By: ehiggins Printed: 3/9/201411:05:17 AM PST .,":-· f ;i*1'~lf~~i:.{.'.t.K.~.,.ii+lii;i,:A;.~; ''l ,. .. ·.. .._Mi_:.el-"i~<:?:J ._ ... Th. -1-J.-L ---~ .. R/W ionA -. _J;i:~_,}.::T-~/'.> .. t~:/'.\-' ! I .. 121.tA_._Plb ··'f_.,. 1 z .Fltiad : -~e_i_1 to,11·;_~·:yu;: Jo s; s '.T:fx · ~cit .11 WARRANTY DEED .ill c, :-~ "' " . ~' ~EA: . . .. . . . . . . ---·------------·-·-· --~-,.e -:r~--~•k_:c~nsid~~aliar.·,i'l.erirTNoctS'f<b E16wcllu1Mim1[.UO,..,~![, ~ bo_ll•t!> · --·--I --. . . . ;;, -... /an~.-.Otlie; ;~,~~ble coneider"aliOft,..-convey_·_and ~~rrant_ .. _._ 1.o· the Couitty .of Khag,-Stale·of_,W~idnat~, · · . . . 81hn:~.:es1.· i1dh,i fc11owfos: deactibed real elit&le: '.L~.t ::-1_:i, . ~-n· .Bl oc::k {-·. 0£ Benso"n Bnights, as per plat 4_8 ··o·f P_lats 1 or~_ p_age_ -98, Records of King County; EXCIWT· ~he _North 892 feet thereof; re·cordcd in Volume Sit/1!=1-tc in the Count)' of Kin~,. State of l'iashing~on All tha·t portion o{ the above-dCscribcd Tract of ·land lying Southerly of a lirie 42 feet Northerly of and parallel to the centerline of Petrovitsky Road-as surveyed by King County Survey NQ; 29-23-S-15. Contains· an area .of' 1,998 square feet or 0.0,16 Acres, M/L R/W PBTROVITSKY ROAD -PHASE II 11111G COUNlY NO EXCISf fAX • SEPI J985 841.146 !" $5/09/05 RECD F . CASHSL ,00 .......... ot-.00 55 ~oi~.;"~r'wtlll\h~,right lo make all necea!lary alopes for ·culs-snd fills upon _the abutli_ng property ori ellch :ai~!I, 9f ·any·_r-olld which ia_ nmv, or 111ay be consUucted 1.areaner on. said prciperty 1 In ccnforinity ·_.;,-it_1;-;iandu~ 'p\i;ine and epe.cificaHone ror highway Plll'"J.'O!U,·and-to the same t:xtent and purposee ae -i( ··.tbe.'.tl,:hty h2rein &rented hmd been ncqubed by ·com.!emnation proceeding& under_ Eminent __ oo·mllin flf~1."t\ite"S or U1e· Stme of Washi!:lgt.on. -. .-·,-.;, ait~ii.i.e1! i• ··tbe County or Kin&t Stale or Waahingt.on. Ost..i fh!s . ~-··--'·-day ot. ...... ~€--······-·~ "-. D. Jg.I£; :\VfflfUIII: . ·-··", ~ ........ ··--. -·---··-·-·· ... --·-·-· .. ·----... --............. . I . . . . . . • ·.. .. I .~.,. !, •. ,I.. .. ' .... Q... .. ~ ... · .. · .·.·· : ...... ····-,-..:::i... ~L-'. Q. -....>:~-"'W,·--:t:f.\-.. Q_;._-'- . . . .. ·...... ... --,,, ·~ . . , -·--~--··~·_,. 0· ............ , .. i ! i l I I ! ; (- 1 I ! l STATE OF WASHINGTON l COUNTY OF KING I '" ' ti-'' ' ' ' ·.' ·. ' ' ' .·_. ' ' '' '' . ,•' ,·. ' • ;-_ -.! · On the:-._: .. -·4.:: . .: ........... day'-or. ........... :-~<fCG:: ....... : ........... ::.~., l9_f~C, be!or8.me, t.-_Notacy': PUbtic·'tn . , .. , .-l . -:: ~ U).d_ tOi t~e ·s_tal~ or W~rJngton, duly ~ommls.siancd e.nd sworn, personally Came ................................... . f · •.. · _· .gdi!Nt. .. 'lt·.··_",/.,·_-·_'·I.,_.~_-~ __ !<!!_ •. _· ___ ./.,,f.?,«/&ic<U ...... _ .. _ ... _ .• _ ........ ,., ...... le. me known to be lhe lndlvidn.111$ ... _ · · · .. described _in~--::'\ ect.i:ted the within instrument and acknowl1;dged to me tho.L .. fii~ . .algried :.,.{ -'._~ ~~ _fu,. $1llle:-,~-..... ft.tei.r: .............. free and voluntary act and deed tor the u.sea and purposes 1\/~i;~•;:~;~~~~-:d ~ial ,e.d ~· da; and year ftnt ",t::™7~ . . .· ~ \_2_;_, '., _·._ > ,· ., ~~::..:·:'''"~~r&:;;~·~·~~~~~y~~;:;:··:· .--\ ~(;'. !, .,./~ ICORPORATlON ACKNOWLJ;DOMXNT I Ml s:rA~WASHINOTON, ·cOuNn or KiNc;, On t.hls. ...... day of. . ..................... before me puson_ally appeared .. and to me known to be the.............. . ..................................... and ... _ ......•.... ., .... -·----.. ···-< 1""'\'.'""t ... -...... . or the corporation tl:)at executed the foregui.ng instrument. and ackl:to4"~~~~trument 11 be the free and voluntary act and deed or said corporation, ror-the u:resi and ~· .. Wpiln en-· . . ; ... ,.:..-· !; ..... > tloned, and on oath stated that ..... ·-··-········-·-·--·-·····-·---····-·····authorized to· e1o:ecu.te sald instrument nd that.the !tal affixed 15 the corporate seal 'lf said corporation. 1 1 :,\.;:t'.} .'~''-\ Given uudet my hand and official seal the day and year last above ~ittcr.. ' ' Notm.v l'1.1Nl.r. {fl cmd. /w th• State t>J WMhfngton, Rt"sl4.tnr, at.····-··· .. ---·---·--·····--·--.. -, .................. ,-, .... .. @ ' t ! ::;\ ~ 1-J ' .. ~ ' l § i " ! ii 23· s i l ~ ~ 1~ ~ i I ~ ' ' j i I ' ' .; I 11$ l lil .. l a ~ .. ! ~ l I I ' ~o J. 0 I ! .i1 .. I 0 .s ~ l I i n: I ~, I ! e l ' ' I~ ] I~ • J I ~ 5 5 .. " '!! Ii Q 0 RECEIPT EG00028827 BILLING CONTACT VLADIMIR DROFIAK 15012 SE 253RD PL COVINGTON, WA 98042 REFERENCE NUMBER FEE NAME LUA 14-001332 PLAN -Site Plan Re\liew -Admin PLAN -Variance Technology fee Printed On: 9/25/2014 Prepared Bv: Clark Close LUA 14-001332 TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Transaction Cate: September 25, 2014 PAYMENT METHOD Check #1011, 1023 Check #1011, 1023 Check #1011, 1023 SUBTOTAL TOTAL RECEI\IED AMOUNT PAID $1,000.00 $1,200.00 $66.00 $2,266.00 $2,266.00 Page 1 of 1