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Vi• '-S IM � i Iftbid1l 0mil Ix 91-4 PDF created with pdfFactory Pro trial version www.pdffactory.com ILM SCALE: 1°=201-0° SITS ,4DDi�SS: 5 lT s+-I,aTTuuc av�. s. R�NTON, WA 980 j Pa1zE-�L NUMBS 184130-0400 LOT IBUILD NC4 4 IMPERVIOUS CQV=RAG� rA CUL,4TION5 �BUILDNG COVERAGE CALCULATIONS: GROSS LOT AREA: A BUILD MG: 3,814 ROOF Ovj=-WANG AREA: 46% PO C4/PATIO: 238 TOTAL- 4,521 ISUILDINCs COVERAGE 412% IMPERVIOUS COVERAGE CALCULATIONS: =CHX!! rION AREA BUILDING: 3,814 ROOF DVr=RHAWa AREA 469 DRIVEWAY 2,111 pORCW/PATIO 238 TOTAL: 6�a32 IMMRYIOUS COVERAGE V,4G�IN I T_Y MAC' PROJECT SITE It, W. 1P 1 u 0 %U DEIJELOPMENT cl-Ty OF R i�f'fOPL-A�t �i�;G NOV - 2 2007 RECEIVED �K cam „" ON" CITY OF RENTON PLANNING / BUILDING- / PUBLIC WORKS MEMORANDUM Date: February 5, 2008 To: City Clerk's Office From: Stacy Tucker Subiect: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Allen Kim Townhomes LUA (file) Number: LUA-07-133, SA -A, ECF Cross -References: AKA's: Project Manager: Andrea Petzel Acceptance Date: November 9, 2007 Applicant: Kim Chau & Allen Dai Owner: Same Contact: Kenny Can D Pram PID Number: 7841300400 ERC Approval Date: December 10, 2007 ERC Appeal Date: December 31, 2007 Administrative Approval: January 18, 2008 Appeal Period Ends: January 31, 2008 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,600 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave, S. The applicant has requested a parking modification to reduce the size of the parking stalls. Location: 530 Shattuck Avenue S Comments: Kim Chau & Allen Dai 12415 98th Avenue NE Kirkland, WA 98034 tel: (206) 407-4145 (owner) PARTIES OF RECORD ALLEN KIM TOWNHOMES LUA07-133, SA -A, ECF Kenny Can D Pham 14448 8th Avenue S Burien, WA 98168 tel: (206) 778-6859 eml: phamcan62@yahoo.com (contact) Bud Faucher 529 Whitworth Avenue S Renton, WA 98057 (party of record) Updated: 12/12/07 (Page 1 of 1) T t1N_ S � I Denis Law, Mayor February 5, 2008 Kanny Can D Pham 14448 8`" Avenue S Burien, WA 98168 SUBJECT: Allen Kim ToFvnhomes LUA07-133, SA -A, ECF Dear M'. Pham: CITYF RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the appeal period ended December 31, 2007 for the Environmental Review Committee's (ERC) Determination of Non -Significance = Mitigated and on January 31, 2008 for the Administrative Site PIan approval for the above -referenced project. No appeals were filed on both the ERG determination and the Administrative Site Plan; therefore, these decisions are final and application. for the appropriately required permits may proceed_ The applicant must comply with all, ERC Mitigation Measures outlined in the report dated December.10, 2007 and,Site-Plan conditions of approval in the report dated January 17, 2008. If you have any questions, please feel free to contact me at'(425) 430-7270. For the Environmental ReviewCommittee, Andrea Petzel Associate Planner Enclosure cc: Kim Chau & Allen Dai / Owner(s) Bud Faucher / Party(ies) of Record 1055 South Grady Way - Renton, Washington 98057 ^ N T O N AHEAD 'OF THE CURVE ® This paper contaids 50% recycled mebariai, 30% post consumer REPORT City of Renton Department of Planning / Building / Public Morks DECISION ADIMMINISTRATIVE SITE PLAN APPROVAL CUAFE �NCJ -`#.✓ A. SUMMARYAND PURPOSE DFREQUEST: NAME fN14 it rl Project Name: Allen Kim Townhomes —77" Owner: Kim Chau/Allen Dai l � 12415 98'k' Avenue NE Kirkland, WA 98034 Applicant/Contact.- Kenny Can D Pham 14448 8" Avenue S. Burien, WA 98168 File Number: LUA 07-133, SA -A, ECF Project Manager: Andrea Petzel, Associate Planner Project Summary: Applicant requests Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. 'Phis project is in the South Renton Neighborhood and the Downtown Urban Design District Overlay "B''. The existing house would be removed from the underlying 9,600 SF parcel (0.22 acres). The project consists of two 6,262 gross square foot buildings of three units each; density would be 27 dwelling units/net acre. Each triplex building would consist of three stories, 32 feet high, with enclosed garages (two spaces per unit) under the building on the first floor. Two additional surface parking stalls would be provided in the rear of the building. Vehicular access would be through the existing alley and an internal shared driveway. Pedestrian access would be from the front, off Shattuck Ave. S. The applicant has requested a parking modification to increase the number of parking spaces and reduce the size of the parking stalls. Project Location: 530 Shattuck Avenue South REPORT DECISION City of Renton Department of Planning / Building / Public Works ADMINISTRA TIVE SITE PLANAPPRQVAL A. SUMMARY AND PURPOSE OF REQUEST: Project Name: Allen Kim Towrihomes Owner: Kim Chau/Allen Dal 12415 98`1' Avenue NE Kirkland, WA 98034 Applicant/Contact: Kenny Can D Pham 14448 8"' Avenue S. Burien, WA 98168 File Number: LUA 07-133, SA -A, ECF Project Manager: Andrea Petzel, Associate Planner Project .Sionnuiry: Applicant requests Administrative Site Plan Review for a 6-unit townhoine development in the RM-T zone. This project is in the South Renton Neighborhood and the Downtown Urban Design District Overlay "B". The existing house would be removed from the underlying 9,600 SF parcel (0.22 acres). The project consists of two 6,262 gross square foot buildings of three units each; density would be 27 dwelling units/nct acre. Each triplex building would consist of three stories. 32 feet high, with enclosed garages (two spaces per unit) under the building on the first floor. Two additional surface parking stalls would be provided in the rear of the building. Vehicular access would be through the existing alley and an internal shared driveway. Pedestrian access would be from the front, off Shattuck Ave. S. The applicant has requested a parking modification to increase the number of parking spaces and reduce the size of the parking stalls. Project Location: 530 Shattuck Avenue South City of ReMorn P/B/PW Department Administrative Report and Decision ALLEN KiM TOWNNOMES LUA 07-133, SA -A, ECF UEC)SION DATE January 17, 2008 Page 2 of 16 B. GE.IVF-RAL INFORMATION, . Owners of Record Zoning Designation: Comprehensive Plan Designation: Existing Site Use. - Neighborhood Characteristics: Kim ChauiAllen Dal 12415 98"' Avenue NE Kirkland. WA 95034 Residential Multi -family Traditional (RM-T) Urban Center - Downtown (UC-D) The site is currently developed with a single-family house. North: Single-family home in the RM-T zone East: Single-family home in the RM-T zone (across alley) South: Single-family home in the RM-T zone West: Commercial business in the Commercial Arterial (CA) zone (across Access. Site Area: Project Data: Existing Building Footprint New Building Footprint: New Building Gross Square Footage. Total Impervious Area; C. HISTORICALIBACKGROUND: Shattuck Avenue S.) Alley between S. 6"' Street and Mouser Way 9,600 SF (0.22 acres) Area Comments 1,450 SF Single-family house 4,562 SF (48%) Two 6-unit structures 12,524 SF `hwo 6-unit structures 6,673 SF (70%) Two 6-unit structures and driveway Action Land Use File No. Incorporation N/A South Renton Neighborhood Plan NIA Comprehensive Plan NIA Zoning N/A D. DEPARTIVIF_NT ANALYSIS: Project Description and Background Ordinance No. Date NIA 1901 4971 06/14/2002 5099 11/01/2004 5171 12/05/2005 The applicant requested Administrative Site Plan Review for a 6-unit townhome development in the RM- T zone, This project is in the Downtown IUrban Design District Overlay "B", and is part of the South Renton Neighborhood Plan. The underlying parcel is 9,600 square feet. The project consists of two 6,262 gross square foot buildings (Buildings "A" and "B") of three units each. Residential density would be 27 dwelling units/net acre. The site currently has one single-family home, which would be demolished. The site is almost entirely level, with no discernable elevation change. The lot has some ornamental landscaping, however, there are no significant trees or critical areas onsite. Each building would consist of three stories with parking spots (2 per unit) under the building on the first floor, The height of the proposed buildings is 32 feet as measured at the midpoint of the highest gable_ From the plan view, the buildings would appear rectangular with the narrower facades addressing the City of Renton PISIPW Department Administrative Report and Decision ALLEN KIM TOWN7-HOMES LUA 07-133, SA -A, ECF DECISION DATE January 17. 2008 Page 3 of 16 street and alley and the broader view facing internally across the courtyard. The two units fronting Shattuck Avenue S. would be oriented to face the street and have pedestrian access from the front door to the pubic street. The structures would be at -ranged with the front fa4ade of each internal unit surrounding an interior parking and circulation area. All building entrances are proposed to be located at the street level; two in the front off of Shattuck, and four internal, courtyard entrances. Al] entrances are covered and the two front units include a recessed front porch area. Each three-story building would feature a pitched roof (6;12), with gabled dormers proposed to provide relief along the front faVade of each building, facing the public street. Internal to the courtyard, windows have overhangs, or eaves, which provides sonic additional architectural relief. Building design evokes Pacific Northwest Craftsman vernacular and features a variety of materials including a faux stone masonry foundation, clapboard siding, and cedar shake shingle detailing, Fenestration includes window mullions, and decorative bracing under the dormer and roof ridgelines. The applicant proposes an interesting architectural feature, an arch across the courtyard area, which serves as a clear connection point between two buildings. The arch measures 17 feet at the top point, and has a span of nearly 30 feet. The slope of the roof is 6:12, which mimics the pitch of the building rooftops. Designed to grace the appeal of the project, the arch functions not only as a focal point for the development, but also serves as a clearly defined pedestrian access point. In addition, the location of the arch blocks the view of the internal garages from the public street. Landscaping and a railing would be below the arch, and would enhance the feeling of a shared outdoor space. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Avenue S. There will be two units with two bedrooms and four units with three bedrooms. Each living space will have three bathrooms, a kitchen and dining area, and a small private deck on the exterior. Although the applicant did not submit a materials board or color scheme, the project summary indicates that construction materials will include Hardi plank and cedar shingles. The applicant indicated that the front, side and rear yards will be landscaped with a variety of drought -tolerant and native plants. The applicant requested, and was granted two parking modifications. One allowed the applicant to increase the number of parking spaces from the eight spaces required by code, to fourteen. The other modification granted allowed the applicant to reduce the width of the parking stalls from nine feet to eight feet 10 inches. 2. Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the appropriate recommendations have been incorporated into this report. 3. Environmental Review Environmental Determination Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on December 10, 2007, the Environmental Review Committee issued a Determination of Non - Significance - Mitigated (DNS-M) for the Allen Kim Townhomes, The DNS-M included five mitigation measures. A 14-day appeal period ended on December 3 1, 2007; no appeals of the threshold determination were filed. b. Mitigation Measures Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non -Significance - Mitigated: City of Renton P/B/PW Department Administrative Report and Decision ALLEN KIM TOWNNOMES LUA 07-133, SA -A, ECF DECISION DATE January 17. 2008 Page 4 of 16 The applicant shall be required to provide a "Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of a building permit. 2. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi -family unit, prior to the issuance of a building permit. 3. A Transportation Mitigation Fee shall be assessed, estimated at S1,919,25 and shall be paid prior to the issuance of a building permit. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi- family unit. Fire Mitigation Fees, estimated to be $2,328.00 shall be assessed prior to issuance of a building permit. 5. Should evidence of a historic site be found during site development, work shall be stopped and the applicant shall submit an archaeological resource survey of the site. This survey shall conform to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on -site supervision of a state -approved archaeologist. Work shall recommence when approval is received from the Office of Archaeology and Historic Preservation. 4. Consistency with Site plan Approval Criteria In reviewing the proposal with respect to the Site Plan Approval Criteria set forth in Section 4-9-200.E of the Site Plan Ordinance and Development Standards from RMC 4-3-040F, the following issues have been identified by City Departmental Reviewers: a. Conformance with the Comprehensive .Plan, its Elements and Policies, - The following Comprehensive Plan Policies are relevant to this development: Coinna(niiy Design E-lement: Established Residential Neighborhoods Policy CD-9: Support modification of existing commercial and residential structures and site improvements that implement the current land use policies as reinvestment occurs in neighborhoods. Such modifications may consist of parking lot design, landscaping renovation, new coordinated signage, and site plan/building alterations that update structures to contemporary standards. ✓ Policy Objective Met E Not Met Policy CD-13.1: Project design, including location of access and dimensions of yards and setbacks should address privacy and quality of life on existing improved portions of sites. Rear and side yard setbacks should be maintained and not reduce to facilitate density. ✓ Policy Objective Met I- Not Met Policy CD-14: Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: a. Where there are differences in height, the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. ✓ Policy Objective Met li Not Met City of Kenton PIBIPW Department Administrative Report and Decision ALLEN KIM TOWNNOMES LUA 07-133, SA -A, ECF DECISION DA TE January 17, 2008 Page 5 of 16 Lund Use Element: Urhau Center - Downlolrn Policy L11-199: Allow stand-alone residential development of various types and urban densities in portions of Centers not conducive to commercial development, or in the Urban Center in districts designated for residential use. ✓ Policy Objective Met C Not Met Policy LU-208: Consolidate access to existing streets and provide internal vehicular circulation that supports shared access. ✓ Policy Objective Met Not Met Policy LU-210: Connect residential uses to other uses in the Center through design features such as pedestrian access, shared parking areas, and common open spaces. ✓ Policy Objective Met C Not Met Policy LU-211: Renton's Urban Center should be maintained and redeveloped with supporting land use decisions and projects that accomplish the following objectives: 1) Enhance existing neighborhoods by creating investment opportunities in quality urban scale development. 2) Promote housing opportunities close to employment and commercial areas. 3) Not applicable 4) Strive for urban densities that use land more efficiently. 5) Maximize the benefit of public investment in infrastructure and services. 6) Not applicable 7) Evaluate and mitigate environmental impacts. ✓ Policy Objective Met h Not Met Policy LIJ-215: Site and building design should be pedestrian/people oriented with provisions for transit and automobiles where appropriate. ✓ Policy Objective Met Not Met Policy LU-217: Development and redevelopment of Urban Center --- Downtown should strive for urban densities and intensity of use. ✓ Policy Objective Met C Not Met Policy LU-219: Projects in the UC-D should achieve an urban density and intensity of development that is greater than typical suburban neighborhoods. Characteristics of urban intensity include no or little setbacks, taller structures, mixed -uses, structured parking, urban plazas and amenities within buildings. ✓ Policy Objective Met C Not Met Policy LU-224: Maximize the use of existing urban services and civic amenities and revitalize the City's downtown by promoting medium to high -density residential development in the downtown area. Allowed densities should conform to the criteria for Urban Centers in the countywide policies. ✓ Policy Objective Met ❑ Not Met Policy LU-226: Net residential development densities in the UC-D designation should achieve a range of 14-100 dwelling units/acre and vary by zoning district. ✓ Policy Objective Met - Not Met City of Renton RfBIPW Department Administrative Report and Decision ALLEN KIM TOWNNOMES LUA 07-133, SA -A, ECF DEC1SlON DATE January 17, 2008 Rage 6 of 16 Policy LU-235: Parking should be structured whenever feasible. Accessory surface parking is discouraged. Policy Objective Met ❑ Not Met ✓ Partially Met Justification: The applicant applied for a parking modification to allow two additional surface parking spots in the rear of the lot. However, twelve spots will be provided within structured parking (the townhouses). Allowing the two additional parking spots in the rear will decrease the demand for street parking for both residents and guests along Shattuck Avenue S. Given that there are four units with three bedrooms each, it is likely that these parking spots will be necessary. Policy LU-241: Alleys should be maintained in the UC-D in order to facilitate use of alley -accessed parking areas, freight delivery and removal of refuse and recyclables_ ✓ Policy Objective Met ❑ Not Met Policy L,U-258: Site and building design should reflect unity of design to create a distinct sense of place and mitigate adverse impacts on adjacent uses. ✓ Policy Objective Met ❑ Not Met Policy LU-260: Design guidelines should assist developers in creating attractive projects that add value to the downtown community, attract new residents, employees, and visitors, and foster a unique downtown identity. ✓ Policy Objective Met ❑ Not Met b. Coi?forinance with existing land use regulations, - Density At 27 du/acre this complies with density requirements of 14-35 du/ac. Lot Dimensions The lot is 80 feet in width (14 feet required) and 119.88 feet in depth (65 feet required), which complies with the lot dimension standards, Setbacks The project proposes setbacks of 15 feet in the front, 15 feet in the rear, and both interior side yards are 6 feet. This complies with setback requirements of 5 feet for the front yard, 3 feet for the side yard and 5 feet for the rear yard. Building Height Both buildings are three stones and 32 feet in height as measured at the midpoint of the slope of the highest gable. This complies with the height requirements that limit height to 35 feet. Maximum Building Forty-eight percent (48%), less than the maximum of 75%} permitted. Coverage Maximum Impervious Seventy percent (70%), less than the maximum of 85% permitted. Surface Area Landscaping The RM-T gone requires that all setback areas be landscaped. For this project that includes the 15-foot front and rear yard setback areas, as well as the 6-foot side yards. The applicant submitted a conceptual landscape plan for review, which included the side yards, front yard, and rear yard. However, the plan has not been designed by a certified landscape professional and several changes are necessary in order to conform to code requirements. While the plants chosen are acceptable, the linear design of the front yard landscaping does not City of Renton P/B/PW Department Administrative Report and Decision AL EN KV TOWNNOMES LUA 07-133, SA -A, ECF DECISION DATE January 17, 2008 Page 7 of 16 provide adequate coverage for the entire front yard, and creates a barrier in the front. The landscaping along the side should be revised to be more visually appealing by adding more species of plants, or staggering the plantings. In the rear yard there is a gap in landscaping around the parking spots adjacent to the rear of the building, which should be filled in with additional plantings. As will be discussed later in the report, landscaping will need to be added around the porch areas of the interior units to create a more welcoming front entryway for each individual unit. Landscaping should also be provided under the front archway, in the courtyard area, between the end of the driveway paving and the property line. Due to these necessary changes, as a condition of approval staff recommends that the applicant submit a detailed landscape plan by a certified landscape architect or other landscape professional to the Development Services Project Manager prior to the approval of any building permits. All setback areas are to be included, and native, or drought -resistant plants are necessary, otherwise an irrigation plan is required. Recyclables and The applicant did not provide any information about the location of Refuse recycling and refuse. Therefore, as a condition of approval staff recommends that the applicant provide the Development Services project manager with information, including location, size, and screening for refuse and recyclable material prior to the approval of building permits. Outdoor refuse and recyclable deposit areas and collection points are not allowed in any required setback or landscape areas, therefore, it's most likely that individual refuse and recycling containers will be required and will be stored in the garage of each unit. A minimum of 1'/z SF for recycling and 3 SF for refuse per dwelling unit in multi -family residences shall be provided, except where individual bins are used for collection. However, a total rninitman area of 80 SF shall be provided for refuse and recyclable areas. The area may be located in separate buildings or outdoors, and no more than 200 feet from a common entrance of a residential building. Parking for Lots All parking is located in the rear portion of the lot (outside the front Abutting an Alley portion). Each unit has two enclosed spaces on the first level of each unit. Two surface parking spaces are located in the rear yard, adjacent (and horizontal) to the alley. Vehicular access is restricted to the alley. c. ILlitigvfion of impacts to surrounding properties and uses; City staff does not anticipate any adverse impact on surrounding properties and uses. To the north and south, residential properties directly abut the site, however the applicant proposed a 6-foot, rather than the required 3-foot setback, which reduces the perceived scale of the new buildings, and allows for vegetation and light along the side yards. The courtyard area in the front provides a visually appealing transition from the street to the front entryways of each building. The landscaped courtyard is not only attractive, and provides a clear pedestrian connection to the internal units, it also provides residents with shared open (yet private) space, which will both foster an internal sense of community and allow for privacy. City of Denton PIB/PW Department Administrative Report and Decision ALLEN KIM TOWNHOMES t.UA 07-133, SA -A, ECF DECISION DATE January 17. 