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Yan Lifshaz Y & L Enterprises LLC PO Box 5757 Belleveue, WA 98006 tel: (425) 443-6129 (owner / applicant / contact) PARTIES OF RECORD TALBOT ROAD TOWNHOMES LUA08-017, SA -A, ECF Wilbur G. Paulson 510 S 47th Street Renton, WA 98055 tei: (425) 430-9090 (party of record) Updated: 03/18/08 (Page 1 of 1) PARKING R2UIRE 1EvT_� GALGUL_A7.I0N�2 TOTAL n11"iPER OF .al T5 IB FMQ'D PARK NC, mER JN IT 75 TOTAL A!'MW CT STALLS REQD 45 4LMMR OF 9-.2C"ATdCWI S-4-5 3 23% IL'WRCF 9k23 PA%QJ-P.'AWW, VA-5 35-00% -JTAL f CKO.3 STALLS PRCr✓ DED 45 .' .V"'-AFRK. STALL 9-x23 QAPt4_EL 1 PARKIW $-ALL 30% I'AX ArOLNT ALOLED PROPOSE? 5 -E 4101 B 7ALOT QP ]A$OLI'}- RENTON, LA, WCD3 X; S. iA` k � _ n'T.lbftr 4 s S�fi�E7 ADDRESS: 101 -ALDOT FROAD ECUTH REN70N, LUA.'18055 TAX ACCOL RT 0. 312305-5090 OLNEfR. YL ENTERPR'ZE5 LOT 5'JI_2LN ' "P-ev.o l -OvERAGE G41_GJLA7 CN 15ULM'.NG GOYERAGE CALGULA-'ONBr CsRD55 -.OT AREA. 4113b I R FT. TOTAL EN-ILDING =OVER,[[:E 13,166- r FT. TU-A4 Mlr:L lNG OOVERAcsE %: . 3I.83% tlAx. BJILDITG coVERACs-E. 35CO% !MPEFT✓IpUS 9li1ZPAOE C.MF' 1CsE. GAL-l-11. dT'��g,. GRO55 LOT AREA: 411.361, s — 'OTAL RJJL Pl,, GOVER4&E: I3166- 70 T4 PORNU5 LANDFW 4 5'DEA-114%A 1,656 F -_ ACCE68 ROAD AIO DRNEJATS 4cG C M6S '2; 2l + = tMAL MPERAC116$-WALE AREA 2T629 F'T. TDTAL IPIPER✓ILLL9 $YSACI abbBO% MAX JrPEWDILS SL,mRFAr.F ccARA&E- -i.COR PA_R<_IN_l^. �A�GL.�ATEONS �ANPSCAPE I�raul�`1�14T5 4 �A�CL'L4T O'1S -OT4 W'nFR 6 Pn nw, 6TA-L6 _ ......45. T&O'D LNOSCAPE ATEA FER PR CMD PAWPG STNi 15_s FT, L45O5r'~D ARE4 REG'D LAhC&__APED AFEA 'QDVIDEp 2 51 i « F'. �N�- 9-NJTED :�l+A'1B CL�. r'T''Eliylgl5 ApA G!!!!! LQOVI%PAG Ste.' AWA eWTEI ANDKAF c AWA N 6TRM PR '-AfE lC 9E A'%4X+OF A2 �TJJ"LR' CF 66 GARBAGE � REGTG._ N:s Gll®61DE GdFfl,4'r' I -^"4FG CL'L=CTKN POM fb OFT) _. P9DP08Ei7 CAftDL sARWE I ciE=FY 6TOW-1 /FEA fly 1 M) I �j o y S_ SE g 7 IJ •N 3 r } B3 ax S88f Y 2[ vttti$F� TALBOT KU_ fu r i i a b 14 a� a .Z i (n s ' YL ENTERPRIZES 4701 TALBOT ROAD SOUTH VATUY, VAZ� & VpZFY 'I _ LANDSCAPE PLANK=1° CrrY OF fIENTON WASHINGTON .EGENo ID = 1 J j S.Pp I y .L _e a ATLAS OF SEATTLE KROLL MK.P COMP4Mr, INC-, sFaTTLE DEVELOPMENT PLAN CITY OF RENTOP FEB 2 7 2001 REEIVEC PPP-SS-TTTT z - R �PF °D 'm MVEl.©PlVlENT PUINNIN CITY OF RENTON FEB 2 7 2008 RECEIVED 74 r� m z A r PPP-SS-TTTf (Z--4.Aj.q,j.aU 73r��p SURVEY MAP rra�rr:�: � I I I �k - -- - - - - N89'01'0O W 2.47.99 - @ 1 IN i III I i N8358'52-W 24936' 51f Y.v£YF'rH f;}�j{fl N'11:A;[p;; DEVELOPMENT PLANK CITY OF RENTON FEB 2 7 2008 RECEIVED PPP-SS-77T aTI ul $ lim �i F slto DEVELOPMEW PLANN GfiY OF RENTTON FEB 2 7 2008 RECEIVED W jz .1, I ITI Wl N'rm.N Eu IK 1 *0 ic =a . j DEVELOPMENT PUA Gf7Y OF RENTC FEB 2 7 RECEIVE Imi � I I i I ' F i i -..-_ _._...... 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WiY OrvaO MY•Y� s'. a Yf pail-�7iP p+--IF+�LL` .J lJ �/ O �� 0EMOPMENT PLANT O TY OF MENTON FEB 2 7 2008 RECEIVE 7-1 �j / �\ ( \) 'ig- go AAA 7> q 7r F �U '6 MOLA&VMAU L 0, 0 1 DD E, �\ I a BOOZ t Z 833 �1O1N3}i ,� 1Vt�td► !d IN9,4 iAm j -1i r rtir L. � dpczz S �/P�j DP-VELOPMENT PLANNL CITY OF RENTON FEB 2 7 2008 RECEIVED t . 4' N P 9 T P1 oil MR r1up 051 pad". gig 01114 'oil E ng Raw 1 11, loll 1P 114 11 lip jPIR 11 *1 ROOM will.1-1 SM IN, Ou x a 1P q Illy, . . . . . . . . . . - . Hui WAY, �PL111�111 LH MOZA111i DEVELOPMENT PLANNiA CY OF RENTON FEB 2 7 2008 RECEIVED o r 7 - j"SR o q 4& A 3k e o j 4i 3 - o ., € x4R O f I 2 8 R,� R �_� ��� �Ect R� �- :r I a� CFI �.�_ m �� nzi� � ; e 8 ags :g& , s M - "W Ill DO IN IE gS;M � a� I ��a�R ���� i gea 11101 R- ¢ _ a F a cy, � �� F sR �a ¢ ;� s sR €' �ssr�6�9�°i' '�' ; �a Has�q � g�a�R I �a�gHill' e� e j II Is DEVELOPMENT PG CITY OF REN1 FEB 7 7 RECEIVI I DEVELOPMENT PIANI CITY OF MENTON FEB 2 7 2008 RECEIVE 11iffiqm t U WOW M P1 A F 11121 WAN 14 N"6H I we awl ma pm I No IS 01 4 1 q I P P ggj h I g- 5 !M $;o all, HIS 1! 1 El [PLIAR ZV DEVELOPM MY OF A� 4 FEB 2 7 2901 RECEIVE t p 4!9 w"i Mow Vol 1pi- -10 Ug in In DEVELOPMENT PtANN1N+ CITY 4 RENTON FEB 2 i 2008 RECEIVED m 0EVSLQPMENT PLANNING C[TY 4F RENTON FEB 2 7 2008 RECEIVED Vanessa Dolbee From: Vanessa Dolbee Sent: Tuesday, June 09, 2015 5:16 PM To: librosconstruction@comcast.net Cc: Philip Hudgens Subject: Modification to Building Elevations Attachments: Site Photo 6-9-1S.pdf Yon, I was able to make it out to the Tolbot Rd. Townhome (LUA08-017) site today and see the construction in progress. I talked with one of your contractors "!Vick" who explained the pattern on the siding materials that he had installed and the reasons for the change in pattern. In addition, we discussed o few additional changes to the siding and windows. The minor changes to the building elevations as reflected in the attached image and noted in red text ore approved as they are very similar to the submitted plan sets. Please note, only those changes noted in the attached image are approved all other details provided in the final approved elevations are required to be constructed per the approved plans. Please let me know if you have any questions and/or comments on the attachment. Vanessa Do(6ee, Current Planning Manager Community & Economic Development Department Planning Division 1055 5 Grady Way Renton, WA 98057 (425 )430-7314 Talbot F id Townhomes LUA( -017 All other details shown on the original elevations are required to Siding remain the same. The notes below are changes approved in the Material Changed to field by Vanessa Dolbee, Current Planning Project Manager. 6/9/15 Match area A. Window style to be e opening instead of uble as on the first or. Patl cha the sho Sidir Mat€ be c' to hz plan) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE_ M E M Q R A N D U M March 7, 7014 TO: Construction Services/Plan Review/Fire FROM: Vanessa Dolbee x73141 �) SUBJECT: Talbot Rd. Townhomes Talbot Road Townhomes, LUA08-017 has submitted a request for a Site Plan modification. Please review the attached materials and provide_ comments to Vanessa Dolbee via Energov by March 21, 2014. The proposed modification includes adjustments of the parking stalls and vehicular access to the structures along with building modifications related to topography and parking design. bAcedlplanningVm rent planninglprojects12008 projents108-017.vanessa\modification rnemo 08-017.docx LIBROS CONSTRUCTION INC. P.O.Box 53046 BELLEVUE, WASHINGTON 98015 TELEPHONE: (425) 443-6129 Fax: (425) 643-7413 February 03, 2014 To: Vanessa Dolby City Of Renton Planning Supervisor Re: Permits4 B100271- B100279 Revision request narrative Mrs. Dolby On behalf Orion Investments LLC I would like to request a revision to the site plan for building permits for the Talbot Road Townhomes. The reason for the revision is that after the preconstruction meeting with the foundation contractor we discovered that one of the posts is located in the middle of the parking space. It was missed by both the original architect on the project and the City of Renton as well as myself. That would eliminate 6 parking spaces which is turn would make it impossible to meet the minimum parking requirement for the townhomes plat. In order to resolve the issue we slightly modified site plan by introducing the mix of full size as well as compact parking spaces. This revision will allow to increase the total number of parking spaces as well as to reduce the area of the impervious surface. Original site plan included yq full size parking spaces. The revised plan includes b 2 full size spaces plus G compact spaces. Additionally the elimination of the posts as well as the utilities engineering plan (TED-40-3565) triggered the revision of the elevations. We took this as the opportunity to make them more contemporary which is a lot more consistent with current trends in Renton architecture than the original 2007 design. Sincerely, Yan Li fshaz, Libros Construction Inc. RE.N- VF1 Ctn` OF RENfOty Plod_'Rerues4- RECEIPT EGO0019956 BILLING CONTACT IMPORT IMPORT IMPORT CASHIER CONTACT REFERENCE NUMBER FEE NAME t -- City of Transaction Date: February 20, 2014 TRANSACTION PAYMENT AMOUNT PAID TYPE METHOD LUA08-017 PLAN - Modification Fee Payment redit Card S100.00 Technology Fee Fee Payment 1Credit Card 53.00. SUB TOTAL $103.00 TOTAL $103.00 REC VED FEB2O?O14 CITY ()F �ENTON r�iv�s�c�n. Printed On: 2/20/2014 Prepared By: Vanessa Dolbee Page 1 of 1 Denis Law _ ci V o 1^� , .E Department of Community and Economic DeVetoprnent C.E."Chip"Vincent, Administrator . September 4, 2013 TO WHOM IT MAY CONCERN: Subject: New Plats and Short Plats in the City of Renton S-Z Please see attached new plats, short plats and multi -building developments that have recently been addressed. Some of these have been recorded and 1 am supplying a list on new parcel numbers with the new addresses_' if the plat is not recorded (NR), I am only giving you the plat map with the view potential addresses written on it_ Please add these addresses to your City directories and maps. . Saddiebroak Plat(NR) Saddlebrook 11 Short Plat (NR) - Sarah's Short Plat Silver King Short Plat (NR) Skagen Short Plat (NR) Talbot Road Townhomes West -Cascades I & II (NR) Windstone Division S That'sat — I'm done -with the alphabet.. Now maybe I can keep an.a more regular basis. Sin' cerely; Jan Conklin . . Energy Plans Examiner Development Services Division Telephone: 425-430-7276. #1:platadd Renton City Hall 1055 South iSrady Way Renton, Washington 98057 . rentonwa-90v . 1 1 ef o" Y 44'76� t 4, r N89`oi'oo"W 2 1 9' /"'if i� ��;%: .:,���/%�� f / / 5' SCPAI�YI,,,STRI[P�NC N?. R�& 1Gt %is�;•,, ,; :. f.,,;,, ���,� � _ — - -_ ��•�:� � I ,,{ '-+ '� : - =•-= o � Ro . t75�1� � PRo 05�t� � .�m ,Y i• 1,430-� I=ii GOVI= 1 31 �. W1 0 FT. OVERA6Ez rn , iIFi./� ,��..:.i,:� �� ._� �•'t 'y � � ii' �I, � � � : 1 �, {, '.r�Flt, �`�LL _,� ,/� • j ,��• [ 11 Ann 01 I ,! ��`j',`"JYS�d�(�►6�'�/I it �i���• ! � I !`'lliCll! i�• rffl .J_ ,l-.-w� ri !Y0100i} i -'.�% �.\. -- J" j ; f ! �� y, { 1r� , • {yip] i !' .--r-_Y•Y� '..'i _ 1'� �.. { �• � �;, 4� �l '•li I 1 � f 4 [ /♦ fiFIANT/I 1 IILS 1 r Y T- 71! vv v Y}! ! •�-- Q r p .' 1. . a Coot ��'• '• A/ �� �' �0.� ���. -.I l J���s'-Q�• r``J'�v�r � �v`'�+rl� • I's- ri i�Y �1d0'i' �`s-�--,>i •J-_—.:1` -"_r �,15d8,.i'I i +_', -.�- � _�. _ _ ° ,CAL{- , I ,.' , r,r,,,.,,�,�l� 1 , I,'! _ I [ r } ^`"7v r - •3. : - d • • -mot � � (/ d . I. •9 / YY `-, i -�' "1. l , I '�""`, r ru �°`�+'\ 1 I I 1 r *'�"� a• ai , Y5 / • , U.. -' (y APMA tr tPf. 7 pQ f - !yr4 ��,• atTYp FF.l3Cx. tYPE E3�c�. TYPE, 0, 1430, .o, . ?: �.01/E:R CiE= 1 3 i F T ` OV G 1531 # FT.�OVERAGE � . 1 / � !/i: %/ %/ / 5` ,AND P IhIC+ STR:P ND Ni. �STRIGT! - �' �/ ' �„�i'/,,: •, r - / � •'"' �% "- N89'oi o %) 24*1.99' II II l •�n` "-i �L. .. 1L.�-1��1L�� ZYLf4._-,_ .-.i1L'. PA%KlhCx RQLiIM�N7S Cono..ions of Development (Summary) LL,,68-017 Project Condition Source of When Party Responsible Notes Condition Compliance is Required The access roadway shall be redesigned with Site Plan Prior to Building Applicant an approved fire department turnaround Review Permit Issuance and resubmitted to the Department of Community and Economic Development, Current Planning Division project manager prior to issuance of building permits. The CC&R's, assigning responsibility for Site Plan Prior to Building Applicant maintenance of the common areas, Review Permit including landscaping, and tandem parking Occupancy space assignments, to the Home Owners' Association must be approved by the City of Renton Attorney prior to occupancy. A lighting plan shall be submitted with the Site Plan Prior to Building Applicant building permit application for review and Review Permit Issuance approval by the Department of Community & Economic Development, Current Planning Division project manager. A detailed landscape plan shall be Site Plan Prior to Building Applicant submitted, to the attention of the Review Permit Issuance Department of Community & Economic Development, Current Planning Division project manager prior to issuance of a building permit, indicating the final landscaping, including the additional required 15 shrubs and irrigation for the project site. Site and utilities plans shall be redesigned Site Plan Prior to Building Applicant and resubmitted to the Department of Review Permit Issuance Community & Economic Development, plan reviewer prior to issuance of building permits. A redesigned Parking Plan addressing the Site Plan Prior to Building Applicant required changes in the parallel parking Review Permit Issuance stalls shall be submitted with the building permit application for review and approval by the Department of Community & Economic Development, Current Planning Division project manager. Updated: 07/12/10 Page 1 of 3 Con —ions of Development (Summary) LL—t.8-017 A restrictive covenant shall be required for Site Plan Prior to Building Applicant the assignment of tandem parking spaces to Review Permit Issuance the exclusive use of specific dwelling units must be recorded prior to the approval of the building permit. The applicant shall obtain a demolition Site Plan Prior to Building Applicant permit and all required inspections be Review Permit issuance completed for the removal of the existing building prior to the approval of the building permit. The applicant shall be required to comply ERC During Project Applicant/ with the recommendations included in the Construction Contractor/Builder geotechnical report, "Geotechnical Engineering Study, Proposed Duplex Buildings, Renton WA" by Pioneer Engineering, Inc., dated July 3, 2007. Foundation construction shall be limited to ERC During Project Applicant/ occur between April 1st and November it. Construction Contractor/Builder The project must comply with the 2005 King ERC During Project Applicant/ County Surface Water Design Manual to Construction Contractor/Builder meet both detention (Conservation Flow control — a.k.a, Level 2) and water quality improvements. The applicant shall pay the appropriate Parks ERC Prior to Building Applicant Mitigation Fee based on $354.51 per new Permit Issuance mufti -family unit prior to obtaining building permits. A Transportation Mitigation Fee shall be ERC Prior to Building Applicant assessed at $75 per average weekday peak Permit issuance hour trips generated from the project. The fee (estimated at $7,193,25) shall be paid prior to issuance of building permits. The applicant shall pay the appropriate Fire ERC Prior to Building Applicant Mitigation Fee based on a rate of $388.00 Permit Issuance per new unit. Fire Mitigation Fees shall be assessed for the residential units prior to obtaining building permits. Haul hours are limited from 8:30 am to 3:30 Code During Project Applicant/ pm Monday through Friday Construction Contractor/Builder Within 30 days of completion of grading Code During Project Applicant/ work the applicant shall hydroseed or plant Construction Contractor/Builder appropriate vegetation. Updated: 07/12/10 Page 2 of 3 Gonuidons of Development (Summary) LL .,,8-017 Construction hours are from 7:00 am to 8:00 Code During Project Applicant/ pm Monday through Friday and 9:00 am to Construction Contractor/Builder 8:00 pm on Saturday and no work is allowed on Sundays. Updated: 07/12/10 Page 3 of 3 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: September 5, 2008 To: City Clerk's Office From: Stacy Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Talbot Road Townhomes LUA (file) Number: LUA-08-017, ECF, SA -A Cross -References: AKA's: Project Manager: Vanessa Dolbee Acceptance Date: March 12, 2008 Applicant: Yan Lifshaz, Y & L Enterprises LLC Owner: Same as applicant Contact: Same as applicant PID Number: 3123059090 ERC Decision Date: July 28, 2008 ERC Appeal Date: August 18, 2008 Administrative Approval: July 29, 2008 Appeal Period Ends: August 18, 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: The proponent of the Talbot Road Townhomes project is requesting an Environmental Threshold Determination and Site Plan Review for development of a 41,361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhouse -style residential units within 9 buildings having two units each, accessed via a private drive to Talbot Road South. The property is in a Residential Multi -Family zone (RM-F) and has one single-family residence and accessory building existing on site. The applicants have proposed removal of the all -existing structures. Of the 7 trees on site, two are proposed to be retained. The applicant has submitted a geotechnical study and Is 2roposing the construction of a stormwater vault to meet current drainage regulations. Location: 4701 Talbot Road S Comments: CIT` OF RENTON ♦ # Department of Community and Economic Development Denis Law, Mayor Alex Pietsch, Administrator September 5, 2008 Yan Lfshaz Y & L Enterprises LLC PO Box 5757 Bellevue, WA 98006 SUBJECT: Talbot Road Townhomes LUA08-017, ECF, SA -A Dear Mr. Yifshaz: This letter is to inform you that the appeal period ended August 18, 2008 for the Environmental Review Committee's (ERC) Determination of Non -Significance - Mitigated and Site Plan approval for the above -referenced project. No appeals were filed on the ERC determination and Site Plan approval therefore, this decision is final and application for the appropriately required permits may proceed. The applicant must comply with all ERC Mitigation Measures and Site Plan Conditions of Approval, If you have any questions, please feel free to contact me at (425) 430-7314. . For the Environmental Review Committee, Vanessa Dolbee Associate Planner cc: Wilbur G. Paulson / Party(ies) of Record 1055 South Grady Way - Renton, Washington 98057 ® This paper contains 50% recycled material, W% post consumer RENTQN AHEAD OF THE CURVE - ZA ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME. Talbot Road Townhmnes PROJECT NUMBER: LUA011-017, ECF, SA -A LOCATION: 4701 Talbot Road 5 OPSCRIPTION_ The proponent of the Talbot Road Townhomas project Is requesting an Environmental Thrasheld Oetarmination and Site Plan Review for development of a 41 361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhous—tyle residential units withln 9 buildings having two units each, accessed via a private drive to Talbot Road South. The property is In a Residential Multi -Family zone IRM-F) and has one single-famlly residence and accessory building existing on it se. The applicants have proposed removal of the all -existing structures, Of the 7 trees on site, two are p oposed to he retained. The applicant has submitted a geetechnical study and Is proposing the construction of a st—water vault to meat current drainage regulations. 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 he fled in writing on or before 5:00 PM on August la, 2008. Appeals must be filed In writing together with the required $75.00 application fee with, Nearing Examiner, City of Ran ton. 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Cod. Section 4-8-110.8. Additional intormation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430.5510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED. A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. FOR FURTHER INFORMATION, PLEASE CONTACT THE CTY OF RENTON. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-72DO. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the Project NUMBER when calling for proper file identiflication. � ICI CERTIFICATION C" hereby certify that) copies of the above document were posted by me in conspicuous places or nearby the describ d propert,,�� DATE:' SIGNED�Y - — 11Ty l� ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington resi;JVng invAX t i on the day of NOTARY PUBLIC SI�� I �1!!\\1�\ ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Talbot Road Townhomes PROJECT NUMBER: LUA08-017, ECF, SA -A LOCATION: 4701 Talbot Road S DESCRIPTION: The proponent of the Talbot Road Townhomes project is requesting an Environmental Threshold Determination and Site Plan Review for development of a 41,361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhouse -style residential units within 9 buildings having two units each, accessed via a private drive to Talbot Road South. The property is in a Residential Multi -Family zone (RM-F) and has one single-family residence and accessory building existing on site. The applicants have proposed removal of the all -existing structures. Of the 7 trees on site, two are proposed to be retained_ The applicant has submitted a geotechnical study and is proposing the construction of a stormwater vault to meet current drainage regulations_ 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 August 18, 2008. 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. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. Nl� CIT' OF RENTON ru Denis Law, Mayor July 30, 2008 Yan Lifshaz Y & L Enterprises LLC PO Box 5757 Bellevue, WA 98006 SUBJECT: Talbot Road Townhomes LUA08-017, ECF, SA -A Dear Mr. Lifshaz: Department of Community and Economic Development Alex Pietsch, 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 August 18, 2008. Appeals must be filed in writing together with the required $75.0.0 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 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) 430-7314. For the Environmental Review Committee, Vanessa Dolbee Associate Planner Enclosure cc: Wilbur G. Paulson / Party(ies) of Record 1055 South Grady Way - Renton, Washington 98057 This paper contains 150% recycled matenal, 30% post consumer RENTON AHEAD OF THE CARVE. Y CIT, OF RENTON .,u +"'R'+ Denis Law, Mayor July 30, 2008 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determination Department of Community and Economic Development Alex Pietsch, Administrator Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on July 28, 2008. DETERMINATION OF NON -SIGNIFICANCE -MITIGATED PROJECT NAME: Talbot Road Townhomes PROJECT NUMBER: LUA08-017, ECF, SA -A LOCATION: 4701 Talbot Road S DESCRIPTION: The proponent of the Talbot Road Townhomes project is requesting an Environmental Threshold Determination and Site Plan Review for development of a 41,361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhouse -style residential units within 9 buildings having two units each, accessed via a private drive to Talbot Road South. The property is in a Residential Multi -Family zone (RM- F) and has one single-family residence and accessory building existing on site. The applicants have proposed removal of the all -existing .structures. Of the 7 trees on site, two are proposed to be retained. The applicant has submitted a geotechnical study and is proposing the construction of a stormwater vault to meet current drainage regulations. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 18, 2008. 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 Cleric's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7314, For the Environmental Review Committee, -rvuuu,-D Vanessa Dolbee 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, Mucklesboot Indian Tribe �T REN 1055 South Grady Way - Renton, Washington 98057 �V 1 O AHEAD OF THY CUR VF. 8 This papercontains 50 % recyded material. 3Mo post consumer CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA08-017, ECF, SA -A APPLICANT: Yan Lifshaz, Y & L Enterprises LLC PROJECT NAME: Talbot Road Townhomes DESCRIPTION OF PROPOSAL: The proponent of the Talbot Road Townhomes project is requesting an Environmental Threshold Determination and Site Plan Review for development of a 41,361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhouse -style residential units within 9 buildings having two units each, accessed via a private drive to Talbot Road South, The property is in a Residential Multi -Family zone (RM-F) and has one single-family residence and accessory building existing on site. The applicants have proposed removal of the all -existing structures. Of the 7 trees on site, two are proposed to be retained. The applicant has submitted a geotechnical study and is proposing the construction of a stormwater vault to meet current drainage regulations. LOCATION OF PROPOSAL LEAD AGENCY: MITIGATION MEASURES: 4701 Talbot Road S The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall be required to comply with the, recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Duplex Buildings, Renton WA" by Pioneer Engineering, Inc., dated July 3, 2007. 2. Foundation construction shall be limited to occur between April 1st and November 1st. 3. The project must comply with the 2.005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi -family unit prior to obtaining building permits. 5. A Transportation Mitigation Fee shall be assessed at $75 per average weekday peak hour trips generated from the project. The fee (estimated at $7,193.25) shall be paid prior to issuance of building permits. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of$388.00 per new unit. Fire Mitigation Fees shall be assessed for the residential units prior to obtaining building permits ERC Mitigation Measures Page 9 of 1 CITY OF RENTON ! DETERMINATION OF NON -SIGNIFICANCE -MITIGATED ADVISORY NOTES & CONDITIONS APPLICATION NO(S): LUA08-017, ECF, SA -A APPLICANT: Yan Lifshaz, Y & L Enterprises LLC PROJECT NAME: Talbot Road Townhomes DESCRIPTION OF PROPOSAL: The proponent of the Talbot Road Townhomes project is requesting an Environmental Threshold Determination and Site Plan Review for development of a 41,361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhouse -style residential units within 9 buildings having two units each, accessed via a private drive to Talbot Road South. The property is in a Residential Multi -Family zone (RM-F) and has one single-family residence and accessory building existing on site. The applicants have proposed removal of the all -existing structures. Of the 7 trees on site, two are proposed to be retained. The applicant has submitted a geotechnical study and is proposing the construction of a stormwater vault to meet current drainage regulations. LOCATION OF PROPOSAL: 4701 Talbot Road S LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant. The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division, The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. . 