2008 Page 8 of 16 d. Miligation of hnpacls of the proposed site plain to the .Site; The proposed structures would be oriented toward both the front of the lot (toward Shattuck) and interior of the lot across the courtyard. The two units facing Shattuck would have their front doors oriented toward the street, The other four units would have front doors facing across the courtyard. Because of the internal focus of four units, it's important that the courtyard area be a visually appealing common space. e. Conseii�ation of area -wide proper?)' values: The applicant proposes to use a variety of high -quality materials such as faux stone, clapboard siding and cedar shingles, which demonstrates an investment in quality neighborhood redevelopment. The applicant did not submit a color scheme, or provide any specific information about other materials to be used (balcony railings, porches, etc.). To ensure compliance with code requirements to use high quality materials, staff recommends as a condition of approval that the applicant provide the Development Services project manager with a materials list, including colors, as part of the building permit submittal. Materials are subject to the review and approval of the Development Services project manager. f. 5crfcty and efficiency of'vehiclE and pedestrian circulation, - The applicant has provided adequate and safe access to the property for vehicles. Vehicular access will be restricted to the rear, via the alley. Parking will be internal to each unit (2 spaces each), with two additional spaces in the rear of the lot, horizontal to the alley. Pedestrians will have direct access to all units from the front of the lot, Shattuck Avenue. Two units will have their entries oriented toward the street, the rest will be oriented internally. Although vehicular access is adequate, the design standard for "attractive and safe" pedestrian access has not been thoroughly addressed. Specifically, there is a potential safety issue for pedestrians; the majority of which will have to cross the courtyard. where vehicles are accessing their garages, to gain access to their home. Vehicles will dominate the courtyard area, with no clear pedestrian access to the units. This creates an inhospitable atmosphere for pedestrians in a zone that mandates pedestrian connectivity. Because of the internal focus of four of the units, and in order to protect safety, staff recommends as a condition of approval that along the sides of the building the applicant shall provide separate and identifiable pedestrian connections from the front to the rear of the building (west -east). This connection should be visibly different from the asphalt of the driveway, and function like an internal sidewalk. This condition will provide for safe and attractive pedestrian connection between parking areas, the public sidewalk, and intemally between units. In order to restrict vehicular access, and maintain a courtyard -like appearance, staff recommends as a condition of approval that the applicant shall install curbing or bollards along the eastern edge of the courtyard. This design element will restrict vehicular access from infringing on the courtyard area, and will provide a safe courtyard for residents. The curbing, or bollards should be incorporated into the redesigned site plan, and is subject to the review and approval of Development Services project manager. g. Provision of adequate light and air; The front two units will have natural light from the north, south, and west, which is sufficient. The internal units will have northern and southern sun exposure. The overall design of the proposed buildings is appropriate for the adequate provision of light and air, with the exception of the third floor cantilever. The building is setback 6 feet from both interior property lines. The third floor cantilevers out two feet over the first and second floors, with an additional 1 foot 8 inch of eave City of Renton PISIPW Department Administrative Report and Decision ALLEN KIM TOWNHOMES LUA 07-133, SA -A, ECF DECnS)ON DATE January 17, 2008 Page 9 of 16 from the roof. This would create excessive shading and dark spaces along the exterior facades, and the side yard setback areas of both buildings. In addition, the porches do meet design standards for the Design District B. Although they do have balconies, the four interior units do not have 100 square feet of continuous private, usable open space. This will need to be redesigned prior to the issuance of any building permits, and in order to create enough room (100 square feet) it's likely that the balconies will have to protrude out, rather than in thus not creating such a dark, cavernous porch area_ Concern for adequate illumination was expressed by staff comments from the Renton Police Department. The applicant did not provide a lighting plan to indicate how the interior courtyard will be illuminated at night (Please see the attached comments from the Renton Police Department for recommendations to address safety concerns). Staff recommends as a condition of approval that the applicant submit a lighting plan for review and approval by the Development Services project manager at the time of building permit approval. h. Wiligafion of noise, odors and other hartnful or unhealthy conditions; This development is not expected to create any harmful or unhealthy conditions. Availability of Public services and facilities to accommodate the proposed use, - Discussed in the Environmental Review Committee report. Prevention of ncighbol-hood deterioration and blight. No deterioration or blight is expected to occur as a result of this proposal. As long as design standards are maintained, the development would be compatible with the existing neighborhood, and constitute a substantial investment in the community and provide opportunities for additional housing. 5. Consistency with Urban Design .Regulations The proposed project is subject to the District `B' Urban Design Regulations. The Administrator shall have the authority of approve, approve with conditions, or deny proposals based on the provisions of the design regulations. The proposed project must meet the intent of the Design Regulations where the regulations are applicable. In rendering a decision, the Administrator will consider proposals on the basis of individual merit, will consider the overall intent of the minimum standards and guidelines, and encourage creative design alternatives in order to achieve the purposes of the design regulations. i, Site Design and Building_l,oeation Intent. To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high -density urban environment; so that businesses enjoy visibility from public rights -of -way', and to encourage pedestrian activity throughout the district. a) Site Design and Street Pattern: Minimum Standard: Maintain existing grid street pattern. ✓ Standard Met I ; Not Met b) Building Location and Orientation: Minimum Standard: Orient buildings to the street with clear connections to the sidewalk_ ✓ Standard Met L Not Met c) Building Entries Minimum Standard: A primary entrance of each building shall be located on the facade facing a street. Such entrances shall be prominent, visible from the street, connected by a walkway to City of Renton P'BIPW Department Administrative Report and Decision ALLEN KIM TOWNHOLIES LUA 07-133, SA -A, FCF DECISION DATE January 17. 2008 Page 10 of 16 the public sidewalk, and include human scale elements. Secondary access (not fronting on a street) should have weather protection at least four and one-half feet wide over the entrance or other similar indicator of access. ✓ Standard Met Not Met Minimum Standard: Multiple buildings on the same site shall provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide directed view to building entries. Standard Met ✓ Not Met With the incorporation of an internal sidewalk along the buildings (earlier condition of approval) this standard will be met. Minimum Standard: Ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street. ✓ Standard Met L Not Met Minimum Standard: Secondary access (not fronting on a street) shall have weather protection at least four and on -half feet wide over the entrance or other similar indicator of access. ✓ Standard Met C Not Met Minimum Standard: Pedestrian access shall be provided to the building from property edges, adjacent lots, abutting street intersections, crosswalks, and transit stops. ✓ Standard Met -] Not Met Minimum Standard: Features such as entries, lobbies, and display windows should be orientated to a street or pedestrian -oriented space; otherwise, screening or decorative features such as trellises, artwork, murals, landscaping or combinations thereof should be incorporated into the street -oriented fagade. ✓ Standard Met ❑ Not Met Minimum Standard: Front yards should provide transition space between the public street and the private residence such as a porch, landscaped area terrace, or similar feature. _f. Standard Met [ i Not Met ✓ Partially Met The front two units that face Shattuck Avenue S. have adequately addressed the transition from a public street to private entrances. The internal units will meet this standard once all conditions of approval are met. d) Transition to Surrounding Development Minimum Standard: Careful siting and design treatment is necessary to achieve a compatible transition where new buildings differ from surrounding development in terms of building height, bulk. and scale. a. Setbacks at the side or rear of a building may be increased in order to reduce the bulk and scale of lar,,er buildings and so that sunlight reaches adjacent yards; or ✓ Standard Met -J Not Met e) Service Element Location and Design ❑ Standard Met ✓ Not Met As noted on page 7 of this report, the applicant did not submit any information regarding the location and design of trash and recycling service areas. Staff has recommended a condition of approval that addresses this issue. City of Renton RIPIPW Department Administrative Report and Decision ALLEN KIM TOWNHOMES LUA 07-133, SA -A, ECF DECISION DATE January 17, 2008 Page 11 of 16 ii. Parking and Vehicular .Access Intent: To provide safe, convenient access [to the Urban Center,I incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. a) Location of Parking Minimum Standard: No surface parking shall be located between a building and the front property line or the building and side property line on the street side of a conger lot. ✓ Standard Met L Not Met Minimum Standard: Attached personal parking garages at -grade should be individualized and not enclose more than two cars per enclosed space, Such garages should be architecturally integrated into the whole development. ✓ Standard Met -1 Not Met Minimum Standard: Personal parking garages should be individualized whenever possible with separate entries and architectural detailing in character with the lower density district. ✓ Standard Met Li Not Met b) Vehicular Access Minimum Standard: Parking lots and garages shall be accessed from alleys when available. ✓ Standard Met �_] Not Met iii. 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. a) Pedestrian Circulation Minimum Standard: Delineation of pathways may be through the use of architectural features, such as trellises, railings, low seat walls, or similar treatment. Standard Met ✓ Not Met With the incorporation of an internal pedestrian connection (earlier recommended condition of approval) in the courtyard area, this standard would be met. Pathways to the front two units will be marked on the landscape plan. Minimum Standard: Mid -block connections are desirable where a strong linkage between uses can be established. ✓ Standard Met n Not Met iv. Landscaping/Recreation Areas/Common Open Space Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the community_ To have areas suitable for both passive and active recreation by residents, workers, and City of Renton PlelPW Department Administrative Report and Decision ALLI=N KIM TOWNHOMFS LUA 07-133, SA -A, ECF DECISION DATE January 17, 2008 Page 12 of 16 visitors; provide these areas in sufficient amounts and in convenient locations; and provide the opportunity for community gathering in places centrally located and designed to encourage such activity. a) Landscaping Minimum Standard: All pervious areas shall be landscaped. Standard Met ✓ Not Met Please see the discussion on landscaping requirements on pages 6-7 of this report. Once the applicant has fulfilled the condition of approval to redesign the landscaping plan, this standard will be met. Minimum Standard: Street trees are required and shall be located between the curb edge and building as deten-nined by the City of Renton. ✓ Standard Met G Not Met Minimum Standard: The proposed landscaping shall be consistent with the design intent and program of the building, site and use. Standard Met - Not Met ✓ Partially Met Please see the discussion on landscaping requirements on pages 6-7 of this report. Minimum Standard: The landscape plan shall demonstrate how the proposed landscaping, through the use of plant material and nonvcgetative elements, reinforces the architecture or concept of the development. L Standard Met ✓ Not Met Additional landscaping is required in the courtyard/shared areas, in order to meet this minimum standard. Please see the discussion on landscaping requirements on pages 6-7 of this report. Minimum Standard: Regular maintenance shall be provided to ensure that plant materials are kept healthy, and that dead or dying plant materials are replaced. ✓ Standard Met L Not Met Minimum Standard: Underground, automatic irrigation systems are required in al landscape areas. Standard Met ✓ Not Met While not currently proposed, when an irrigation plan is submitted, this standard will be fulfilled. b) Recreation Areas and Common Open Space Minimum Standard: Attached housing developments shall provide a minimum area of private usable open space equal to 150 square feet per unit of which 100 square feet are contiguous. Such space may include porches, balconies, yards, and decks. - Standard Met ✓ Not Met Although they do have balconies, the four interior units do not have 100 square feet of continuous private, usable open space. This will need to be redesigned prior to the issuance of any building Permits. v, 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. (Please note: The building plans submitted by the applicant do not meet the code requirements for Architectural Design as demonstrated in an analyses of elements "a)-d)" listed below. Therefore, as a City of Renton PJ8/PW Department Administrative Report and Decision ALLEN KIM TOWNHOMES LUA 07-133, SA -A, FCF DECISION DATE January 17, 2008 Page 13 of 16 condition of approval staff recommends that the applicant submit a redesigned set of building plans that address the issues listed below.) a) Building Character and Massing Minimum Standard: All building facades sliall include modulation or articulation at intervals of' no more than 20 feet - El b) Ground -Level Details Minimum Standard: Untreated blank halls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. A wall is considered a blank wall if: It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has a horizontal length greater than 15 feet and does not include a window door, building modulation or other architectural detailing. C Standard Met v Not Met The first floor exterior wall does not meet this standard and must be redesigned. The rear wall of both buildings does not meet this standard and must also be redesigned. c) Building Roof Lines Minimum Standard: Buildings containing predominantly residential uses should have pitched roof with a minimum slope of one to four. Such roof should have dormers or intersecting roof forms that break up the massiveness of a continuous, uninterrupted sloping roof. The roof color shall be dark. Standard Met J Not Met The exterior roof along the north side of one building and the south side of the other building is a long contiguous roofline, with uninterrupted sloping. The color of the roof was not noted. d) Building Materials Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color scheme, or if different, with materials of the same quality. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. -1 Standard Met D Not Met V Partially Met 1'he applicant did not submit a materials list with specific details on color or materials. The site plan drawings indicate that the buildings would consist of Hardi plank, shingles, and faux stone base. The standard of providing textural changes has been met, but with out specific information relating to the color scheme, or the details such as railings, window treatment and the arch across the courtyard, this standard has not been achieved. In addition, it appears that only the front of the buildings incorporate all three building elements; the rest of the walls consist exclusively of one material, the Hardi plank (clapboard siding). In order for this standard to be met, all sides visible from a public street should have variation in materials and increased elements of architectural design. Minimum Standard: Materials, individually or in combination, shall have an attractive texture, pattern, and quality of detailing for all visible fa�adcs. V Standard Met ❑ Not Met City of Renton P/B/PW Department Administrative Report and Decision ALLEN KIA4 TOWNNOMES LUA 07-133, SA -A, ECF DECISION DATE January 17. 2008 Page 14 of 16 Minimum Standard: Materials shall be durable., high quality, and reasonably maintained. ✓ Standard Met Not Nlet 6. Consistence with the South Renton Plan The property lies within the 70.23-acre area of the City known as the South Renton Neighborhood and. as such, is subject to the "South Renton Neighborhood Plan," which was adopted in 2002 (Exhibit 12). South Renton, as part of the Urban Center, is to be redeveloped with higher densities and a greater concentration of employment opportunities than generally throughout the City. The project -specific planning review policies relevant to this application are: Policy SR-LLI-4: Residential projects should encourage urban scale multi -family housing of two to Five stories. ✓ Policy Standard Met _.1 Not Met Policy SR-LU-6: A range and variety of housing types should be encouraged including, but not limited to: Three story attached townhouse over a two -car garage. ✓ Policy Standard Met ❑ Not Met Policy SR-LU-7: Density for residential zones within the Burnett Park Subarea... shall range from 14 to 35 dwelling units per acre. ✓ Policy Standard Met __ Not Met Policy SR-LU-10: Thoughtful site design that allows multi -family buildings to blend in with the neighborhood and exhibit its residential character is preferred. ✓ Policy Standard Met ❑ Not Met E. FINDINGS, CONCL USIONS & DECISION Having reviewed the written record in the matter, the City now enters the following: 1) Request: The Applicant has requested Administrative Site Plan Approval for the Allen Kim Townhomes LUA 07-133, SA -A, ECF. 2) Environmental Review: The City's Environmental Review Committee (ERC) has reviewed the proposal and issued a determination of non -significance -mitigated (DNS-M) and imposed four mitigation measures. 3) Site Plan Review: The applicant's Site Plan Review application complies with the requirements for information necessary for site plan review. The applicant's plans are attached to this report, 5) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan goals, objectives and policies for parks and public facilities. 6) Zoning: The Site Plan as presented, complies with the zoning requirements and development standards of the RM-T zone provided all conditions of approval are complied with. City of Renton P/B/PW Department Administrative Report and Decision ALLEN Kilvl TOWNNOMES LUA 07-133, SA -A, ECF DECiSiON DATE January 17, 2008 Page 15 of 16 F'. CONCL LISIONS 1) The subject proposal complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval are complied with. 2) The proposal complies with the Comprehensive Plan goals, objectives and policies for multi -family development in the RM-t Zone, provided all advisory notes and conditions of approval are complied with. 3) The City's Environmental Review Committee (ERC) has reviewed the proposal and issued a determination of non -significance -mitigated (DNS-M) and imposed 4 mitigation measures. G. DECISION. The Allen Kim Townhomes Project File No. LUA 07-133, SA -A, ECF is approved subject to the following conditions: The applicant shall submit a revised, detailed landscape plan to the Development Services Project Manager prior to the approval of any building permits. All setback areas are to be included in the landscape plan, and native, or drought -resistant plants are necessary, otherwise an irrigation plan is required as well. The applicant shall also include decorative landscaping in the front of each unit. This includes the front yard of each of the buildings (facing Shattuck Avenue S.), and the internal units that face each other across the courtyard. Each internal front entry way should have appropriate landscaping to meet this standard, and the applicant shall submit a landscape plan for review and approval to the Development Services project manager prior to the issuance of any building permit. 2. Prior to building permit approval, the applicant shall submit to the Development Services project manager information, including location, size, and screening for refuse and recyclable; material_ 3, The applicant shell provide the Development Services project manager with a materials list, including colors, as part of the building permit submittal. Materials are subject to the review and approval of the Development Services project manager. 4. The applicant .shall redesign the site plan to include a separate and identifiable pedestrian connection from the front to the rear of the buildings (west -east). This connection should be visibly different from the asphalt of the driveway, and function like an internal sidewalk. The redesigned site plan with pedestrian connections are due at the time of building permit submittal and subject to review and approval of the Development Services project manager. 5_ The applicant shall install curbing or bollards along the eastern edge of the courtyard area. This design element will restrict vehicular access from infi•inging on the courtyard area, and will provide a safe courtyard for residents. The curbing, or bollards should be incorporated into the redesigned site plan due at the time of building permit submittal, and is subject to the review and approval of the Development Services project manager. 6. Prior to the issuance of a building permit, the applicant shall redesign the building plans to conform to development standards of Design District B as outlined in this report. This includes incorporating variations in the use of materials are required on all sides visible from a public street. The revised building plans are subject to the review and approval of the Development Services project manager. 7. The applicant shall submit a lighting plan for review and approval by the Development Services project manager at the time of building permit approval. City of Renton P18/PW Department Administrative Repent and Decision Al_1_EN KfM TOWNHOMES LUA 07-133, SA -A, ECF DEC1SlON DATE January 17, 2008 Page 16 of 16 .Veil Watts, Development Services Director TRANSA117C1) rhrs 17"' duv of January 2008 to the Applicant;'On rrer/C'orrlara: Kim ChaU,Allen Dai Kennv Can D Wham 12415 98"Avenue NE 14448 8"' AVULIC S. Kirkland, WA 98034s Burien, WA 98168 TRANSMI`1 7FD this 17" dad- ofJairuary 2008 to the Parlies of Record: Bud Faucher 529 Whitworth Avenue S. Renton, 1tiA 98057 TR4NSX11TTED this 17`�' duy of.fcrvniart 2008 to thcfoliotirnrxL Larry Meckling, Building Official Bob Van Horne, Deputy Fire Marshal Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Jan Conklin Carrie Olson Renton Reporter Decision Date Land Use Action Appeals & Regttests far Recons•itteration The administrative land use decision will become Final if the decision is not appealed within 14 days of the effective date of decision. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3), WAC 197-11-680), RECONSIDERATION. Within 14 days of the effective date of the decision, any party may request that the Administrator reopen a decision on a short plat. The Administrator may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator Finds insufficient 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 following appfal timeframe. t.7 APPEAL. This administrative land use di vision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on Eby �i', 2008. City of Renton Municipal Code Section 4-8-110 governs appeals to the Examiner. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Appeals must be filed in writing, together with the required $75.00 application fee, to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. EXPIRATION DATE: Site Plan Approval will expire two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-7-080.M. 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T23N R4E 18 T23N.R5E 17 T23N R5E 16 T23N 135E 1 T23N R5E 14 T23N R5E 1 334 \,335 336 337 371 815 4 816 f G1 ,.G2t G3, G4 �,G_ - GT 3 T23N R4E 24 T23N R4E 19 T23N R5E 26 T23N R5E 21 T23N 22 T23N R5E 23 T23N R5E 2. 44 34 600 601 602 820 821 1472 H3 H Heel F= T23N R4E 25T2A R4E 30 T23N R5E 29 23N R5E 28 T23N Fi5E 27 T23N: 195E 26 T23N 11715 25 50:. 351 _ _ y603� 8�4 605; 825. 826 : 8 J u I2 �t I416:::7. 3 E 36 T23N R4E 31 T231 R5E 32 T23N R5E ' 33 T23N ROE .: 34 T23N R5E 35 T23N R5E 3E 607 608 609 610 632 833 I 1 J J J4 :,J6. nJ.5 R 22N R4E T22N RdE fi T22N R5E 5 T22N R5E 4 T22N R5E 3 T22N R5E 2 T22N R5E RFCIOENTIAL MaED SH CENTE4 IMM T13 L RC Resource Conservation CV Center Village In Industrial - Heavy R-] Residential 1 du/ac 11C-NI urban Center - North 1 IN Industrial - Medium R-4 Residential 4 du/ac C-N2 Urban Center - North 2 LL Industrial - tight R-s Residential B du/ac CD Center Downtown' (P) Publicly owned RnH Residential Manufactured Homes CDR Commercial/Office/Residential --- -- Renton City Limits R-l0 Residential 10 du/0C COMUEECUL "- Adjacent City Limits R-IA Residential 14 du/ac Ca Commercial Arterial' � Book Pages Boundary RM-F Residential multi -Family CD Commercial Office` RN-T Residential MultL-Family Traditional CN Commercial Neighborhood KROLL PAGE RM-LI Residential Multi -Family Urban Center` PAGE# INDEX ` Maq include Overlay IViatriL ta. See Appendix maps. For additicnal regulations in Overlap Districts, please see RMC 4-3. SECT.TcAN�GE Printed by PrinL 8 Mail Services, City of Renton -�f� k CITY IF RENTON + ♦ Planning/Bui Id ing/Public Works Department Kathy Keoiker, Mayor Gregg Zimmerman P.E., Administrator December 27, 2007 Kenny Can D Pham 14448 8th Avneue S. Burien WA 98168 Subject: Parking Modifications - Allen Kim Townhomes LUA07-133, SA -A, ECF Dear Mr. Pham: After reviewing your request for parking modifications for the number and size of parking spaces, the following modifications have been approved: 1. Your request to reduce the minimum width of enclosed parking spaces from 9 feet to 8 feet 10 inches. This will be measured from wall to wall of each internal parking garage. Length of the parking stalls will remain at 20 feet, and will be measured from the wall to the parking door. As proposed, the placement of the furnace only allows 17 feet 5 inches of length, and will need to be revised, 2. Your request to exceed the minimum number of parking spaces by four.spots. Per Renton Municipal Codeyou are required to provide 8 spaces; you propose 12 interior spaces and 2 surface spots in the rear of the lot. Approval of the additional parking spots will reduce the pressure fo find offsite parking for guests. The spaces in the rear of the building should be parallel with the rear lot l ine, and must meet the requirements of 9x20 feet. If you have any additional questions regarding approval of these modifications, please contact Andrea Petzel, Project Manager, at (425) 430-7270. Sincerely, Neil Watts, Director Development Services Division cc: Kim Chau/Allen Dai / Owner City of Renton Fite LUA 07-133 1055 South Grady Way -Renton, Washington 98057 ® This papercontains50%recycledmaterial,30%post consumer RENTON AHHAD of TH.F. CURVE STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE OF ENVI NOT1C� TERMIN 0 ON NTAL Linda M Mills, being first duly sworn on oath that she is the Legal ENVIRONMENTAL REVIEW Advertising Representative of the COMMITTEE RENTON, WAS14INGTON The Environmental Review Committee has issued a Determination of Non - Significance -Mitigated for the following Renton Reporter project under the authority of the Renton Y Municipal Code. Allen Kim Townhomes LUA07-133, SA -A, ECF Location: a bi-weekly newspaper, which newspaper is a legal newspaper of 530 Shattuck Avenue S. Application for Environmental Review and general circulation and is now and has been for more than six months Administrative Site Plan Review for a 6- to the date of publication hereinafter referred to, published in P P F unit h RM- unit development in the the English language continuously as a bi-weekly newspaper in King own T zone. This project is in the Downtown zone. This Urban Design District Overlay B. The County, Washington. The Renton Reporter has been approved as underlying parcel is 9,572 square a Legal Newspaper by order of the Superior Court of the State of feet. The project consists of two 6,262 square foot buildings of three units each; Washington for King County. density would be 27 dwelling unitslnet The notice in the exact form annexed was ublished in re ular issues 1� � acre. Each h would consist of three stories with th parking rking spots (2 per of the Renton Reporter (and not in supplement form) which was unit) on the first floor. Two additional regularly distributed to its subscribers during the below stated period. surface parking spots would be provided The annexed notice, a: in the rear of the building. Vehicular access would be through the alley and Public Notice an internal shared driveway, pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the width was published on December 15, 2W7. of the parking stalls. Appeals of the environmental determination must he filed in writing on or before 5:00 PM on December 31, 2007. Appeals must be filed in writing together with the required The full amount of the fee charged for said foregoing publication is $75.00 application fee with: Hearing the Slim of $ l 09.2a. Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals } to the Examiner are governed by City of Renton Municipal Code Section 4-8-1103. Additional information regarding the appeal Linda M. ����t t t t process may be obtained from the Renton CityClerk's Office, (425) 430-6510. Legal Advertising Representative, Renton Reporter =`�`-( VAL /�I''� [� �,.��"+++t+t�� Lj biz Ito t Published in the Renton Reporter December 15, 2007. #29653 Subscribed and sworn to me this lath day of Decembe r°" A at�►Ry�;%., s ` nor =z- . • . 0 . `0 Kathy Dals otary Public fo e State of Washingtk',�}dpl in Covington, Washington 11, P. O. Number: '' OF i;14 + �IOT� ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED [DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONVENTALACTION PROJECT NAME: All.. Kim 7ownhomea PROJECT NUMBER: LtfA07-133, SA -A, ECF LOCATION. 530 Shattuck Avenue S DESCRIPTION: Application for Environmental Review and Administrative She Plan Review for a 6-unit townhome development in the RM-7 zone, This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,57Z square feet. The project consists of two 6,262 square toot buildings of three units each; density wouid be 27 dwelling uniWir et acre. Each building would consist of three stories with parking spots (2 per unh} on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway, pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modffication to reduce the size of the parking stalls. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (i HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5700 PM on December 31, 2007. Appeals must be filed In writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office. (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED. A PUBLIC HEARING WILL 8E SET AND ALL PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 4301 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION CERTIFICATION hereby certify that copies of the above document were posted by me in S conspicuous places or nearby the described property on,��11 Hts 2 � SIGNED: r., : DATE: � ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing rtr on therh day of LIC SIGN i(�ti�tia fYOTARY Pll W PIgh�`�� I I 1111i11�����` ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Allen Kim Townhomes PROJECT NUMBER: LUA07-133, SA -A, ECF LOCATION: 530 Shattuck Avenue S DESCRIPTION: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RIVI-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,572 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling unitslnet acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided In the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 31, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110,B, Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED, FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, ❑EVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. athv Keolker, Mayor December 13, 2007 Kenny Can D Pham 14448 8th Avenue S Burien, WA 98168 SUBJECT: Allen Kim Townhomes LUA07-133, SA -A, ECF r Dear Mr. Pham: CITY )F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non -Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 31, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7270, For the Environmental Review Committee, Andrea Petzel Associate Planner Enclosure cc: Kim Chau & Allen Dai / Owner(s) Bud Faucher / Party(ies) of Record 1055 South Grady Way - Renton, Washington 98057 eThis paper contains 50% recycled material, 30% post consurner RENTON AHEAD OF TFIF CURVE Y CITY F RENTON Kathy Keolker, Mayor December 13, 2007 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determination Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on December 10, 2007: DETERMINATION OF NON -SIGNIFICANCE -MITIGATED PROJECT NAME: Allen Kim Townhomes PROJECT NUMBER: LUA07-133, SA -A, ECF LOCATION: 530 Shattuck Avenue S DESCRIPTION: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,572 square feet. The project consists of two 6,262 square Foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 31, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.13. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7270. For the Environmental Review Committee, Andrea Petzel Associate Planner Enclosure cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe RENTON AHEAD OF THE CURVE 1055 South Grady Way - Renton, Washington 98057 This papercontains 601 recycled material, 30 % post consumer CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA07-133, SA -A, ECF Kenny Can D Pham Allen Kim Townhomes DESCRIPTION OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,572 square feet, The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. . LOCATION OF PROPOSAL: 530 Shattuck Avenue S LEAD AGENCY: The City of Renton Department of Planning/Building/Public Works Development Planning Section MITIGATION MEASURES: 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume 11 of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the ' Development Services Division prior to the issuance of a building permit. 2. The applicant shall pay the appropriateParks Mitigation Fee based on $354.51 per new multi -family unit, prior to the issuance of a building permit. 3. A Transportation Mitigation Fee shall be assessed, estimated at $1,919.25 and shall be paid prior to the issuance of a building permit. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi -family unit.. Fire Mitigation Fees, estimated to be $2,328.00 shall be assessed prior to issuance of a building permit. 5. Should evidence of a historic site be found during site development, work shall be stopped and the applicant shall submit an archaeological resource survey of the site. This survey shall conform to the requirements and standards of the Washington State Office of Archaeology and. Historic Preservation and must be conducted under the on -site supervision of a state -approved archaeologist. Work shall recommence when approval is received from the Office of Archaeology and Historic Preservation. ERC Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA07-133, SA -A, ECP Kenny Can D Pham Allen Kim Townhomes DESCRIPTION OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,572 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. LOCATION OF PROPOSAL: 530 Shattuck Avenue S LEAD AGENCY: The City of Renton Department of Plan ningll3uilding/Public Works Development Planning Section ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning 1. RMC section 4-4-030,C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if'complaints are received. 2. Construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on. Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Buildi[Ig 1. Demolition permit is required_ Fire Prevention 1. The preliminary fire flow could not be determined from the information provided by the applicant. 2. One hydrant is required within 150 feet of the structure and additional hydrants are required within 300 feet of the structure, based on fire flow. 3. Existing and new hydrants will be required to be retrofitted with.Storz "quick -disconnect" fittings. 4. Buildings as proposed will require sprinkler and fire alarm systems. Separate plans and permits are required for the installation of fire alarm and sprinkler systems. 5. All building addresses shall be visible from or posted at the public street. ERC Advisory Notes Page 1 of 2 Plan Review — Surface Water 1. This site drains to the South Renton drainage basin. There are existing storm drainage facilities in Shattuck Avenue South. 2. Roof drains shall be tightlined to the storm system. 3. The Surface Water System Development Charges are based on a rate of $.265 per square foot of new impervious surfaces (but not less than $759.00). Payment of this fee will be required prior to issuance of utility construction permit. 4. The applicant is responsible for obtaining any and all necessary easements required for storm design. Plan Review —Water 1. The project site is located in the 196 Water Pressure Zone. The static pressure at the street level is approximately 70 psi. There is an existing 16" watermain located in Shattuck Ave S (see City of Renton drawing W-0020 for detailed engineering plans). 2. This project will be required to install an 8" watermain connected to the existing 16" in Shattuck Ave S and extend the new main to the east property line of the parcel being developed to serve the new townhomes. 3. The project will need to install new fire hydrants off of the new main sufficient to meet the Fire Prevention department requirements. 4. The project needs to provide the new townhomes with individual water service lines and meters. The conceptual utility plan needs to be modified to show the new watermain. 5. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM with one hydrant located within 150 feet of the structure and two additional hydrants located within 300 feet of the structure. This distance is measured along the travel route_ 6. System Development Charges are $1174.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies, Plan Review- Sanitary Sewer 1. There is an existing 8-inch sanitary sewer main in the alley on -the east side of the site. 2. The applicant shall install one six-inch sidesewer per building to connect into the 8" sanitary sewer main in the alley to serve the project. 3. System Development Charges are $610.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review — Street Improvements 1. Per City of Renton code the project shall install street improvements to include. curb, gutter, sidewalk and street lighting if not existing. All street lighting shall be per City of Renton standards and specifications. General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses (see Drafting Standards). ERC Advisory Notes Page 2 of 2 CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE (MITIGATED) APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA07-133, SA -A, ECF Kenny Can D Pham Allen Kim Townhomes DESCRIPTION OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,572 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. LOCATION OF PROPOSAL: 530 Shattuck Avenue South LEAD AGENCY: The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 31, 2007. Appeals must be fled in writing together with the required $75,00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.6. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: December 15, 2007 December 10, 2007 Q 4 eV17 p a Gregg Zi rm Ad 0 stra or Date Plannin B ilding/Public Works 1-W- Terry Higashiyama, Administrator Community Services Date I. David Daniels, Fire Chief Fire Department Klex1PietscM, AdmlMstrator EDNSP 106? Date Date ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE December 10, 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, December 10, 2007 Time: 3.00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Allen Kim Townhomes (Petzel LUA07-133, SA -A, ECF Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,572 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. Seahawks' Headauarters and Practice Facility Pier (Hiaains) LUA07-137, SM, ECF, SA -A The applicant has proposed construction of a new pier to replace an existing pier. The existing wooden, float pier is 123 feet long by 6 feet wide, held in position by 12-inch wood piling. The existing pier would be completely removed. The new pier would be located approximatley 210 feet south of the existing pier location. The new pier would be 150 feet long and between 3 feet 10.5 inches and 5 feet 10.5 inches wide. The full open grate deck would be supported by 18 steel pilings of 6-inches in diameter. The deck surface would be a minimum 2 feet 6 inches above the Ordinary High Water. The project requires Administrative Site Plan Review and a Shoreline Substantial Development Permit from the City of Renton. Keeping of Animals Docket #6-10 (Mathas) LUA07-138, ECF ■ Current City code allows the keeping of a maximum of three household pets regardless of lot size. The proposal amends the number of allowable household pets on lots larger than 20,000 square feet, one additional household pet per additional 10,000 square feet in additional lot size is allowed. The definition of household pets is also proposed to be amended. • The current standards for the keeping of domestic animals require a one -acre lot size minimum regardless of the type of animal. Proposed changes would allow animals to be kept on smaller lots and the definitions of domestic animals would be amended, so that they are defined by the minimum lot size needed to keep the animals rather than by the size of the animal. ■ Proposed changes would combine the existing general requirements for the keeping of animals with the requirements for Hobby Kennels. ■ Also, the proposed changes change the name of "Hobby Kennel License" to "Additional Animals Permit". cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, Economic Development Director D. Pargas, Assistant Fire Marshal N. Watts, PIB;PW Development Services Director n F. Kaufman, Hearing Examiner B. Van Horne, Deputy Fire Chief O J. Medzegian, Council P. Hahn, PIBIPW Transportation Systems Director R. Lind. Economic Development L. Warren, City Attorney ERC City of Renton Department of Planning 1 Building / Public Works REPORT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC TWEETING DATE: December 10, 2007 Projcct'Varnc: Atlen Kim Townhomes Owner: Kim Chau/Allen Dai Applicant: Kenny Can D Pham Contact: Kenny Can D Pham, 14448 8"' Ave. S. Burien, WA 98168 (206) 778-6859 File Number: LUA07-133, SA -A, ECF Project Manager: Andrea Petzel, Associate Planner Project Summary: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B, The underlying parcel is 9,572 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway, pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. Prnjcct Location: 530 Shattuck Avenue South Exist. Bldg. Area SF.- 1,520 SF Proposed New Bldg. Area (footprint): 4,562 SF Proposed New Bldg. Area (gross): 12.524 SF Site Area: 9,572 SF Total Building Area GSF.- 1,520 SF STAFF Determination of Non -Significance Mitigated (DNS-M) RE COJIVENDA TION: Project Location Map ERC REPORT doc City of Renton KBIPW Departnaew ElIviron , al Review Committee Staff'Report ALLE:'4 KtV TOWNH( IIES LUA07-133, SA -A, F.CF Report of December 10, 2001 Page 2 of 6 PART ONE: PROJECT DESCRIPTION I BACKGROUND The applicant requests Environmental Review and Administrative Site Plan Review for a two building, 6-unit townhome development in the Residential Multi -family —Traditional (RM-T) zone. Additionally, this project is in the Downtown Urban Design District Overlay B. The existing single-family home would be removed. The underlying parcel is 9,572 square feet (0.22 acres). The resulting residential density would be 27 du/ac. Lot coverage would be 48 percent. Total impervious coverage would be 77%. The project consists of two connected 6,262 square foot buildings of three units each. Each building would consist of three stories (35 feet) with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building_ Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Avenue South. The applicant has requested a parking modification to reduce the width of the parking stalls. The existing topograpy is flat with almost no elevation change. The applicant proposes to clear the entire site and landscaping will be installed in the front yard and around the perimeter of the site after construction. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probably impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS -NI with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of a building permit. 2. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi -family unit, prior to the issuance of a building permit. 3. A Transportation Mitigation Fee shall be assessed, estimated at $1,919.25 and shall be paid prior to the issuance of a building permit. 4. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi- family unit. Fire Mitigation Fees, estimated to be $2,328.00 shall be assessed prior to issuance of a building permit. 5. Should evidence of a historic site be found during site development, work shall be stopped and the applicant shall submit an archaeological resource survey of the site. This survey shall conform to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on -site supervision of a state -approved archaeologist. Work shall recommence when approval is received from the Office of Archaeology and Historic Preservation. ERC REPORT doc City of Renton PIRIPW Deparlrnew Environ al Review Connmiliee Staff Report ALLEN KIM TOifAIIOrt1ES LUA07-133, SA -A, ECF Report of December 10, 2007 Page 3 of 6 C. Exhibits Exhibit 1 Site Plan Exhibit 2 Streetscape Elevation Exhibit 3 Zoning Map D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identif ed and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: According to the environmental checklist, the site is flat with no perceivable slope. Vegetation consists of ornamental landscaping and no significant trees. The applicant proposes that the entire site be graded, Underlying soils are clay; sand and gravel, and there is no evidence of instability. The applicant proposes to bring in approximately 50 cubic yards of structural fill. Following development impervious surface coverage will be approximately 77%, !'litigation Measures: None required. Nexus: Not applicable. 2. Air Impacts: It is anticipated that some adverse air quality impacts would be associated with site work and building construction required to redevelop this property. Project impacts during construction include dust from grading, exhaust from construction vehicles, odor from roofing installation and roadway paving. If necessary, dust would be controlled through the use of temporary control measures and sprinkling the site with water as needed. Odor impacts during construction are unavoidable and short-term. Potential post -development impacts include vehicle and heating system exhaust. These emissions are regulated by state and federal agencies and no further site -specific mitigation measures for exhaust impacts are necessary. Mitigation Measures: None required. Nexus: Not applicable. 3. Water a. Storm Water Impacts: The applicant submitted a Technical Information Report by E3RA, Inc. (dated October 25, 2007) as part of the application materials. Site hydrology flows from east to west across the site with approximately 0.5 percent average grade change (or less). The surface water sheet flows across the property or infiltrates into the ground. The site is not creating new or replacing a total of 5,000 SF or more of pollution generating surface. According to the report the report is not readily conductive to infiltration, and is exempt from the detention system and water quality requirements. However, given the possibility of some erosion, the applicant will be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. Mitigation Measures: The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology ERC REPORT. doc 00, of Rewo2 P/BIPW Department Environ at Review Committee. Staff Report ALLEN KIAI TOWNIIOMES LUA07-133, SA -A, ECF Report of December 10, 2007 Page 4 of 6 Stormwater Management Manual, This condition shall be subject to the review and approval of the Development Services Division prior to the issuance of building permits. Nexus: SEPA Regulations 4. Parks and Recreation Impacts: The proposed development is anticipated to generate demand on existing and future City parks, recreational facilities and programs_ Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $354.51 per each new multi -family unit. The fee is estimated at $1,772.55 (5 new units x $354.5 l )_ Mitigation Measures: "fhe applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi -family unit, prior to the issuance of a building permit, Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 5. Historic and Cultural Preservation Impacts: It is possible that archaeological artifacts or a historic site could be encountered during project construction. This is due to the site's proximity to former archaeological discoveries. Should evidence of a historic site be found during site development, work shall immediately cease and the Washington State Department of Archeology and Historic Preservation shall be contacted at (360) 586-3065. A survey shall be submitted that conforms to the requirements and standards of the Washington State Office of Archaeology and I listoric Preservation and must be conducted under the on -site supervision of a state - approved archaeologist. In the event that cultural artifacts are found, work cannot recommence until approval is received from the Office of Archaeology and Historic Preservation. Mitigation Measures: Should evidence of a historic site be found during site development, work shall be stopped and the applicant shall submit an archaeological resource survey of the site. This survey shall conform to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on -site supervision of a state -approved archaeologist. Work shall recommence when approval is received from the Office of Archaeology and Historic Preservation. Nexus: SEPA, Transportation Mitigation Fee Ordinance No. 3100, 6. Transportation Impacts: Primary access to the buildings would be through the alley; there would be no curb cut on Shattuck Avenue South. The alley connects with Houser Way South and South 6"' Street. Shattuck Avenue South has existing curb, sidewalk and storm drainage facilities. Due to the impacts of increased traffic, a Transportation Mitigation Fee shall be assessed at rate of $75.00 per new additional trip. The few is estimated at S1,919.25 and is due prior to the issuance of a building permit. Mitigation Measures: A Transportation Mitigation Fee shall be assessed, estimated at $1,919.25 and shall be paid prior to the issuance of a building pen -nit. Nexus: SEPA Environmental Regulations, Transportation Mitigation Fee Ordinance No. 3100. 7. Fire & Police Impacts: Fire and Police Department representatives indicate that they have sufficient resources to furnish services to the proposed development, subject to the condition that the applicant provides required improvements and fees. The building, as proposed, shall be equipped with sprinklers and alarms. Because the development would add five new residences to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of S388.00 per new multi -family residence. The total fee is estimated to be $2,328.00 ERC REPORT.doe City of Renlo7? PIBIPW Departrr1eut Environ al Review Cori n ttee Sraff Repord ALLEN KIM TOWNHOMES LUA07-133, SA -A, ECF Report of December 10, 2007 Page 5 of 6 Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 per new multi -family unit. Fire Mitigation Fees, estimated to be S2328.00 shall be assessed prior to issuance of a building pen -nit. Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, December 31, 2007. Renton Municipal Code Section 4-8-110,11 governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with a $75.00 application fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, 1055 S. Grady Way, Renton WA 98057_ AD VISOR Y NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8.00) p.m. No work shall be permitted on Sundays. Buildin 1. Demolition permit is required. Fire Prevention 1. The preliminary fire flow could not be determined from the information provided by the applicant. 2. One hydrant is required within 150 feet of the structure and additional hydrants are required within 300 feet of the structure, based on fire flow. 3. Existing and new hydrants will be required to be retrofitted with Storz "quick -disconnect" fittings. 4. Buildings as proposed will require sprinkler and fire alarm systems. Separate plans and permits are required for the installation of fire alarm and sprinkler systems. 5. All building addresses shall be visible from or posted at the public street. Plan Review — Surface Water 1. This site drains to the South Renton drainage basin. "There are existing storm drainage facilities in Shattuck Avenue South. 2. Roof drains shall be tightlined to the storm system. 3. The Surface Water System Development Charges are based on a rate of $.265 per square foot of new impervious surfaces (but not less than $759.00). Payment of this fee will be required prior to issuance of utility construction permit. 4. The applicant is responsible for obtaining any and all necessary easements required for storm design. Plan Review — Water 1. The project site is located in the 196 Water Pressure Zone. The static pressure at the street level is approximately 70 psi. There is an existing 16" watermain located in Shattuck Ave S (see City of Renton ERC REPORT.doc• City of 'Rc�nton PIB!Pd1� Departnncn: Divironr at Revietiv Committee Staff Report ALLEN HIM TOii NHOrtIES LUA07-133, SA -A, ECF Report of Dccembcr 10, 2007 Page 6 of 6 drawing W-0020 for detailed engineering plans). 2. This project will be required to install an 8" watermain connected to the existing t6" in Shattuck Ave S and extend the new main to the east property line of the parcel being developed to serve the new townhomes. 3. The project will need to install new fire hydrants off of the new main sufficient to meet the Fire Prevention department requirements. 4. The project needs to provide the new townhomes with individual water service lines and meters. The conceptual utility plan needs to be modified to show the new watermain. 5. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM with one hydrant located within 150 feet of the structure and two additional hydrants located within 300 feet of the structure. This distance is measured along the travel route. 6, System Development Charges are $1174.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review — Sanitary Sewer 1. There is an existing 8-inch sanitary sewer main in the alley on the east side of the site. 2. The applicant shall install one six-inch sidesewer per building to connect into the 8" sanitary sewer main in the alley to serve the project. 3. System Development Charges are $610.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review — Street Improvements 1. Per City of Renton code the project shall install street improvements to include curb, gutter, sidewalk and street lighting if not existing. All street lighting shall be per City of Renton standards and specifications. General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses (see Drafting Standards). ERC REPORT doc 0 r)9TE PLM SCALE: v SITE A 22RIE - STO SHATTUCK AVE. S. Rr--NTON, WA =SS05i �'ARCEL NUMS�*: -754130-0400 LOT 5ULD)ING 4 IM VIOUIS C01lEfeAGE C,4 C ATI01JS BUILDING�s GOvERAGE CALCULATIGIB: CsR055 LOT AREA: 9,5112 SF 8 WILDING- 3,B14 ROOF OvER1IANCa AREA: 469 P W/pAT I O: TOTAL: 4,521 5U[LDINCs COVERAC- 4iZ% IMPERVIOUS COVERAGE CALCULATIONS: BUILD M- $B014 ROOF OVERHAWs AREA 4fv°l DRIVEWAY 2111 238 PORCH/PATIO TOTAL: roA32 IMPERVIOUS COVERAGE • (p93% Y CINITY MAP F OJECT SITE LL1 3 P n DEVELOPMENT EON PLANNING Nov - 2 2007 RECIEWED �K , OWCAIM rpm 4 VIM L002 AJOpe4pa M,vMM UUMJOn Jaui uid nw&r::jlw 4P- IMPM— JUd C3 O C a LIJ LL �. o Z ', uj CC w a E3 - 7 T23N R5E E 1/2 M-F j-1-10 0 o R-10 _ CA IL(P) OD OD OD rd P . �_ OD UG-NI CA t ao __ t i. as ao R-10(P) CA IM(P) q° Airport Way C R-8 R.8 00 CA I ICU tPA CA CA R 8 CA S. TD�IIl St; R- 8 CD RM U —1 ai _U 1 - R-8 R-8 CD Ctor CA vl �� a� ci -10 a A CD(P) ..... RM . RM— `. s 'CA RM—U C A a S 2nd St. S end St�D CD A CD cD CD... 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Adjacent City Limits R-1a' Residential 14 du/ac FrAl Commercial Arterial+ —Book Pages Boundary RM-F, Residential Multi -Family CO Commercial office• RR-T' Residential Multi -Family Traditional cry Commercial Neighborheod KROLL PAGE RR-u Residential Multi -Family Urban Center* INDEX + May include Overlay Districts- See Appendix PAGE# mope. For additional regulations in overlay ➢istricts, please see RMC 4-3. secrrrownwarl�e Printed by Print 8, Mail Services, City of Renton City o_ � . _ nton Department of Planning / Building / Pub_,.. --'arks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-133, SA -A, ECF DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Kim Chau J Allen Dai PROJECT MANAGER: Andrea Petzel 0 PROJECT TITLE: Allen Kim Townhomes PLAN REVIEW: Arneta Henninger C O SITE AREA: 9,600 square feet BUILDING AREA (gross): 12,524 square feet -n 0.wj M LOCATION: 530 Shattuck Avenue S WORK ORDER NO: 77840 .m E e I I I SUMMARY OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6 towmomda development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying rcel is 9,600 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwellineinitslnet acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmentai Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation UG7ities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properiv assess this proposal. Signature of Director or Authorized Representative 1111qta Date A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi family unit to address these potential impacts." Parks Mitigation Feet City o. ._nton Department of Planning / Building / Pub,,., ..'orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: I�; r or`f' COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-133, SA -A, ECF DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Kim Chau i Allen Dai PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Allen Kim Townhomes PLAN REVIEW: Arneta Henninger SITE AREA: 9,600 square feet BUILDING AREA (gross): 12,524 square feet LOCATION: 530 Shattuck Avenue S I WORK ORDER NO: 77840 SUMMARY OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,600 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Pfants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housin Aesthetics Light/Glare Recreation Utilities Transportation Public Services HistoriclCultural Preservation Airport Environment 10,000 Feet 14,000 Feet /q6: rIfJC-t'.�1 I'LZ7 t-6A l �ESf J tif5ri t- �CiL,tf jf B. POLICY-RELA TED COMMENTS C. iCODE-RELATED COMMENTS 1 r�c7t *,J- f' % G % r Lam ! L1f� SC v1 r- C[>` rr� l i Lti f 7ci- j�� 5 / c/ }/ Lie r I We have revie ad is application wit particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where dit' na! inform n i !ed to properly assess this proposal. 46,107 Signature of Dire to or Autt on a epresentative Date CITY OF RENTON MEMORANDUM DATE: November 16, 2007 TO: Andrea Petzel FROM: Arneta Henninger X7298 SUBJECT: ALLEN KIM TOWNHOMES APPLICATION LUA 07-133 530 SHATTUCK AVE S I have reviewed the application for 6 unit condo/townhomes for the development of attached townhome units all located in Section 18, Twp. 23N, Rng. 5 E and have the following comments: Existing Conditions Water -- The project site is located in the 196 Water Pressure Zone. The static pressure at the street level is approximately 70 psi. There is an existing 16" watermain located in Shattuck Ave S (see City of Renton drawing W-0020 for detailed engineering plans). Sanitary Sewer -- There is an existing 8" sanitary sewer main in the alley on the east side of this site. Storm -- There are storm drainage facilities in Shattuck Ave S. The site is not located in Aquifer Protection Zone. CODE REQUIREMENTS Street Improvements: • Per City of Renton code the project shall install street improvements to include curb, gutter, sidewalk and street lighting if not existing. All street lighting shall be per City of Renton standards and specifications. • The Traffic Mitigation fees apply to this project_ These fees are $1919.25. Storm Drainage: • This site drains to the South Renton drainage basin. A conceptual drainage plan and drainage report was submitted with the application for this project and is in order. The conceptual drainage plan is to include detention and water quality treatment for the fully built out project, including, driveways and roadway improvements. The runoff from the new townhomes must be tight lined into the storm drainage system constructed for the project. The drainage plan is to be first designed per the 1990 King County Surface Water Drainage Manual to determine if detention is required. If detention is required then it shall be designed per the 2005 King County Surface Water Drainage Manuals. Allen Kim Tmvnhonics Application The applicant is responsible for obtaining any and all necessary easements required for the storm design, The project will be required to pay the Surface Water System Development Charges of S.265 per square foot of new impervious surface (but not less than $759) to the issuance of the construction permit. Water: • This project will be required to install an S" watermain connected to the existing 16" in Shattuck Ave S and extend the new main to the east property line of the parcel being developed to serve the new townhomes. The project will need to install new fire hydrants off of the new main sufficient to meet the Fire Prevention department requirements. The project needs to provide the new townhomes with individual water service lines and meters. The conceptual utility plan needs to be modified to show the new watermain. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM with one hydrant located within 150 feet of the structure and two additional hydrants located within 300 feet of the structure. This distance is measured along the travel route_ • Per the City of Renton Fire Marshal the preliminary fire flow cannot be determined at this time until additional information is provided. System Development Charges are $1174.00 per dwelling unit_ The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Sanitary Sewer: • The applicant shall install one six inch sidesewer per building to connect into the S" sanitary sewer main in the alley to serve the project. System Development Charges are $610.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. General: All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. City o enton Department of Planning / Building / Pub ENVIRONMENTAL $ DEVELOPMENT APPLICA orks TION REVIEW SHEET REVIEWING DEPARTMENT: WL—)/x COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-133, SA -A, ECF DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Kim Chau 1 Allen Dai PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Allen Kim Townhomes PLAN REVIEW: Arneta Henninger SITE AREA: 9,600 square feet BUILDING AREA ross : 12,524 s uare feet LOCATION: 530 Shattuck Avenue S WORK ORDER NO; 77840 SUMMARY OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,600 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave_ S. The applicant has requested a parking modification to reduce the size of the parking stalls. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELA TED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Ur ht/Giare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet 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 additionaAformation is ripeded to properly assess this propga'dl. Signature of Director or Authorized Representative 1 � Date Project Name: A 11u;rm V1 m Project Address: 5 �isc) 544mi CAL. A'o Contact Person: L" C Me, / ALW-Ij 'LA; Permit Number: L;pt C)4- 1 Project Description: U -k)Pir 'iVw Q ""(5 W)pNC EY ISTIQU 5FP-- 7D w RU_ I'ACWII�) Land Use T pe: Method of Calculation: Residential %P�JLTE Trip Generation Manual, 7t" Edition ❑ Retail ❑ Traffic Study ❑ Non -retail ❑ Other Calculation: CZIOZ SF12 `,S7 t9i� on (Z30 ) ��c:.��0 S, r3la/b� Z5.5 1 qfl� to C5, ale lu r t-745 Transportation Mitigation Fee: Calculated by: Date of Payment: $111 �, 2 � A• JK Yty Date: ( l I I N City o nton Department of Planning / Building / Pub ENVIRONMENTAL & DEVELOPMENT APPLICA arks TION REVIEW SHEET REVIEWING DEPARTMENT: ov` COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-133, SA -A, ECF DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Kim Chau / Allen Dai PROJECT MANAGER: Andrea Petzel r.- PROJECT TITLE: Allen Kim Townhomes NOV PLAN REVIEW: Arneta Henninger SITE AREA: 9,600 square feet BUILDING AREA (gross): 12,524 square feeti3' 11I_lYT4t LOCATION: 530 Shattuck Avenue S I WORK ORDER NO: 77840 SUMMARY OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,600 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling unitslnet acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shorefine Use Animals Environmental Health Energyf Natural Resources t N{F SiAez�T A` 7Y,(, B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Housin Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 94,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City o enton Department of Planning / Building / Pub-- .. orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ; r COMMENTS DUE: NOV 5ER 26-, 2Q07 APPLICATION NO: LUA07-133, SA -A, ECF DATE CIRCULATED: NOVtMBE 9;-007 J APPLICANT: Kim Chau / Allen Dai PROJECT MANAGER; Andrea Pdtzel PROJECT TITLE: Allen Kim Townhomes NOV PLAN REVIEW: Arneta He*h er SITE AREA: 9,600 square feet BUILDING AREA (gross): 1 524 LOCATION; 530 Shattuck Avenue S WORK ORDER NO: 77840 -`- --- -----=--'- ---� SUMMARY OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,600 square feet. The project consists of two 6,262 oo uildin s of three units each density would be 27 dwelling unitslnet acre. Each building would consist of three s on s with parking spots 2 per uni on th-e7irst floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELA TED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li hUGlare Recreation Utilities Transportation Public Services Hislcric/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this -application with particular attention to those areas in which we have expertise and have identified areas of probable impact or (7 as where additional inforrnation is needed to properly assess this proposal. C c' Cr`%'LC7.C�/limit /,�t Signature of Director or Authorized Representative Date FIRE DEPARTMENT L) ♦, M E M a R A N D U M DATE: November 16, 2007 TO: Andrea Petzel, Associate Planner FROM: Camille Walls, Lead Fire Inspector SUBJECT: Allen Kim Townhomes MITIGATION ITEMS: 1. A fire mitigation fee of $2,328.00 is required based on $388.00 per unit. FIRE CODE REQUIREMENTS: 1. The fire flow cannot be determined at this point. Additional information is required. One hydrant is required within 150 feet of the structure and additional hydrants are required within 300 feet of the structure based on fire flow. 2. Building as proposed will require sprinkler and fire alarm systems. Separate plans and permits are required for the installation of these systems. 3. All building addresses shall be visible from or posted at the public street. Please feel free to contact me if you have any questions. cAdocuments and scttingslcwa[1s%desktop%short plat letter.doc City o, , on ton Department of Planning / Building / Pubeic Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-133, SA -A, ECF DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Kim Chau 1 Allen Dai PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Allen Kim Townhomes PLAN REVIEW: a Hen En er SITE AREA: 9,600 square feet BUILDING AREA ross : s uare feet LOCATION: 530 Shattuck Avenue S WORK ORDER NO: 77840 w y _ SUMMARY OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,600 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELA TED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information !Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,600 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative 1r �L ()2 Date RENTON POLICE DEPARTMENT Allen Kim Condominiums 530 Shattuck Ave S POLICE RELATED COMMENTS 5 Police calls for service estimated annually CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain -link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-112" throw when bolted. Glass windows in construction trailers should be shatter -resistant. Toolboxes and storage containers should be secured with heavy- duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy-duty deadbolt locks with a minimum 1-'/2" throw and installed with 3" screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. Sliding windows, including glass patio doors, should have secondary locks installed to restrict vertical movement. These secondary locks need to be placed into the top or bottom of the window frames to restrict vertical movement. Simply placing a sturdy, fitted dowel in the window tracks may be adequate. Alarm systems are recommended for each residential unit. Any stairways at the complex should be constructed of lattice, wood or metal railing so that visibility is possible through them. There should not be solid walls in any stairway that would limit visibility up and down the stairs, or provide a place for a criminal to hide while waiting for someone to target. Balcony construction should also be of lattice or railing — no solid walls, for the same reason. Security lighting should be installed along sidewalks, in stairways, foyers and pathways. Each residential unit should have individual unit numbers clearly posted with numbers at Allen Kim Condominiums 1 07-133 I .. least 6" in height and of a color contrasting with the building. unit numbers should also be illuminated so that they are easily located. This will assist emergency personnel in locating the correct location for response. It's important to provide confidential entry information (i.e., a "secret" law enforcement -only code) to both fire and police in case of emergencies if this building is secured. Proper lighting in parking locations and pathways are especially important. Illumination in this area will contribute to the security of residents traversing from their vehicles to their residences, and will help reduce property crimes associated with unattended vehicles. Garages built beneath multi -housing structures are especially susceptible to criminal activity due to the lack of visibility by residents and/or pedestrians in the area. I have concerns regarding the alley -access parking entrance. This area of Renton experiences high pedestrian traffic and secluding the entrance to the parking area is not advised. Latch guards should be installed on any and all doors leading from the outside in. And any lever -handled doorknob located on the outside is discouraged. These are easy to pry/damage to obtain access inside a building. Where egress might be an issue, bar - releases can be installed to meet Fire Code requirements. This would include any storage or maintenance shops, doors leading into the parking garage, etc. Any separate resident storage units should have latch guards and deadbolts installed. Dumpster locations should be secured within their own housing and well lit. If possible, creating a dumpster location that can be secured for resident's use, but accessible for waste management is recommended. Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. Allen Kim Condominiums 2 07-133 City of r,enton Department of Planning l Building f Pub ; . orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 26, 2007 APPLICATION NO: LUA07-133, SA -A, ECF DATE CIRCULATED: NOVEMBER 9, 2007 APPLICANT: Kim Chau / Allen Dai PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Allen Kim Townhomes PLAN REVIEW: Arneta Henninger SITE AREA: 9,600 square feet BUILDING AREA (gross): 12,524 square feet BUILDING UIUiSIC LOCATION: 530 Shattuck Avenue S WORK ORDER NO: 77840 SUMMARY OF PROPOSAL: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B_ The underlying parcel is 9,600 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling units/net acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave_ S, The applicant has requested a parking modification to reduce the size of the parking stalls. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energyl Natural Resources B. POLICY -RELATED COMMENTS Alep C. CODE -RELATED COMMENTS h��-�JllL ,o Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housin Aesthetics Light/Glare Recreation Utilities Trans ortatlon Public Services Historic/Cu1 tural Preservation Airport Environment 10,000 Feet 14,000 Feet 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 whe additional inform is needed to properly assess this proposal. �7 LA Si ature o irec a Author a Remesentative Date NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE. LAND USE NUMBER: PROJECT NAM E� NOCV',bC 9. 2C07 LU✓.4; 1-1 _'J, GAT",. LCF Allen K:i,t Tr, w'nhp'^,r'.5 PROJECT DESCRIPTION: Appl,ca:,o7 far EnvirolrY r la, Review and Administrative Site plan Review for a r_En t'ownheme developme�rt .n the Rid-- zune. This project s i- :he Downlo�.vn Urdan Design District Overlay R. TI'-e - erlyiny Detect is 9600 square feel- The pvjecl consss of two u 2n2 sgrare fool huildings of three units each, densey ould he 27 dwellino uric nor ecm_ Each h„ [ding .,d consist of three stores with —king spnls i2 per unit} nn the brat III - sddrmnel sc. .. - ti s; auld oe ovded n the re r of the beading 'Vehicular access wneld he Itrre. the .ley end a-,terral shaped d�i away_ oecesrnan a ould he n the fmnl, nH SI-�aauck Ave S- Thy - .aa. hs rnquesled a pa-k ng :.ocif�ca:lon :r, reduce the s e d the parking stalls - PROJECT LOCATION: 53? Shato_ck Arc< 5 OPTIONAL DE7ERM1NATi0N OF NON -SIGNIFICANCE, MITIGATED (DNS-Mj: As ttte Lead Agency. the City a' Renton has cetermined that sigr0cart er•vrormenlal Imaacis are unlikely to resill from ;he proposed pr c!ect. Trerefore, as permitted under the I c, Z'.C. 110. the Cdy d Renton Is —rig the Cel-al DVS-kl process to give notice that o I M is likely to be issted Ccmmea: pereeds fur the p-ojecl and I- propriyed _)'IS-M are integrated i,to a sngle cot mart per oc.. There wit; be ru uomTenl peried fullu'w rig the 15Eud'ILe let Ilre Th'n3hnit, .leter,',inal'cn of Nun.S'(ftif'uar:ce- M itigated (Dh'$-M) A 14-doy appeal period will frl uw It,e ige;rance Uf tl e Ol PERMIT APPLICATION DATES Nn—El 2, 2007 NOTICE OF COMPLETE APPLICATION: November 9, ZOC9 APPLICAN71PROJECT CONTACT PERSON: Kenny Can D Phanr, TeL (246) 778-6859; Ell phamcan62(ayahoo..om PermitsfReview Requested: Environmental {SEPAj Review. Administrative Site Plan approval Other Permit. which may be required: Building and Fire Permits Requested Studies: None Location where application may be ravlewed', PlanninglBuildinglPubltc Works Department. Development Services Division. Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: NiA CONSISTENCY OVERVIEW_ ZoningfLand Use: 7 e sunlcct site is desipnaled Residenlial MI Family (RM) on the City of Renton Comprehensive Land Use trlap aid Residential Mull Fam ily Thadition (RMT) or. the City s Zoning Vap. Environmental Documents that Evaluate the Proposed Project: E-ircnm-tpi (SEl Checklist Development Regulations Used For Project Mitigation: The project ,I be suL•jeot to the Cily's- St n,ln.nce. RMT Develupment RegUatons. Downlown L'rbac Design Dill 3 and other apolicable codes and -egilahl as appropriate Proposed Mitigation Measures: T f.l t I -I 91 'I I- n- T CS. �u '.I hl 1 tl- dd: ss I elect me", t 'I ct r,r..l ng .n en;l tea .rn anosr. • The appi-W triri de r97:!,ed I? gry "re auu: uu:+a'y T : r j-; t"!rru A8'rigel4;n Fee. roe anplirarn' esU n=r p',ra r, par Ire arnrrrna'a - 1.40gaao 1 F; ' in al "M de re-tred re Aai w dGv(%(:';ale Pores P,finy:rLpr FMy..v,vl E,or,;on con;rof sh5tl be a ta,fea eri man,!arned dt.nng csns!radcn m acxrdar,ca wrtfi Pro De!:ervnen! or Ecclo9Y's Erosicr, and Se i-eri Conlroi Repvmements as ,,d1 d+n the 29t1S Stoblanual. Comments on the above application must be submitted in writing to Andrea Petzel, Senior Planner, Development Services Division, 1655 South Grady Way. Renton, WA 98057. by S, t14 PM on November 26, 2047. If you nave quest ons aooct'hls proposal, or . It In be made a psry of record anc receive adcl6cna nolirlealion by Mail contact the Project VdaEje- Avyme tvl-.0 flea .emmenta wiil—to—Meetly heonme a gamy of rnc.ri and :vill be vrtihed of yd.— on Ih. prole.' CONTACT PERSON: Andrea Petzel, Associate Planner; Tel: (425) 431 Eml: apetzet&i.