2. Commercial, multi -family, new single family and other nonresidential 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. 3. The applicant shall erect and maintain six-foot high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every 50 feet indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than 50 feet. Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving ear trees. Plan Review —Water 1. The existing 12-inch City water line in Talbot Rd S. can deliver a maximum flowrate of 2,800 gpm. The static water pressure at street level (elevation 160 feet) is about 80 psi. The applicant must verify with Renton Fire Prevention Dept. that the fire flow demand for the proposed development must not exceed the available 2,800 gpm. Domestic meters that exceed 75 psi are required to install pressure reducing valves. (Note that elevations shown on submittal differ from City records by over 300 feet.). ERC Advisory Notes Page 1 of 4 2. Renton Fire Prevention Dept. has indicated that the preliminary fire flow demand cannot be calculated until more information is provided to them. Additional water mains extension through the site, including fire hydrants, water meters, fire sprinkler systems, will be required to provide water service for fire protection and for domestic uses. The location and limit of the water main extension will be determined based on the final site plan of the development, access, and based on the final fire flow demand for the development. 3. Fire flow demand over 2,500 gpm (but must be less than 2,800 gpm due to current system availability) will require a looped water main. 4. It appears that the proposed location of the water main as shown on the preliminary site and utilities submitted with the application, are in grade conflict with the proposed storm water vault. Water services and fire sprinkler stubs cannot be installed across the storm water vault. 5. A backfiow prevention device is also required for the domestic water meter if the building height exceeds 30 feet. 6. The Fire Service fee amount is based on the size of the fire service water line. 7. The Water System Development Charge fees are based on the total number and size of all domestic water meters. These fees are collected at the time a construction permit is issued. Plan Review - Sewer At a minimum a sewer main extension (along with a 15-foot easement) and installation of a manhole will be required. 2. Side sewers shall be 6 inches in diameter at a minimum 2% slope and shall be a "Tee" connection. Plan Review -- Street Improvements 1 The project shall install street improvements in Talbot Rd. S. to include curb, gutter, sidewalk and street lighting along the full frontage of the parcel being developed if not existing. In addition, the project will be required to provide a minimum 20 feet of pavement to the arterial with a 500-foot maximum. All street lighting shall be per City of Renton standards and specifications. 2. This project will also be required to design and install the entrance road with 32 feet of pavement, with curb, gutter and sidewalks on both sides. 3. The Traffic Mitigation fee of $7,193.25 apply to this project. Plan Review — Strom Drainage 1. The project shall comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control - a.k.a. Level 2) and water quality improvements. 2. The applicant is responsible for obtaining any and all necessary easements required for the storm design. 3. The Surface Water SDC fees are $0.405 per square foot (but not less than $1012) of new impervious area. These fees are collected at the time a construction permit is issued. Plan Review — 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. Surveyor shall review and edit the elevations. The elevation Benchmark on the plans differs from the City Vertical Control network. The submittal shows a contour line approximately middle of the site at an elevation of 484 feet. The aerial photo done by Walker shows same spot elevation as 47.5 meters or 155.8 feet. 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 will be additional fees for water service related expenses. See Drafting Standards. ERC Advisory Notes Page 2 of 4 Fire Department 1. The preliminary fire flows cannot be calculated until further information is provided. Please provide total square footage for each building and the International Building Code type of construction. Calculations must include gross square footage and areas like garage and basements. 2. Approved fire sprinkler and fire alarm systems are required in all buildings. Separate plans and permits required by the fire department. 3. The applicant shall submit information sufficient to calculate required fire flow prior to issuance of building permits. 4. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25- feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30- ton vehicle with 322-psi point loading; this includes areas over storm detention vaults. An approved turn around is required. Turn around as shown does not meet minimum width requirements. Maximum roadway slope is 15% Entire road shall be signed per fire lane ordinance, no parking allowed anywhere on the proposed access road. Police Department 1. Theft from construction sites in one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain -link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter -resistant. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. "No Trespassing signs should be posted on the property during 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. 2. 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 1-1/2" throw and installed with 3" screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. 3. 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. 4. 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. 5. 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 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. 6. 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. ERc Advisory Notes Page 3 of 4 7. 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 discourages. These are easy to pry/damage to obtain access Inside a building. Where egress might be an issue, barreleases can be installed to meet Fire Code requirements. This would include any storage or maintenance shops, doors leading into the parking garage. etc. 8_ 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. 9. Landscaping should be installed with the objective of allowing visibility: not too dense or to high. Too much landscaping will make residents feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. CONDITIONS OF APPROVAL: 1. The access roadway shall be redesigned with an approved fire department turnaround and resubmitted to the Department of Community and Economic Development, Current Planning Division project manager prior to issuance of building permits. 2. The CC&R's, assigning responsibility for maintenance of the common areas, including landscaping, and tandem parking space assignments, to the Home Owners' Association must be approved by the City of Renton Attorney prior to occupancy. 3. A lighting plan shall be submitted with the building permit application for review and approval by the Department of Community & Economic Development, Current Planning Division project manager. 4. A detailed landscape plan shall be submitted, to the attention of the Department of Community & Economic Development, Current Planning Division project manager prior to issuance of a building permit, indicating the final landscaping, including the additional required 15 shrubs and irrigation for the project site. 5. Site and utilities plans shall be redesigned and resubmitted to the Department of Community & Economic Development, plan reviewer prior to issuance of building permits. $. A redesigned Parking Plan addressing the required changes in the parallel parking stalls shall be submitted with the building permit application for review and approval by the Department of Community & Economic Development, Current Planning Division project manager. 7. A restrictive covenant shall be required for the assignment of tandem parking spaces to the excluslve use of specific dwelling units must be recorded prior to the approval of the building permit. 8. The applicant shall obtain a demolition permit and all required inspections be completed for the removal of the existing building prior to the approval of the building permit. ERC Advisory Notes Page 4 of 4 CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA08-017, ECF, SA -A APPLICANT: Yan Lifshaz, Y & L Enterprises LLC PROJECT NAME: Talbot Road Townhomes DESCRIPTION OF PROPOSAL: The proponent of the Talbot Road Townhomes project is requesting an Environmental Threshold Determination and Site Plan Review for development of a 41,361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhouse -style residential units within 9 buildings having two units each, accessed via a private drive to Talbot Road South. The property is in a Residential Multi -Family zone (RM-F) and has one single-family residence and accessory building existing on site. The applicants have proposed removal of the all -existing structures. Of the 7 trees on site, two are proposed to be retained. The applicant has submitted a geotechnical study and is proposing the construction of a stormwater vault to meet current drainage regulations. LOCATION OF PROPOSAL: 4701 Talbot Road S LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division 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 August 18, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: August 2, 2008 DATE OF DECISION: July 28, 2008 SIGNATURES: Aeeia-� /,;;Vg&Mn -5 7 2?' cg Gregg Zi r n, ministrator Date . David Daniels, Fire Chief Date Public Work Fire Department -7^ 29-0 s3 Terry Higashiyama, Administrator Date Community Services Alex Pietsch, Administrator Date Department of Community & Economic Development ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE July 28, 2008 To: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, CED Administrator From: Jennifer Henning, CED Planning Manager Meeting Date: Monday, July 28, 2008 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. THE FOLLOWING IS A CONSENT AGENDA Talbot Road Townhomes (Dolbee) LUA08-017, ECF, SA -A The proponent of the Talbot Road Townhomes project is requesting an Environmental Threshold Determination and Site Plan Review for development of a 41,361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhouse -style residential units within 9 buildings having two units each, accessed via a private drive to Talbot Road South. The property is in a Residential Multi -(Family zone (RM-F) and has one single-family residence and accessory building existing on site. The applicants have proposed removal of the ail -existing structures. Of the 7 trees on site, two are proposed to be retained. The applicant has submitted a geotechnical study and is proposing the construction of a stormwater vault to meet current drainage regulations. Don A Lisa Demolition (Timmons) LUA08-077, ECF, TP The applicant is requesting Environmental (SEPA) Review for the demolition of a 8,600 square foot former motel building. The two -level story building, which is referred to as the Don A Lisa, is located on the west side of Meadow Ave N just north of Bronson Way N at 111 Meadow Ave N. The applicant is also requesting a Temporary Use Permit to use the site, once the motel has been demolished, as a parking area for used school buses and trucks. Enhanced landscaping and fencing is also being proposed. cc: D. Law, Mayor J. Covington.. Chief Administrative Officer S Dale Estey, CED Director D D. Pargas, Assistant Fire Marshall N. Watts, Development Services Director F. Kaufman, Hearing Examiner C. Duffy. Deputy Chief/Fire Marshal .�) J. Medzegian. Council P. Hahn. Transportation Systems Director C. Vincent, CED Planning Director® L. Warren, City Attorney UK ERC & SITE CILY of Renton Department of Community and Economic Development PLAN REPORT & ENVIRONMENTAL REVIEW COMMITTEE REPORT AND DECISION ADMINISTRATIVE SITE PLAN ERC MEETING DATE: July 28, 2008 Project Name: Talbot Road Townhomes Owner/Applicant/Contact: Yan Lifshaz Y & L Enterprises LLC P.O. Box 5757 Bellevue, WA 98006 File Number: LUA08-017, SA -A, ECF Project Manager: Vanessa Dolbee, Associate Planner Project Summary: The proponent of the Talbot Road Townhomes project is requesting an Environmental Threshold Determination and Site Plan Review for development of a 41,361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhouse -style residential units within 9 buildings having two units each, accessed via a private drive to Talbot Road South. The property is in a Residential Multi -Family zone (RM-F) and has one single-family residence and accessory building existing on site. The applicants have proposed removal of the all -existing structures. Of the 7 trees on site, two are proposed to be retained. The applicant has submitted a geotechnical study and is proposing the construction of a stormwater vault to meet current drainage regulations. Project Location: 4701 Talbot Road South Exist. Bldg. Area SF: 2,033 SF (to be Proposed New Bldg. Area (footprint): 13,166 SF demolished) Proposed New Bldg. Area (gross): 33,798 SF Site Area: 41,361 SF Total Building Area GSF.• 33,798 SF STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non -Significance - Mitigated (DNS-M). 4 y yJ` �w €� U 6 � E r SA-A & ERC Report ERC & SITE City of Renton PLAN Department of Community and Economic Development REPORT & ENVIRONMENTAL REVIEW COMMITTEE REPORT AND DECISION I ADMINISTRATIVE SITE PLAN ERC MEETING DATE: July 28, 2008 Project Name: Talbot Road Townhomes Owner/Applicant/C'ontact: Yan Lifshaz Y & L Enterprises LLC P.D. Box 5757 Bellevue, WA 98006 File Number: LUA08-017, SA -A, ECF Project Manager-, Vanessa Dolbee, Associate Planner Project Summary: The proponent of the Talbot Road Townhomes project is requesting an Environmental Threshold Determination and Site Plan Review for development of a 41,361 square foot lot located at 4701 Talbot Road South. The proposed project would result in 18 three-story ground -related townhouse -style residential units within 9 buildings having two units each, accessed via a private drive to Talbot Road South. The property is in a Residential Multi -Family zone (RM-F) and has one single-family residence and accessory building existing on site. The applicants have proposed removal of the all -existing structures. Of the 7 trees on site, two are proposed to be retained. The applicant has submitted a geotechnical study and is proposing the construction of a stormwater vault to meet current drainage regulations. Project Location: 4701 Talbot Road South Exist. Bldg. Area SF: 2,033 SF (to be Proposed New Bldg. Area (footprint): 1.3,166 SF demolished) Proposed New Bldg. Area (gross): 33,798 SF Site Area: 41,361 SF Total Building Area GSF 33,798 SF STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION. • Determination of Non -Significance - Mitigated (DNS-M). SA -A & ERC Report. doc Project Locution Map Clivof Renton DeparlmeW ofCommunily ' ''conomic Detelopmeni F,nvirownentai Reis' Cummiliee and.ldminisiralire Site Plan Reporl 7ALBOTROADTOWNHOM11. LUA08-017SA-A, F,CF Report of July 28, 2008 — � Page 2 of 19 PART ONE: PROJECT DESCRIPTION / BACKGROUND The 41,361 square foot property proposed for the development of Talbot Road Townhomes abuts the west side of Talbot Road S. and is east of Hwy 167 (Exhibit 1). Surrounding the subject parcel to the north, south and west is the Copper Ridge Apartment complex, each building ranges between two and three stories in height. Across Talbot Road is Talbot Park condominium complex consisting of 45 residential units. Talbot Park condominium buildings are all three stories in height. The site has been developed with a 1,439 square foot two-story single- family house with a 456 square foot attached deck. The existing house has one 594 square foot outbuilding; all existing buildings would be removed prior to redevelopment (Exhibit 2). The property has been designated as Residential Multi -Family on the comprehensive Plan land Use map and zoned Residential Multi -Family (RM-F)(Exhibit 3), Attached residential dwellings, which have been proposed, arc an allowed use in the RM. -F zone. The land surrounding the site is all zoned RM-F except for across Talbot Road South to the east where the property is zoned Residental-14 (R-14) dwelling units per acre. The RM-F zone has an allowable density range of between 10 (minimum) and 20 (maximum) dwelling units per acre. The proposal consists of 18 units to be constructed as nine duplex buildings; consisting of three different building types (Exhibit 4). If all 18 units are provided by the development, the density would be 1 S-95 dwelling units per net acre, which is within the allowable range for the zone. Proposed building "Type I" would make up five of the nine proposed duplex buildings (Exhibit 5-8). 'Three of these buildings are located on the south side of the parcel and two are located on the north. These buildings would reach a height of 35 ft. and three stories. Building type 1 would have one small unit and one large unit. The small unit would have a total finished area of 1,827 square feet and a 293 square foot attached garage. The large unit would have a total finished area of 2,067 square feet and a 367 square foot attached garage. "Three of the nine proposed duplex buildings would be building "Type 2" (Exhibit 9-12). These three buildings would be located at the rear of the parcel. These buildings would be 35 ft. high and three stories. The residential units within these buildings would have a total finished area of 1,699 square feet with a 436 square foot attached garage. Proposed building "Type 3" would be one of the nine proposed duplex building (Exhibit 13-16). This building would be located along the north property line of the subject parcel_ Building 3 would reach a height of 35 ft_ and three stories. The residential units within this building would have a total finished area of 2,067 square feet with a 361 square foot attached garage. The structures would be three story townhouse building types. The architecture would have elements of Arts and Crafts style, with angular roof lines on multiple planes, second and third story balconies, and shuttered windows. Facades would have modulations both from unit to unit and floor to floor using corner trim, metal gutters, and multiple siding materials (including stone veneer, horizontal siding, shingle and board & batten siding). All building types would have balconies on the second level located at the back of each unit. Building type 1 would have two different wait types; the small unit would only have one balcony, the large unit would have three balconies, the additional two would be located on the third floor one at the rear of the building with the other facing the internal private drive_ Building type 2 would have one additional balcony per unit located on the third story on the front of the building_ Building type 3 would have total of three balconies per unit; the additional two balconies would be located on the third floor one at the rear of the building with the other facing the internal private drive. The architectural detail, paned windows, multi -layered modulation of facades, and differing surface materials, textures, and colors would result in visually interesting structures at a more human scale than would otherwise secnl apparent. Each unit would have parking garages on the first level providing room for one vehicle, except building type 2 would have room for two vehicles. The garage doors would have a vertical modulated appearance created by vertical slat siding with four paned glass windows per door. Each garage door is framed by stone veneer and siding. SA -A & F.RC Repor,t.doe City of Renlon Departmeret of COMMUnitU conomic Derelopnrenf Fnvwonmonrai Rev' Committee and �idministr'ath e Site Pian Report TALBOT ROAD TOWNHOMT1: _ LU_A08-017 SA -A, ECF Report of July 28, 2008 Page 3 of 19 All proposed buildings are accessed by a central private road off of Talbot Rd. South. Each building would have a garage front on this central private road. As proposed, there are 24 parking spaces provided within garages and 21 outside parking spaces, of which, three are parallel parking spaces. The total impervious surface area would be 27,629 Square feet or 66.80 percent of the site. All pervious area of the project site would be landscaped. II PART TWO: ENVIRONMENTAL REVIEW II 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 probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures l , The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Duplex Buildings, Renton WA" by Pioneer Engineering, Inc., dated July 3, 2007. 2. Foundation construction shall be limited to occur between April I" and November 1 3. The project must comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on $354,51 per new multi- family unit prior to obtaining building permits, 5. A Transportation Mitigation Fee shall be assessed at $75 per average weekday peak hour trips generated from the project, The fee (estimated at $7,193.25) shall be paid prior to issuance of building permits. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of S388.00 per new unit_ Fire Mitigation Fees shall be assessed for the residential units prior to obtaining building permits. C. Exhibits Exhibit 1 Neighborhood Map Exhibit 2 Survey Map Exhibit 3 Zoning Map Exhibit 4 Site Plan, received July 9, 2008 Exhibit 5 Building Type 1, Elevations Exhibit 6 Building Type 1, Lower Floor Plan Exhibit 7 Building Type 1, Main Floor Plan Exhibit S Building Type 1; Upper Floor Plan Exhibit 9 Building Type 2, Elevations Exhibit 10 Building Type 2, Lower Floor Plan Exhibit 11 Building Type 2, Main Floor Plan Exhibit 12 Building'Type 2, Upper Floor Plan Exhibit 13 Building Type 3, Elevations Exhibit 14 Building Type 3, Lower Floor Plan Exhibit 15 Building Type 3, Matti Floor Plan Exhibit 16 Building Type 3, Upper Floor Plan Exhibit 17 Grading & Storm Drainage Plan Exhibit 18 Landscape Plan, received July 9, 2008 SA -A & ERC Report. doc Citv of Renton Department of.Community ' _-unurnic Dcrelopment Gm ironmenfai Revr -ummiltee and Arninistrwire Site Plan Report TALBOT ROAD TOIYNHOME, LUA08-017 SA -A, ECF Rcport of July 28, 2008 Page 4 of 19 Exhibit 19 free & `f ESC Plan Exhibit 20 Sanitary Sewer & Water Plan D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have ident{fed that the proposal is likely to have the.fbllowingprohable impacts: 1. Earth Impacts: The site has existing rockery on the cast side of the lot, near Talbot Road South, to support a minor cut and two access ramps up to about 4-feet in height. Overall the ground surface within the site is fairly flat, sloping do-vvn westerly at an average gradient of 9.6 percent. Upon project completion 31.83 percent of the site will be covered by buildings and 66.80 percent covered with impervious services. A geotechnical study, "Gcotcehnical Engineering Study, Proposed Duplex Buildings, Renton WA" by Pioneer Engineering, Inc., dated July 3, 2007 was submitted with the application. The report summarizes existing surface and subsurface conditions and provides general recommendations for the site development as proposed. According to the geotechnical study, the top 8 or 12 inches of soil consisting of landscaping topsoil and lawn grass, underlain by 18 to 22 inches of till consisting of brown, silty, fine sand with a trace of coarse gravel in a loose condition. The study stated that ground water was encountered at very -light to light levels at a depths of 3-feet, in five of the test pits. The water appeared to be infiltrated storm runoff perching above the less permeable Ablation Till. Because of the indication of groundwater in the area the geotechnical report recommends that if groundwater- is encountered during excavation the grading work should he halted immediately and the engineer be informed, to re-evaluate slope stability. The report also recommended that foundation work should be started and completed in drier months to minimize adverse effects by precipitation. Staff recommends, as a condition of approval, that foundation construction be limited to occur between April I" and November 1". The geoteclnical report concludes that the site is suitable for the proposed development of duplex residential buildings. Pioneer engineering states that conventional spread footings placed on medium dense Ablation Till, dense Lodgment Till, or adequately -compacted engineered fill should be able to provide: adequate support for the proposed buildings. This report also indicated that the site is located in a Category III zone of low risk for liquefaction. Although the report concludes that the proposed project would be feasible from a geotechnical standpoint, the project proponent should follow the recommendations presented in the geotechnical study including but not limited to, site preparation (including clearing and grubbing of vegetative cover, installation of temporary erosion control measures, removal of demolisliment debris, stabilization of the exposed subgrade, and engineered fill), foundation support (including placement and dimensions of footings, bearing pressure, and lateral resistance), retaining structures (including location, fill material, and drainage), floors, pavements, utilities, and drainage. Finally, Pionccr Engineering stated, "with (lie integrity of the underlying soil conditions and absence of a shallow, steady groundwater table, the risk of geologic hazards such as a landslide hazard, erosion hazard or seismic hazard at the site is practically negligible". Although, in order to limit impacts to the project site and neighboring properties that could occur during project construction, staff recommends as a mitigation measure that project construction comply with the recommendations found in the geotechnical report prepared by Pioneer Engineering, Inc. SA -A & ERCRepor l.duc Ciry ofRenton Uepartrnenl ofCoininunity cunomic Ues'elopmenl Environrtiental Rei`ommiiiee and Administratii e Site Plan Report T ' LBOT ROAD T01,VNH0,VL LLA08-017 S4-A, ECf' Report of July 28, 2008 Page 5 of 19 Mitigation Measures: I. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study, Proposed Duplex Buildings, Renton WA" by Pioneer Engineering, Inc., dated July 3, 2007. 2. Foundation construction shall be limited to occur between April V and November 1" Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations" 2. Storm Water Impacts: The project site drains into the Panther Creek Basin. The applicant submitted a "Preliminary Technical Information Report" by Poggemeyer Design Group, dated June 4, 2007 prepared for; Townhomes 4701 Talbot Road South Renton, WA. This report analyzes off -site drainage and project site surface water collection and distribution. Staff has identified down stream flooding problems in the area. As such, staff recommends as a SEPA condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control —a.k.a Level 2) and water quality improvements, Currently the runoff from the property sheet flows towards the western boundary of the site, which is its natural discharge point. The runoff from the developed site will be collected from surface flow and roof drains then discharged thought a conveyance system into the proposed dctention/wet vault. The vault outlet evil] tie to an existing catch basin at the northeast corner of the adjacent property to the west, the natural location for this property. Currently, a 12-inch storm pipe is stubbed to the west property line. The project proposes to utilize this conveyance system. The applicant is responsible for obtaining any and all necessary easements required for the storm design. Mitigation Measures: 1. The project must cornply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. Nexus: SEPA Regulations 3. Parks and Recreation Impacts: The proposed development is anticipated to generate future demand on existing and future City parks, recreational facilities, and programs. 'Therefore; staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $354.51 per cacti new multi -family unit. A credit is given for the existing single-family residential unit. Mitigation Measures: I. The applicant shall pay the appropriate Parks Mitigation Fee based on $354.51 per new multi- family unit prior to obtaining building permits. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 4. Transportation Impacts: The project would be accessed from Talbot Road South by a 25-foot wide internal private access driveway. The access road will terminate in a hammer head turn around (see Fire Protection sectiori, below). The surrounding properties have been recently developed with multi-fairiily housing and are not anticipated to see further development, so potential connection to existing streets appears unlikely. The private, internal access driveway would be sloped at a 2 percent grade where it intersects with Talbot Road South, then would increase to a 15 percent slope through the middle section and temainate at a zero percent slope in the hammer head turnaround. Access roads with slopes in excess of 15 percent must be approved by the Renton Fire Prevention Bureau. SSA -A & ERC Report.doc Cite of'Renton i)eparimeni oJ.Community ° -conanic Developnwni I?mlronmenlal Re t :ommittee and Administrative Size Plan REporl TALBOT ROAD TOY6:,' HOME _ LU1108-017 SA -A, ECF Report of July 28, 2008 Page 6 of 19 Street improvements including, but not limited to paging, sidewalks, curb and gutter, landscaping, acid street lighting would be required along Talbot Road South. In addition, the project would be required to provide a minimum 20 feet of pavement to the arterial with a 500-11oot maximum. The applicant would also be required to design and install the entrance road with 32 feet of pavement, with curb, gutter and sidewalks on both sides. The project would result in an increase in traffic trips; therefore, staff recommends that the applicant pay a Traffic Impact Fee based on a rate of $75.00 per new trip. For the proposal, the Traffic Impact Fee is estimated at $7,193.25, which includes a credit of 9.57 trips for the existing single-family residence_ Mitigation Measures: 1. A Transportation Mitigation Fee shall be assessed at $75 per average weekday peak hour trips generated from the project. The fee (estimated at $7,193.25) shall be paid prior to issuance of building permits_ Nexus: SIPA, Transportation Mitigation Fee Ordinance No. 3100. 5. Fire & Police Impacts: Due to the width (25 feet) and length (169.5 feet) of the internal access street, there is a concern that parking on the internal access street may occur and subsequently impede access to units by emergency vehicles. Therefore, the entire road shall be signed per fire lane ordinance and no parking would be allowed anywhere on the proposed access road. Also, al] units must be equipped with automatic fire suppression systems (sprinklers and fire alarms). The applicant proposed a hammer head turn around although, the proposed turn around does not meet minimum width requirements. Also, it appears that the proposed location of the water main as shown on the preliminary site and utilities plans submitted with the application, are in grade conflict with the proposed storm water vault. Water services and fire sprinkler stubs cannot be installed across the storm water vault. Insufficient information was submitted to calculate required fire flow for the project. Therefore, the preliminary fire flow demand cannot be calculated until more information is provided. Additional water mains extension through the site including fire hydrants, water rricters, fire sprinkler systems, will be required to provide water service for fire protection and for domestic uses. The location and limit of the water main extension will be determined on the final site plan of the development, access, and based on the final fire flow demand for the development. Such information shall be submitted prior to issuance of building pen -nits. The proposed development is anticipated to have future demands of the City fire prevention services. Therefore, staff recommends that the applicant be required to pay a Fire :Mitigation Fee based orr $388.00 per new multi -family unit, one credit would be given for the existing single-family residential unit. Mitigation Measures: 1. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of' $388.00 per new unit. Fire Mitigation Fees shall be assessed for the residential units prior to obtaining building permits. 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. SA -A & EERCRepnrt.doc Ci v q{Renton Department of Community 'conornic Developrnenl Fnvirommenlal Rev-omrniuee and Administrative Site Plan Reporl TALBOTROAD TOFi'NHOME, LtA08-017SA-A, ECF Report of July 28, 2008 - - —� Page 7 of 19 PART THREE: ADMINISTRATIVE SITE PLAN — REPORT & DECISION This decision on the administrative land use action is made concurrently with the envirorunental determination. A. General Information 1. Owners of'Record: Yan Lifshaz Y & L enterprises LLC P.O. Box 5757 Belleveue, WA 98006 2. Zoning Designation: Residential Multi -Family (RM-F) 3. Comprehensive Plan Land Use Designation: Residential Multi -Family 4. Existing Site Use: The site is currently developed with an existing single-family structure and an accessory structure. 5. Aeighborhood Characteristics: North: Copper Ridge Apartments (RNI-F zone) East: Talbot Park condominium Complex (R-14) South: Copper Ridge Apartments (RM-F zone) West: Copper Ridge Apartments (RM-F zone) 6. Access: Access to the proposed lots would be provided directly off of Talbot Road South via a shared private access. 7. Site Area: 41,361 square feet B. Historical Background Action Land Use file No_ Ordinance No. Date Comprehensive Plan NIA 5099 11'1/2004 Zoning N/A 5100 11/1/2004 .Annexation NIA 3031 5/26/1976 C. Public Services Utilities Existin Conditions Water: There is a 12" water main along Talbot Road South. 2. Sewer: There is an existing 8-7 sewer main stubbed along the westerly property line. 3. Surface Watcr,,Stoi-rri Water: There are storm drainage facilities in Talbot Road South 4. Fire Protection: City of Renton Fire Department. D. Applicable Sections of Renton City Code 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-1 10: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations SA -A & LRC' Ruport.doc Cit,v of Renton Department of C'omtmwitY -conomic Development Environmental Res'Commiltee and Administraffiv Site Plan Report TALBOT ROAD TOWNHOML LUA08-017 SA -A, E(T Report of July 28, 2008 Page 8 of 19 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 8 Permits — General and Appeals 6. Chapter 9 Permits Specific Section 4-9-200 Site Development Plan Review 7. Chapter 11 Definitions F. Applicable Sections of Renton's Comprehensive Plan 1. Land Use Element — Residential Multi -Family 2. Community Design Element F. Department Analysis 1. Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 2. 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 4-2-1 l OF, the following issues have been identified by City Departmental Reviewers: a) Compliance with tire Comprehensive flan Designation The Comprehensive Plan Land Use Map designation for the site is Residential Multi -Family (RMF). The Multi -Family .Residential land use designation is intended to encourage a range of multi -family living environments that provide shelter for a wide variety of people in differing living situations, from all income levels, and in all stages of life, Although some people live in multi -family situations because they do not have an alternative, others prefer living in multi -family environments rather than in single- family, detached houses. Regardless of why they live there, they want and deserve the same high standards for their homes and neighborhoods. Single-family and multi -family residential developments have different impacts oil the community. Land Use Element Objective LU-JJ: Encourage the development of infill parcels with quality projects in existing multi- family districts. ✓ Policy Objective Met ["Not Met Policy LU-183: Land within the Residential Multi -family designation areas should be used to meet multi -family housing needs, without expanding the area boundaries, until land capacity in this designation is used. Residential Multi -family designations have the highest priority for development or redevelopment with multi -family uses. ✓ Policy Objective Met 1 Not Met Policy LU-185: Development density in the Residential Multi -family designation should be within a range often (10) dwelling units per acre as a minimurn to twenty (20) dwelling units per acre as a maximum. ✓ Policy Objective Met Not Met SA -A & F,RC Rel?ort.doe CaY of Kenton Departmenl of C'ornmuni4, ' 'onomic Development EnrirOnmental Revir 'ommiace and Administrative Site Alan Report TALBOT ROAD TOW.IIIOME _ LUA08-0175A-A, ECF Report of July 28, 2008 Page 9 of 19 ^ Objective LU-KK: Due to increased impacts to privacy and personal living space inherent in higher density living environments, new development should be designed to create a high quality living environment. ✓ Policy Objective Met '_1 Not Met Policy LU-186: New stacked flat and townhouse development in Residential Multi -family designations should be compatible in size, scale, bulk, use, and design with existing multi -fancily developments in the vicinity. ✓ Policy Objective Met _1 Not Met Policy LU-188: Evaluate project proposals in Residential Multi -family designations to consider the transition to lower density uses where multi -family sites abut lower density zones. Setbacks may be increased, heights reduced, and additional landscape buffering required through site plan review. 1) In order to increase the potential compatibility of multi -family projects, with other projects of similar use and density, minimum setbacks for side yards should be proportional to the total lot width, i.c. wider lots should require larger setback dimensions; 2) Taller buildings (greater than two stories) should have larger side yard setback dimensions; and 3) Heights of buildings should be limited to three stories and thirty-five (35) feet, unless greater heights can be demonstrated to be compatible with existing buildings on abutting and adjacent lots. ✓ Policy Objective Met Not Met Objective LU-LL: New Residential Multi -family projects should demonstrate provision of an environment that contributes to a high quality of life for future residents, regardless of income level. ✓ Policy Objective Met I Not Met Policy LU-189: Support project design that incorporates the following, or similar elements, in architectural design: 1) Variation of facades on all sides of structures visible from the street with vertical and horizontal modulation or articulation; 2) Angular roof lines on multiple planes and with roof edge articulation such as modulated cornices; 3) Private entries from the public sidewalk fronting the building for ground floor units; 4) Ground floor units elevated from sidewalk level; 5) Upper -level access interior to the building: b) Balconies that serve as functional open space for individual units; and 7) Common entryways with canopy or similar Feature. ✓ Policy Objective Met . Not Met Policy LU-190: Support project site planning that incorporates the following, or similar elements, in order to meet the intent of the objective: 1) Buildings oriented toward public streets, 2) Private open space for ground -related units, 3) Common open or green space in sufficient amount to be useful, 4) Preferably underground parking or structured parking located under the residential building, 5) Surface parking, if necessary, to be Located to the side or rear of the residential building(s), 6) Landscaping of all pervious areas of the property, and SA -A c& ERCReport,doc C ilv of Renton Depariment of C'uneneunilti' ' 'eanomic Developmeiu EnVirMlnenlal Reis_ Coynniiilee and Administrative Site Plan Report TALBOTROAD TOil Y110ME LUA08-017.5A-A, ECT Report of July 28, 2008 Page 10 of 19 7) Landscaping, consisting of groundcover and street trees (at a minimum), of all setbacks and rights -of way abutting the property. ✓ Policy Objective Met L- Not Met Policy LU-191: Residential Multi -family projects in the RMF zone should have a maximum site coverage by buildings of 35 percent, or 45 percent if greater coverage can be demonstrated to be both mitigated on site with amenities and compatible with existing buildings on abutting and adjacent lots. ✓ Policy Objective Met L Not Met Policy LU-192: Residential Multi -family projects should have maximum site coverage by impervious materials of seventy-five (75) percent. ✓ Policy Objective Met ❑ Not Met Community Design Element Objective CD-C: promote reinvestment in and upgrade of existing residential neighborhoods through redevelopment of small, underutilized parcels with infill development, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. ✓ Policy Objective Met J Not Met Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and /or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. ✓ Policy Objective Met J 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 (e.g., new two-story development adjacent to single -story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. ✓ Policy Objective Met ! Not Met b. Confi)rinanee with existing laird use regulations; The subject site is zoned Residential Multi -Family (RM-F). The Residential Multi -Family zone (RM-F) is established to implement the multi -family policies of the Land Use Element of the Cornprehensive Plan. The RM-F zone provides suitable environments for multi -family dwellings. It is further intended to conditionally allow uses that arc compatible with and support a multi -family environment. Density-- The minimum density in the RM-F zone is 10 dwelling units per net acre and the maximum density is 20 dwelling units per net acre. The proposed density of the Talbot Road Townhorrics would be 18.96 dwelling unit per acre. Lot Coverage — The RM-F zone allows a maximum building coverage of 35 percent and maximum impervious area cannot exceed 75 percent- Site data submitted for the purposed development indicates 31.83 percent site coverage by the building and a total of 66.80 percent impervious surface coverage. Setbacks — The minimum front yard building setback is 20 feet in the RM-F zone- The side yard setback is determined by the width of the property with an additional setback for structures greater than 2 stories in height. The rear yard setback is 15 feet. ,511-A & ERC Report. doc City' of Renton 1.)eparl+nent of Contnruniry conorrtic Dei elopment F,nti°irorurtental I�e�'iCommittee anti Actmtnisfratiti'e Sile Plarr I�epart 3ALBOT ROAD TOW NTMOMI' _ LUA08-017 SA -A, ECF Report oCJuly 28, 2008 - Page I of 19 The project fronts on 'I albot Road South and would have a 20 foot setback for buildings from the property line, Based on a lot width of 166.40 feet and a building height of 3 stories, the required side yard setback would be 13 feet (12 feet for lots 110.1+ feet wide and 1 foot for the 3'd story). The building side yard setback is proposed to be 13 feet wide. The project's rear yard building setback would be 15 feet, as is required. Landscaping — Renton Municipal Code landscaping requirements require that all pervious areas of the site be landscaped. In addition, the RM-F zone requires that all setback areas are landscaped, unless otheiuwise determined through the site development plan review process. A conceptual landscape plan was submitted, but a detailed landscape plan meeting the requirements of RMC 4-4-070, "Landscaping" and RMC 4-8-120D ] 2, "Landscaping Plan, Detailed," would be required to be submitted prior to issuance of a building permit. Installation of landscaping is required prior to occupancy_ The conceptual landscape plan submitted with the application indicates compliance with the landscape requirements of the RM-F zone (Exhibit 19). All setback areas are proposed to be landscaped with a mixture of lawn area and a variety of shrubs and trees (see details below). Seven street trees are proposed along Talbot Road South, 4 Raywood Ash, 2 Austrian Pine and 1 existing tree to be protected, in addition to a mixture of shrubs and groundcover resulting in approximately 2,800 square feet of street front landscaping_ Renton Municipal Code requires that 10 percent of the trees on site be retained. There are 7 trees on site of which 0.7 trees are required to be retained at the 10 percent retention rate. A tree inventory submitted by the applicant indicates 2 trees would be retained (Exhibit 19). If the applicant retains 2 trees, it would result in the retention of 28.57 percent of the existing trees, which exceeds the required 10 percent retention rate. Within the proposed parking area, 15 square feet of landscaping per parking space would be required for parking lots with 15-50 parking stalls. Based on the proposal for 21 surface parking stalls (outside of garages), a minimum of 315 square feet of landscaping would be required within the surface parking areas. The submitted landscape analysis indicates that a total of 2,921 square feet of landscaping would be provided. As proposed the landscaping exceeds the minimum requirement. Additionally, the parking code requires one tree for every 6 parking spaces and shrubs to be planted at a rate of 5 per 100 square feet of landscape area. Based on the proposal for 21 surface parking stalls, a minimum of 4 trees would be required in the parking area. The applicant has proposed to provide 8 trees which exceeds the landscaping requirement. Based on the minimum required square feet of parking lot landscaping of 315 square feet, 15 shrubs shall be planted in the parking areas. The applicant has not proposed any shrubs in the parking area. Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. Staff recommends as a condition of approval the applicant submit a new detailed landscape plan satisfying the landscape requirements of RMC4-4-080F and irrigation plans indicating an underground sprinkler system. The proposed landscaping wilt largely consist of lawn area although, the conceptual landscape plan indicates Shrubs (including Rock,rose, Evergreen Azalea, Pacific Wax Myrtle, Heavenly Bamboo, Evergreen Huckleberry, Escallonia, Nlugo Pine, and Maidcn Grass), Trees (ineluding Austrian Pine, Raywood Ash, and Paperbark Birch) and Euonymous and Heather for groundcover. Hcivht — The building height for the RM-F zone is 35 feet and 3 stories. Additional height may be allowed, through site plan review, up to 45 feet, depending upon compatibility with adjacent existing residential development. Additional height, up to 10 feet, may also be allowed with provision of amenities. The highest point of all three building is the peak of the highest gabled roof which is 40-feet 8 3/4- inches high. The midpoint of this roof is noted as a height of35-feet. Pursuant to RMC 4-1 1-020 Building Height is defined as the "vertical distance above a referenced datum measured to the ... average height of the highest gable of a pitched or hipped roof." As such. the height of the proposed townhouses would be 35-feet, and three stories. &A -A & F.RCReport.doc City of Renton Department of C'omm¢n ar ._onomic Development Environmental Ret�; ,ornmittee and Administrative sae Plan Report TALBOTR0,4D TOPYNHOME LUA08-017SA-A, FCF Report of July 28, 2008 Page 12 of 19 Parking/Circulation — The parking regulations for the RM+ lone require 2 spaces per dwelling unit where tandem spaces are not provided; and/or 2.5 spaces per dwelling unit where tandem parking is proved. Based on the requirements including tandem parking, 45 parking spaces would be required to meet code. The applicant has proposed to provide 45 parking spaces; 24 would he provided within garages and 21 additional spaces outside, of which three are parallel parking stalls_ The applicant is proposing tandem parking spaces for 16 of the 18 dwelling units. In addition, 9 of the "outside' parking spaces proposed are located in front of two dwelling units, 3 of the 9 are parallel parking stalls that would block three parking spaces within garages. Staff recommends two conditions of approval, first that a restrictive covenant be required, in order to assign tandem parking spaces to the exclusive use of specific dwelling units. Second, the parking areas shall be redesigned so that surface parking spaces do not block more then one car and/or one dwelling unit. Driveways may exceed eight percent slope but not more than fifteen percent slope. The project proposes to provide a driveway that ranges from 2 percent grade to 15 percent grade; as proposed the driveway will not exceed the 15 percent maximum allowed slope. The proposed tum around does not meet minimum width requirements for fire access; as such, staff recommends as a condition of approval that the access roadway be redesigned to meet the fire department requirements_ The parking conforms to the minimum requirements for drive aisle and parking stall dimensions. Townhomes arc exempt from the provision of ADA accessible parking stalls. Refuse and Recyclable Deposit Areas — A minimum of one and one-half square feet per dwelling unit in multi -family residences shall be provided for recyclables deposit areas, except where the development is participating in a city sponsored program in which individual recycling bins are used for curbside collection A minimum of three square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty square feet shall be provided for refuse and recyclables deposit areas. The project proposes to provide individual refuse and recyclable bins to each individual dwelling unit. There would be room allotted for the storage of the bins within the garage of each dwelling unit, and a designated curbside collection point. The project proposes a total area of 270 square feet for refuse and recyclable deposit areas (or 15 square feet for each individual unit). Si rage — Signage will be reviewed under a separate permit c. Mitigation of impacts to surroun cling properties and uses; The project is abutting the Copper Ridge Apartments to the north, south, and west; and across Talbot Road South is the Talbot Park Condominium complex. All surrounding properties are multi -family developments compatible in scale and bulk to the proposed Talbot Road Townhomes. The proposed Talbot Road Townhomes would be three story townhouse building types. The architecture would have elements of Arts and Crafts style, with angular roof lines on multiple planes, second and third story balconies, and shuttered windows. Facades would have modulations both from unit to unit and floor to floor using corner trim, metal gutters, and multiple siding materials (including stone veneer, horizontal siding, shingle and board & batten siding). All building types would have balconies on the second level located at the back of each unit. Building type I would have two different unit types; the small unit would only have one balcony, the large unit would have three balconies, the additional two would be located on the third floor one at the rear of the building with the other facing the internal private drive, Building type 2 would have one additional balcony per unit located on the third story or) the front of the building. Building type 3 would have three balconies per unit; the additional two balconies would be located on the third floor one at the rear of the building with the other facing the internal private drive. The architectural detail, paned windows, multi -layered modulation of facades, and differing surface materials, textures, and colors would result in visually interesting strictures at a more human scale than would otherwise seem apparent. SA -A & F..RC Reporl.doc City of Renton Depar7ment of Conunimit ronomic Development Environmental Re Committee and Administrative Site Plan Report TALBOT LOAD TOWNHOML LUA08-017 SA -A, ECL' Report of July 28, 2008 Page 13 of 19 Currently, the area proposed for development is a large lot with one single-family home and a detached garage. This lot has a considerably lower density that the surrounding developed properties. This proposal will increase the density of the lot and provided for cohesive development design along this portion of Talbot Road. The project would considerably increase the sites impervious area, although, the project proposes an on -site surface water control system that will mitigate the increases in impervious surface area. The buildings would not be considered "out -of -scale" or the use "high intensity" for the development area and the buildings will meet all required setbacks from property lines. 