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to he made a party pt record to receive further information on this proposed profeci, ccmplete this form and return to: City or Renton, Development Plannirg, ' 055 So. Grady Way. Renton, VYA 99r167. Name'Flle NoAllen 1(Im T'ownhnmes'LtiA07-933. SA -A. ECF NAME. MAILING ADDRESS: TELEPHONE I CERTIFICATION I, YF--m , hereby certify that copies of the above document were posted by me ins conspicuous places Or nearby the described property on DATE: 11 't SIGNED: 3` ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residin , on the day of k li k � �U P NO ARV PUBLIC SI a`= All, tt i�1W, CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9th day of November, 2007, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, & PMT's documents. This information was sent to: Name Representing Agencies See Attached Kenny Can D Pham Contact Kim Chau 1 Allen Dai Owners/Applicants Surrounding Property Owners See Attached (Signature of Sender)_ STATE OF WAS H I N GTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: otary Public in Notary (Print): My appointment expires: D } t R _ vo Project Name: Allen Kim Townhomes Project Number: LUA07-133, SA -A, ECF Sate o template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept Ecology' WDFW - Larry Fisher` Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 — 172nd Avenue SE OI m Dia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region " Duwamish Tribal Office ` Muckleshoot Cultural Resources Program ` Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers ` KC Wastewater Treatment Division * Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 OI m ia, WA 98504-8343 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Senn. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr, Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"d Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160th Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. ` template - affidavit of service by mailing UO ABRAHAM FRANK 543 WHITWORTH AVE S #D RENTON WA 98055 BURLINGTON NORTHRN SANTA FE ATTN PROP TAX PO BOX 96189 FORT WORTH TX 76161 DINSMORE DOROTHY 16651 15TH SW SEATTLE WA 98166 FAUCHER HARRY LEE 529 WHITWORTH AVE S RENTON WA 98055 FRIEDMAN HENRY+SANDRA 8803 SE 78TH ST MERCER ISLAND WA 98040 GORES LARRY 4711 NE 18TH ST RENTON WA 98059 HARMAN CORP 199 1 ST ST STE 212 LOS ALTOS CA 94022 KLEPACH FRANCES M 544 WHITWORTH AVE S RENTON WA 98055 MANDIN ROCHELLE 7325 44TH AVE SW SEATTLE WA 98136 BOOTH SA.RAH M 512 WHITWORTH AVE S RENTON WA 98055 CENTIOLI FAMILY L.L.0 THE 5200 DENVER AVE S SEATTLE WA 98108 DO JAMES+TRUCLEY T NGUYEN 1716 DAVIS AVE S RENTON WA 98055 FAUCHER HARRY LEE 529 WHITWORTH AVE S RENTON WA 98055 GILLIGAN KATHRYN 538 WHITWORTH AVE S RENTON WA 98055 HARDIN EUGENE III 14413 SE 194TH ST RENTON WA 98058 JDA GROUP LLC CIO HOLMAN REAL ESTATE SVCS 95 S TOBIN ST #201 RENTON WA 98055 KRAMER RANDALL E 23319 SE 266TH ST MAPLE VALLEY WA 98038 MARKITT PROPERTIES LLC 1100 106TH AVE NE BELLEVUE WA 98004 BROOKSMICHAEL L+JEANETTE E 520 SHATTUCK AVE S RENTON WA 98055 CLARKE EUGENE C 525 WHITWORTH S RENTON WA 98055 EDGMON DAVID L+LYDIA D 12529 SE 89TH PL NEWCASTLE WA 98056 FIELDS TOM M 539 SHATTUCK AVE S RENTON WA 98055 GIULIANI JOHN R JR. 812 NORTH I ST RENTON WA 98055 HARDING JOANNA J+ERIK C 535 WHITWORTH AVE S #1/2 RENTON WA 98057 KENT ISLAY M 517 WHITOWORTH AVE S RENTON WA 98055 LYNCH MICHAEL D 526 SHATTUCK AVE S RENTON WA 98055 MATTHAI R W & LOIS M 532 WHITWORTH RENTON WA 98055 MCCARTHY TIMOTHY J MCDONALD LINDA D MOFFATT ROBERT L 530 WHITWORTH AVE S 520 WHITWORTH S 3709 MEADOW AVE N RENTON WA 98055 RENTON WA 98055 RENTON WA 98056 NGO NGA V 504 WHITWORTH AVE S RENTON WA 98055 PHAM THANH CONG 311 S 6TH ST RENTON WA 98055 REDDA AMANUEL P O BOX 28057 SEATTLE WA 98118 SCHWARTZENBERGER BILL 601 SHATTUCK AVE S RENTON WA 98055 WILLIAMS DARYL NOEL+HENSLEY 515 WHITWORTH AVE S RENTON WA 98055 NGUYEN SON T 2210 MORRIS AVE S RENTON WA 98055 PRATT BRAD+KIM 521 WHITWORTH AVE S RENTON WA 98055 RYAN MARY PATRICIA PO BOX 336 RENTON WA 98057 SODERBERGSUSAN C 303 HOUSER WAY S RENTON WA 98055 XIE FU HAI + HU QIAN QING KWOK MAN CHING 530 SHATTUCK AVE S RENTON WA 98055 OLYMCADE LLC 609 SHATTUCK AVE S RENTON WA 98055 PRUMMER FRANCIS 12227 142ND AVE SE RENTON WA 98059 RYU SUNG-HYUN+YOON-SOON 529 SHATTUCK AVE S RENTON WA 98055 STRINGFELLOW EWING PO BOX 393 NORTH BEND WA 98045 ru NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: November9, 2007 LUA07-133, SA -A, ECF Allen Kim Townhomes PROJECT DESCRIPTION: Application for Environmental Review and Administrative Site Plan Review for a 6-unit townhome development in the RM-T zone. This project is in the Downtown Urban Design District Overlay B. The underlying parcel is 9,600 square feet. The project consists of two 6,262 square foot buildings of three units each; density would be 27 dwelling unitslnol acre. Each building would consist of three stories with parking spots (2 per unit) on the first floor. Two additional surface parking spots would be provided in the rear of the building. Vehicular access would be through the alley and an internal shared driveway; pedestrian access would be in the front, off Shattuck Ave. S. The applicant has requested a parking modification to reduce the size of the parking stalls. PROJECT LOCATION: 530 Shattuck Avenue S OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non -Significance - Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: November 2, 2007 NOTICE OF COMPLETE APPLICATION: November 9, 2007 APPLICANTIPROJECT CONTACT PERSON: Kenny Can D Pham, Tel: (206) 778-6859; Eml: phamcan62@yahoo.com Permits/Review Requested: Environmental (SEPA) Review, Administrative Site Plan approval Other Permits which may be required: Building and Fire Permits Requested Studies: None Location where application may be reviewed: Plan ning/Building[Publie Works Department, Development Services Division, Sixth Floor Renton City Halt, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: NIA CONSISTENCY OVERVIEW: Zoningli-and Use: The subject site is designated Residential Mult-Family (RM) on the City of Renton Comprehensive Land Use Map and Residential Multi -Family Tradition (RMT) on the City's Zoning Map. Environmental Documents that Evaluate the Proposed Project. Environmental (SEPA) Checklist Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, RMT Development Regulations, Downtown Urban Design District B and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. ■ The applicant will be required to pay the appropriate Transportation Mitigation Fee; • The applicant will be required to pay the appropriate Fire Mitigation Fee; ■ The applicant will be required to pay the appropriate Parks Mitigation Fee; and • Erosion control shall be installed and maintained during construction in accordance with the Department of Ecology's Erosion and Sediment Control Pequirements as outlined in the 2005 Storm water Management Manual. Comments on the above application must be submitted in writing to Andrea Petzel, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 88057, by 5:00 PM on November 26, 2007. 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. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Andrea Petzel, Associate Planner; Tel: (425) 430-7270; Eml: apetzel@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 980,57. Name/File No.: Allen Kim TownhomeslLUA07-133, SA -A, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: Kathy Keolker, Mayor November 9, 2007 Kenny Can D Pham 14448 8►' Avneue S Burien WA 98168 Subject: Allen Kim Townhomes LUA07-133, SA -A, ECF Dear Mr. Pham: CITY )F REN TON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on December 10, 2007, Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7270 if you have any questions. Sincerely, eP Andrea etzel Associate Planner cc: Kim Chau/Allen Dai / Owner 1055 South Grady Way - Renton, Washington 98057 This paper contains 50% recycled material, 30%postomsumer R ENTO N AHEAD OF THE CURVE CITY )F RENTON Kathy Keolker, Mayor November 9, 2007 Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator Michael Fortson t j Department of Transportation'" Renton School District 1220 N 4"' Street Renton, WA 98055 Subject: Allen Kim Torwnhomes LUA07-133, SA -A, ECF The City of Renton Development Services Division has received an application for a 6-unit multi-farnily townhome development located at 530 Shattuck Avenue S. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98057 by November 26, 2007. Elementary School: Middle School:; i ]� 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) 430-7270. Sincerely, t�' Cg?, - *r- Andrea Petzel 'to Associate Planner Encl. 1055 South Grady Way - Renton, Washington 98057 9 This paper nontains 5001 recycled material. 30 % post consu rner R.ENTON A if IFA 1) 0F THR C.0 RV F? City of Renton LAND USE PERMIT vv �a 1107 MASTER APPLICATION PROPERTY OWNER(S) NAME: L ADDRESS: 9-r5—� CITY: Z1P: CI S Q3 TELEPHONE NUMBER: _ 40 7--414 APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: P CO ANY (if applicable): ADD SS: CITY-1 I ZIP: + �� TEL HONE NOMBER'AND E-MAIL ADDRESS: i PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): .IQ,L'+! J 4c,Oc' EXISTING LAND USE(S): -:.f }2 . PROPOSED LAND US (S): , Iexm EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: R n'i PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): IA EXISTING ZONING: i Oi Tk1 L.. PROPOSED ZONING (if applicable): SITE AREA (in square feet): 9 6.cc ' SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: c 4.ji 0 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): Q:weblpw! evser-'aw. s/plauning/nmterapp-doe 07/29/05 PF► JECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): I SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): tq (;ij SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): t SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 1jo SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN. (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NA rend 'K"t� NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if. applicable): TIUN (conti.. PROJECT VALUE: f'�r`I' (*' IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE O AQUIFER'PROTECTION AREA TWO v FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft, ❑ SHORELINE STREAMS AND LAKES sq. ff. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal descrip ' n separate sheist:with the following information included) SITUATE IN THE RTER OF SECTION L, TOWNSHIP 7-3, RANGE !�-'Y, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. s /P&--, /6co 3. 2. ziYt F' rPv 4. Staff will calculate applicable fees and postage: $._.__ AFFIDAVIT OF OWNERSHIP I, (Print Names) r';Z2 !" £.6 tJ Lr 4 &2 6 9. -, declare that I am (please check one) ✓ the current owner of the properly involved in this application or the aLrthorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and beliei. I certify that I know or have satisfactory evidence that 4�qA LHAI! I Au.AO t,M signed this instrument and acknowledged ft to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. (Signature of Owner/Representative) (Signature of Owner/Representative) Notary Public in and for the State of Washington Notary (Print)_ _ ';FMFat,'c My appointment expires: N lit W 60 t Q: web/pw/devscrv/forrns/planning/masterapp.doe Pre -application meeting for the ALLEN KIM TOWNHOMES 4 aF`i 530 SHATTUCK AVENUE SOUTH PRE07-068 City of Renton Development Services Division August 2, 2007 Contact information Planner: Andrea Petzel (425) 430-7270 Public Works Plan Reviewer: Arneta Henninger (425) 430-7298 Fire Prevention Reviewer: Camille Walls (425) 430-7012 Building Department Reviewer: Craig Burnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before making all of the required copies. The pre -application meeting is informal and non -binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are amended at times, and the proposal will be formally reviewed under the regulations in effect at the time of formal project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). FIRE DEPARTMENT ���� M E M O R A N D U M DATE: July 11, 2007 TO: Jill Ding, Senior Planner ZAvc FROM: James Gray, Assistant Fire Marshal SUBJECT: Allen Kim Townhouses, 530 Shattu Fire Department Comments: 1. The preliminary fire flow cannot be determined at this point. Additional information is needed, total square footage of each attached structures and type of construction. One hydrant is required within 150 feet of the structure and additional hydrants are required within 300 feet of the structure based on fire flow. 2. A fire mitigation fee of $2,328.00 is required based on $388.00 per unit. 3. Separate plans and permits are required for the installation of sprinkler and lire alarm systems. Please feel free to contact me if you have any questions_ i_lallenki mtownhouses_doc CITY OF RENTON MEMORANDUM DATE: July 24, 2007 TO: Andrea Petzel FROM: Arneta Henninger X7298 , SUBJECT: ALLEN KIM TOWNHOMES APPLICATION PRE 07-068 530 SHATTUCK AVE S 1 have reviewed the application for 6 unit condo/townhomes for the development of attached townhome units all located in Section 18, Twp. 23N, Rng. S E and have the following comments: Existing Conditions Water -- The project site is located in the 196 Water Pressure Zone_ The static pressure at the street level is approximately 70 psi. There is an existing 16" watermain located in Shattuck Ave S (see City of Renton drawing W-0020 for detailed engineering plans)_ Sanitary Sewer -- There is an existing 8" sanitary sewer main in the alley on the east side of this site. Storm -- There are storm drainage facilities in Shattuck Ave S_ The site is not located in Aquifer Protection Zone. CODE REQUIREMENTS Street Improvements: Per City of Renton code the project shall install street improvements to include curb, gutter, sidewalk and street lighting if not existing:. All street lighting shall be per City of Renton standards and specifications. The Traffic Mitigation fees apply to this project. Storm Drainage: • This site drains to the South Renton drainage basin. A conceptual drainage plan and drainage report shall be submitted with the application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out project, including, driveways and roadway improvements. The runoff from the new townhomes must be tight lined into the storm drainage system constructed for the project_ The drainage plan is to be first designed per the 1990 King County Surface Water Drainage Manual to determine if detention is required_ If detention is required then it shall be designed per the 2005 King County Surface Water Drainage Manuals. Alien Kim Iox%nhoincs Application The applicant is responsible for obtaining any and all necessary easements required for the storm design. • The project will be required to pay the Surface Water System Development Charges of $265 per square foot of new impervious surface (but not less than $759) to the issuance of the construction permit. Water -- This project will be required to install an 8" watermain connected to the existing I6" in Shattuck Ave S and extend the new main to the east property line of the parcel being developed to serve the new townhomes. The project will need to install new fire hydrants off of the new main sufficient to meet the Fire Prevention department requirements. The project needs to provide the new townhomes with individual water service lines and meters. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM with one hydrant located within 150 feet of the structure and two additional hydrants located within 300 feet of the structure. This distance is measured along the travel route. Per the City of Renton Fire Marshal the preliminary fire flow cannot be determined at this time until additional information is provided. • System Development Charges are $1174.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge_ Your project will be reviewed to determine how much redevelopment credit applies_ Sanitary Sewer: • The applicant shall install one six inch sidesewer per building to connect into the 8" sanitary sewer main in the alley to serve the project. System Development Charges are $610.00 per dwelling unit. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. General: All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued_ There may be additional fees for water service related expenses. See Drafting Standards. CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: August 2, 2007 TO: Pre -Application No. PRE07-068 FROM: Andrea Petzel, Planner, (425) 430-7270 SUBJECT: Allen Kim Townhomes General: We have completed a preliminary review of the above -referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Planning/Building/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall and are available on the City of Renton website (www.rentonwa.gov). Project Proposal: The subject property is located at 530 Shattuck Avenue South. The applicant's proposal is for two buildings with three residential units, each (six total) in the Residential Multi - Family —Traditional RM-T zone. The units will be condo/townhome style with approximately 1600 square feet of living space and 150 square feet of private recreation area for each lot_ Buildings will be three stories and 35 high. The applicant is advised that the site plan will need to be redesigned in order to be in compliance with Renton Municipal Code. Please contact the planner after you have redesigned the .site to confirm which permits are required. Current Use: The property currently has one single-family home. Environmental Review: if there are less than four dwelling units in a single structure, the project is exempt from Environmental (SEPA) Review. Site Plan Review: Projects within the Residential Multi -family that undergo Environmental Review are also subject to the administrative Site Plan Review process. if there is no Environmental Review than Site Plan Review is not required and the required design elements would be verified at the time of building permit submittal. Short Plat: if the applicant wishes to plat the property, the six lots will need Hearing Examiner Short Plat approval. However, the applicant is advise that without redesigning the site plan, short platting is not possible given the requirements for lot width and depth (see discussion below). Consistency with the Comprehensive Plan: The existing development is located within the Urban Center Downtown (UC-D) Comprehensive Plan Land Use designation. The following policies are applicable to the proposal: .Alen Kini Tonnhomcs August 2, 2007 Page 2 of 4 I_V-217. Development and redevelopment of the Urban Center Downtown should stripe for urban density and intensity of uses. Objective LU-QQ: Encourage additional residential development in the Urban Center - Downtown supporting the Countywide Planning Policies definition of Urban Center. Policy LU-224. Maximize the use of existing urban services and civic amenities and revitalize the City's downtown by promoting medium to high -density residential development in the downtown area. Allowed densities should conform to the criteria for Urban Centers in the countywide policies. Policy IX-226. Net residential development densities in the Urban Center Downtown designation should achieve a range of] 4- 100 dwelling units per acre and vary by zoning district. Policy LU-228. Condominium development and high -density owner -occupied townhouse development is encouraged in the Urban Center - Downtown. Objective LU-RR: Recognize the following Downtown Districts reflecting varying development standards and uses that distinguish these areas. 1) Downtown Pedestrian District; 2) Downtown Core; 3) South Renton's Williams -Wells Subarea (see South Renton Neighborhood Plan): 4) South Renton's Burnett Park Subarea (see South Renton Neighborhood Plany and 5) Cedar River Subarea north of the Downtown Core. Zoning designation and consistency of land use: The subject property is located within the Residential Multi -Family - Traditional (RM-T) zoning designation in District B of the Downtown Urban Design Overlay. In the RM-T zone, attached dwellings are a permitted use, provided they meet the density requirements of the zone. In the Downtown Urban Design Overlay, development projects must follow the design standards for their district as set forth in the Urban Design Regulations (RMC 4-3-100). The Urban Design Regulations are attached to the development standards handout. which is included with other information provided at the pre -application meeting_ The design review would take place when the project is submitted for Site Plan approval. The properties to the north, south, and east of the subject lot are also zoned Residential Multi -Family Traditional (RM-T). The property adjacent to the west is zoned Commercial Arterial (CA)_ Encroachments and Easements: If there are any encroachment issues with neighboring lots or the alley. Nve recommend that the applicant address these prior to commencing to develop the property. A property survey, which is required with the land use master application submittal, will indicate such encroachments. Critical Areas: The site is located in an area of high seismic hazard. The seismic hazard results from the potential for liquefaction of soils during an earthquake event. Before the applicant pursues detailed design and engineering for the development of the site, it is recommended that a geotechnical analysis be prepared. The analysis should assess soil conditions and detail construction measures to assure building stability. Although further critical areas are not indicated on the City of Renton critical areas maps, it is the applicant's responsibility to ascertain whether critical areas, such as wetlands, are present on their site. If so, the proposal would need to be revised accordingly. Development Standards: The following standards apply to new development on the site. A copy of the development standards, RMC 4-2-1 1 OF, "Development Standards for Residential Zoning Designations," is being provided at the pre -application meeting. Allen Kim Townhomes ALIIWst '_. 20(F Page 3 of 4 I)ensity: The minimum housing density in the RM-T zone is 14 units per acre and the maximum is 35 units per acre. According to the King County Tax Assessor the lot is 9600 (0.22 acre) in size_ There is an existing single-family residence would be demolished. Six dwelling units would result in a dciisity of27.27 du,ac, which is within the permitted density range. However, density must be based on Pet.. rather than gross square footage_ Any private access easement must be deducted from the o%crail Square footage. This could be an issue if the applicant chooses to plat the land. Lot width and depth — It is unclear where or not the applicant will subdivide the land. If so, minimum lot width would be 14 feet and lot depth would be 65 feet. Based on the current lot configuration, if platted the lots would not meet minimum lot depth requirements. Lot coverage —The RM-T zone allows a maximum building coverage of 75 percent and a maximum impervious surface area of 85 percent of the total lot area_ The applicant lists the lot coverage by buildings as 4,416 square feet (46 percent) and coverage by paved areas as 2,794 square feet (29 percent). which would fall within the limits of the zone. Setbacks — Setbacks are the distance between the building and the property line or any private access easement. Setbacks are different for the front, side, and rear yards. The fagade fronting on Shattuck Avenue South will be considered the front, for the purpose of measuring setbacks, although the fronts of the units may be oriented differently. The front yard setback for the subject lot in the RM-T zone is required to be a minimum of 5 feet. The preapplication narrative states that the unit would be 3 stories. The project proponent is cautioned that there is an additional one -foot (1') required side yard setback for every story above two, up to a maximum side yard setback of twenty feet (20'). However, it is likely that through the Site Plan approval process staff would recommend an increased side yard set back area (assuming no subdivision) to allow for space along the side of the building. Building height - Building height is restricted to 35 feet and 3 stories in the RM-T zone. The proposed units would be 3 stories and 35 feet high which is within the acceptable range for this zone. Landscaping: The development standards for the RM-T zone require that all setback areas be landscaped. One tree must be planted at the front of each lot, per the Urban Design Regulations (RMC 4-3-100H). All landscape areas are to include an underground irrigation system, unless drought - tolerant plants are used. Some of the other aspects of landscaping that must be addressed include: the type and location of trees and other plants. See the landscape requirements contained in the Urban Design Regulations RMC 4-3-IOOH enclosed in this packet. Access and Parking: Because the lot abuts an alley, the development standards require that parking be located at the back of the lot and access by car be from the alley. The number of off street parkin<o spaces required is based on the size of the residential units that are proposed_ A minimum 1.8 parking spaces are required for units with three or more bedrooms, 1.6 spaces are required for units with two bedrooms and 1.2 spaces are required for units with 1 bedroom and studio units. Therefore, a 6 unit project has a range of 7-1 1 parking stalls are required depending on the number of bedrooms. These standards are both the minimum and maximum allowed. The applicant did not indicate the number of parking spots that will be available in each garage. The east boundary along the alley will be considered the rear of the property. The minimum rear yard setback for the project. is 5 feet. Per RMC 4-2-1 1 OF, access must be in the rear from an allev and liarkimp must be provided in the rear. As it is currently designed the buildings do not conform to code because parking is in the middle of the lot. The applicant will need to revise the layout in order to accommodate for parking in the rear yard of the lot. A clear pedestrian connection must be provided at the front of the lot, from the building to the side\valk. The site plan indicates a partial walkway west to cast from Shattuck Avenue S. The ,Alen Kim Townlrornes August 2, 2007 Page 4 of 4 private tivalkway needs to connect to the public sidewalk and should be addressed when the applicant redesigns the site plan. Design: The project is located in the Downtown Urban Design Overlay District B, therefore the project must meet the requirements identified as "Minimum Standards for District `B"' contained in the Urban Design Regulations (RMC 4-3-100). These regulations are provided in the packet of information given the applicant at the preapplication meeting and the sections that are relevant to this project are marked, Compliance with the Design Regulations for District B in the Downtown Urban Design Overlay will be reviewed at the Site Plan Approval stage or building permit review stage of the permitting process. Site Design: Attached housing developments in Downtown Urban Design Overlay District B are required to provide a minimum area of private, usable open space equal to one hundred fifty (150) square feet per unit of which one hundred (100) square feet are contiguous. Such space may include porches, balconies, yards, and decks. In the project narrative the applicant indicated that the site would allow for the required usable open space, but did not address the area on the site plan. Waived Fees: In order to encourage owner -occupied housing in the RM-T, some development and mitigation fees may be waived for eligible projects. This decision is subject to approval by City Council, and apply to multi -family housing projects with four or more dwelling units. Permit Requirements: Building permits will be required for the project. Please contact the main counter of the Development Services Division at (425) 430-7200 for building permit information including fees. Fees: Building and utility construction permits would be charged. In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application item for a pre screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS J. 1.11 T al'o This requirement may be waived by: ripro-P—e6 —Services -Section — PROJECT NAME: —S 2. Public Works Plan Review Section a7� 3, wilding Section DATE: I Development Planning Section DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section PROJECT NAME: f 2. Public Works Plan Review Section 3. Building Section DATE: Z-3 t uj+ c1- 4. Development Planning Section O'VWFR1PVAr)r-V.RFRV1FnrmclPlanninnlwai}iarnfciihmittalronc o_ncz..ic naNir 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. -0 0 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements'"* Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned 6. Divide line 5 by line 4 for net density C� square feet C7 square feet square feet 2. (16C)0 square feet 3. Iq �)O0 square feet 4. acres 5. units/lots 6. &)lT = 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 deductedlexcluded. ** Alleys (public or private) do not have to be excluded. H:TunnslP[anningldensity.doc - 1 - 08/07 Allen Kim Townhomes Project Narrative I The proposed project Alien Kim 'Townhomes is owner occupied located at 530 Shattuck Ave S, Renton WA 98057. The proposed project will be a new construction 6 units townhome consist of 2 building 3 stories height, 3 residential units in each building. Built near the downtown Renton. The proposed project is located near all public transportation a few blok to Metro Hub, and within walking distance to major retail include Walt Mart, Fred Meyer, Safeway etc.,. The project is careful design to meet and exceed city of Renton minimum require with the exterior building facade modulation, gateway between 2 building to make the 2 building will look like just one building. The exterior materials are mix with earth stone base, hardie siding and shingles. Interior confihuration and finishs will exceed market standard with all units have large private deck on each floor for attractive city view, self-contained laundry room, 2 car garage - The proopsed project also provide 2 additional park stalls in the back of the building reserved for guests paprking or service vehicle. The project will exceed minimum landscape requirement, with the front set back at 15 ft (City required 10 Ft) the unique landscape design will be attractive. Side yard setback at 6 Ft instead of 3 Ft and the existing fence will be remove and replace with arborvitae bushes. The current zoning for property allow multiple family Traditional RMT, current use is single family residential. Propose use will be multiple family use. There are no known critical area on the site, neither flooding nor land sliding known, geotechnical is waived by city staff. The building is facing Shattuck Ave S but the access to the building is on the alley in the back of the proposed building therefore there will be no traffic impact to the area. The site is located between 2 existing Fire Hydrant within 300 Ft, the aplicant propose to install a new Fire hydrant located at Shattuck Ave S. Since the site is very flat there will be little fill involve, estimate that approximate 50 — 75 yard structure fill 1 excavation and aproximate 50 yard topsoil fill for landscape. The total construction cost is estimate at hard cost $800,000. Estimate fair market value once finish is $300,000 each unit. Kim Chau and Allen Dai Owners Landscape Analysis, lot caverage andcarking Analysis: e. ,r The proposed project lot size is 9600 square feet, the building footprints will cover about 3814 Sf with aproximate 238 Sf of port/ patio or about 47% of the lot size,. And 2111 Sf asphalt driveway and roof overhang 469 Sf the total impervious covage of 6632 Sf or about 69.3 % lot size. The current zoning allow the impervious coverage up to 85% of the total lot size. The remaining land is used for landscape or 29.7% of the lot size The number parking require by City Code are 1.7 parking per 3 bedroom dwelling unit No guest parking is required. 'r7- TA 1�= •G;,�, Each of the 6 units is provided 2 parking garage each garage is measure 21 Ft depth by 20 Ft Wide and 10 Ft height which is large enough for standard SUV . The proposed project also proviced 2 additional pparking stalls on the back of the building reserved for guest and service vehicle paprking. In general the proppopsed pproject meet or exceed City requirements Urban Center Design Overlay District Report The are tow pedestrian building entries, patronee can either entry from the alley in the back of the building or one can enter the building through a unique design walkway on the front of the building. Built near the downtown Renton. The proposed project is located near all public transportation a few blok to Metro Hub, and within walking distance to major retail include Walt Mart, Fred Meyer, Safeway etc.,. The project is careful design to meet and exceed city of Renton minimum require with the exterior building facade modulation, gateway between 2 building to make the 2 building will look like just one building. The exterior materials are mix with earth stone base, hardic siding and shingles. Interior confihuration and finishs will exceed market standard with all units have large private deck on each floor for attractive city view, self-contained laundry room, 2 car garage. The proposed project also provide 2 additional parking stalls in the back of the building reserved for guests parking or service vehicle. kA ��; tom-- ��� c�,:� ��� �+1: � ►-t � �E c_�___. [-�G'x.t�t��� c�t-� ;� � �► GEC, 1 � ���� ��, `� �� Ceti 1 C'� tit,.. � �,,� ;'�'� C`'� [t�C,�j� � �'� ��� � C'� � �_ �"�i � C� ►"�C� _ �-- G� Y Construction Mitigation Descrition The proposed construction dates start as soon as upon building permit is approved Which on or about January 2008. To avoid noise nuisance and preserved pcaceful enviroment for the suround neighborhood, the construction hour will be from 7:00 AM to 6:00 PM weekdays and limited hours on Sartuday and occasional limited hour on Sunday (9:00 AM to 3:00 PM) There will be no hauling and/or excavating on week end During the construction time hauling and transportation will use Shattuck Ave S to Graddy Way S To minimized the dust and noise causing by the construction limited schedule hauling will be implement, temporary erosion control technic is aplied as shown on the grading and excavating plan. Can D Pham Project manager DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055'�°`'P Phone: 425-430-7200 Fax: 425-430-7231 VoV PURPOSE OF CHECKLIST: p The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts_ If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply"_ Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or sine" should be read as "proposal," "proposer," and "affected geographic area," respectively. http://rentonwa.gov/uploadedFilesBusinessiPBPWtDEVSERV/FORMS_PLANNING/envehist.docO9lO7/O7 A. BACKGROUND Name of proposed project, if applicable: - Alien Kim Townhouse 2. Name of applicant: - Kim Chau 3. Address and phone number of applicant and contact person: - 14448 8t' Ave S Burien, WA 98168 - Tel: 206-778-6859 4. Date checklist prepared: - 09-07-2007 Agency requesting checklist: - City of Renton 6. Proposed timing or schedule (including phasing, if applicable): - n/a Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. - No List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. - This is a redevelopment project there are none enviromental impact that I know, Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. - No 10. List any governmental approvals or permits that will be needed for your proposal, if known. - none 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site- - The project is located in Multile Family Traditional designated by city of Renton, Project proposed 6 units attached parking garage on a 9600 SF lot size, consists of 2 building 3 units on each building with fire sprinkler protection system. Each unit aroximate 1450 SF of living space and 80 SF of private decks. http://rentonwa.govluploadedFiles[Business/PBPW/DEVSERWFORMS_PLANNINGlenvchlst_doc 2 12_ Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s)_ Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. - Proposed roject is located at 530 Shattuck Ave S, Renton WA 98055 B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other - Flat b. What is the steepest slope on the site (approximate percent slope?) - NIA C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. - Clay sand & Gravel d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. - No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source ofjfiill_ jj+ - 50 Yards ofT`UtIE( �l f_ Could erosion occur as a result of clearing, construction, or use? If so, generally describe. - The site is very flat, there is no tree on the site. It is not likely there will be any erosion g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: http:l/rentonwa.govluploadedFilLs usinessIPBPWIDEVSERVIFORMS_PLANNING/envchist.doc 3 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. - Normal construction noise and dust will generate during construction, when the construction comlete there will be no emission. b. Are there any off -site sources of emission or odor that may affect your proposal? If so, generally describe. - No C. Proposed measures to reduce or control emissions or other impacts to air, if any: - Construction activities from 7:00 AM to 7:00 PM no later than 8 PM and none or limited activities on Sunday 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names_ If appropriate, state what stream or river it flows into. - No 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. - No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. ST1V 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. b) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan- - No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge_ SMS http:llrentonwa.gov/uploadedFilesIBusinessIPBPWIDEVSERV/FORMS_PtANNINGlenvGhist.doc 4 b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. - No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.)_ Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. - Domestic sewage C. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. - Water runoff to catch basin then discharge to city main storm water system 2) Could waste material enter ground or surface waters? If so, generally describe. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: - NIA 4. PLANTS a_ Check or circle types of vegetation found on the site: _X_ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other X shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? - Grasses c_ List threatened or endangered species known to be on or near the site. - None d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: - Native plants http:grentonwa.govluploadedFilestBusineWPBPWIDEVSERV/FORMS_PLANNING/envchist.doc 5 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: - None Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. - None C. Is the site part of a migration route? If so, explain - None d. Proposed measures to preserve or enhance wildlife, if any: - N/a 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projects energy needs? Describe whether it will be used for heating, manufacturing, etc. - Electric and Gas b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. - No C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: - Star Energy appliances, double ane windows 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. - No 1) Describe special emergency services that might be required. - None 2) Proposed measures to reduce or control environmental health hazards, if any: - NIA http: //rentonwa. gov/u ploadedFilesiBusiness/PBPWIDEVSERV/FORMS_PLANN I NGlenvch ist.doc 6 b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? - None 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. - 7.00 Am — 7:00 PM construction equipments noise (this is a short terms noise affect) 3) Proposed measures to reduce or control noise impacts, if any: - All equipment will oerate in side the building to reduce noise if pposible S. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? - NIA b. Has the site been used for agriculture? If so, describe. - No C. Describe any structures on the site. - Existing wood frame single family home d. Will any structures be demolished? If so, what? - Yes, exiting home will be demolished e. What is the current zoning classification of the site? - MFT Multiple family Traditional f. What is the current comprehensive plan designation of the site? - Downtown redeveloppment g. If applicable, what is the current shoreline master program designation of the site? - NIA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. - No i. Approximately how many people would reside or work in the completed project? -12 — 24 people http:llrentonwa.govluploadedFilesA8usiness/PBPW(DEVSERVIFORMS PLANNINGlenvchlst.doc 7 j. Approximately how many people would the completed project displace? -4 k. Proposed measures to avoid or reduce displacement impacts, if any: - NIA 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: -NIA 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. - 6 Units b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. -1 C. Proposed measures to reduce or control housing impacts, if any: - NIA 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed- - 35 Feet b. What views in the immediate vicinity would be altered or obstructed? - None C. Proposed measures to reduce or control aesthetic impacts, if any: - NIA 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? - Regular light buld (household bul b. Could light or glare from the finished project be a safety hazard or interfere with views? - No http:lfrentonwa.gov/uploadedFilesiBusiness/PBPWIDEVSERVIFORMS_PLANNING/envchlst.doc 8 C. What existing off -site sources of light or glare may affect your proposal? - Street light d_ Proposed measures to reduce or control light and glare impacts, if any: - N/A 12. RECREATION a. What designated and informal recreatiQnal op rtunities are in the i ediate vicinity? b. Would the proposed project displace any existing recreational uses? If so, describe_ 00 C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by th project or applicant, if any: umbl 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. v / i- b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. C. Proposed measures to reduce or control impacts, if any: -tJ / A' 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street syste . Show on site plans, if any. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? q�� ; rS -Xv puk n'rC�,i C. How many parking spaces would the completed project have? How many would the project eliminate? �r�C http:llrentonwa.govlupioadedFileslBusinessIPBPWIDEVSERVIFORMS_PLANNINGlenvchlst.doc 9 d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? �1" e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. PO f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. fJ /-k g. Proposed measures to reduce or control transportation impacts, if any: I.JrA- 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. C/A— b. Proposed measures to reduce or control direct impacts on public services, if any. P r .k 15. UTILITIES a. C' litie vailable at the site: electricity natural ga water fuse service tale hone sanity sew tic system, of ' - --� p ry sap b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. PA- C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non -significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. I Proponent: Name Printed: Date: ) , [ J 4 c 6 http:tlfentonwa.gov/uploadedFilestBusiness/PBPWIDEVSERVIFORMS—PLANNINGlenvehist.doc 10 NATIONAL FLOOD INSURANCE PROGRAM mrtnm�mm FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS PANEL 9n OF 1725 (SEE MAP INDEX FOR PANELS NOT PRINTED) CONTAINS: COMMUNITY NUMBER PANEL SUFFIX KING COUNTY, UNINCORPCRATEI7 AREAS 530071 C977 F RENTON. CRY OF 530088 0977 F MAP NUMBER 53033CO977 E MAP REVISED: MAY 16,1995 Federal Emergency Management Agency "VELOPMENT PLAMNiNG CkTY OF RE:NTON NOV R 2 2007 ; EIVED JOINS PANEL 0976 i 4. 121 Allen Kim Townhomes Management Agreement Condominium and Homeowners' Association Management Agreement ASSOCIATION For Property located at 530 Shattuck Ave S. Renton, WA 98057 Beginning Ending This agreement (the Agreement') is made and entered into this day of , by and between the unit owners' association known as (the Association"), which is established in accordance with the laws of the State of for the property known as located at (the "Property"), and (the 'Agent"}. AUTHORITY OF THE AGREEMENT The Board of Directors of the Association (the "Board"), on behalf of the Association, hereby appoints Agent to manage the Property, and Agent accepts appointment to manage the Property. The parties further agree as follows: Section 1 TERM OF AGREEMENT The Board appoints Agent exclusively to manage the Property for a period of year(s), beginning , 19, and thereafter for periods of one year unless this Agreement is terminated as provided in this section or in sections 11 or 12. Either party may terminate this Agreement at the end of the initial term or at the end of any one-year renewal period provided that written notice is given to the other party on or before the sixtieth (60th) day prior to the expiration of the initial term or on or before the sixtieth (60th) day prior to the expiration of such one-year renewal period. Section 2 SERVICES OF AGENT Agent shall manage the Property to the extent, for the period, and upon the terms of this Agreement_ Agent shall perform the following services in the name of and on behalf of the Association, and the Association hereby gives Agent the authority and powers required to perform these services. 2.1 COLLECTION OF ASSESSMENTS Agent shall collect (and give receipts for, if necessary) all monthly and other assessments and other monies that are due the Association with respect to the Property and for all rental or other payments from concessionaires, if any. HOWEVER, Agent shall have no authority or responsibility to collect delinquent assessments or other charges except to send notices of delinquency. 2.2 RECORDS OF INCOME AND EXPENDITURES Agent shall maintain records of all income and expenses relating to the Property, and shall submit to the Association on or before the day of the following month, a statement of receipts and disbursements for the preceding month, including a statement of the balance in the operating account for the Property. 2.3 PREPARATION OF ANNUAL BUDGET days prior to the beginning of each fiscal year, which begins on Agent shall prepare and submit to the Board a recommended Annual Budget for the next year showing anticipated income and expenses for such year. 2.4 SUBMISSION OF ANNUAL REPORT Within days after the end of each fiscal year, Agent shall submit to the Association a summary of all receipts and disbursements relating to the Property for the preceding year. HOWEVER, submission of such annual report shall not be construed to require Agent to supply an audit. Any audit required by the Association shall be prepared at the Association's expense by an auditor(s) of its selection. 2.5 MAINTENANCE OF COMMON ELEMENTS Subject to the direction of the Board, at the expense of the Association and in accordance with the Association's approved budget, Agent shall cause the common elements of the Property to be maintained according to appropriate standards of maintenance consistent with the character of the Property, including: 2.6 EMPLOYMENT OF PERSONNEL Agent shall hire, pay, negotiate collective bargaining agreements with (if necessary), supervise, and discharge whatever personnel may be required to maintain and operate the Property on behalf of the Association and in accordance with the budget, job standards, and wage rates previously approved by the Association_ All such personnel shall be employees of the Association and not of Agent, and all salaries, taxes, and other expenses payable to or on account of such employees shall be operating expenses of the Property. 2.7 PAYMENT OF EMPLOYMENT TAXES Agent shall, on behalf of the Association, execute and file all tax and other returns and do and perform all acts required of the Association as an employer under the Federal Insurance Contributions Act, the Federal Unemployment Tax Act, all applicable federal, state, and local income tax laws, and all other laws, regulations, and/or ordinances governing employment and payment of wages. Upon request, the Board shall promptly execute and deliver to Agent all necessary powers of attorney, notices of appointment, and the like. The Association shall supply all funds to pay any taxes. 2 2.8 UTILITIES AND SERVICES CONTRACTS Subject to the direction of the Board and on behalf of the Association, Agent shall negotiate contracts for water, electricity, gas, telephone, and such other services as may be necessary or advisable for the common elements of the Property. Agent shall also purchase on behalf of the Association such equipment, tools, appliances, materials, and supplies as are necessary for the proper operation and maintenance of the Property. All such contracts and purchases shall be executed in the name of the Association by its Board of Directors and at its expense. 2.9 PAYMENT OF EXPENSES From the funds of the Association, Agent shall pay all expenses of the Property, including taxes, building and elevator inspection fees, water rates and other governmental charges, and all other charges or obligations incurred by the Association or by Agent on behalf of the Association with respect to the maintenance or operation of the Property or pursuant to the terms of this Agreement or pursuant to other authority granted by the Board on behalf of the Association.- 2.10 RECORDS OF INSURANCE Agent shall maintain appropriate records of all insurance coverage for the Property carried by the Association as specified in paragraph 10.2. Agent shall cooperate with the Board in investigating and reporting all accidents or claims for damage relating to the ownership, operation, and maintenance of the common elements of the Property, including any damage or destruction to them. 2.11 OTHER SPECIFIC SERVICES OF AGENT Section 3 LIMITATION ON EXPENDITURES BY AGENT In discharging its responsibilities under section 2 of this Agreement, Agent shall not make any unbudgeted expenditures or incur any nonrecurring contractual obligation exceeding $ without the prior consent of the Association through the Board, HOWEVER, no such consent shall be required to repay any advances made by Agent under the terms of section 5. Notwithstanding these limitations, Agent may, on behalf of the Association and without prior consent of the Board, expend any amount or incur a contractual obligation in any amount required to deal with emergency conditions which may involve a danger to life or property or which may threaten the safety of the Property or the individual owners and occupants or which may threaten the suspension of any necessary service to the Property. Section 4 AGENT NOT RESPONSIBLE FOR MAINTENANCE OF INDIVIDUAL UNITS Agent shall have no authority or responsibility for maintenance or repairs to individual units in the Property. Such maintenance and repairs shall be the sole responsibility of the owners individually. - Section 5 DISPOSITION OF FUNDS Agent shall, on behalf of the Association, deposit collections and pay expenses of the Property as stated below. 