'Therefore, surrounding properties would not be affected negatively and property owners should continue to enjoy and use of their properties unimpeded. The proposed residential use is anticipated to be compatible with future surrounding uses as permitted in the FM-F zone d. Mitigation of impacts of the proposed site plan to the site; The site has an existing single-family house and detached garage, which is to be removed, but is otherwise vacant. The impacts to the site would consist of creating impervious areas where there currently are none. This would be mitigated by creation of an on -site surface water control system. The scale, height and bulk of the proposed buildings are appropriate for the site, and are anticipated to be architecturally compatible with the existing and future development in the project vicinity. The site is 41,361 square feet and would have a building lot coverage of 31.83 percent of the site. The proposal provides for approximately 13,749 square feet of landscaped area, approximately 10,828 is perimeter landscaping and approximately 2,921 is interior landscaping on the site. Each duplex building is separated with a minimum of 6-foot wide landscaped area_ Each unit has a shared rear and/or side open space that would be landscaped compatible to residential development. e. Conservation of area -wide property valves; The proposed development is expected to conserve and possibly increase property values in the vicinity of the site. The development of the site provides improvements to infrastructure, landscaping and lighting and additional housing opportunities. f. Safety and efficien, y of vehicle and pedestrian circulation; The project would be accessed from Talbot Road South by a 25-foot wide internal private access drive. The 169.5-foot long road would tenuinatc in a hammerhead turn around. The access road shall be signed per fire lane ordinance, no parking would be allowed anyvvhere on the proposed access road way. Alt parking would be within proposed garages and or previously identified parking areas. The proposed hammerhead turnaround would not meet the minimum width requirements. Therefore, staff recommends as a condition of approval, the applicant shall redesign their private access drive to meet the minimum width requirements for an approved fire department turnaround. The project proposal includes designated internal pedestrian sidewalks along the access roadway; therefore, pedestrian circulation within the site would be via the sidewalks along the access drive. The sidewalks provided for internal pedestrian circulation would provide safe pedestrian circulation with in the proposed development. g. Provision of adequate light and air; The buildings would have an impact on the neighboring property to the south by somewhat blocking light to the north side of those buildings. The greater impact, however, would be from the proposed buildings to other proposed buildings within the proposed development. The Townhomes located in the middle of each cluster of three would have scientifically less access to light and air as the other six buildings, although, all residences would be provided light and air by means of multiple decks and patio spaces. This would be an existing condition for residents of the new development. Security lighting would provide safety to the residences of the development and should be placed in stairway, foyers and pathways, Proper lighting should be provided in parking areas to contribute to the security of the residents traversing from their vehicles to their residences. The applicants did not provide a lighting plan with the subject application. Therefore, staff recommends as a condition of approval, a SA -A & FRC Re1?ort.doe Ciro of Renton Department of Community 'ronomie Development £rnironmenfal Rev' ,ommiftee and Administrative Site Plan Report TALBOT ROAD TOWNHOML GUA08-0) 7 SA -A, ECF Report of July 28, 2008 Page 14 of 19 lighting plan shall be submitted to the Department of Community and Economic Development, Current Planning Division, project manager for approval. h. 1Vlitigation of'noise, odors and other harmful or unhealthy conditions, Noise and odor impacts would occur for a short period of time during building and site construction. The contractor would be limited to hauling according to "Haul Hours" (RJvlC 4-4-030C2) and working during "Permitted Work Hours in or Near Residential Areas" (RMC 4-4-0300). Noise, following occupancy, would be typical of residential neighborhoods of this density. There would be no odors expected to be produced. i. Availability ofpublic services and facilities to accommodate the proposed use; The site is served by the City of Renton for all utilities. There is an existing 12 inch water main in Talbot Road South, that can deliver 2,800 gpm with static pressure of 85 psi. There is an existing 8-inch sewer main stubbed along the westerly property line_ Talbot Road South is paved and partially improved along the public right-of-way at the site frontage, improvements including curb, gutter, streetlights, and sidewalks would be required to be constructed as part of the proposed project, if they are not existing. In addition, the project will be required to provide a minimum 20 feet of pavement to the arterial with a 500-foot maximum. All street lighting shall be per City of Renton standards and specifications. This project will also be required to design and install the entrance road with 32 feet of pavement, with curb, gutter and sidewalks on both sides. It appears that the proposed location of the water train, as shown on the preliminary site and utilities plans submitted with the application, are in grade conflict with the proposed storm water vault. Water services and fire sprinkler stubs cannot be installed across the storm water vault. As such, staff recommends that the site and utilities plans be redesigned and resubmitted as a condition of approval. The Renton School District has verified that sufficient school facilities and capacity exist to accommodate the anticipated number of students that may result from the development of this project. Students would attend Benson Hill Elementary School, Nelsen Middle School, and;'or I.indbergh High School. j. Prevention of neighborhood deterioration and blight. The architectural design and landscaping of the site would ensure that the property would make a positive contribution to the physical condition and visual aesthetic of the area. The proposed Talbot Road Townhomes would be three story townhouse building types. The architecture would have elements of Arts and Crafts style, with angular roof lines on multiple planes, second and third story balconies, and shuttered windows. Facades would have modulations both from unit to unit and floor to floor using corner trim, metal gutters, and multiple siding materials (including stone veneer, horizontal siding, shingle and board & batten siding). All building types would have balconies on the second level located at the back of each unit. Building type I would have two different unit types; the small unit would only have one balcony, the large unit would have three balconies, the additional two would he located on the third floor one at the rear of the building with the other facing the internal private drive. Building type 2 would have one additional balcony per unit located on the third story on the front of the building. Building type 3 would have three balconies per unit; the additional two balconies would be located on the third floor one at the rear of the building with the other facing the internal private drive. The architectural detail, paned windows, multi -layered rnodulation of facades, and differing surface materials, textures, and colors would result in visually interesting structures at a more hurnan scale than would otherwise seem apparent. No deterioration or blight is expected to occur as a result of this proposal SA -A & ERC Report.doc City of Renton Department (?I'Comimmity 'conornic Uetelopmeru Environmental Res''-ommiltee and Adminisiralire Site Plan Report TAGBOT ROAD TOWNHOME L A08-017 SDI -A ECF Report of July 28, 2008 Page 15 of I9 E. Findings, Conclusions & Decision Having reviewed the written record in the matter, the City now enters the following: 1. Request: The Applicant has requested Environmental Review and Site Plan Approval for construction of an 18-unit townhouse development at 4701 Talbot Road South 2_ Environmental Review: The City's Environmental Review Committee (ERC) leas reviewed the proposal and issued a Determination of Non -Significance -Mitigated (DNS-M) and imposed six 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 entered as Exhibits No, 1-20. 4_ Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designation of Residential Multi -family (RM-F), provided all advisory notes and conditions of approval are complied with. 5. Zoning: The Site Plan as presented complies with the zoning requirements and development standards of the Residential Multi -family zone provided all conditions of approval are complied with. 6. Existing Land Use: Land uses surrounding the subject site are multi -family residential (RM-F) on the north, west, and south and Residential 14 dwelling units per net acre (R-14) on the east. F. Conclusions 1) The subject proposal complies with the policies and codes of the City of Renton, provided all advisory notes and conditions of approval arc complied with. 2) The proposal complies with the Comprehensive Plan goals, objectives and policies for residential iriulti- Family development in the RM-F zone, provided all advisory notes and conditions of approval are complied with_ 3) ]"he City's Environmental Review Committee (ERC) has reviewed the proposal and issued a determination of non -significance -mitigated (TINS-M) and imposed 6 mitigation measures. G. Decision The site plan for Talbot Road Townhomes, Project File No. LUAOS-017, SA -A, ECF is approved subject to the following conditions: 1. The access roadway shall be redesigned with an approved fire department turnaround and resubmitted to the Departnent of Community and Economic Development, Current Planning Division project manager prior to issuance of building permits. 2. The CC&R's, assigning responsibility for maintenance of the common areas, including landscaping, and tandem parking space assignments, to the Home Owners' Association must be approved by the City of Renton Attorney prior to occupancy. 3. A lighting plan shall be submitted with the building permit application for review and approval by the Department of Community & Economic Development, Current Planning Division project mallager. 4. A detailed landscape plan shall be submitted, to the attention of the Department of Community & Economic Development, Current Planning Division project manager prior to issuance of a building permit, indicating the final landscaping, including the additional required 15 shrubs and irrigation for the project site, 5. Site and utilities plans shall be redesigned and resubmitted to the Department of Community & Economic Development, plan reviewer prior to issuance of building perinits. 6. A redesigned Parking Plan addressing the required changes in the parallel parking stalls shall be submitted with the building pen -nit application for review and approval by the Department of Community & Economic Development, Current Planning Division project manager. SAS -A & SRC Report.doc City of Renton Department of Community a 'conomic .Development TALBOT ROAD TOWNHOMB Report of July 28, 2008 Environmental Review Committee and Administrative Site Plan Report LUA08-017 SA -A, ECF Page 16 of 19 7. A restrictive covenant shall be required for the assignment of tandem parking spaces to the exclusive use of specific dwelling units must be recorded prior to the approval of the building permit. 8. The applicant shall obtain a demolition permit and all required inspections be completed for the removal of the existing building prior to the approval of the building permit. C. E. Vincent, Planning Director TRANSMITTED this 4't' day of August 2008 to the Applicant/Owner/Contact Yan Lifshaz Y & L Enterprises LLC P.O. Box 5757 Belleveue, WA 98006 TRANSMITTED this 4'h day of August 2008 to the Parties of Record: Wilber G. Paulson 510 S. 47'h Street Renton. WA 98055 TRANSMITTED this 4't' day of August 2008 to the following.• Larry Meckling, Building Official Neil Watts, Development Services Director C. E. Vincent, Planning Director Jennifer Henning, Current Planning Manager Kayren Kittrick, Development Services Fire Marshal Renton Reporter -7 L2A db Decision Date Land Use Action Appeals & Requests for Reconsideration 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 appeal timeframe. APPEAL. This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on August_18, 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 Citv 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. SA -A & ERCReport City of Renton Deparitnent of C'ommunit conomic Development Environtnentai Res ' 'ummittee and Administrative Site Plan Report TALBOT ROAD TOWNHOML LUA08-017 S4-A, EC_F Report of July 28, 2008 Page ] 7 of 19 ADVISORY ATOTES 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 sud jest to the appeul 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. Commercial, multi -family, new single family and other nonresidential 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 sliall be permitted on Sundays. The applicant shall erect and maintain six-foot high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every 50 feet indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than 50 feet. Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving ear trees. Plan Review Water 1. The existing 12-inch City water line in Talbot Rd S. can deliver a maximum flowrate of 2,800 gpm. The static water pressure at street level (elevation 160 feet) is about 80 psi. The applicant must verify with Renton Fire Prevention Dept. that the fire flow demand for the proposed development must not exceed the available 2,800 gpm. Domestic meters that exceed 75 psi are required to install pressure reducing valves. (Note that elevations shown on submittal differ from City records by over 300 feet.). 2. Renton Fire Prevention Dept. has indicated that the preliminary fire flow demand cannot be calculated until more information is provided to them_ Additional water mains extension through the site, including fire hydrants, water meters, fire sprinkler systems, will be required to provide water service for fire protection and far domestic uses, The location and Iirnit of the water main extension will be determined based on the final site plan of the development, access, and based on the final fire flow demand for the development. 3. Fire flow dernand over 2,500 gpm (but must be less than 2,800 gpm due to current system availability) will require a looped water main. 4. It appears that the proposed location of the water main as shown on the preliminary site and utilities submitted with the application, are in grade conflict with the proposed storm water vault_ Water services and fire sprinkler stubs cannot be installed across the storm water vault. 5. A backflow prevention device is also required for the domestic water meter if the building height exceeds 30 feet. 6. The fire Service fee amount is based on the size of the fire service water line. 7. The Water System Development Charge fees are based on the total number and size of all domestic water meters. These fees are collected at the time a construction permit is issued. Plan Review - Sewer 1. At a minimum a sewer main extension (along with a 15-foot easement) and installation of a manhole will be required. 2. Side sewers shall be 6 inches in diameter at a minimum 2% slope and shall be a "Tee", connection. SA -A & ERC Report. doc Citv of Renlon DepailmeW of Cnmmtinity conoinic Deveiopmenl Environmenial Rer 'ummiitee and Administrative Site Plan Report TALBOT ROAD TOWNH_ OML, LUA08-017 SA -A, ECF Report of July 28, 2008 Page 18 of 19 Plan Review Street Improvemerits The project shall install street improvements in Talbot Rd. S, to include curb, gutter, sidewalk and street lighting along the full frontage of the parcel being developed if not existing. In addition, the project will be required to provide a minimum 20 feet of pavement to the arterial with a 500-foot maximum. All street lighting shall be per City of Renton standards and specifications. 2. This project will also be required to design and install the entrance road with 32 feet of pavement, with curb, gutter and sidewalks on both sides. 3. The Traffic Mitigation fee of $7,193.25 apply to this project. Plan Review — Strom Drainage 1. The project shall comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control - a.k_a. Level 2) and water quality improvements. 2. The applicant is responsible for obtaining any and all necessary easements required for the storm design. 3. The Surface Water SDC fees are $0.405 per square foot (but not less than $1012) of new impervious area. These fees are collected at the time a construction permit is issued. Plan Review — 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. Al] plans shall be tied to a minimum of two of the City of Renton current Horizontal and Vertical Control Network. Surveyor shall review and edit the elevations. The elevation Benchmark on the plans differs from the City Vertical Control network. The submittal shows a contour line approximately middle of the site at an elevation of 484 feet. The aerial photo done by Walker shows same spot elevation as 47.5 meters or 155.8 feet. 3. Permit application must include an iternized 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 will be additional fees for water service related expenses. See Drafting Standards. Fire Department 1. The preliminary fire flows cannot be calculated until further information is provided. Please provide total square footage for each building and the International Building Code type of construction. Calculations must include gross square footage and areas like garage and basements. 2. Approved fire sprinkler and fire alarm systems are required in all buildings. Separate plans and permits required by the fire department. 3. The applicant shall submit information sufficient to calculate required fire flow prior to issuance of building permits. 4. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. hire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading; this includes areas over storm detention vaults. An approved turn around is required_ Turn around as shown does not incet minimum width requirements. Maximum roadway slope is 15% Entire road shall be signed per fire lane ordinance, no parking allowed anywhere on the proposed access road. Police Department Theft from construction sites in one of the most commonly reported entries in the City. To protect materials and equipment it is recornrnended 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 SA -A & ERC Report. doe On, Of Renton Department of Community 'conomic Development Fnvironmenlal Retie '.'ommiltee and Administrative Site Plan Rep on TALBOT ROAD TOWNHOW LUA08-017 SA -A, ECF Report of July 28, 2008 �. Page 19 of 19 should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2" throw when bolted. Glass windows in construction trailers should be shatter -resistant. 'Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. "No Trespassing" signs should be posted on the property during 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. 2. Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy-duty dcadbolt locks with a minimum 1-1/2" 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. 4. 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 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-liousitig structures are especially susceptible to criminal activity due to the lack of visibility by residents and/or pedestrians in the area. 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 discourages. These are easy to pryldamagc to obtain access inside a building. Where egress might be an issue, barreleases call be installed to meet Fire Code rccluircmcrrts. 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. 9. Landscaping should be installed with the objective of allowing visibility: riot too dense or to high. Too much landscaping will make residents feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. SA -A & ERC Reporrdoc RENTQN E'h 31 —23-5 603 E ZD m to 'U c of ,EGEN11 ATLAS OF SEATTLE wsmm� KRCi MAP CpMP�MY. IHC., 9 "Lf 2 W ti J Yam._ �es'f Q �Lu H3 • 30 T23N RUE E 1/2 W A ... co(p) C❑ 'f .R-8 ... R IM "��` R-8 R-8 CA 177th Ave. SE COT) 2 cox' � S 179th St. 0 C0 16 S 43rd St. �'%' M—F R--14 co(p) — R-4 F�z. C❑ CEl A R-.10 . c❑(P> R —1 : S 45 ❑(P) C❑(P) co CO(p) R-1 R-4 — 4 R 1 RM a R-8 R-14 R-14 R-1 R-1 R-ig 55th St R-14 R ---1 C 13 - b T22N R5E E 1/2 4 o ZONING ... _._ .._..... Rorkum Otis u-it. I i4600 13 P/&,M c 9=VWM 31 T23N R5E E 1/2 5331 ZONING MAP 7 92 93 455 456 45961 B1 B2: B3, 85 "B7 26 T24N R4E 25 T24N R4E 30 T24N R5E �g T24N RS 28 T24N R5E uN 27 T2 T24N RSE. 460 - i 26 T24N �?SE ' 81 94W' 455W 467. ! 458 , - 464 i C1 1 C2 C3C4\LC5 7 35 T24NR4E. 36 T24N R4E 31 T24N R5E 32 T24N RSE 35 7�4N R5E 306 D 1 307 uKP:w98 T D2 D 3 309 4 3 t_ D 8 . �� : D- 801 D 7 _ 2'23N R4E , 11 23N 94E 6 T23N R5E ,�D 5T23N R5E 4 T23N R5E 3 T23N R5E 2 T23N R5E 316 3�, " 31 --- 319 369 805 806 .. E2. E4: E5.1_..1.E7 ^. 1 T 3N R4E 12 T23N R4E . �" T23N RSE 8 T23N R5E 9 T23N R5E 10 T23N R5E . 11 T N' R5E 32a 326 27 328 370 81.0. 8;Y'f F5 J Afl 4 T23N 4= :i3 T23N R4E 18 T23N R5E ,i7 T23N R5E 723N R5E 11 T23N R5E 14 T23N R5E- 1: _ �7f 815 816 334 , �, 335 336 .337 �--�- E G2 G3 G 4,: -G6 G71.1.. 3 T23N R4E 24 T23N R4E 1 g T23N RSE 20 T23N A5E 21 .T23N 22 T23N R5E 23 T23N R5E 2. 44 34 600 .601 J. .602 820 821 -. 1 i 2 H3 H5 H 1--17 T23N R4E 25 T23N R4E 30 T23N R5E - -2g 23N R5E 28 723N R5E 27 T23N R5E 26 T23N f15E 25 �351�-----= 4- 605 825 . 826 8 12 -603_- 1 f s' 1 1 15 17" a 3 E 36T23N R4E 31 T23 R5E 32 T23N R5E 33 T23N R4 34 T23N R5E 35 T23N R5E 36 607 608', 609. 610 632 833 8 1 J 2 i J3 .' ..J. j " 4.5 P 1 F T[1N 22N R4E 1 T22N R4E 6 T22N R5E 5 T22N R5E 4 T22N R5E 3 T22N R5E 2 T22N R5E 1 T2 BETWENT Dom➢ C TER iNUML111" Cv Center Village IH I Industrial - Heavy FRI-1 Resource Conservation UC-NI Urban Center - North 1 F .. Industrial - Medium R-1 Residential 1 du/ac uC-N2 Urban Center - North 2 IL Industrial - JSghL R-4 Residential 4 du/ec R-e Residential 8 du/ac CD Center ]luantown' (P� Publicly owned RRH Residential Manufactured Homes COR Commercial/Office/Residential .....Renton City Limits R-10 Residential 10 du/ac COMMERCIAL ------- Adjacent City Limits R-1a Residential 14 du/sc CP Commercial Arterial* � Book Pages Boundary RM-1 Residential Multl-Family CC commercial Office' RH-T Residential Multi -Family Traditional CN Commercial Neighborhood KROLL PAGE RM-u Residential Multi -Family Urban center" PAGE# INDEX ` May include Overlap Districts, See Appendix maps. 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OPMEnrr PzgrvrvjIN iNlr1.