3 5.1 DEPOSIT OF COLLECTIONS Agent shall deposit all monies collected on behalf of the Association in a bank or other financial institution whose deposits are insured by the federal government or such other depository as directed by the Association in writing. The funds of the Association shall at all times be maintained separate and apart from Agent's own funds and from the funds of any others. Agent's designees shall be the only parties authorized to draw upon such accounts. Agent shall not be held liable in the event of bankruptcy or failure of such depository. Such operating account shall not be required to bear interest. 5.2 PAYMENT OF EXPENSES Agent shall pay all expenses of operation and management of the Property from the Association's funds held in account by Agent. Any amounts owed to Agent by the Association shall also be paid from such account at any time without prior notice to the Association. 5.3 AGENT NOT REQUIRED TO ADVANCE FUNDS Agent shall have no obligation to advance funds to the Association for any purpose whatsoever. Any funds advanced to the Association by Agent shall be repaid to Agent immediately from the Association's funds. Any sums due Agent under any provision of this Agreement, and not paid within days after such sums have become due, shall bear interest at the rate of % per annum. 5A BONDING OF EMPLOYEES All employees of Agent who handle or are responsible for the safekeeping of any monies of the Association shall be covered by a bond protecting the Association. Such bond shall be in an amount and with a company determined by Agent and may be a blanket or umbrella bond. The expense of such bonding shall be paid by Section B ATTENDANCE AT BOARD MEETINGS Agent, or a designated employee or other representative of Agent, shall attend regular meeting(s) of the Board each month and the annual meeting of the Association. Upon not less than hours notice, Agent or its designated representative shall attend meetings of the Board or of the Association as requested, provided that the Association shall pay Agent $ per hour for that individual's attendance at each meeting. Agent or its representative shall be custodian of the official records of the Board and the Association. HOWEVER, neither Agent nor its representative shall be required to record the minutes of such meetings. Section 7 ONE BOARD MEMBER TO DEAL WITH AGENT The Board shall designate one of its members who shall be authorized to deal with Agent on any matter relating to the management of the Property. Agent shall not accept directions or instructions with regard to the management of the Property from anyone else. In the absence of any other designation by the Board, the President of the Board shall be deemed to have this authority. Board appoints as alternate should the President be unavailable. Agent may, but is not required to, submit any matter, direction, instruction or the like to the Board and shall then follow the direction of the Board. L, Section 8 LIMITATION OF AGENT'S AUTHORITY AND RESPONSIBILITY Agent's authority to act and responsibility for the Property shall be subject to the limitations set forth below. 8.1 STRUCTURAL CHANGES Agent shall have no authority to make any structural changes in the Property or to make any other major alterations or additions in or to any building or equipment therein, except such emergency repairs as may be required because of danger to life or property or which are immediately necessary for the preservation and safety of the Property or for the safety of the individual owners and occupants or which are required to avoid the suspension of any necessary service to the Property. 8.2 BUILDING COMPLIANCE Agent shall not be responsible for the compliance of the Property or any of its equipment with the requirements of any building codes or with any statutes, ordinances, laws, rules, or regulations (including those relating to the existence and disposal of solid, liquid, and gaseous wastes, and toxic or hazardous substances) of any city, county, state, or federal governments or agencies, or any public authority or official thereof having jurisdiction over it. HOWEVER, Agent shall notify the Association promptly or forward to the Association promptly any complaints, warnings, notices, or summonses received by Agent relating to such matters. The Association represents that to the best of its collective knowledge the Property complies with all such requirements, and the Association authorizes Agent to disclose the ownership of the Property to any such officials and agrees to indemnify, defend, and hold Agent, its representatives, servants, and employees, harmless of and from all loss, cost, expense, and liability whatsoever which may be imposed on them by reason of any present or future violation or alleged violation of such laws, ordinances, rules, or regulations. 8.3 AGENT ASSUMES NO LIABILITY Agent assumes no liability whatsoever for any acts or omissions of the Board or the Association, or any previous boards or current or previous owners of the Property, or any previous management or other agent of either. Agent assumes no liability for any failure of or default by any individual unit owner in the payment of any assessment or other charges due the Association or in the performance of any obligations owed by any individual unit owner to the Association, pursuant to any lease or otherwise. Agent likewise assumes no liability for any failure of or default by concessionaires in any rental or other payments to the Association. Nor does Agent assume any liability for previously unknown violations of environmental or other regulations which may become known during the period this Agreement is in effect Any such regulatory violations or hazards discovered by Agent shall be brought to the attention of the Association in writing, and the Association shall promptly cure them_ Section 9 AGENTS COMPENSATION Agent shall be compensated for specific services as stated below. 9.1 FOR MANAGEMENT SERVICES The Association shall pay Agent a management fee of $ per month. The management fee shall be paid monthly in advance. The management fee shall be adjusted annually upon approval by the Board of the Annual Budget, which adjustment shall be 5 incorporated into this Agreement by reference. No further charge shall be made by Agent for Agent's services and other services of Agent's professional staff, except as otherwise expressly provided in this Agreement. Any clerical services performed for the Association, such as preparation and circulation of notices and newsletters and general correspondence of the Association, shall be at the Association's expense, including postage and other expenses. 9.2 FOR CONSTRUCTION. REMODELING. OR OTHER CONTRACTING SERVICES 9.3 FOR OTHER SERVICES Section 10 OBLIGATIONS OF THE ASSOCIATION The Association shall insure the Property, Agent, and itself against liability and bear the expense of any and all litigation against the Property, Agent, and the Association as stated below. In addition, the Association shall provide for an initial deposit and contingency reserve and, through its Board, approve an Annual Budget for the Property. 10.1 SAVE AGENT HARMLESS FROM LIABILITY SUITS The Association shall indemnify, defend, and save Agent harmless from all suits or other claims including, but not limited to, those alleging any negligence of Agent or its employees in connection with the Property or the management thereof and from liability for damage to property and injuries to or death of any employee or other person. The Association shall pay all expenses incurred by Agent including, but not limited to, all attorneys' fees, costs, and expenses incurred to represent Agent in regard to any claim, proceeding, or suit involving alleged negligence of Agent or its employees in connection with or arising out of the management of the Property. 10.2 ESTABLISH AND MAINTAIN LIABILITY INSURANCE The Association shall carry at its own expense public liability, boiler, fire and extended coverage, elevator liability (if elevators are part of the equipment of the Property), and workers' compensation insurance, and such other insurance as may be necessary or appropriate. Such insurance policies shall name both the Association and Agent as insureds, and their coverage shall be adequate to protect the interests of both parties and in form, substance, and amounts reasonably satisfactory to Agent. The Association shall provide Agent with certificates evidencing such insurance or with duplicate copies of such policies within days from the date of execution of this Agreement; or Agent may, but shall not be obligated to, place said insurance and charge the cost thereof to the account of the Association. Said policies shall provide that notice of default or cancellation shall be sent to Agent as well as to the Association and shall require a minimum of days' written notice to Agent before any cancellation of or changes to said policies. 10.3 PAY ALL EXPENSES OF ANY LITIGATION The Association shall pay all expenses incurred by Agent including, but not limited to, Agent's costs and time, any liability, fines, penalties or the like, settlement amounts, and attorneys' fees for counsel employed to represent Agent or the Association in any proceeding or suit involving any alleged or actual violation by Agent or the Association or the Board, or any combination of all of them, of any law or regulation of any governmental body pertaining to environmental protection, fair housing, or fair employment, including, but not limited to, any law prohibiting or making illegal discrimination on the basis of race, sex, creed, color, religion, national origin, family C* status, or mental or physical handicap. HOWEVER, the Association shall not be responsible to Agent for any such expenses in the event Agent is finally adjudged to have personally, and not in a representative capacity, violated any such law. Nothing contained in this Agreement shall obligate Agent to employ legal counsel to represent the Board or the Association in any such proceeding or suit. 10.4 SAVE AGENT HARMLESS FROM LABOR LAW VIOLATIONS The Association shall indemnify, defend, and save Agent harmless from all claims, investigations, and suits, or from the Association's or the Board's actions or failures to act, with respect to any alleged or actual violation of state or federal labor laws. The Association's obligation with respect to such violation(s) shall include payment of all settlements, judgments, damages, liquidated damages, penalties, forfeitures, back pay awards, court costs, litigation expense, and attorneys' fees. 10.5 PROVIDE FOR INITIAL DEPOSIT AND CONTINGENCY RESERVE Immediately on commencement of this Agreement, the Association shall remit to Agent the sum of $ to be deposited in the account(s) established for the Association pursuant to paragraph 6.1, such amount representing the estimated disbursements to be made in the first month, plus an additional sum of $ as a contingency reserve. The Association agrees to maintain this contingency reserve amount at all times and shall agree in writing to a new contingency reserve when such is required. The contingency reserve thus established is to enable Agent to pay obligations of the Association as they become due and is an amount separate from the reserve funds which accrue from assessments of individual unit owners. 10.6 APPROVE ANNUAL BUDGET Within thirty (30) days of receipt of the recommended Annual Budget prepared by Agent, the Board shall either approve the budget as submitted or provide Agent with written notice setting forth those items which are unacceptable to the Board or provide agent with written notice advising Agent what additional information is required_ Failure to provide such notice to Agent within said thirty (30) day period shall be deemed as approval of the Annual Budget by the Board. Upon approval, Agent shall be authorized to operate and manage the Property in accordance with the Annual Budget. Section 11 TERMINATION BY AGENT FOR CAUSE Agent shall have the right to cancel this Agreement at any time in the event that any insurance required of the Association is not maintained without any lapse. Agent shall also have the right to cancel this Agreement at any time in the event it is alleged or charged that the Property or any equipment therein or any act or failure to act by the Board or the Association with respect to the Property or the sale, rental, or other disposition thereof or with respect to the hiring of employees to manage it fails to comply with or is in violation of any requirement of any constitutional provision, statute, ordinance, law, or regulation of any governmental body or any order or ruling of any public authority or official thereof having or claiming to have jurisdiction over it, and Agent in its sole and absolute discretion considers that the action or position of the Association or the Board with respect thereto may result in damage or liability to Agent, or disciplinary proceeding with respect to Agent's license. Agent shall provide written notice to the Association of its election to terminate this Agreement, in which case termination shall be effective upon the service of such notice. 7 Section 12 TERMINATION BY THE ASSOCIATION; CANCELLATION FEE The Association may cancel this Agreement at any time on not less than days prior notice to Agent, provided that such notice is accompanied by payment to Agent of a cancellation fee in an amount equal to the total management fee for a period of months. For this purpose, the monthly management fee shall be presumed to be the same as that of the last month prior to service of the notice of cancellation. Section 13 ASSOCIATION RESPONSIBLE FOR PAYMENTS Upon termination of or withdrawal from this Agreement by either party, the Association shall assume the obligations of any contract or outstanding bill executed by Agent under this Agreement for and on behalf of the Association and responsibility for payment of all unpaid bills. In addition, the Associabon shall furnish Agent security, in an amount satisfactory to Agent, against any obligations or liabilities which Agent may have properly incurred on the Association's behalf under this Agreement. Agent may withhold funds for ninety (90) days after the end of the month in which this Agreement is terminated, in order to pay bills previously incurred but not yet invoiced and to close accounts. Agent shall deliver to the Association, within ninety (90) days after the end of the month in which this Agreement is terminated, any balance of monies due the Association which were held by Agent with respect to the Property, as well as a final accounting reflecting the balance of income and expenses with respect to the Property as of the date of termination or withdrawal, and all records, contracts, leases, receipts for deposits, and other papers or documents which pertain to the Property. Section 14 RELATIONSHIP OF AGENT TO THE ASSOCIATION The relationship of the parties to this Agreement shall be that of Principal and Agent, and all duties to be performed by Agent under this Agreement shall be for and on behalf of, in the name of and for the account of the Association. In taking any action under this Agreement, Agent shall be acting only as Agent for the Association, and nothing in this Agreement shall be construed as creating a partnership, joint venture, or any other relationship between the parties to this Agreement except that of Principal and Agent, or as requiring Agent to bear any portion of losses arising out of or connected with the ownership or operation of the Property. Nor shall Agent at any time during the period of this Agreement be considered a direct employee of the Association. Neither party shall have the power to bind or obligate the other except as expressly set forth in this Agreement, except that Agent is authorized to act with such additional authority and power as may be necessary to carry out the spirit and intent of this Agreement. Section 15 INDEMNIFICATION SURVIVES TERMINATION All representations and warranties of the parties contained herein shall survive the termination of this Agreement. All provisions of this Agreement that require the Association to have insured or to defend, reimburse, or indemnify Agent shall survive any termination; and if Agent is or becomes involved in any proceeding or litigation by reason of having been the Association's Agent, such provisions shall apply as if this Agreement were still in effect. Section 16 HEADINGS All headings and subheadings employed within this Agreement are inserted only for convenience and ease of reference and are not to be considered in the construction or interpretation of any provision of this Agreement. S Section 17 FORCE MAJEUR Any delays in the performance of any obligation of Agent under this Agreement shall be excused to the extent that such delays are caused by wars, national Omergencies, natural disasters, strikes, labor disputes, utility failures, government regulations, riots, adverse weather, and other similar causes not within the control of Agent, and any time periods required for performance shall be extended accordingly_ Section 18 COMPLETE AGREEMENT This Agreement, including any specified attachments, constitutes the entire agreement between the Association and Agent with respect to the management and operation of the Property and supercedes and replaces any and all previous management agreements entered into or/and negotiated between the Association and Agent relating to the Property covered by this Agreement. No change to this Agreement shall be valid unless made by supplemental written agreement executed and approved by the Association and Agent. Except as otherwise provided herein, any and all amendments, additions, or deletions to this Agreement shall be null and void unless approved by the Association and Agent in writing. Each party to this Agreement hereby acknowledges and agrees that the other party has made no warranties, representations, covenants or agreements, express or implied, to such party, other than those expressly set forth herein, and that each party, in entering into and executing this Agreement, has relied upon no warranties, representations, covenants or agreements, express or implied, to such party, other than those expressly set forth herein. Section 19 RIGHTS CUMULATIVE; NO WAIVER No right or remedy herein conferred upon or reserved to either of the parties to this Agreement is intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given under this Agreement or now or hereafter legally existing upon the occurrence of an event of default under this Agreement. The failure of either party to this Agreement to insist at any time upon the strict observance or performance of any of the provisions of this Agreement, or to exercise any right or remedy as provided in this Agreement, shall not impair any such right or remedy or be construed as a waiver or relinquishment of such right or remedy with respect to subsequent defaults. Every right and remedy given by this Agreement to the parties to it may be exercised from time to time and as often as may be deemed expedient by those parties. Section 20 APPLICABLE LAW PARTIAL 11 INVALIDITY The execution, Interpretation, and performance of this Agreement shall in all respects be controlled and governed by the laws of the State of If any part of this Agreement shall be declared invalid or unenforceable, Agent shall have the option to terminate this Agreement by notice to the Association. Section 21 NOTICES Any notice required or provided for in this Agreement shall be in writing and shall be addressed as indicated below or to such other address as Agent or the Association may specify hereafter in writing. 0 21.1 TO AGENT 21.2 TO THE ASSOCIATION President of the Board 21.3 DELIVERY OF NOTICES Notices or other communications between the parties to this Agreement may be mailed by United States registered or certified mail, return receipt requested, postage prepaid, and may be deposited in a United States Post Office or a depository regularly maintained by the post office. Such notices may also be delivered by hand or by any other receipted method or means permitted by law. For purposes of this Agreement, notices shall be deemed to have been "given" or "delivered" upon personal delivery thereof or forty-eight (48) hours after having been deposited in the United States mails as provided herein. Section 22 AGREEMENT BINDING ON SUCCESSORS AND ASSIGNS This Agreement shall be binding upon and inure to the benefit of the successors and assigns of Agent and the heirs, administrators, successors, and assigns of the Association_ Notwithstanding the preceding sentence, Agent shall not assign its interest under this Agreement except in connection with the sale of all or substantially all of the assets of its business. In the event of such sale, Agent shall be released from all liability under this Agreement upon the express assumption of such liability by its assignee. SIGNATURES IN WITNESS WHEREOF, the parties hereto have affixed or caused to be affixed their respective signatures this day of Witnesses: Agent: Firm Member Member 10 POWER OF ATTORNEY KNOW ALL MEN BY THESE PRESENTS, THAT (Name) located at (State whether individual, partnership, corporation, etc..) has made, constituted, and appointed, and, by these presents does hereby make, constitute, and appoint, a resident of the United States, whose address is (its) true and lawful attorney for (it)(me) in (its)(my) name, place, and stead to execute and to file any Tax Returns due on or after under the provisions of the Social Security Act, now in force or future amendments thereto_ this day of Dated at Signature of Taxpayer Title Executed in the presence of: Signature of Taxpayer Title Witness Signature of Taxpayer Witness TitleAcknowledged before me this day of NOTARY CHICAGO T n INSURANCE COMPANY 2W8104TH AVENUE SE, KENT, WA 98031 Order No.: oun4w47 PROPERTY ADDRESS: 53o sHATTUCK AVENUE SOUTH Your No.: DAI/CHAU RENTON, WASHINGTON 98057 ALLEN H. KIEN DAI AND KIM P. CHAU 12415 98TH AVE. N.E. IGMAND, WASHINGTON 98034 I2 i R r '; 7 .'-� x l9 fib — L.d P—, ' Enclosed arc your materials an the above transaction. If you have any questim reprdmg these niateriaK Please contact us. Thaw you for this opportun4 to serve you. 1111E UNfr 11 TELEPHONE (253) 52Q7691 PAX: (253) S%JI 5 LORI ANN FORBES SENIOR TrILE OFFICER AND UNIT MANAGER (&MAUL;. PORBESt.[q =.COM) PIDVNI WARREN TmE OFFICER (E-MAIL WARRENPE®c.-rI'.COM) JANE PERRY TITLE OFFICER (P—MAIL- PERRYJ@CIT.C:OM) <<CC«ii«[«CC<C«««<»»»a»»»»>»»>a»»»»»»aa» ' "OUR .OFFICE IS MOVING"' EPPECnVE SHFIM[BER 10, 2007 THE LCF.NT OFFICE OF C MCAGO TIILS WILL MOVE TO ITS NEW LOCATION AT`. 15215 SE 272ND STREET, SUITE 101 XIENT, WA 98042 THE PHONE AND FAX NUMBEM WILL REMAIN THE SAME. TIIANKS1 *'RECORDING ALERT**** TO AVON ANY PROCzsmNO DELAYS Pi.EAw BE sum TO SEND AIL RECORDING PACKAGES TO THE FOLLOWING ADDRESS C3HCAGO T7IT.S INSURANCE COMPANY RECORDING DEPARD4EN 7M FIFTH AVENUE, SUITE 3300 SEATrIA WA 99104 AMERICANLAND TITLEASSOCIATION HOMEOWNERS POLICY OF TITLE INSURANCE FORA ONE-TO-FOURFAMILYRESIDENCE CHICAGO TITLE INSURANCE COMPANY Owner's Information Sheet Your Title Irmuhrtce Policy is a legal contract between You and Lis. It applies o* to a one-io-fau family residence and only if each inured named in Schedule A is a Natural Person. If the Land dwscribed in Scbaduk A of the Policy is not an improved residentihil Tot on which there is located a orro-to-iour family residence. or if each iruurod named in Schedule A is not a Natural Person, contact Eta iamwdixtely. The Policy insures You against actual loss resulting from certain Covered Risks. These Covered Risks are listed beginning on page 2 of the Policy, The Policy is litaited by: - Provisions of Sc hakle A • Exceptions in Scbodule B • Our Duty To Defend AgabW Legal Actions on page 2 • Exclusions on page 5 • Conditions on page 5 and 6. You should keep the Policy even if You transfer Your Tide to the Land. If You want to make a claim, we paragraph 3 under Conditions on page 5. You do not owe any more premiums for the Policy. This sheet is not Your insurance Policy. his only a brief outline of some of the itt; —art Policy feat. The Policy explains in detail Your rights and obligations and Our rights and obligations. Since the Policy -cad not this sheet -As the kcal document.: VOv SOXI D RVJD TKE POLICY VEW CAREFIFLLY. If You have any questions about Your Policy, contact: CHICAGO TITLE INSURANCE COMPANY Claims Department P.D. Box 45023 Jacksonville, Florida 32232-5023 Hemeawner's PW ky of Title Insurance Fir a One-Te-fter Famity Residence TABLE OF CONTENTS Page OWNER'S COVERAGE STATEMENT 2 )COVERED RISKS 2 OUR DUTY TO DEFEND AGAINST LEGAL ACTIONS 2 SCHEDULE A Insert Policy Number. Premium, Date [and Time] and Amount Deductible Amounts and Maximum Dollar Limits of Liability StrW Address of the Land 1. Naar of Insured 2. Interest in Land Covered 3. Description of the Land SCHEDULE B — EXCEPTIONS Insert EXCLUSIONS 5 Page CONDITIONS 5 1. Definitions 5 2. Continuation of Coverage 5 3. Haw to Make a Chaim 5 4. Our Choices When We Learn of a Claim 5 S. Handling a Claim or Legal Action 6 6. Limitation of Our Liability 6 7. Transfer of Your Rights to Us 6 8. Entire Contract 6 4. Increased Policy Amount 6 10. Severability 6 11. Arbitration 6 PF Reorder Form No. $308 (8/05) Page I ALTA Homeowner's Policy of Title Insurance (10122103) Homeowner's Policy of Title Insurance ForAOso-To-Four Famity Reildeoce Owner's Coverage Statement This Policy insures You against actual loss, it gany costs, attvnteys' fees andexpenses provided under lacy, resulting from the Coveted Risks set forth below, if the Land is an improved residential lot on which there is located a ont-to-fow family residence and each insured named itt Schedule A is a Natural Person_ Your insurance is effective on the Policy Date. This Policy covers Your actual toss from any risk described under Covered Risks if the evert creating the risk exists on the Policy Date or, to the extent expressly stated, after the Policy Date. Your insurance is limited by all ofthe following: • The Policy Amount shown inSchedule A • For Coveted Risk 14, 15,16 and 18, Your DeduchbleAmount and Our Maximum Dollar Limit of Liability shown in SclwduleA • Exceptions in Schedule B • Our Duty To DefendAgwrist legal Actions • Exclusions an page 5 • Conditions on page 5 and 6. Covered MAE$ The Coveted Risks are: 1. Someone else owns an interest in Your Title. 