�� �•I � t„Ty OF OigM'ON EXHIBIT 20 FEB 2 7 2008 RECEIVEI) Stacy Tucker - Talbot Townhomes Drainage Page 1 From: Arneta Henninger To: Dolbee, Vanessa Date: 07/22/2008 4:28:03 PM Subject: Talbot Townhomes Drainage Vanessa, Regarding the Drainage Report for the above project that we just discussed, we are requiring that the project comply with the 2005 Drainage Manual as a SEPA condition due to downstream flooding problems identified in the this area. Arneta CITY )F RENTON .,u Denis Law, Mayor July 10, 2008 Yan Lifshaz Y & L Enterprises LLC PO Box 5757 Bellevue, WA 98006 SUBJECT: Talbot Road Townhomes LUA08-017, SA -A, ECF "Off Hold" Notice Dear Mr. Lifshaz: Department of Community and Economic Development Alex Pietsch, Administrator Thank you for submitting the additional materials requested in the "On -Hold" letter from the City. Your project has been taken off. hold and the City will continue review of the Talbot Road Townhomes project. The Talbot Road Townhomes project has been rescheduled for ERC on July 28, 2008. If you have any questions, please contact me at {425) 430-7314 Sincerely, Vanessa Dolbee Associate Planner cc: Wilbur G. Paulson / Party(ies) of Record 1055 South Grady Way - Renton, Washington 98057 9 This paper contains 5D%orecycledmaterial,30%post consumer RENTON AHEAD or THE CURVE City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:4ftp COMMENTS DUE: MARCH 26, 2008 APPLICATION NO: LUA08-017. SA -A, ECF DATE CIRCULATED: MARCH 12, 2008 APPLICANT: Yan Lifshaz PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot Road Townhomes PLAN REVIEWER: Arneta Henni ner SITE AREA: 41,361 square feet EXISTING BLDG AREA (gross): 2,033 square feet LOCATION: 4701 Talbot Road S PROPOSED BLDG AREA(gross) 13,166 square feet 4 WORK ORDER NO: 77873 100 PLEASE RETURN TO VANESSA DOLBEE IN CURRENT PLANNING 6TH FLOOR SUMMARY OF PROPOSAL: The applicant is requesting to build 18 Townhomes, on a 41,361 SF lot. The complex will consist of nine buildings of three different designs with a building foot print raging in size from 1,386 SF to 1,537 SF. All three building designs are three stories with a height of 35 feet. Each unit has a garage on the bottom floor. In addition to garage parking there are 21 outside parking spaces for a total of 45 parking stalls. The complex will be accessed off of Talbot Road South via a proposed private road. As proposed this site will have a net density of 19 du/acre. There is an existing single-family residence on site that will be removed. The site does not contain any Critical Areas. The applicant is proposing to keep two trees. A Geotechnical Study was submitted with the application. A water retention system is proposed. 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/Shorelme Use Animals Environmental Heafth Energy/ Natural Resources B. POLICY -RELATED 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 Pubiic Services Historic/Cultural Preservation Airport Environment 10.OU0 Feet 14.000 Feet "'� GiiAzcVt 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 tative j-� -o� Date RENTON POLICE DEPARTMENT Talbot Road Townhomes LUA08-017, SA -A, ECF POLICE RELATED COMMENTS 15 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 1-1/2" 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 Talbot Road Condominiums 08-017 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. 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. Talbot Road Condominiums 2 08-017 Y CITY JF RENTON ru Denis Law, Mayor March 26, 2008 Yan Lifshaz Y & L Enterprises LLC PO Box 5757 Bellevue_ WA 98006 SUBJECT: Talbot Road Townhomes LUA08-017, SA -A, ECF Dear Mr. Lifshaz: Department of Community and Economic Development Alex Pietsch, Administrator The Development Planning Section of the City of Renton accepted the above master applic m()1, for review on March 12, 2008. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted so that we may continue the review of the above subject application: 1) A Conceptual Landscaping Plan: please provide five (5) copies of a fully dimensioned plan and one (1) copy of the plan in a photographic reduction of 8'/z x l l size. This plan shall be prepared by a landscape architect registered in the State of Washington, a certified nurseryman or other similarly qualified professional, drawn at the same scale as the project site plan (or other scale approved by the Reviewing Official), clearly indicating the following: a. Date, graphic scale, and north arrow. b. Location of proposed buildings, parking areas, access and existing buildings to remain. c. Names and locations of abutting streets and public improvements, including easements. d. Existingand proposed contours at Eire -foot (5) lntcr� als or less. e. Location, size, and purpose of planting areas, including those required in RMC 4-4-070, Landscaping. f. Location and height for proposed berming. g. Location and elevations for any proposed landscape -related structures such as arbors, gazebos, fencing, etc. h. Location, size, spacing, and names of existing and proposed shrubs, trees, ground covers, and decorative rockery or Iike landscape improvements in relationship to proposed.and existing utilities. i. The location, size, and species of all protected trees on site. Protected trees shall have the approximate drip _line shown (see RMC 4-4-130, Tree .1055 South Grady Way - Renton, Washington 98057 RE' N T 0 N AHEAD OF THE, CURVE t� This paper contains 50% recycled material, 30 %post consumer - Talbot Road Townhomes U,A08-017, SA -A, ECI- Page 2 of 2 Retention and Land Clearing Regulations). (Ord. 5100, 11-1-2004; Ord. 5304, 9-17-2007) 2) A detail drawing of the "sidewalk & porch area" attached to proposed building type 2. Located within the 13' side setback on the north and south sides of the property. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner City of Renton Department of Community & Economic Deti . jment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 26, 2008 APPLICATION NO: LUA08-017, SA -A, FCF DATE CIRCULATED: MARCH 12, 2008 APPLICANT: Yan Lifshaz PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot Road Townhomes PLAN REVIFWFR: Arneta Henni ner SITE AREA: 41,361 square feet EXISTING BLDG AREA (gross): 2,033 square feet LOCATION: 4701 Talbot Road S PROPOSED BLDG AREA(gross) 13,166 s are feet WORK ORDER NO: 77873 SUMMARY OF PROPOSAL: The applicant is requesting to build 18 Townhomes, on a 41,361 SF lot. The complex will consist of nine buildings of three different designs with a building foot print raging in size from 1,386 SF to 1,537 SF. All three building designs are three stories with a height of 35 feet. Each unit has a garage on the bottom floor. In addition to garage parking there are 21 outside parking spaces for a total of 45 parking stalls. The complex will be accessed off of Talbot Road South via a proposed private road. As proposed this site will have a net density of 19 du/acre. There is an existing single-family residence on site that will be removed. The site does not contain any Critical Areas. The applicant is proposing to keep two trees. A Geotechnical Study was submitted with the application. A water retention system is proposed. 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 Animafs Environmental Health Energy' Natural Resources B. POLICY -RELATED COMMENTS Z6 C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li htlGlare Recreation Utilities Transporlalion Public Services Histonr./cuiturai Preservation Airport Environrneu! 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 properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:eD COMMENTS DUE: MARCH 26, 2008 APPLICATION NO: LUA08-017, SA -A, ECF DATE CIRCULATED: MARCH 12. 2008 APPLICANT: Yan Lifshaz PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot Road Townhomes PLAN REVIEWER: Arneta Henni ner R E 6 E V SITE AREA: 41,361 square feet EXISTING BLDG AREA (gross): 2,033 s fee LOCATION: 4701 Talbot Road S PROPOSED BLDG AREA(gross) 13,166 square feet lWORK ORDER NO: 77873 13UILL)IN SUMMARY OF PROPOSAL: The applicant is requesting to build 18 Townhomes, on a 41,361 SF lot. The complex will consist of nine buildings of three different designs with a building foot print raging in size from 1,386 SF to 1,537 SF. All three building designs are three stories with a height of 35 feet. Each unit has a garage an the bottom floor. In addition to garage parking there are 21 outside parking spaces for a total of 45 parking stalls. The complex will be accessed off of Talbot Road South via a proposed private road. As proposed this site will have a net density of 19 dulacre. There is an existing single-family residence on site that will be removed. The site does not contain any Critical Areas. The applicant is proposing to keep two trees. A Geotechnical Study was submitted with the application. A water retention system is proposed. 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,'Shoreiine Use Animals Euvironmentai 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 Li hY&Iare Recreation Utilities Transportation Public Services Nistohc/Cultural Presenlatiol) Airport Environment 10, 000 Feet 14, 000 Feet Pe r r z p&r- r cc-) CA-.,--- s We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probabie impact or areas where additional information is needed to proper!y asses's, this proposal. Signature of Director or Authorized Representative Date CITY OF RENTON COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM DATE: March 20, 2008 TO- Vanessa Dolbee FROM: Arneta Henninger X7298 SUBJECT: TALBOT ROAD TOWNHOMES APPLICATION LUA 08-017 4701 TALBOT RD S I have reviewed the application for the development of 18 unit duplex style townhomes all located in Section 31, Twp. 23N, Rng. 5 E and have the following continents: Existing Conditions Water -- The proposed development is within the City of Renton's water service area_ "There is an existing 12-inch water main along Talbot Road South, that can deliver 2800 gpm (refer to City project plan no. W-0759). The static pressure at the street level in Talbot Road South is about 85 psi. Domestic meters that cxcced 75 psi are required to install pressure reducing valves. (Note that elevations shown on submittal differ from City records by over 300 feet.). Sanitary Sewer -- There is an existing 8" sewer main stubbed along the westerly property line. Storm -- There are storm drainage facilities in Talbot Rd S. The site is in the Panther Creek Drainage basin. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS Water: • The existing 12-inch City water line in Talbot Rd S. can deliver a maximum flowrate of 2,800 gpm. The static water pressure at street level (elevation 160 feet) is about 80 psi. The applicant must verify with Renton Fire Prevention Dept. that the fire flow demand for the proposed development must not exceed the available 2,800 gpm. Renton Fire Prevention Dept. has indicated that the preliminary fire flow demand cannot be calculated until more information is provided to them. Additional water mains extension through the site, including fire hydrants, water meters, fire sprinkler systems, will be required to provide water service for fire protection and for domestic uses. The location and limit of the water main extension will be determined based on the final site plan of the development, access, and based on the final fire flow demand for the development. Fire flow demand over 2,500 gpm (but must be less than 2,800 gpm due to current system availability) will require a looped water main_ • It appears that the proposed location of the water main as shown on the preliminary site and utilities submitted with the application, are in grade conflict with the proposed storm water vault. Water services and fire sprinkler stubs cannot be installed across the storm water vault. Talbot Rd Town Homes Application 4701 Talbot Rd S • A backflow prevention device is also required for the domestic water meter if the building height exceeds 30 fect. • The Fire Service fee amount is based on the size of the fire service water line_ • The Water System Development Charge fees are based on the total number and size of all domestic water meters. These fees are collected at the time a construction permit is issued. Sanitary Sewer: At a minimum a sewer main extension (along with a 15-foot easement) and installation o.f a manhole will be required. • Side sewers shall be b inches in diameter at a minimum 2% slope and shall be a "Tee" connection. Street Improvements: • The project shall install street improvements in Talbot Rd S to include curb, gutter, sidewalk and street Iighting along the full frontage of the parcel being developed if not existing. In addition the project will be rcquired to provide a minimum 20 feet of pavement to the arterial with a 500 foot maximum. All street lighting shall be per City of Renton standards and specifications. • This project will also be required to design and install the entrance road with 32 feet of pavement, with curb, gutter and sidewalks on both sides. • The Traffic Mitigation fee of $7193.25 apply to this project. Storm Drainage: • The project shall comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control - a.k.a. level 2) and water quality improvements. • The applicant is responsible for obtaining any and all necessary easements required for the storm design. • The Surface Water SDC fees are $0.405 per square foot (but not less than $1012) of new impervious area_ "These fees are collected at the time a construction permit is issued. f;pnpral • 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. Surveyor shall review and edit the elevations. The elevation Benchmark on the plans differs from the City Vertical Control network. The submittal shows a contour line approximately middle of the site at an elevation of 484 feet. The aerial photo done by Walker shows same spot elevation as 47.5 meters or 155.8 feet_ • 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 will be additional fees for water service related expenses. See Drafting Standards. City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: P ci v�frI COMMENTS DUE: MARCH ��, �QQ� V EID APPLICATION NO: LUA08-017, SA -A, ECF DATE CIRCULATED: MARCH 12, 2008 APPLICANT: Yan Lifshaz PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot Road Townhomes PLAN REVIEWER: Arneta Henni ner BUILDING DIVIS101 SITE AREA: 41,361 square feet EXISTING BLDG AREA (gross): 2,033 square feet LOCATION: 4701 Talbot Road S PROPOSED BLDG AREA(gross) 13,166 square feet WORK ORDER NO: 77873 SUMMARY OF PROPOSAL: The applicant is requesting to build 18 Townhomes, on a 41,361 SF lot. The complex will consist of nine buildings of three different designs with a building foot print raging in size from 1,386 SF to 1,537 SF. All three building designs are three stories with a height of 35 feet. Each unit has a garage on the bottom floor. In addition to garage parking there are 21 outside parking spaces for a total of 45 parking stalls. The complex will be accessed off of Talbot Road South via a proposed private road. As proposed this site will have a net density of 19 dulacre. There is an existing single-family residence on site that will be removed. The site does not contain any Critical Areas. The applicant is proposing to keep two trees. A Geotechnical Study was submitted with the application. A water retention system is proposed. 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 -RELATED COMMENTS C. CODE -RELATED COMMENTS We have rep areas where Signature of Di Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/cuituraj Preservation Airport Environment 10,000 Feet 14,000 Feet wa this appfication with particular attention to those areas in which we have expertise ar7d have errtifled areas of probable impact or pal into fmtion is needed to properly assess this proposal. or Au horized Representa Date Project Name: Project Address: Contact Person: Permit Number: Project Description: 1� Towucko�tcs 11.f t�}N� "at�.D��(,S ur, o,� ex►sRi�3�j t�Gt.� 1ult�v 5�i;�tnr r.� -To 'SL ?'3EµOV6D> Land Use Type: 2-Residential ❑ Retail ❑ Non -retail Calculation: 106.45 c! 5. Gl 1 A fl>r a5A" )( 7 = -7) 1 oi'5, -AS Transportation Mitigation Fee: T iq3, Calculated by: Date of Payment: •W►V. Method of Calculation: ;ITE Trip Generation Manual, 7t" Edition ❑ Traffic Study ❑ Other 23v� f45/co► r_' +emu kO"st... Date: 3 17� City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: n COMMENTS DUE: MARCH 26, 2008 APPLICATION NO: LUA08-017, SA -A, ECF DATE CIRCULATED: MARCH 12, 2008 APPLICANT: Yan Lifshaz PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot Road Townhomes (rl I Y Ur 1* ryIUN PLAN REVIEWER: Arneta Henni ner SITE AREA: 41,361 square feet EXISTING BLDG AREA (gross): 2,033 square fe t , LOCATION: 4701 Talbot Road S PROPOSED BLDG AREA(gross) 13,166 square feet WORK ORDER NO: 77873 Btl'. , -,I()I SUMMARY OF PROPOSAL: The applicant is requesting to build 18 Townhomes, on a 41,361 SF lot. The complex will consist of nine buildings of three differenZot wv ttl a building foot print raging in size from 1,386 SF to 1,537 SF. All three building designs are three stories with a heigh feet. Each unit has a garage on the bottom floor. In addition to garage parking there are 21 outside parking spaces for a t45 parking stalls. The complex will be accessed off of Talbot Road South via a proposed private road. As proposed this site will have a net density of 19 du/acre. There is an existing single-family residence on site that will be removed. The site does not contain any Critical Areas. The applicant is proposing to keep two trees. A Geotechnical Study was submitted with the application. A water retention system is proposed. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Prants Land/ShoreMe Use Animals Environmental Health Fnergyi Natural Resources T"v sk(5u-r � 8as _0 3/17/1-OD8 S. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housin Aesthetics Li htlGlare Recreation Utliilies Transportation Public Services Him)nr/Cutturai Preservatrorr 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 properly assess this proposal. Signature of Director or Authorized Representative Date tiY o CITY OF RENTON ��FIRE PREVENTION BUREAU MEMORANDUM DATE: March 24, 2008 TO: Vanessa Dolbee, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Talbot Road Townhomes 1. The preliminary fire flows cannot be calculated until further information is provided. Please provide total square footage for each building and the International Building Code type of construction. Calculations must include gross square footage Lind areas like garage and basements. 2. The fire mitigation fees are applicable at the rate of S388.00 per multi -family unit. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required in all buildings. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading, this includes areas over storm detention vaults. An approved turn around is required. Turn around as shown does not meet minimum width requirements. Maximum roadway slope is 15 %. Entire road shall be signed per fire lane ordinance, no parking allowed anywhere on the proposed access road. cT:ct talbot City of Renton Department of Community 8 Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHE-E-T. REVIEWING DEPARTMENT: *P(VVetyf�onCOMMENTS DUE: MARCH 2$ 2 APPLICATION NO: LUA08-017, SA -A, ECF DATE CIRCULATED: MARCH 11 2008 APPLICANT: Yan Lifshaz PLANNER: Vanessa Dolbee AR PROJECT TITLE: Talbot Road Townhomes PLAN REVIEWER: Ameta Henni ner SITE AREA: 41,361 square feet EXISTING BLDG AREA (gross): 2,033 square feet LOCATION: 4701 Talbot Road S PROPOSED BLDG AREA `rocs 13,166 square feet WORK ORDER NO: 77873 SUMMARY OF PROPOSAL: The applicant is requesting to build 18 Townhomes, on a 41,361 SF lot. The complex will consist of nine buildings of three different designs with a building foot print raging in size from 1,386 SF to 1,537 SF. All three building designs are three stories with a height of 35 feet. Each unit has a garage on the bottom floor. In addition to garage parking there are 21 outside parking spaces for a total of 45 parking stalls. The complex will be accessed off of Talbot Road South via a proposed private road. As proposed this site will have a net density of 19 du/acre. There is an existing single-family residence on site that will be removed. The site does not contain any Critical Areas. The applicant is proposing to keep two trees. A Geotechnical Study was submitted with the application. A water retention system is proposed. 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/Shorelme Use Animals Envircnmentat Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the environment Probable Minor Impacts Probable Major Impacts More Information Necessary Hoasin Aesthetics Light/Glare Recreation utifioes Transportation Public Services Historic/Cultural Preservation Airport Environment 10,006 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 t 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 Fee2 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 26, 2008 APPLICATION NO: LUA08-017, SA -A, ECF DATE CIRCULATED: MARCH 12, 2008 APPLICANT: Yan Lifshaz PLANNER: Vanessa Dolbee PROJECT TITLE: Talbot Road Townhomes PLAN REVIEWER: Arneta Henni ner SITE AREA: 41,361 square feet EXISTING BLDG AREA (gross): 2,033 square feet LOCATION: 4701 Talbot Road S PROPOSED BLDG AREA(gross) 13,166 square feet WORK ORDER NO: 77873 SUMMARY OF PROPOSAL: The applicant is requesting to build 18 Townhomes, on a 41,361 SF lot. The complex will consist of nine buildings of three different designs with a building foot print raging in size from 1,386 SF to 1,537 SF. All three building designs are three stories with a height of 35 feet. Each unit has a garage on the bottom floor. In addition to garage parking there are 21 outside parking spaces for a total of 45 parking stalls. The complex will be accessed off of Talbot Road South via a proposed private road. As proposed this site will have a net density of 19 du/acre. There is an existing single-family residence on site that will be removed. The site does not contain any Critical Areas. The applicant is proposing to keep two trees. A Geotechnical Study was submitted with the application. A water retention system is proposed. 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 LandlShoreline Use Animals Enviroarnenlat Health Fnergyl Natural Resources Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li 17t/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14, 000 Feet 2 �4 B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS We have reviewed his application with pa icular attention to those areas in which we have expertise and ha v identified areas of probable impact or areas where addi na! information is ne d to p operly assess this proposal. Signature of Director or Authorized Representative Date �es NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE: 'Jol 12.2008 LAND USE NUMBER: i_VAOA-017. SA A ECF PROJECT NAME: Toldct Road Tovrhomes PROJECT DESCRIPTION. The aPallcant is-:eq�eshrg lc build 19 Tcwnhumes on a 41.351 EF lot. the complax will consist of nine buildings cf tfree ddfeient designs witr a buildllp loot print ragtag in size Lein 1.385 SF tc t.537 SF All three of designs are three stories will, a height of 35 feet. Each unit has a garage on the hottoct'nor In addition to garage parking there are 2t outside parkins scares Inn a total of 45 parking stalls, Tne complex will he accessed off of Talbot Read Scull, via a proposed private access As proposed [his site Wif have a net density 'af 19 Cl There ks an existing single-family reddened on site that rill ha removed. The site does not contaln any Crlllcd, Areas The appli�al is prop -mg to keep :vo :reef, A. Geo:echniHed cal Study was suLn with the applicaLon. A water retenfion system is prcpused PROJECT LOCATION: 4701 Ta:bol Road S OPTIONAL DETERMINATION OF NON SIGNIFICANCE, MITIGATED IDNS.M): As the Lead Agency, the Die cl Renton has determined that sign —irt onvvormanial impacts a'e unlikely to result Imm the proposed prole-t. Therefore, as permitted under the RCW 43 2 ti the Cdy c, Renton is using the Opticna, DNS-M process to give notice fiat a ONS- M is likely to be issued Cununent pe.rioes for the project and the proposed DNS-M are integrated no. a single comment Period. Them will be no currineid period `ollcwlny the Issuance of the Threshold Determination of Non-Signilicance- Mingalcd IONS-Mj. .A 14-day api l period will vlow the issuance of me DNS-M PERMIT APPLICATION DATE: February 27. 2008 NOTICE OF COMPLETE APPLICATION: Nltl 12 Kea APPLICANTIPROJECT CONTACT PERSON Yan Lifshaz, Y & L Enierpimes LLC; Tel, (425) 443-6129 PermttslRevtew Requested Environmental (SEPA) Review, Administrative Site Plan Review Other Permits which may he required' ❑emdiH,dn and Building Permits Requested Studies: G-Lechea l Report L—Lon where application may he reviewed: Department of Community & Economic Development SCED)- Planning Division, Sixth Floor Renton City Han, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: NIA CONSISTENCY UVERVIEW: ZaningILand Use: I he subject site is deeiJ-v,:l Residemial I Famt:y (RM) on the City of Renton Comprehersive tand Use Map and Residcnhai Multi -Family (RM-F) on the city s Zoning Map. Environmental Doeuments that Evaluate the Proposed Project: Fri ironneatal!SEPA) Checklist proposed Mitigation Measures: The rollowing Millaation Measures wf likely be imposed on the proposed prel 1. 