2. Someone else has rights affecting Your Title arising out of leases, cattracts, or options. 3. Someone else claims to have tighu affecting Your Title arising out of forgery or imparsona6m 4. Someone else has an easement on the land. 5. Someone else has a right to limit Your use ofthe Land. 6. Your Title is defective. 7. Any of Covered Risks I through 6 occurring after the Policy Date, 8. Someone else has a lien on Your Title, including w a. Mortgage; b. Judgment, state or federal tax lien, or special assess:ttent; e. Charge by a homeowner's or catdanu nium association; or d. Lien, occurring before or after the Policy Date, for labor and material fwniahed before the Policy Date_ 9. Sornecm else has an encumbrance on Your Tale_ to. Someone else claims to have nights affecting Your Tide arWingout of fraud, duress, incompeu=y or incapacity. 11. You do not have both actual vehicularand pedestrian acoess to and from the Land, based upon a legal right 12. You are forced to eotrectorrunove ah existitgviolation ofany coverov, condition or rwarictiou affecting tine Lan4 even ifthe covatant, condition or restriction is excepted in Schedule B. However, You are nat covered for any violation drat tellies to any obligation W pefonn nuitntmance or repairan the Land, or relates to environmental protection of arty kindor nature, including hazardous or toxic conditions or anc e, unless rwiicc ofthe violatioc is recorded in the Public Records, 13. Your Titte is lost or taken because ofs violation of any covenant, condition or restriction, which oemmil before You acquiredYwTide, even ithe covenant, condition or restriction is excepted in Sehadule B. 14. Because of an existing violation ofa subdivision law or regulation affecting the Land: a. You arc unable to obtain a building permit; b. You are forted to correct or remove the violation; or c. Someone else has a legal right to, and does, refuse to perform a contract to purchase the Land, lease it or make it M~ loan on it_ Tbc amountof Your insurance for this Covered Risk is subject to Your Derktcliblc Amount and Our Maximums Dollar Limit of Liability shown in Schedule A. 15. You are forced to remove or remedy Your existing structures, or any pat of them - otherthan boundary walls or fringes - beeat me any partion was built without obtaining a building permit from the proper gavarunad office. The amount of Yoha insurance for this Coveted Risk is mbjoci ioYour Deductt'bk Amo mt oW Our Maximum Dollar Limit of Liability shown in Schedule A. 16. You are forced to remove or remedy Yaw existing atruchtres, or any part ofdmn, because they violate an existing zoning law or zoningtegulation. IfYou are requited to remedy any porboa ofYourecisung structures, the amount of Your insurance for this Covered Risk is subject to Your Deductible Amount and Ore Maximum Dollar Lin itof Liability shown in ScheduleA. 17. You cannot use the Land because use as a single -flinty residence violates an existing aoning law or zoning regulation. 18. Youatei ruedtomnoveYauexistingstructuresbeawsetheyancroachonwYourneigbbor'sLand.[fthecnmoedri%shuchmatebmmdatywallsorfences, the amount ofYour insurance for this Covered Risk is subject to Yod Deductible Amount and our Maximum Dollar Limit of Liability shown in Schedule A 19_ Someone else has a legal right to, and does, refuse to perform a contract to purchase the Land, lease it or nake a Mortgage loan on it bomm Yom neighbor's existing strwtruesencroach onto the Land. 20. You are forced to remove Your existing shut hm because they enemach alto an easement or over building set -back line, even if the easement or building wt- back line is excepted in Schedule B_ 21. Your existing structures are damaged because of the exacisc ofa right tomaintain or use any easement affecting the Land, even if the easrnxnt is excepted in Scho Add B. 22. Your existing improvements (era replacanew or rodifimion made to them affix the Policy 13atej including lawns, shrubbery or trees, are damaged because ofthe future exercise oft right to use the surface of the Land for the extraction ordevelopment of minerals. wateror any other substance, even if those rights we excepted or reserved from the description of the Land orexcepted in Schedule B. 23. Someone else tries to enforce a diaarimninatory coven=4 condition or restriction that they claim affemYourTitk which is based upon lave, color, religion, an, ' handicap, familial status, or national origin. 24_ A Ming sutlhority assesses lwppletrneutal teal cam taxes not previously assessed against the Land for any period before the Policy Dow because of construc- tion or a change of ownership or use thatoccurred before the Policy Date. 25. Your neighbor builds any stnwcntres afberthe Policy Date —other than boundory wails or fences which encroach onto the Land. 26. YauTttic is tmmarketable, which allows someone else to mfnse to perform aoorttract to pechase the Land., least it a make a Mortgage ken on it 27. A document upon which Your Title is based is invalid because it was not properly sassed, >ealed, adanowledged, delivered or recorded. 2g_ The residence with the address shown in Schedule Ais not located an the Land at the Policy Date. 29. The Wrap, if any, attached to this Policy does not show the oorrea kxartion of the Land according to the Public Records. Our lMyTi DeftW AgAW L,e *Acdm We will defend Your Title many legal action only as to that partofthe action which is based on a Covered Risk and which is not excepted or excluded fiom coverage m this Policy. We will pay the costs, anottneys' fees, and expenses We incur in drat defense. We will not pay for any part ofthe legal action which is W based on a Covered Risk or which is excepted or excluded from coverage in this Policy. We can end Our duty to defendYour Titte wader psngraph4 ofthe Conditions. lids Felicy Is met coaWlete wLtkottt Sebeddas A end B. SCFIEDULE A Policy Amount. $430,000.00 Policy Number. 001N1047 Date of Policy: SEPTEMBER 17, 2007 Premium: $1,128.00 at 8:00 A.M. Deductible Amounts and Maximum Dollar Limits of liability For Covered Risk 14,15,16 and 18 Your Deductible Amount Covered Risk 14: 1% of Policy Amount or $2,5W.00 (whichever is less) Covered Risk 15: 1% of Policy Amount or S5,0W.00 (whichever is less) Covered Risk 16: 1% of Policy Amount or S 5,000.00 (whichever is less) Covered Risk 1& 1% of Policy Amount or $2 W.00 (whichever is less) Our Max mum Dollar Limit of Liability $10,000.00 $ 25,000.00 $ 25,000.00 $ 5,000.00 Street Address of the Land: 530 SHATTUCK AVENUE SOUTH, RENTON, WASHINGTON 98057 1. Name of insured ALLEN H. KIEN DAI AND 13 M P. CHAU, HUSBAND AND WIFE 2. Your interest in the Land covered by this Policy is: FEE SIMPLE 3. The Land referred to in this gaiuy is situated in the State of Washington, County of and is described as follows: LOTS 5 AND 6 IN BLOCK 5 OF SNIITHERS FIFTH ADDITION TO THE CITY OF RENPON, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 16 OF PLATS, PAGE 33, IN KING COUNTY, WASHINGTON. ALTA Homeowner's Policy of Irwe Insurance Issued by aacAGO TITLE INSURANCE COMPANY r� 1! ,-1010 :1 ■ Policy No.: 001241047 E mptions In addition to the Exdusioas, you are not insured aainst loan, costs, attorneys foes, and aq=scs resulting from: a 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 NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENT'S: GOAL & SPECIAL TAXES: 2007 784130-0400-'08 2110 $ 89,000.00 $ 132,000.00 BILLED: $ 2,438.49 PAID: $ 2,438.49 UNPAID: $ 0.00 a 2. MATTERS DISCLOSED BY SURVEY RECORDED UNDER RECORDING NUMBER 20061122900005, AS FOLLOWS: FENCES DO NOT CONFORM TO PROPERTY LINES v 3. DEED OF TRUST TO SECURE AN INDEBTEDNESS: GRANTOR: ALLEN H. KIEN DAI AND KIM P. CHAU, HUSBAND AND WIFE AS JOINT TENANTS TRUSTEE: CHICAGO TITLE INSURANCE CO. BENEFICIARY: CATHAY HANK AMOUNT: $ 322,500.00 DATED: SEPTEMBER 7, 2007 RECORDED: SEPTEMBER 17, 2007 RECORDING NUMBER: 20070917002406 LOAN NUMBER: RE•-6527 * * MW OF SCB EWA B * * HAP '• ' ALTA Homeowner's Pohey of Title insurance Issued by CHICAGO WILE LE MURANCE COWANY SCHEDULE B (Continued) Po icy No.: 001241047 Exceptions Loan Policy Endorsements: 100, 116, 8.1 Owner's Policy Endorsements: 8277 HOMO IC/7ft/M AMENDMENT TO PARAGRAPH 7 OF CONDITIONS IN AMERICAN LAND TITLE ASSOCIATION HOMEOWNER'S POLICY OF TITLE INSURANCE FOR A ONE -TO -FOUR FAMILY RESIDENCE (10-17-98) ENDORSEMENT 8277A Paragraph 7 of the Conditions of the American land Title Association Homeowner's Policy of Title Insurance for a Ono -To -Four Family Residence (10-17 98) is hereby amended to read as follows: 7. TRANSFER OF YOUR RIGHTS TO US (a) When we settle your claim, we have all the rights you have against any person or property related to the claim. You must transfer these rights to us when we ask, and you must not do anything to afted these rights. You must let us use your name in enforcing these rights. (b) We will not be liable to you if we do not pursue these rights or if we do not recover any amount that might be recoverable. (c) If our payment to you does not fully cover your loss, then you and we will share your rights against any person or property related to the claim in the proportion that our payment bears to the total amount of your loss. We will pay any money we polled from enforcing these rights in the following order: (1) to you for your loss that you have not already collected, (2) to us for any money we paid our under this policy on account of your claim and for the costs, attorneys fees and expenses we paid to enforce these rights; and (3) to you whatever is left. (d) N you have rights under contracts (such as indemnities, guaranties, bonds or other policies or insurance) to recover all or part of your loss, then we have all of those rights, even if those contracts provide that those obligated have all of your rights under this policy. This endorsement is made a part of the policy and is subject to all of the terms and provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and provisions of the policy and any prior endorsements, if any, nor does it extend the effedin date of the policy and any prior endorsements, nor does it increase the face amount thereof. Of Authodwd 4j&tory 71bee, ibis aadorzw t shall not be valid or bind' p aatil countersigned by an autboriaed ■!amatory fiomOwr6J�J4�7 CHICAGO TI1 INSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 PHONE: (�28-5600 FAX: ( 29-4725 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assmined by reason of reliance hereon. r Ytrl �G ju PUG 51 use if m sl 1 "t-- u Exdmsloss In rddition to the Exceptions in Schedule B, a not insured against loss. oasts, attorneys' fees, and c9c suiting ftou r I - Governmental police power, and the existence or violmim ofany law or government regulation. Thu includes ordaunces, laws and regulations concerning: a. Building b. Zaoig c. Lsidd use d. Inpcove n nis op the Land C. Lind division E Etavironanmoah protection This Exclusion does not apply in violations or the enforcementof these matinee if tiotiee of the violatiae or enfimcment appears in the Public Records at the: Policy Date. This Exclusion does not limit the eovmV described in Covered Risk R. t 5,16,17 or 24. 2. The failure ofYour existing saucbues, or any part of them, to be constructed is accordance wilhapplicabk building codes,'his Exclusion does not apply to violations of building codes if toffee ofthe vwbdm appears in the Public Room& atthe Policy Date. 3. The rot to take the Land by condemning it, ualeat: rL A noticeofexaeisitg this tislttsippears in doe Public Records at the Policy Dare; or b- The taking happened before the Policy Date and is binding onYou if You bout ht the E sod without Knowing of the taldog. 4. Risioa: a. Trent are exerted, allowed, or agreed to by Yon, whether or notthey appear in die Public Records b- That are Known to You st the Policy Date, but not to Us, unless &W appear in the Public Records at the Policy Date; e. 'bat resuk in no loss to You; or d. That first occur after the Policy Date - tills does not limit the coverage described in Covered Risk 7, S.d, 22, 23, 24 of 25- 5. Failure to pay value for Your Tide. 6- Laceofarig*. a- To my Land outside the area speciftcaNydeacAW and referred to mpasagraph 3 of Schodaleil; and b. In streets, alleys, or walaways that much the LaaL Ibis Exclusion does not limit die coverage described inCovered Risk I I or I R. 2. 3. Mfinitions: a. Easement - the right of someone else to use Barr band for a special puP)w- b. Known-tbmpsboutwbA6YoaWwawnatkta"kdpfL Tbewads "Know"and "KnovA*"hm dwsaw muasningmKnown. c. Land - the Laid or condominium unit described in paaagiph 3 of Schedule A and any impixwementson the Land which amreal praap- Orty. d- Mortgage - a mortptuge, deed of trust, hug deed or other went" inst u meet. e- Natural Person - a human being, not aooaumereial.or lq* orgaatxa_ lion or entity. Natund Person includes a trastee of it Tunhst evert if the trustee is not a human being. f Policy Bate - the date and time shown in Schad * A. Ifthe insured named in Schedule A first acquires the', I Ishowni n Schedule A by an inshument recorded in the Public Records later than the date and time shown in Wwd*A, the Policy Dale is the date and time the inst un o is moorded. g. Public Records - Twunk Ow give eve notice of matters *fkc ingYaaTi&- accordinglo Usestate swmaswhere the Land is located h Tide -theownnerihipofYourintmestintheLarndLassbomioScbed- ule A. n. Tmst-alivingttuateatrblisbedbyabummnbeingforemoplsnning. j- We/Our/IJs - Chiago Tdk %VASnax Company. k. YoulYour - the insured named in Schedule A and also those identified in paragraph 2.b. of these Conditions. Continuation of Coverage: a. The Policy insures You forevim even aftwYou no longer have Your Title You cannot assign Otis Policy to anyone else. b. This Policy alas itsmes: (1) AnyahewboinbetitsY«trTtlel ar w eofYaadesdr; (2) Your spotter who receives Your Title because of dissolution of your maniage; (3) 'behuvoeorawoesaoruuoxofa'11;uettowhonYouems- fer Your Title alter she Policy Date; or (4) The beneficumcs ofYour Trust upon Your death. c. We may assert agamsttle insureds identified iapwagraph 2.bmay rights " defimm dint We have agtdostaay previous insured under this policy. Etow To Makc AClaim a. PromptNoticeOfYourChum (1) As noon as You Know of anything that mid be ouvewd by this Policy, Ymmrntsio* Its p mwptly in writing. (2) Send Your notice to Chkago Phis lartirunae Company, an a-- ,ten -a re 4e,,,,,;ht. PL-66 77777AMA At - tendon_ Claims Depattmeat Please include the Policy mhmber shown in Schedule A, and ilea county and state where the Land is located. Please enckae a copy of Your policy, if available. (3) If You do not give Us pnuutpt notice, Your coverage will he ta+duoed or ended. but only to tie exlaslst Your failure anbm Our ability to resolve the claim or defend You, b. ProofOfYourLoss (1) We stsay mqu im You to [live Us a written attatetmeut signed by Yaudescrfliing Your losswhich includes: (a) Mo basis of Your eliiaar; (b) The Covered Risks which resulted in Your loss; ' (c) The dollar summit Of Your loss, and (d) The method You need to oorupute the amount ofYouu loss. (2) We may require You to make available to Us teconk checks, patina, contracts, Wsuuance policies and odw papers wbich relate to Your claim. We may nabs ooPiea of these papers. (3) We may require You m answer quedkm about Your claim anderoath. (4) If You fail or refuse to give Us a statement of loss, wwwec Our questions under oaten, or snake available to Us the papers We request, Your covemp will be reduced or ended, but only to the extent Your failure or refusal affects Our ability to resolve the clam or defend You, 4. Our Choww When We Learn OfAClum IL Auer We receive Your oofim ar otherwise kart, of a claim that is covered by this Policy, Ourchoiees mcludeoneor mote of the foh- lowi (1) Pay die claim. (2) Negotiateasettlemem. (3) Bring or defend a iegisl action related to the chat. (4) Pay. You tie wnotmt required by shin Policy. (3) End the coverage of this Policy for the claim by paying You Your actual loss maul" fi om dw C.ovraed Risk, and chose courts, attorneys' fees and expenses ie air mil np to that time which We ace obligred so psy- (6) Ead the coveage descr-bed in Covered Risk 14,15,16 or 18 by paying You the amount of YaQkmwametheyinforce for the particular Covered Risk, sad those coats, soomeys' fees a d. cipennses incurred upto that time which We ate obligated to pay. (7) End all eovaage of this Policy by paying You the Policy Amount then a face, and all those casts, attorneys' fees and expanses i icusred up to that time which We ate obligated to KIM 5. 6. (8) Take other appropriate action_ b. When We choose the options' tgraphs 4.a (5] (6) or (7), all Our obligations for the claim Clhtding Ourobligation to de- fend, or contintie to defethhd any „ I action_ C. Even if We do not think list the Policy coven tbc: claim, We may choose one or more of the options above. By doing so, We do not 1i-c-pany HanhdiingACI atm Or LegalActim a. You most cooperate with Us is handling arty claim or legal action and give Us all relevant informsdon. b_ If You fail or refuse to cooperate with Us. Your coverage will be reduced or ended, but only to the extent Yaw failure or refusal af- fbc s Our ability to resolve dw chins or deftaod Von. c. We are required to TOM You only forthase Walement coats, attor- neys' fees and expanses that We approve in advance. d. we have the fight to droaae rite ammey when We bring or defend a legal action on Your behalf We can appeal my decmw to the high- est level. We do not have to pay Yom claim until the legal action is finally decided. e_ Whether anot Weagmdweiscoverage, Wecan briogordekadit legal action, ortaietMherappimpriateactmunderthisPolicy. By doing so, We do not give up any rights. L mkadonOfourLiability a. After vAdwfing Your Doduadble Arrant if it applies, We will pay no mom than the least of- (1) Your actual low; (2) Our Maximum Dollar Limit of Liability then in form for the particular Coveted Risk, forchims covered only under Cov- ered Risk I4, 15,16 or 18; or (3) The Policy Amount then m force; and any oosrs, aumneys' lidos and expenses whKh We are obligated to pay under this Policy. b. (1) If We remove the cause ofthe claim with reaamable diligence altar receiving notice of ik all Our obligations for the claim end, mcludinganyobligatiom for loss Youbad while We were removing the cause ofthe claim. (2) Regardless of61. (1) above, if You cannot use the Lend W cause of aelhum covered bythis Policy: (a) You may rent a eeasarabhy equivalent oslislihte resi- dence and We will repay You forihe actual rent You pay, maw theemaiaof- (1) The cntse ofthe claim is removed; or (2) We pay You the amour tequbed by this Policy_ If Your claim is covered only under Covered Risk 14, 15, 16 or 19, that payment is the amount of Your'shsntarhoe& misfaceiarthepaticularCov- eed Risk. (b) We will pay reasonable twits You pay to relocate any personal property You have the right to remove firm the Land, including uiampotierion of" pmo W property for up to twenty-five (25) mika from the land, and re - Nu ofany duthtge to*dpmwtw property betaaust:of tlhe relocation. The amamt We wiH pay You hinder this pe agraph is limited to the valve of the ptaaonal prop- erty before You relocate iL V. All payments We make utderthis Policy tedttoe ft Policy Amour . except for coats, attorneys' fees and exposers. AR payments we shake forclaims which areeovenedonly mhderCovixed Risk 14.15, 16 or 18 also reduce Our Maaimum DoNwLimitof Liability forthe particular Covered Risk, except for costs, attorneys' fees and ex- p- d if We issue, or have issued, a Policy to the owner ors Mortgage on Your Title and We have not given You any coverage against the MortgAge,thew (1) We have the right to pay any amend due You under this Countersiped: AUthotiud Signature 1►r §0t� l' ; •b 1 Policy to the owner of the Mortgage to reduce the am f the Mortgage, and any amount paid shall be fret a payment to You under this Policy, inchding render paragraph 4.a_.of these Conditions-, (2) Any amount paid to the owner of the Mortgage sisal l be sub- uscind frnm the Policy Amount of this Policy; and (3) IfYour claim is covered only under Covered Risk 14,15, 16 a 18, ray amounu paid to the owner of the Mortgage shall also be wbha bd fiom Our Maximum Doilw Limitof Liability for the pw6cuhr Covered Risk. e. If You do anything to affect any right of recovery You may have agatutsitaotamne else, We can subtract li+ontOur IWny the amamrt by whickYou reduced the value ofthm right. Tm mferOfYour Righh To Us a. When We ahettle Yaur ch®, We have all the rightsYou have apnm= anypasonorpropertynldedtodheclaim YoumuKtrtmsferdraae rights to Us when We ask, sad You must not do anything to affect these tiglns. You must let Us use Your name in enfarcmg these rights. b. %vAT net be liable to Yon if We do not pursue these rights or if We do not motrverany amount that aught be rawveraW C. V& will pay may stoney We collect fiom ethtotaW dtperiglits m the foliowo6aida: . (1) To I)s for the Coots, attorneys' fees and expenses We paid to tsdarcatraeti� (2) . To You for Your km that You have not already coBeCtod; (3) To Zia for any money We paid out undo this Policy on amount ofYo rclaim; and (4) To You wherever is k:it d. If You have rights under (such as uWleinaiitimSuaritaties, bonds or tither politics of insurance) to recover all or part ofYour loss, 11im We have all ofttoae rights, eyes if these Coutnuftprovide OW d oaeablignted have ahlofYour rights undertlik Policy. 8. EarirecWhaet This Policy, with say emdummiemts, is the entire contract between. You and Us. To 4clan n®s the meaning of any part of this Policy, You must read the entire Policy. Any tomes to & a Policy trust be agreed to ins writing by Us. Any dais You make against Us must be made under this Policy and is subject to its terms. 9. Intaahaed Polity Amount The PohcyAmountwill ieaeasebyten pettaeot(10%)ofthaPolicyAmoixt shown in SelhebdeA each year fiorthe fort five years Mowing the Pobcy Dupe shown in Sdw&kA, up to►nse hundred fifty pacm(l50%) of tlic Poiec%Amount abown in Scbe&&A. The me eaw each year will happen on the ihnnivuwyofthe Policy Date shown in Schedule A. to. Sevierahray 1� [foxy part of*k Poky is hold to be legally tnhenfotneable, botliYou and We can still eafma the rest ofthis Policy. IL Arbitration a if permiwd in the state where the Land is located You or We may dauaodar6mntion. b. The a d ratio shall be binding oa both You and Us. The mbinvtiah &hall dared ray matter in dispute bcW= You and Us_ e. The arbitration award nay be entered as a judgment in the proper Court. d. 'I w wbiorstion shall he u dert heTNe hmu rance Addixtiion Rules of the American Arbioradim Association. Youmay choose c»rrent Rules or Roks in exisuni ce on Policy Date. e. The law used in doadAtratioaiathe law ofthe. place wberetbeLand is located. f. You can get a copy of the Rules from Us, CWCAGO TlITI.E BY Ax Printed: 11-02-2007 Payment Made CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-133 11/02/2007 01:13 PM Total Payment: 19500.00 Current Payment Made to the Following Items: O'E� V' LLop C7r jAFfrl7AiG Nov 2 200? kfv'c Receipt Number: Payee. KIM CHAU ALLAN DAI Trans Account Code Description Amount 5010 000.345.81.00.0007 Environmental Review 500.00 5020 000.345.81,00.0017 Site Plan Approval 1,000.00 Payments made for this receipt Trans Method Description Amount ---------- -------- ---------------------------- --------------- Payment Check 2249 1,500.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee _00 5006 000.345,81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .00 5011 000,345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat .00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .00 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81,00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .00 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Temp Use, Hobbyk, Fence .00 5022 000.345.81.00.0019 Variance Fees .00 5024 000.345.81,00.0024 Conditional Approval Fee .00 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) .00 5954 650.237.00.00.0000 Special Deposits .00 5955 000.05.519,90.42.1 Postage .00 5998 000.231.70,00.0000 Tax .00 R0705932 Remaining Balance Due: $0.00