'These recommended Mitigahon Measures address project impacts not covered by exeling codes and regufah'uns as cited abgve. • ; he aop9cew wit+ be regmrej lg pay 61e approoriole Transroorlafian lee • i l;u appficaut will be rcgtnred fo pay the aoQ ePnale FGe,Nlh�l Fee and Toe a..P—n! wi6' be requ:}ee Id pay his epp.mp,nafe Faros Mihyafin:, Fee. Comments on the above application must be submitted in writing to Vanessa Doldee, Associate Planner, DCED -- Current Planning Division, 1055 South Grady Way, Renton, WA 99057, by 5:00 PM on March 28, 21 II you have quest ns shout this proposal. o :isl- to be made a parry of record and receive addil notiflcabun by mail. contact he Project Manager Anyone who -LlcrE written comments will aurorraScally become a pally of recod and will be notified of any decision or this project. CONTACT PERSON: Vanessa Dolti Associate Planner; Tel: (425) 430-7314; III vdolbeegei.renton.wa.Us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE WENTFFICATION T N peveioprnent Regukations� �.. ....m Used For Project Mitigation, The project will be sub;ect to the City's SEPA ordinance, RMC 4-2-110 If you would like to be made a party of record to receive further information o,i (his proposed project, cornplete Residemial Mull, Famty Pevelclurl Standards RMC 4-9-37G SEPA Review this form and return to, City of Renton, CED - Planning Division, 1 C55 Sc Grady Way, Renton, WA 5S057. Slteards, RMC 4-9-2OOG Site Development Plan Procedures, and other NarrlelFile No: Talbot Road Townhomes/WA08-017, SA A. ECF applicable codes and regula!iuns as appmprlate. Ni MAILING ADDRESS: TELEPHONE NO.: CFRTIFICATION k" �j _hereby certify that copies of the above document ��»�����i11 were posted by me in _ conspicuous places or nearby the described property on �.�`,",� FY 1It, .4 y�j�r DATE: SIGNED: ATTEST: Subscribed and swam before me, a Notary Public, in and for the State of Washington residing in _= �tC C on the I.�J day of NO ARY BL SIGNA :11141tWAI���`� A CITY OF RENTON DCED DIVISION - CURRENT PLANNING DEPARTMENT AFFIDAVIT OF SERVICE BY MAILING On the 12th day of March, 2008, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, Site Plan PMT documents. This information was sent to: Name Representing Agencies See Attached Surrounding Property Owners (NOA only) See Attached Yan Lifshaz, Y & L Enterprises LLC Owner/Applicant/Contact (Signature of Sender)_ STATE OF WASHINGTON } } 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: 3 I13 ) Oij Notary (Print): My appointment expires: Project Name: 1 Talbot Road Townhomes Project Number: LUA08-017, SA -A, ECF template - affidavit Df service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of 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 — 172" d Avenue SE Olympia, bVA 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 Kifig Area Dev. Serv.. MS-240 Seattle, WA 98106-1514 39015 1 72" 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 Olympia, WA 98504-8343 —� Boyd Powers ` Depart. of Natural Resources PO Box 47015 OI mpia_, VVA 98504-7015 _ KC Bev & Erivirorirnental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Cakesciale Ave. SVV Director of Community Development Acting Community Bev. Director Renton, WA 98055-1219 13020 SE 72a 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 Examine- 3190 160" 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, PMTs, and the notice of application. k terrmplate - affidavit of service by malling r ABELES JILL L 409 S 47TH ST RENTON WA 98055 ANDERSON JAMES T & MINSHULL CAROL A 402 S 47TH ST #D RENTON WA 98055 BENNETT DARLA D 4612 MORRIS AVE S RENTON WA 98055 BUSH CHRISTINER 425 S 46TH PL UNIT #D RENTON WA 98055-6381 CAVIT STEPHEN T+ELAINE D 500 S 46TH PL RENTON WA 98055 CHRISTENSON VIRGIL C JR 507 S 47TH ST RENTON WA 98055 CORDERO CAMERON+JOANNE 405 S 47TH ST UNIT 405 RENTON WA 98055 DELGADO MARCUS 520 S 46TH PL RENTON WA 98055 DOLAN ANDREW P 402 S 47TH ST UNIT B RENTON, WA 98055 ABENOJAR JUANITA 400 S 46TH PL UNIT H RENTON WA 98055 ANDERSON STEVEN J & MCCOMBS T 506 S 47TH ST RENTON WA 98055 BUENAFE ROBEECHELLE MARIA L 420 S 46TH PL #D RENTON WA 98055 CARLSON NOAH C 4616 MORRIS AVF S RENTON WA 98055 CHIN DIANE W 402 S 47TH ST #1 RENTON WA 98055 CONDRON CONSTRUCTION INC 13723 N RUSTIC LN SPOKANE WA 99208 DANIEL YOLAND C 425 S 46TH PL #B RENTON WA 98055 DELROSARIO MILANIE F+LIBERT 4700 S 47TH ST #401 RENTON WA 98055 DUZELL ALAN R+PHYLLIS ALLIS 509 S 46TH PL RENTON WA 98055 ADAMS FLIZABETH A 400 S 46TH PL UNIT A RENTON WA 98055 BARKER KEVIN+BILLIE LOU 4620 MORRIS AVE S RENTON WA 98055 BULLOCK DENNIS L 501 S 46TH PL #501 RENTON WA 98055 CARPENTER VICTORIA 421 S 47TH ST #421 RENTON WA 98055 CHONG KANG+OLSEN SONJA LEE 508 S 46TH PL RENTON WA 98055 COPELAND PHILIP 4608 MORRIS AVE S RENTON WA 98055 DANIELS RICHARD L+ALICE F 4702 MORRIS AVE S RENTON WA 98055 DOERFLINGER TIMOTHY J 505 S 46TH PL RENTON WA 98055 FELLER RENDA S 4635 MORRIS AVE S #H RENTON WA 98055 FRAZIER STACY FRENCH PAUL D GATES KEIKO E 475 S 46TH PL UNIT #G 512 S 46TH PL 425 S 46TH PL #1 RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 GILLISSE ADA E HAIGHT ARLENE HALL BABARA J 420 S 46TH PL #A 519 S 47TH ST #519 4635 MORRIS AVE S #B RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 HARRIS RHONDA Y HARSHBARGER DORIS A HASAN SYED K+SHAZIA 417 S 47TH ST #417 402 S 47TH ST #E 425 S 46TH PL #F RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 HIGGINS THOMAS P JENSEN GAVIN B+HOLLY K JOHNSON ELEANOR L 4615 MORRIS AVE S 516 S 46TH PL #516 4714 MORRIS AVE S RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 KELLOGG LISA A KELLY THOMAS JAY+LORRAINE G KUEHNLENZ HEIDI L 402 S 47TH ST # A 4628 MORRIS AVE S 413 S 47TH ST #413 RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 LARSON GREGORY+CHARISSE L LEMOINE ROBERT LU TINH K 4640 MORRIS AVE S 420 S 46TH PL #F 5146 W DEVON AVE RENTON WA 98055 RENTON WA 98055 CHICAGO IL 60646 LUM JOCELYN C MAHONEY SHARYN L MARTINEZ MONTE M JR 420 S 46TH PL #G 523 S 47TH ST 4619 MORRIS AVE S RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 MASCIS AMY M MAY JENELLE V MCGLASSON WILLIAM E 420 S 46TH PL #H 4635 MORRIS AVE S #E 503 S 47TH ST #11-F RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 MCKINNEY FRED R MCLAIN JAMES RONALD MCMILLIN JEAN A 402 S 47TH ST G 531 S 47TH ST 402 S 47TH ST #H RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 MEIXNER RACHELLE MEYER KRISTI L+SUTTON GLEN L MILLER MICHELLE 4635 MORRIS AVE S APT A 4632 MORRIS AVE S #4632 9207 39TH AVE S RENTON WA 98055 RENTON WA 98055 SEATTLE WA 98118 MILOVIC ZORAN MOLEN PATRICIA L MORIYASU SHARON A 511 S 47TH ST 4710 MORRIS AVE S 420 S 46TH PL #1 RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 NIEVA JAVIER NUDO ROY S OBOCZKY VICTORIA L 4604 MORRIS AVE S 504 S 46TH PL 4644 MORRIS AVE S RENTON WA 98055 RENTON WA 98055 RENTON WA 98055 OSBORN NANCY G 4635 MORRIS AVE S #F RENTON WA 98055 PICKART TERRY M, KATHLEEN A 2846 SW 111TH PL SEATTLE WA 98146 RIGTERINK DAVID+TAMI 4635 MORRIS AVE S #C RENTON WA 98055 SCHAFER ANN 513 S 46TH LN SEATTLE WA 98055 SOSNOWSKI PAWEL J 400 S 46TH PL RENTON WA 98055 TRAN TARA O 4825 RAINIER AVE S SEATTLE WA 98118 WILEY THELMA L 425 S 46TH PL #A RENTON WA 98055 WONG MAY P 502 S 47TH ST RENTON WA 98055 OSTERMAN ERIC F+MARGARET SOSTERMAN ERIC F 4600 MORRIS AVE S RENTON WA 98055 PORTER REBECCA E 425 S 46TH PL C RENTON WA 98055 RUIKOWSKI JENNIFER 515 S 47TH ST 4515 RENTON WA 98055 SHARPE NANCY A 400 S 46TH PL #B RENTON WA 98055 SWAMINATHAN GANDHINATH + ANURADHA SRINIVASAR 4706 S MORRIS AVE RENTON WA 98055 WAHL MICKEY 402-C S 47TH ST RENTON WA 98055 WILKINS ELIZABETH L 420 S 46TH PL #B RENTON WA 98055 WROLSTAD CAROLE L 425 S 46TH PL #E RENTON WA 98055 PAULSON WILBUR G 510 S 47TH ST RENTON WA 98055 PRASAI BASHU+KARUNA P 4635 MORRIS AVE S #G RENTON WA 98055 SANCHEZ-ISLAS CESAR+KELSIE 420 S 46TH PL #E RENTON WA 98055 SONG RESIDENCE 1611 164TH PL NE BELLEVUE WA 98008 TEMPLE PHILLIP+AZALIA 402 S 47TH ST #F RENTON WA 98055 WARD HEIDI MARIE+MITROVICH SCOTT A 400 S 46TH PL UNIT #C RENTON WA 98058-6385 WILLIAMS SANDRA L 4635 MORRIS AVE S 41 RENTON WA 98055 WU RUTH 401 47TH ST #420C RENTON WA 98055 YEMER HAYAT YUEN MAY M ZHOU Ll 527 S 47TH ST 1606 DAYTON AVE NE 4624 MORRIS AVE S RENTON WA 98055 RENTON WA 98056 RENTON WA 98055 KABILI & CC HOLLAND HOLDINGS 11 1035 PEARL ST STE#400 111 MAIN ST #750 BOULDER CO 80302 VANCOUVER WA 98660 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) 137119:1 LAND USE NUMBER: PROJECT NAME: March 12. 2008 LUA08-017, SA -A. ECF Talbot Road Townhomes PROJECT DESCRIPTION: The applicant is requesting to build 18 Townhomes, on a 41,361 SF lot The complex will consist of nine buildings of three different designs with a building foot print raging in size from 1,386 SF to 1,537 SF. All three building designs are three stories with a height of 35 feet. Each unit has a garage on the bottom floor. In addition to garage parking there are 21 outside parking spaces for a total of 45 parking stalls. The complex will be accessed off of Talbot Road South via a proposed private access. As proposed this site will have a net density of 19 du/acre. There is an existing single-family residence on site that will be removed. The site does not contain any Critical Areas. The applicant is proposing to keep two trees. A Geetechnical Study was submitted with the application A water retention system is proposed. PROJECT LOCATION: 4701 Talbot Road S OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M); As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project Therefore as permitted under the RCW 43.21C.110, the City of Renton is using the Optional Di 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: February 27, 2008 NOTICE OF COMPLETE APPLICATION: March 12, 2008 APPLICANTIPROJECT CONTACT PERSON: Yan Lifsli Y & L Enterpirses li Tel: (425) 443-6129 Permits/Review Requested: Environmental (SEPA) Review, Administrative Site Plan Review Other Permits which may be required: Demolition and Building Permits Requested Studies: Geotechnical Report Location where application may be reviewed: Department of Community & Economic Development (CED) — Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: N!A CONSISTENCY OVERVIEW: ZoninglLand Use: The subject site is designated Residential Multi -Family (RM) on the City of Renton Comprehensive Land Use Map and Resider iai Multi -Family (RM-F) 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, RMC 4-2-110 Residential Multi -Family Development Standards, RMC 4-9-070 SFPA Review Standards, RMC 4-9-20OG Site Development Plan Procedures, and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will Wely 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 witf be required to pay the appropriate Transportation Mitigation Fee, • The applicant will be required to pay the appropriate Fire Mitigation Fee; and • The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted in writing to Vanessa Dol Associate Planner, DCED — Current Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on March 26, 2008. If you have questions about this proposal, or wish to be made a parry of record and receive additional notification by mail, contact the Project Manager Anyone who submits written comments wilt automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Vanessa Dolbee, Associate Planner; Tel: (425) 430-7314; Ill vdolbee@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, CEO — Planning Division. 1055 So. Grady Way, Renton, VVA 98057, Name/File No. Talbot Road Town home slLUA08-017, SA -A, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: f100� y CITY ]F RENTON `� �- lDenis ' Law, Mayor March 12, 2008 Yan Lifshaz Y & L Enterprises LLC PO Box 5757 Bellevue, WA 98006 Subject: Talbot Road Townhomes LUA08-017, SA -A, ECF Dcar Mr. Lifshar: Department of Community and Economic Development Alex Pietsch, Administrator The 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. Additionally, it has been tentatively scheduled for consideration by the Environmental Review Committee (ERC) on April 7, 2008. Although, during our review, staff has determined that additional information is necessary in order to proceed further. Please provide the following materials so that we may continue the review of the submitted application: I ) A Conceptual Landscaping Plan; please provide rive (5) copies of a fully dimensioned plan and one (1) copy of the plan in a photographic reduction of 8'/2 x 11 size. This plan Shall be prepared by a landscape architect registered in the State of Washington, a certified nurseryman, or other similarly qualified professional, drawn at the same scale as the project site plan (or other scale approved by the Reviewing Official), clearly indicating the following: a. Date, graphic scale, and north arrow. b. Location of proposed buildings, parking areas, access and existing buildings to remain. c. 'Names and locations of abutting streets and public improvements, including easements. d. Existing and proposed contours at five-foot (5') intervals or less. 1055 South Grady Way - Renton, Washington 98057 0 This papercontainsSO%recycled matedal.30% post consumer RENTaN AHEAD OF THE CURVE. Talbot Road Townhomes LUA08-017, SA -A, ECF Page 2 of 2 e. Location, size, and purpose of planting areas, including those required in RMC 4-4-070, Landscaping. f. Location and height for proposed berming. g. Location and elevations for any proposed landscape -related structures such as arbors, gazebos, Fencing, etc. h. Location, size, spacing, and names of existing and proposed shrubs, trees, ground covers, and decorative rockery or like landscape improvements in relationship to proposed and existing utilities. i. The location, size, and species of all protected trees on site_ Protected trees shall have the approximate drip line shown (see RMC 4-4-1303 Tree Retention and Land Clearing Regulations). (Ord. 5100, 11-1- 2004; Ord. 5304, 3-17-2007) 2) A detail drawing of the "sidewalk & porch area" attached to proposed building type 2 Located within the 13' side setback on the north and south sides of the property. Prior to that review, you will be notified if any other additional information is required to continue processing your application. Please contact one at (425) 430-7314 if you have any questions. Sincerely, Vanessa Dolbee Associate Planner Y CITY OF RENTON ..0 + "R_ Denis Law, Mayor u March 12, 2008 Michael Fortson Department of Transportation Renton School District 1220 N 4"' Street Renton, WA 98055 Stibject: Talbot Road Townhomes LUA08-017, SA -A, ECF Department of Community and Economic Development Alex Pietsch, Administrator The City of Renton's Department of Community and Economic Development (DCED) has received an application for a multi -family town -home development located at 4701 Talbot Road S. Please see the enclosed Notice of Application for further details. In order to process this application, DCED 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 bclo%v and return this letter to my attention, City of Renton, DCED, 1055 South Grady Way, Renton, Washington 98057 by March 26, 2008, Elementary School: t."MU, Middle School: High School: Will the schools you have indicated be able to handle the fact 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) 430-7314, Sincerely, Vanessa Dolbee Associate Planner Encl. 1055 South Grady Way - Renton, Washington 98057 0 1 his paper contains 50% recycled matena1, 30% past consumer RENTON AHEAD 017 TI1F: CL:RVI•. .-s Ot( City of Renton �EV , LAND USE PERMIT EFeaz�� MASTER APPLICATION pE�E�VEO PROPERTY OWNER(S) NAME: Y,� f, r �p, ` e L LL_ [, � l/v r, s 5 ADDRESS: P. 0, Lox CITY: 8-e I/o_ vu e- ZIP: ybooL TELEPHONE NUMBER: N } } �r 3- 61 z� APPLICANT (if other than owner) NAME: Yon Ljj�A_F, COMPANY (h applicable): ADDRESS: CITY: i� e, I I ZIP: (?9006 TELEPHONE NUMBER rZj !� U3 - % 1 2-q CONTACT PERSON NAME: yiq li L I k �,� h:�?- COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER AND E-MAIL ADDRESS: N ZS)' `{3 --612-9 PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: TPlbo-t I�aad Tw,4 homp_s PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 701 —to Igo` KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): �?s 12- 3 0 -;- r(o go EXISTING LAND USE(S): � F I� PROPOSED LAND USE(S): TO om e_� EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: P,M , PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): )q EXISTING ZONING: F PROPOSED ZONING (if applicable):�s SITE AREA (in square feet): 3 ,� >I SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: /V1A SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (it applicable): NUMBER OF PROPOSED LOTS (it applicable): :� NUMBER OF NEW DWELLING UNITS (it applicable): �..g Q: weUlpwldevservlforms/pLtnuiagjmasterapp.dm 07/29/05 r PR%,JECT INFORMA NUMBER OF EXISTING DWELLINGUNITS(if applicable): I � � AL"4,(,,j tl.(. SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 13 + SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable),- NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): TIDN (continued PROJECT VALUE: 5 4w 0�0 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE Cl AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA sq, ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq, ft. Ll SHORELINE STREAMS AND LAKES sq, ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal description on separate sheet with the following Information included SITUATE IN THE L L4 QUARTER OF SECTION _�L, TOWNSHIP. Z3, RANGE�!NTHE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. MD0 3. 2. wiz I 4. Staff will calculate applicable fees and. postage: $ a� AFFIDAVIT OF OWNERSHIP 1, (Print NameYs) ` a �j , declare that I am (please check one) ^ the current owner of the property involved in this application or a authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information therewith are In all respects true and oorrect to the best of my knowl artd belief. �]1 I certify that l know or have satisfactory evidence that V.1l"� rr t W S ci signed this instrument and acknowledged it to be hisfierltheir 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 (?� +`^ C5 F ! My appointment expires: 3 (� �z V Q weblpwldevservlfomis/planniug/masterapp.doc 2 07/29/05 A Manager -Managed Limited Liability Company THIS LIMITED LIABIIfTY CQMPANY AGREEMENT (the Agreement) is made and entered into this t�l day of. _ 2007 by and among: Gregory Yelkin, Yan Lifshaz, Boris Lifshaz These individuals shall be known as and referred to as "Members" and individually as a "Member." As of this date the Members, through their agent, Yan Lifshaz, have formed the Y&L Enterprises Limited Liability Company named above under the laws of the State of Washington. Accordingly, in consideration of the conditions contained herein, they agree as follows: ARTICLE I Company Formation and Registered Agent 1.1 FORMATION. The Members hereby form a Limited Liability Company ("Company') subject to the provisions of the Limited Liability Company Act as currently in effect as of this date. A Certificate of Formation shall be filed with the Secretary of State. 12 NAME. The name of the Company shall be: Y&L Enterprises, L.L.C. 1.3 REGISTERED OFFICE. The location of the registered office of the Company shall be: P.O. Box 5757 Bellevue WA 98006. 1.4 REGISTERED AGENT Yan Lifshaz is the Company's initial registered agent in the state of Washington 1.5 TERM. The term of the company commences on ... and shall continue perpetually unless sooner terminated as provided in this Agreement. 1.6 BUSINESS PURPOSE. The purpose of the Company is to engage in any lawful act or activity for which a Limited Liability Company may be formed under the Limited Liability statutes of the State of Washington. 1.7 PRINCIPAL PLACE OF BUSINESS. The location of the principal place of business of the Company shall be: Bellevue, WA, 98006 Or at such other place as the Managers from time to time select. 1.8 THE MEMBERS. The name and place of residence of each member are contained in Exhibit 2 attached to this Agreement. 1.9 ADMISSION OFADDITIONAL MEMBERS. Except as otherwise expressly provided in the Agreement, no additional members may be admitted to the Company through issuance by the company of a new interest in the Company without the prior unanimous written consent of the Members_ ARTICLE 2 Capital Contributions 2.1 INITIAL CONTRIBUTIONS. The Members initially shall contribute to the Company capital as described in Exhibit 3 attached to this Agreement. The agreed value of such property and cash is $ 2000. LEGAL DESCRIPTION: THE EAST 300 FEET OF THE NORTH HALF OF THE NORTH HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, EXCEPT THAT PORTION THEREOF LYING WITHIN TALBOT ROAD SOUTH AS RESERVED BY DEED RECORDED UNDER KIND COUNTY RECORDING NO. 5554497, AND EXCEPT THAT PORTION THEREOF, IF ANY, LYING NORTH, SOUTH AND WEST OF THE FOLLOWING LINE DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WEST RIGHT-OF-WAY MARGIN OF TALBOT ROAD (COUNTY ROAD 80) AND THE EAST -WEST CENTERLINE OF SECTION 31, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., SAID POINT BEING NORTH 89000'38" WEST 54.86 FEET FROM THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTON, THENCE NORTH 89"00'38" WEST ALONG SAID EAST -WEST SECTION CENTERLINE 247.92 FEET TO THE WEST LINE OF THE EAST 300 FEET OF SAID NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, THENCE SOUTH 00058'58" WEST ALONG SAID WEST LINE, 166.26 FEET TO THE SOUTH LINE OF THE NORTH HALF OF THE NORTH HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION. THENCE SOUTH 88°58'31" EAST ALONG SAID SOUTH LINE 249.30 FEET TO THE WESTERLY RIGHT -OF WAY MARGIN OF SAID TALBOT ROAD AND THE TERMINUS OF THE HEREIN DESCRIBED LINE, SAID UNE BEING THE SAME AS DESCRIBED IN INSTRUMENT RECORDED UNDER RECORDING NO. 8406050009, SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. N, DEVELOPMEArr P CrTy OF p NT61VrVING 11 FEB 2 T 2008 Pre -application meeting for the RECEIVE, �- Kahn Townhouses 4701 Talbot Road S '12�-' 0_ � r PRE06-110 City of Renton Development Services Division September 28, 2006 F Q� - 1�7 1 0&-0+9 WYWA04V L or Clv�-,v T bio evH,I��7�Rat 1 y25 -- ZS6 -066� Contact information Planner: Elizabeth Higgins, AICP, (425) 430-7382 Public Works Plan Reviewer: Arneta Henninger, (425) 430-7298 Fire Prevention Reviewer: Cory Thomas (425) 430-7024 Building Department Reviewer: Craig Burnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before making all of the required copies. The pre -application meeting is informal and non -binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). t September 8, 2006 City of Renton Development Services Division c/o Laureen Nicolay 1055 South Grady Way Renton, WA 98055 Murray Andrew Kahn 2291 NE 60t' Street Seattle, WA 98115 Re: Plat of Parcel #3123059090, "Kahn Plat" Attn: Laureen Nicolay, I would like to schedule a pre -application meeting for the above indicated property located in the city of Renton. The project involves subdividing the existing lot with one, single-family home into 20 townhome parcels as described into the following documents and sketches. I have attached a Thomas Brothers Vicinity Map, an Assessor's Parcel Map, an Existing Topography Map (from the King County Website), a Preliminary Site PIan and a Preliminary Site Elevation Plan. Specifically, please have the city address the following questions/issues during our meeting: • Sensitive Slopes: This site has been in for pre -application previously and one of the city's comments indicated the city showed "sensitive" slopes on the parcel's eastern border. After a careful site inspection this does not seem apparent; can you clarify this concern. • Water: The city has indicated that if fire flow demand exceeds 2,500 gpm, the site is required to install a looped water main. Preliminary comments from the city indicate the site will have a 2,700 gpm fire flow. What type of construction can reduce the resulting fire flow requirement? What changes in the site plan and/or construction design can be made to avoid the need to loop the water main? Can our project use one PRV to step down the entire onsite system or do we need one PRV at each building? • Lighting: Previous city comments indicate that this project would be required to install street lighting. Can the city please estimate how many or what type of street lighting would be reasonable for this site's frontage? • Policy LU-190: Open Space: Does the attached Preliminary Site Plan appear to satisfy code requirements for "common open or green space in sufficient amount to be useful"? Will this project be required to offer any further community open space? • Stormwater: I understand the city uses the 1998 manual; however, can Public Works expand on what types of "green" storm water management measures are approved for use? Has the city accepted pervious pavement? Does this city accept underground valuts? Is there a public storm system with capacity that can be connected to? • Frontage Improvements: It appears that Talbot has already been improved, is the city aware of any street improvements that may be required? • Late Comex Fees: Are there any Late Comer Agrements with outstanding fees that may be assessed against this site? • Traffic: Will this site be required to complete a traffic study? Is Talbot or any other roads that provide access to this site experiencing traffic issues or constraints that would require upgrades or improvements? • Significant Trees: The site has 6 -10 mature conifers; will these be regulated in any way during the development process? • Rockeries: It is likely that this site will require some rockeries or retaining walls. What is the maximum height that can be built without a structural review? Thank you in advance for the city's feedback. Sincerely, Murray Kahn 206-227-4352 !y CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: September 28, 2006 TO: Pre -Application File No. PRE06-110 FROM: EIizabeth Higgins, Senior Planner, (425) 430-7382 SUBJECT: Kahn Townhouses, 4701 Talbot Road S General: We have completed a preliminary review of the above -referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Planning(Building/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall and are available on the City of Renton website (www.renton.ci.wa.us). Project Proposal: The subject property is located on the west side of Talbot Road S, south of S. 45`h Pl. The proposal is to subdivide the parcel and develop 20 townhouse residential units. The units would be grouped into 3 structures with 2 buildings having 6 units each and 1 building having 8 units. Each unit would have a two -car garage under the unit and there would be 5 guest parking stalls. For a discussion on subdivision of land in this zone, see "Lot Width and Depth" below). Current Use: The property, totaling approximately 44,866 square feet (1.03 acres) currently has a single-family house that would be removed prior to site development. Comprehensive Plan Land Use Designation: The property is located within the Residential Multi -family Comprehensive Plan land use designation (see below for consistency analysis). Zoning: The property is located in the Residential Multi -family (RM-F) zone. In the RM-F zone, attached dwellings are a permitted use, provided they meet the development standards of the zone. The properties abutting on the north, west, and south are also zoned Residential Multi -family. To the east, across Talbot Road from the property, the property is zoned Residential 14. Kahn Townhouses Preapplieation ivieeting September 28, 2006 Page 2 of 6 Development Standards: RMC 4-2-11 OF, "Development Standards for Residential Zoning Designations" apply to new development on the site. A copy of the development standards will be provided to the applicant at the pre -application meeting. o-P Density: The allowable housing density range in the done is 10 to 20 dwelling units per net acre (du/a). In order to calculate the net density, areas identified as "critical" by City of Renton standards, areas to be dedicated for public rights -of -way, and private access easements must be deducted from the gross area of the property. There are no known critical areas, public right-of-way dedications, or private access easements for this project; therefore the net site area is 1.03 acres. A project of 20 townhouses would have a net density of 19.42, which is within the allowable density range. Lot size: The proposed townhouse development narrative indicates that the property will be subdivided into individual lots. There is no minimum lot size in the RM-F zone. Lot width and depth: There is a minimum lot width in the RM-F zone of 50 feet. The minimum depth is 65 feet. These requirements would preclude the ability of the proponent to subdivide the property. The project can be developed with condominium -type ownership (individual ownership of units and joint ownership of the land), thereby avoiding the necessity of land subdivision. Setbacks — Setbacks are the distance between the building and the property line. Setbacks are different for the front, side, and rear yards. The portion of the property fronting on Talbot Road S would be considered the front. The front yard setback is a minimum of 20 feet. The minimum required side yard setback in the RM zones is based on the lot width and building height. In the RM-F zone, for this lot at an averaged width of 166.43 feet, the side yard setbacks would be 12 feet each side. There would be an additional 1 foot required on each side for each story above 2. Since the height of the buildings was not disclosed in the proposed project narrative the setback for this project cannot be determined at this time. The minimum required rear yard setback is 15 feet. The proposed plan appears to meet, or be able to meet, the setback requirements for the RM-F zone. Building height — The maximum building height in the RM-F zone is 35 feet and 3 stories, with potential bonus heights allowed up to 45 feet through the site plan review Process. If additional height is required, compatibility with surrounding residential uses must be demonstrated through site plan review. Site Design: The maximum coverage of the site by buildings in the RM-F zone is 35 percent. This amount may be increased to 45 percent by the Hearing Examiner Site Plan Review process. The maximum impervious surface allowed in the RM-F zone is 75 percent. The applicant should note that although the conceptual drawing provided was drawn at a scale of 1 inch = 30 feet and the setbacks were correct, the drawing was not dimensioned correctly (143' x 210') and is considerably larger (166' x 270') than shown. 06-110 Kahn Townhomes (RM-F, 20 townhomes).do6 Kahn Townhouses Prcapphcatio„ meeting September 28, 20M Page 3 of 6 Refuse and Recycling Areas: Refuse and recycling areas must be sized adequately, located appropriately, accessible to the refuse service entity, and screened (RMC 4-4-090). Landscaping: The development standards require that all pervious areas be landscaped. All landscape areas are to include an underground irrigation system. For condominium ownership development, a separate water meter is recommended so that cost of irrigation can be, with landscape maintenance, assigned to the Condominium Owners' Association. The applicant should refer to landscape regulations (RMC 4-4-070) for general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D, must be submitted at the time of application for Site Plan Review. The City of Renton has a tree retention program that requires protection of existing trees to the greatest extent possible on potential development sites. A tree inventory is a requirement of the submittal for site plan review. The landscape plan should indicate trees to remain and those to be removed. The tree retention plan must show preservation of at least 25 percent of significant trees (those with a minimum diameter of 8" inches for evergreen trees and 12 inches for deciduous trees when measured four feet above grade), and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The following species are exempted from the retention requirements outside of critical areas: • All Populus species including cottonwood (Populus trichocarpa), quaking aspen (Populus tremuloides), lombardy poplar (Populus nigra "Italica'), etc. • All Alnus species which includes red alder (Alnus oregona), black alder (Alms glutinosa), white alder (Alnus rhombifolia), etc. • Salix species which includes weeping willow (Salix babylonica), etc., unless along a stream bank and away from paved areas. • All Platanus species which include London plane tree (Platans acerifolia), American sycamore, buttonwood (Platanus occidentalis), etc. If protected trees cannot be retained, the replacement ratio is 1:1. Replacement trees must be a minimum 2 inches in caliper at 4.5 feet above grade. Access and Parking: The proposed plan proposes access from Talbot Road S. Alignment of the access road with a private road across Talbot Road (Talbot Park Condominiums, see aerial map included with this report) would be preferred for public safety reasons. The parking requirement for the RM-F zone is 2 spaces per unit, if tandem parking is not provided. The required amount of parking is 2.5 spaces per dwelling unit for tandem parking. The conceptual plan submitted for the preapplication review indicates in the site data that 40 spaces (2 per unit) would be provided, but the sketch plan appears to only indicate (by dimensioned width and depth of parking area) one per unit within under -building garages. The applicant should refer to RMC 4-4-080F8d for stall size requirements. 06-110 Kahn Townhomes (Riot-F, 20 townhomes).doc1 Kaht. Townhouses Preapplicat eeting September 28, 2006 Page 4 of 6 Environmental Review: The proposed project is not exempt from Washington State Environmental Policy Act (SEPA) review due to the number of proposed units. Therefore, an environmental checklist is a submittal requirement. An environmental detennination would be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Critical Areas: The site may have slopes of 15 to 25 percent along the east property line abutting Talbot Road and the southwest corner of the property. An existing conditions survey is required as part of the site plan submittal, so this condition would be revealed at that time. No other critical areas are known to be on or in the vicinity of the property. Site Plan Review: Projects that are subject to SEPA review, located within the Residential Multi -family zone are subject to Site Plan Review. Based on project size, the review and approval would be administrative, with no public hearing required. The submittal requirements and criteria for the Administrative Site Plan review are included in the preapplication package provided at the preapplication meeting. Encroachments and Easements: An aerial photograph indicates abutting structures possibly on or over the west property boundary. If there are any encroachment issues with neighboring lots, we recommend that the applicant address these prior to commencing to develop the property. A property survey, which is required with the land use master application submittal, should indicate such encroachments. Permit Requirements: In addition to Site Plan Approval and Environmental Review, a Construction Permit and Building permit will be required for the project. Please contact the main counter of the Development Services Division at (425) 430-7200 for building permit information including fees. Fees: Impact fees and fees for building and utility construction permits would be charged. The following mitigation fees would be required prior to utility construction permit issuance or building permit issuance: • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project. • A fire mitigation fee of $388.00 per new unit (multi -family) • A park and recreation fee of $354.51 per new unit (multi -family) • A Water System Development Charge (SDC) of $1525.00 per unit. • A Sewer System Development Charge (SDC) of $900.00 per unit. • A Surface Water Development Charge (SDC) of $715.00 per unit. Please see the comments from the Fire Prevention plans reviewer and Public Works plans reviewer for a breakdown of the fees. A handout listing all of the City's Development related fees is also attached for reference. 06-1 10 Kahn Townhonws (R-M-F, 20 townhonies).&6 Kahn Townhouses Preal ion meeting September 28, 2006 Page 5 of 6 Consistency with the Comprehensive Plan: The existing development is located within the Residential Multi -Family (RM-F) Comprehensive Plan Land Use designation. The following policies are applicable to the proposal: Objective LU-JJ: Encourage the development of infill parcels with quality projects in existing multi -family districts. Policy LU-185. Development density in the Residential Multi -family designation should be within a range of ten (10) dwelling units per acre as a minimum to twenty (20) dwelling units per acre as a maximum. Objective LU-KK: Due to increased impacts to privacy and personal living space inherent in higher density living environments, new development should be designed to create a high quality living environment. Policy LU-186. New stacked flat and townhouse development in Residential Multi -family designations should be compatible in size, scale, bulk, use, and design with existing multi- family developments in the vicinity. Policy LU-189. Support project design that incorporates the following, or similar elements, in architectural design: 1) Variation of facades on all sides of structures visible from the street with vertical and horizontal modulation or articulation; 2) Angular roof lines on multiple planes and with roof edge articulation such as modulated cornices; 3) Private entries from the public sidewalk fronting the building for ground floor units; 4) Ground floor units elevated from sidewalk level; 5) Upper -level access interior to the building; 6) Balconies that serve as functional open space for individual units; and 7) Common entryways with canopy or similar feature. Policy LU-190. Support project site planning that incorporates the following, or similar elements, in order to meet the intent of the objective: 1) Buildings oriented toward public streets, 2) Private open space for ground -related units, 3) Common open or green space in sufficient amounts to be useful, 4) Preferably underground parking or structured parking located under the residential building, 5) Surface parking, if necessary, to be located to the side or rear of the residential building(s), 6) Landscaping of all pervious areas of the property, and 06-110 Kahn Townhomes(RM-F,20 townhomes).doc1 Kahn Townhouses Preappticati [ecting September 28, 2006 Page 6 of 6 7) Landscaping, consisting of groundcover and street trees (at a minimum), of all setbacks and rights -of way abutting the property. Policy LU-191. Residential Multi -family projects in the RM-F zone should have a maximum site coverage by buildings of thirty-five (35) percent, or forty-five (45) percent if greater coverage can be demonstrated to be both mitigated on site with amenities and compatible with existing buildings on abutting and adjacent lots. Policy LU-192. Residential Multi -family projects should have maximum site coverage by impervious materials of seventy-five (75) percent. In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application item for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning 06-1 10 ]Cahn Townhomes (RM-F, 20 townhomes).&O CITY OF RENTON MEMORANDUM DATE: September 28, 2006 TO: Elizabeth Higgins FROM: Arneta Henninger X7298 ; SUBJECT: KAHN PLAT PREAPPLICATION 4701 TALBOT RD S PRE 06-110 NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. i have reviewed the application for a proposed 20 Townhomes located in Section 31, Twp. 23N, Rng. 5 E and have the following comments: WATER: • The site is not located in the Aquifer Protection ,Zone. • The proposed development is within the City of Renton' s water service area. There is an existing 12-inch water train along Talbot Road South, that can deliver 2800 gpm (refer to City project plan no. W-0759). The static pressure at the street level in Talbot Road South is about 85 psi. Domestic meters that exceed 75 psi are required to install pressure reducing valves. • Per the City of Renton Fire Marshal the preliminary fire flow is 2750 gpm and the building must be equipped with fire sprinklers required. • City Code requires the installation of a looped water main around the buildings or complex of buildings when the fire flow demand exceeds 2,500 gpm. Water main improvements within the development will be required to provide the required fire flow demand and for domestic water service for this project. The improvements will include but not be limited to the following: j Kahn Tnwnhomest PrMpplication • A looped water main extension (minimum 8-inch) around the buildings. The new water main shall connect to the existing 12-inch water line at Talbot Road South. A 15-foot wide utility easement along the new water main will also be required. • Instead of a looped line around the buildings the City Water Utility may allow the new line to be connected to an existing 8-inch water line located in the property adjacent to the west, known as "Gateway Apartments", subject to the acquisition of necessary easement (minimum 15-foot wide) for the water line across the apartments property. Fire hydrants, fire sprinkler stubs with backflow prevention devices. The Fire Marshall determined that three (3) hydrants are required for this project. The location of hydrants will be determined during the review of the project development plans. One fire hydrant will be required for each 1,000 gpm of fire flow demand. A primary hydrant shall be within 150 feet of the structures and two secondary hydrants within 300 feet. A separate domestic water meter will be required for each dwelling unit. Installation of domestic water meter and landscape irrigation meters. A pressure reduce valve is required for the domestic meter since the water pressure is above 75 psi. A backflow prevention device is also required for the domestic water meter if the building height exceeds 30 feet. • This site is located in the Valley Medical Water Special Assessment District, SAD 8406. This fee is calculated on the fireflow. • System Development Charges are $1174.00 per dwelling unit. The Development Charges are collected as part of the construction permit. SANITARY SEWER: • There is an existing 8" sewer main stubbed along the westerly property line. • At a minimum a sewer main extension (along with a 15-foot easement) and installation of a manhole will be required. Side sewers shall be at a minimum 2% slope. Existing septic systems shall be abandoned in accordance with King County Health Department. • System Development Charges are $610.00 per dwelling unit. The Development Charges are collected as part of the construction permit. STREET IMPROVEMENTS: • The project shall install street improvements to include curb, gutter, sidewalk and street lighting. All street lighting shall be per City of Renton standards and specifications. STORM DRAINAGE: • A storm drainage report shall be submitted with the formal application. The report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. If preliminary calculations indicate detention will be required under the 1990 manual, staff Kahn Townhomest PreApplication % will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control - a_k.a. Level 2) and water quality improvements." • The project will be required to pay the Surface Water System Development Charges of $.265 per square foot (but not less than $759) of new impervious surfacing prior to the issuance of the construction permit. 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. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. 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. KAHNSPA CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM Nff DATE: September 21, 2006 TO: Elizabeth Higgins, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Kahn Plat The preliminary fire flow is 3,000 gpm based on non -rated construction and 2,250 based on one -hour rated construction. Three hydrants are required, One within 150-feet and two within 300-feet of the proposed buildings. A looped fire main is required around the buildings for fire flows exceeding 2,500 gpm. 2. The fire mitigation fees are applicable at the rate of $388.00 per multi -family unit. Twenty units would result in a fee of $7,760. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required in all buildings. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Roadways constructed over storm vault shall meet these requirements. Access is required within 150-feet of all points on the buildings. An approved turnaround is required, see attached handout. 5. An electronic version of your site plan is required, see attached handout for approved formats, cT:Gt kann Land Use Proposal Narrative DEVELO A4 ON FEB 27 RECEIV Talbot Road Townhomes. The site is located at 4701 Talbot Rd S, Renton, Washington and is 0.93 acres in size. • The permits required for the proposed project include site plan review, demolition and building permit. • The site and all the adjacent properties are zoned RMF. • The site is currently used as SFR. There are sanitary, storm sewer and water services currently stubbed to the proposed property. • There are no special features on property. • The majority of the site will be covered with the proposed townhomes. This will require the removal of 5 trees ranging from 12-inches to 30-inches in diameter. Three replacement trees will be required as part of the redevelopment per Renton Tree retention standards. • The soils according to the geotechnical report consist of mostly ablation till with good bearing capacity. However the groundwater infiltration onsite is limited and therefore water retention system is proposed. • The proposed development will consist of 18 unit's duplex style townhomes. • The site borders Talbot Road South and a private road is proposed to access future townhomes. • There are no off -site improvements necessary for the proposed project only pavement restoration for utility tie connections. • Total estimated construction cost for the proposed project is $3,000,000. Estimated fair market value at present time is $5,400,000. There should not be any import or export of soil material during excavation since it is planned to be redistributed onsite. DENSITY 1; OP.MfiW P�,,, R 1Y OF ENTp?4 WORKSHEET FE& z' 20o8 City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 10 1 36 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets* 0 square feet Private access easements* square feet Critical Areas* O square feet Total excluded area: 2. Q square feet 3. Subtract line 2 from line ? 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: 3. 6 % square feet 4. 0, (? acres 5. /Y units/lots 6. -- ---t-- = 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. HAFormsTlanning',density.doc - i - U08 10'18I2007 THU 15:22 FAX 42 07231 City of Renton REV SVCS uow o 03 E�vELOA DEVELOPMENT SERVICES DIVJSIOA' . CJ7Y OF RElPV7_4,,NJNG WAIVL� ^F UBNIITTAL REQUIRE�i �NTL This requirement may be waived by: 7_ Property Services Section 2, Public Works Plan Review Section 3_ Building Section 4. Development Planning Section FOR LAND rUSE APPLICATIONS FEB 2 7 2008 PROJECT NAME: DATE: z s— 7-60 6 _.. q:iWED3 PMDEVSERVtForrngiPiannin�;lwaivernfsubmittairegs_9-06.xls W06 10/15/2007 THU 15:23 FAX 4307231 City Of Renton DEV SVCS U00 3/003 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waiva;d by: / 1. Property Services Section PROJECT NAME-�- 2. Public Works Plan Review Section 3. Building Section DATE: T 4. Development Planning Section Q;kVVF13TMDEVSERV1FormslPlartninglwaiverafsubmtttalregs_9-M,xfs 09M City of Renton I)EVELOP T4.E RETENTIACITY ems° PEe 2 ,. WORKSHEET� Y 1. Total number of trees over 6" in diameter' on project site: 1. trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased, or dangerous2 b trees Trees in proposed public streets 0 trees Trees in proposed private access ease mentsltracts 0 trees Trees in critical areas3 and buffers Z trees Total number of excluded trees: 2. 0 trees 3. Subtract line 2 from line 1: 3. -6 trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, RA or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. S trees 5. List the number of 6" or larger trees that you are proposing5 to retain4: 5. a trees 6_ Subtract line 5 from line 4 for trees to be replaced: 6. S trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. 6 inches 8. Proposed size of trees to meet additional planting requirement: ,r (Minimum 2' caliper trees required) 8, inches per tree 9. Divide line 7 by line 8 for number of replacement trees6: {if remainder is .5 or greater, round up to the next whole number] 9. trees Measured at chest height z. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-M50 of the Renton Municipal Code (RMC). " Count only those trees to be retained outside of critical areas and buffers. s The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-13OH7a s Inches of street trees, inches of trees added to critical areaslbuffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. H-DivisionlForms/TreeRetentionWorksheet 11107 o v�� �i �- ke . �la�e fro� T'� e C°l� �a��a � � S 2`�'° � S ZooB � �� (y �`�n W%`/ 'fie -�o`� �;oo,ant P0,YV'a S o/ or -r-C 300 P/0 MomdliX 4o plkjo-y 7a ADO PM OY) SATVRDAY4 5 TO, o S propose� hclul, � all �Ae hecesslwy y�,nasUV`8S �r evOs�`ou �Ow1r�l I�� 4sr It �� r pCla�� �J+ k0 ��,,vo li ko(e itisev�fs. c�VPX' ) QrVELOP R _t j� j�iG OIF G� DEB 21 214% -wev DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST Cityof Renton Development Services Division C►TY r1n PLAfVfVIfVG P OF RENTOhJ 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 FEB ! ? 2008 PURPOSE OF CHECKLIST: RECEIvELi The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts 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." 1N 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 site" should be read as "proposal," "proposer," and "affected geographic area," respectively. CADocuments and Settings%AdministratorWy DocumentsNy Docs\Renton Environmental Checklist.doc02/23108 A. BACKGROUND 1. Name of proposed project, if applicable: Talbot Road Townhomes 2. Name of applicant: Y&L Enterprises LLC P.O. Box 5757 Bellevue, WA 98006 3. Address and phone number of applicant and contact person: Y&L Enterprises LLC P.O. Box 5757 Bellevue, WA 98006 Yan Lifshaz (425) 443-6129 4. Date checklist prepared: 12I6107 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Build units as soon as permits are issued. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. [Me 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. None known at this time. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None known at this time. 10. List any governmental approvals or permits that will be needed for your proposal, if known. Clearing and Grading, Utilities and individual building permits. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. CADocuments and settingslAdministratorlMy DocumentsNy Docs\Renton Environmentai Checklist.doc 2 The proposed property consists of 41,361 sf and currently has a single family residence on it. The proposed project will consist of constructing 18 multifamily units with associated utilities and landscaping. 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. 4701 Talbot Road South Renton, WA 98005 Sec. 31 Town. 23 N. R. 05 E. W.M. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other Slopes from east to west approximately 12% b. What is the steepest slope on the site (approximate percent slope?) Slopes from east to west approximately 12% 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. Alderwood Gravelly Sandy Loam 6-16% d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None Known e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The site may require approximately 1,800 cy of fill near the west portion of the property in order to raise the site grade for proper access. Fill material may come from the on site excavation but if not fill material will be imported from an approved borrow source. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur if soils are not properly worked and protected during construction with common C:1Documents and SettingsLAdministratorlMy Documents\My DocslRenton Environmental Checklist.doc 3 g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 66% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 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. There will be minor, insignificant emissions to the air from cars and equipment. It is likely there will be dust resulting from demolition and construction activities, although its effects will be reduced to acceptable levels by complying with the City's BMP for dust control. b. Are there any off -site sources of emission or odor that may affect your proposal? If so, generally describe. There will be minor, standard -level emissions from traffic on SE 401" Street plus those associated from construction activities within the vicinity. C. Proposed measures to reduce or control emissions or other impacts to air, if any: The contractor will follow the City's regulations, BMPs, and codes in order to reduce or control emissions or other impacts to the air. 3. WATER a. Surface Water: �) 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. None found 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. M 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. None. CADocuments and Settings\AdministratorWy DocumentsWy DocslRenton Environmental Checklist.doc 4 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a I00-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. No. 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. ►- a 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. The project will construct a Storm water vault of an approximate size of 15-feet wide by 10 feet deep by 111-feet long. The vault will also provide 4-feet sleep of wet storage for the proposed water quality measures required to meet current drainage regulations. The discharge location for the vault will be along the west property line. Currently there is a storm sewer stub that was constructed during the installation of the adjacent apartment complex. This is the natural location of the site in its current undeveloped condition 2) Could waste material enter ground or surface waters? If so, generally describe. No not if proper BMP measures are taken. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. - The project will construct a Storm water vault of an approximate size of 15-feet wide by 10 feet deep by 111-feet long. The vault will also provide 4-feet deep of wet storage for the proposed water quality measures required to meet current drainage regulations. CADocuments and SettingslAdministrator\My DocumentsVy DocslRenton Environmental Checklist.doc 5 The discharge location for the vault will be along the west property line. Currently there is a storm sewer stub that was constructed during the installation of the adjacent apartment complex. This is the natural location of the site in its current undeveloped condition 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 shrubs _X_ grass pasture crop or grain wet sail 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? Grass and native brush material C. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, 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 Known c. Is the site part of a migration route? If so, explain Not known at this time d. Proposed measures to preserve or enhance wildlife, if any: None 6. ENERGY AND NATURAL RESOURCES C:Zocuments and Settings\Administrator\My DocumentsNy Docs\Renton Environmental Checklist.doc 6 a. What kinds of energy (electric, natural spas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Residential heating 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: None Known at this time 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. None Known at this time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: [MAI CADocuments and Setting slAdmin istrator%My Documents\My Docs%Renton Environmental Checklist.doc 7 b. Noise i) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None Known at this time 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. Slight traffic increase and increased temporary construction noise. 3) Proposed measures to reduce or control noise impacts, if any: Project will only have normal working hours between the hours of 8am to 5pm 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Residential b. Has the site been used for agriculture? If so, describe. Not known at this time C. Describe any structures on the site. A single family residence d. Will any structures be demolished? If so, what? A single family residence e. What is the current zoning classification of the site? RM-F f. What is the current comprehensive plan designation of the site? RM-F g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Not known at this time i. Approximately how many people would reside or work in the completed project? 98 single family approximately 32 people. CADocuments and Settings\Administrator\My Documents\My Docs\Renton Environmental Checklist.doc 8 j. Approximately how many people would the completed project displace? None home is vacant k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: None 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 18 middle to low income housing b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. 1 middle income single family residence C. Proposed measures to reduce or control housing impacts, if any: None 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Approximate height would be 41-feet, 2-inches finished grade to tallest part of structure. b. What views in the immediate vicinity would be altered or obstructed? None C. Proposed measures to reduce or control aesthetic impacts, if any: None planned at this time 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? NIA b. Could light or glare from the finished project be a safety hazard or interfere with views? NIA C:Zocuments and SettingslAdministratorWy ❑ocuments\My DocslRenton Environmental Checklist.doc 9 C. What existing off -site sources of light or glare may affect your proposal? NIA d. Proposed measures to reduce or control light and glare impacts, if any: NIA 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Not known at this time b. Would the proposed project displace any existing recreational uses? If so, describe. No C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None proposed 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. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. Not known at this time C. Proposed measures to reduce or control impacts, if any: None proposed 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. State road 167, South 43Cd Street, Talbot Road South b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Not known at this time C. How many parking spaces would the completed project have? How many would the project eliminate? The proposed project will produce 45 parking stalls CADocuments and SettingslAdministrator\My Documents\My Docs\Renton Environmental Checklist.doc 10 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? One common access road that will be private at 22-feet wide by approximately 187- feet long. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Not Known at this time. Proposed measures to reduce or control transportation impacts, if any: None at this time 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. Not known at this time Proposed measures to reduce or control direct impacts on public services, if any. None at this time 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. All utilities will need to be upgraded to service the proposed 18 unit single family development. 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. Proponent-,���`�f / c Name Printed: Y P1 L_1 h,4 Date: 0 G — 2 � — aS CADocuments and SettingMAdmsnistrator\My DocumentsWy DocslRenton Environmental Checkiist.doc 11 ff TICOR TITLE COMPANY 600 SW 39th Street, Ste 100, Renton, NVA 98057 (425)255-7575 FAX (425)255-0285 Toll Free Number: 1-800-215-8404 P88 2 7 2008 COMMITMENT FOR TITLE INSURANCE NO. 640339S� C��VEn INQUIRIES SHOULD BE MADE TO: TBD (425)255-7943 Darlene DiCosol Linda Burbach Effective hate: December 7, 2007 at 08:00 AM SCHEDULE A t Policy or policies to be issued: 2003 ALTA Homeowner's Policy Coverage: Homeowners Liability- $ 0.00 Premium: $ 0.00 TO FOLLOW Tax: $ 0.00 Proposed Insured: TO FOLLOW Customer Reference: Y & L Enterprises LLC/ If ALTA Standard Coverage Policy is preferred, please contact the title unit_ The reduced premium for a Standard Coverage Policy is to be determined. 2006 ALTA Loan Policy Coverage: Extended Liability: $ 0.00 Premium: $ 0.00 TO FOLLOW Tax: $ 0.00 Proposed Insured: TO FOLLOW 2. The estate or interest in the land described or referred to in this commitment and covered herein is a Fee Simple. 3. TICOR TITLE COMPANY agrees to issue on request and on recording of appropriate documents, its policy or policies as applied for, with coverage as indicated, based on the preliminary commitment; title to the property described herein is vested, on the date shown above, in: Y & L Enterprises LLC, a Washington limited liability company subject only to the exceptions shown herein and to the terms, conditions, and exceptions contained in the policy form. 4. The land referred to in this Commitment is described as follows: SEE SCHEDULE A CONTINUED Commitment Schedule A Commitment No. 6403395- LEGAL DESCRIPTION SCHEDULE A CONTINUED The land referred to in this Commitment is described as follows The east 300 feet of the north 112 of the north 1/2 of the north 112 of the NW 1/4 of the southeast 114 of Section 31, Township 23 north, Range 5 east, W.M., in King County, Washington; EXCEPT that portion thereof lying within Talbot Road south as reserved by deed recorded under King County Recording Number 5554497; AND EXCEPT that portion thereof, if any, lying north, south and west of the following line; Beginning at the intersection of the west right-of-way margin of Talbot Road (County Road 80) and the east -west centerline of Section 31, Township 23 north, Range 5 east, W.M., said point being north 89°00'38" west 54.86 feet from the northeast corner of the northwest 114 of the southeast 1/4 of said Section; thence north 89°00'38" west, along said east -west Section centerline, 247.92 feet to the west line of the east 300 feet of said northwest 114 of the southeast 1/4; thence south 00058'58" west, along said west line, 166.56 feet to the south line of the north 112 of the north 112 of the north 112 of the northwest 114 of the southeast 114 of said Section; thence south 88158'31" east, along said south line, 249.30 feet to the westerly right-of-way margin of said Talbot Road and the terminus of the herein described line, said line being the same as described in instrument recorded under Recording Number 8406050009. Commitment No. 6403395- SCHEDULE B Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same :are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS: A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. i3. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land_ Easements, prescriptive rights, rights -of -way, liens or encumbrances, or claims thereof, not shown by the J Public Records. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. Unpatented miming claims, and all rights relating thereto. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. t. Water rights, claims or title to water. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. SPECIAL EXCEPTIONS: 3 AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: Puget Sound Power and Light Company FOR: Electric transmission and/or distribution system DISCLOSED BY INSTRUMENT RECORDED: April 13, 1976 RECORDING NUMBER: 7604130534 AFFECTS: Portion of said premises AGREEMENT AND THE TERMS AND CONDITIONS THEREOF_ DATED: RECORDED: RECORDING NUMBER: PURPOSF: May 30, 1984 June 5, 1984 8406050009 North boundary location Special frontage charge of $16.00 per front foot for water connection by City of Renton imposed by instrument recorded on March 26, 1984, under Recording Number 8403260504. ommitment Schedule 6 Commitment No. 6403395- SCHEDULE B (Continued) DEED OF TRUST, AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Y & L Enterprises LLC, a Washington limited liability company TRUSTEE: U.F. Service Corporation BENEFICIARY. United Commercial Bank ADDRESS: 10900 N.E. 4th Street, Suite 200, Bellevue, WA 98004 LOAN NO.: 304-000036-0 AMOUNT: $1,276,000.00 DATED: March 28, 2007 RECORDED: April 2, 2007 RECORDING NO.: 20070402000725 HAZARDOUS SUBSTANCES CERTIFICATE AND INDEMNITY AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: INDEMNITOR: Y & L Enterprises LLC, a Washington limited liability company LENDER: United Commercial Bank DATED: 03/28/2007 RECORDED: April 2, 2007 RECORDING NUMBER: 20070402000726 FINANCING STATEMENT AND THE TERMS AND CONDITIONS THEREOF: SECURED PARTY: United Commercial Bank DEBTOR- Y & L Enterprises, LLC COVERS: Personal property and fixtures located on property herein described: RECORDED: April 2, 2007 RECORDING NUMBER: 20070402000727 DELINQUENT SECOND HALF GENERAL AND SPECIAL TAXES AND CHARGES: DELINQUENT SECOND HALF TAXES: AMOUNT BILLED: $3,613.66 AMOUNT PAID: $1,806.83 AMOUNT DUE: $1,806.83 PLUS INTEREST YEAR: 2007 TAX ACCOUNT NUMBER: 312305-9090-03 LEVY CODE: 2110 CURRENT ASSESSED VALUE: Land: $123,000.00 Improvements: $205,000.00 Payment of Real Estate Excise Tax, if required. The ptoperty described herein is situated within the boundaries of local taxing authority of the City of Renton. Present Rate of Real Estate Excise Tax as of the date herein is 1.78% plus $5.00 additional county surcharge. Commitment Schedule B Commitment No. 6403395- SCHEDULE B (Continued) 9. ANY CONVEYANCE OR MORTGAGE by Y & L Enterprises, LLC, a Washington limited liability company, a Washington limited liability company, must be executed in accordance with the Limited Liability Company Agreement and by all the members and their respective spouses as the date of acquisition, or evidence most be submitted that certain designated managers/members have been authorized to act for the Limiter! Liability Company. A copy of the Limited Liability Company Agreement and amendments thereto, if any, must be submitted. 10. Title is to vest in persons not yet revealed and when so vested will be subject to matters disclosed by a search of the records against their names. 'I 1 Until the amount of the policy to be issued is provided to us, and entered on the commitment as the amount of the policy to be issued, it is agreed by every person relying on this commitment that we will not be required to approve any policy amount over $100,000 and our total liability under this commitment shall not exceed that amount. 12. The issuance of an ALTA Homeowner's Policy will be considered when our inspection is completed_ A Supplemental will follow. The insurance provided by the Covered Risks contained in the policy may be limited in the event matters are discovered during the inspection and closing process that would be insured by the Covered Risks. 13. Matters relating to ALTA Extended Policy coverage and/or Homeowners Endorsement coverage: The results of our inspection will be furnished by supplemental report. END OF SPECIAL EXCEPTIONS Commitment Schedule B Commitment No. 6403395- SCHEDULE B (Continued) The only conveyance(s) affecting said Land, which recorded within 24 months of the date of this report, are as follows: GRANTOR. Randall B. Reeves and Stephanie Reeves, husband and wife, as to an undivided 20% interest and William J. Andrews and Teresa M. Andrews, husband and wife, as to an undivided 20% interest and Laine M. Seeley and Bryan G. Roberts, wife and husband, as to an undivided 20% interest and Gary A. Corra and Pat Corra, husband and wife, as to an undivided 20% interest and Jeffrey J. Wischman, an unmarried man as to an undivided 20% interest. GRANTEE: Y & L Enterprises LLC, a Washington limited liability company RECORDED: April 2, 2007 RECORDING NO.: 20070402000724 K. AND GRANTOR: Talbot investments, LLC, a Washington limited liability company GRANTEE: William J. Andrews and Teresa M. Andrews, husband and wife, as to an undivided 20% interest, Randall B. Reeves and Stephanie Reeves, husband and wife, as to an undivided 20% interest and Laine M. Seeley and Bryan G. Roberts, wife and husband, as to an undivided 20% interest and GaryA. Corra and Pat Corra, husband and wife, as to an undivided 20% interest and Jeffrey J. Wischman, an unmarried man as to an undivided 20% interest RECORDED: April 2, 2007 RECORDING NO.: 20070402000723 _. The Loan Policy to be issued will contain a Form 8.1 (Environmental Protection Lien) Endorsement. smr/mm/12/13/2007 cc: Skyline Properties, Inc. Grigory Yelkin END OF SCHEDULE B vommitment Schedule B P m I ]93dn Sf N a 9.97 AC � 90A1 , F797.80' iLY tf I� I til I -5p �a 414501 gwo 7 99 AC =3 REW sP 399-79 8005139001 tbT i i9 Ac Y 90Q2 �o 6 �w 855910 TALBOT PARK condo. M 1 VOL 1 AW6.13 N 8 9- 0 2- 0 5 W -- — Ursa i:e,+�ne.+� �— --- - hL%Vmt 148[07-7a 132D.555 1320.555 303739 5F 1 97 AC 00D-09DO I--, r � I 17 I , � I , a� Pf1 Act t Ulil fs-[ I �\fit• rrI � ,g0 S g�90 Pub At6 k U.il 13.1y`I O I move P,,�' I� i P,b Act t Uhl 4MI r i This sketch is for the purpose of diowir�g G0 Llicer ithaut actual isu and 'epv � G�o assu!fa r.0 iiat> Oint with the Or* H F,'i5OlFti-r For and in cunsidera ion of One DoSiari5l.4a) and other consideration. th^ receipt of which is hereby acxflo r )edges Arthur li. Ealy and Virginia 14 FaIV,_ his wife (' Gren[Or ' herein), hereby grants, conveys and warrants to PUGET SOUND POWER L• L1GUT CONPAN'Y, a Washington corporation ("Grantee-' herein), for din purposes hereinafter set forth. a perpetual easement over, across and under the fullowing described real property ithe "Property" berrin) In _ _King _ County. Washington: QThe east 300 feet of that portion of the east half of Section 31, M Township 23 North, Range 5 East, W.M., in King County, Washington, ,a EXCEPT County Road No. 80, known as the Kent -Renton Road (also known C) as Springbrook Prlad) and lying northerly of the south line of the D north half of the north half of the north half of the northwest quarter of the southeast quarter of said Section. Eccept as may be otherwise set forth herein Grantees rights shall be exercised upon that portion of the Property (the -RCM -of -Way -'herein) described as follcws7 That portion of the above described pzoperty lying East of a line 40 feet West of, as measured parallel with and at Right Angles to, the center 1_ne of Springbrook Road (a-Iso known as Kent -Renton Road) as established by King County resolution #36984, dated 3-24-69 and shown on King County EL.yineer.s Survey No. 31-23-5-7 Except therefrom any portion lying within the Springbrook Road (also known as Kent -Renton Road) as existing and constructed at the date of this Easement. 1. Purpose- Grantee shall have the rlg3tt to construct, operate, maintain, repair. replace at,d trrlarge one or more electric traromission and/or distribution f ires over sn&or under the Right -of -Way together with all necessary or ccnvenlen; appurtena--wes thereto, which may include but are not ifaiited to the fcllowtng7 a. oserhead faceities. Poles and/or towers with cressarms, braces, guys and anchors; electric transmission and disu5z:tion l4-+e3; communication and signal lines; transformers. b. Coderground facilities- Underground conduits, cables, vaults, manholes, switches and traiL%rormers; semi -buried or ground mounted facilities such as pads, transformers and switches. Following the initial construction of its facilities, Grantee may from time to time construct such additional thief and other facilities as it may require. 2. Access. Grantee shaii have the right of access to the Right -of -Way over and across the Property to enable Grantee to exercise its rights hereunder, provided, that Grantee shall cornpensale Grantor for any damage to the Property caused by the exercise of said right of access. 3. Right of Way Clearing and Maintenance. Grantee shall have the right to cut and remove or otherwise dispose of any and -all brush and vets presently existing upon the Right -of -Way. Grantee shalt also have the right m ccnttnl, an a contrratirlg basis and by any prudent and reasonable means. the establishment and growth of trees, brush and other vegeta- tion sport the Right -of -Way which could, in the opinion of Grantee, interfere with the exercise of Grantee's rights berelit or create a hazard to Grantees facilities. 4. Danger Trees. Grantee shall have the right to cut end remove: or otherwise dispose of arty trees located on the PropPrry outside the Right of Way which in falling could, in Grantee's reasonable judgment, be a hazard to Grantee's facilities. Provides!, However, that Grantee, prior to exercising such right, shali Sdernity such danger trees avid gi:a prior written notification to Grantor and shall make payment to Grantor for the market y4tte of any merchantable timber contalm ed [herein whieh is cut and removed or disposed of by Grantee. Grantee's failure to comply with the crmditions of this paragraph prior to exercising Its rights under emergency co-.die:ars shall not be deemed a violation of this agreement. but Grantor shall still be entitled tc cortpensation for such trees that are rut and removed o- otherwise disposed of by Grantee. a Grantor's Use of Right -of -Way. Grantor reserves the right to use the Right -or -Way for any purpose not inconsistent at-h tie rights herein granted. provided, that Grantor shall not construct or maintain any building , other strtrature on eze n.:e , of -Way arA Grantor shall do no blasting withir. 300 feet of Grariee s fatuities wlthmt Gram>e s prior written coasen:. 5. Mdsntnity. By accepting and recording this easement. Grantee agrees to indemnity and hold harm:rss .r-nwr from any ant all claims for damages suffered by any person which may be causrxi by Grantees exercise of the r..'^ herein grartW. provided. that Grantee shall not be resioasible to Grantor for ar.y damages resulting fre:n injuries to any person caused by acts or omissions oT Grantor. Y 7. Abandonmeni, The rights herein grAr zed shnit CW.tinJe Uritil such time as Grantee eeaSeS to Ube the Rlall-G -'Way ro- a p2r5ad ce live (5) successive years, in which event this Case -neat Shali t^rminate and ull rights hertvinder 53ta:1'1 revert to GranLur. provided, that no abandonment shall be deemed to have occurred by reDson c+l Grantees [allure to initially install its facilities on the Right -or -Way wlhin any period of time rro%n the daze hereo.. B. Successurs and Assigns. 'fne rights ark obligations of the parties shall inure to the benefit of and be binding upon, their respective successors and assigns. -E ,n DATED this C day or / � r �rti v ate . 19 76 . GFtf.. tIt7R ,) �-t�S TAB- f � - `�—� - 157 r - _ 1� OUH ��CiJPIRGIL R STATE OF WASHVICTQV ss. COUNTY OF On this day personally appeared before se to me known to be the Individual— desertdied in and who executed the within and foregoing instrument, and acknowledged that -T"feT signed the same as -r-e r~ G tree and voluntary act and deed for the uses and purposes therein tnentioned. a GIVEN uod4i ;hard acid official seal this _L T day of r 19 ]Notary public In and for the State of tesidingat_ '�'r.4 Z: i,. �� G c r� rn t� rD r ro 0 � u t� L' u-b t~ L" STATE OF WASHINGTON � C) OOUh7Y of ss. e'•"r � C3 P • Oct L3 a. j On this day of a .19 _ . before me, the undersigned, personally appeared and to me known to be the and respkttivelr, of UN p— V"lthe corporation that executed the loregotng instrument, and acknowledged the said Instrument to be the free and voluntary act Viand deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that Oaulhorized to execute the said .nstrurnent and chat the seal affixed is the corporate seal of slid ccrporatlon. •0 f'— p` "OTARY PUBLIC in and for the State of C O residing at A rtr s FILED FOR �,r:O- ;n A7 REQUEST OF: r a`• CD 0 C) Lf? C7 r-, ^i When Recorded Return to: Peter V. Gulick, A Professional Service Corporation 855 - 106th Avenue Northeast P.O. Box C-55106 Bellevue, WA 98009 BOUNDARY AGREEMENT GATEWAY DEVELOPMENT LIMITED PARTNERSHIP, a Washington limited partnership (herein called Gateway), is the owner of real property which is herein called the Gateway Property and described as Parcels 1 and 2 according to City of Renton Lot. Line AdJust.ment No. 012-82 as recorded Under King County Recording No. 8209249001 situated in King County, Washington. ARTHUR H. EALY and VIRGINIA M. EALY, husband and wife (herein called Easy) are the owners of real property which is herein called the Ealy Property and described es the east 300 feet of the north half of the north half of the north half of the northwest quarter r: the southeast quarter of Section 31, Town- ship 23 North, Range 5 East, W.M., situated in King County, Washington; except county road_ The Ealy Property is rectangular in shape, the north, west and south boundaries of which are common boundaries with portions of the Gateway Property. A dispute arose between the parties concerning the true common boundary between their respective properties. In order to resolve the dispute and for valuable consideration the receipt and sufficiency of which is acknowledged, Ealy agrees as follows: The common boundary between the Gateway Property and the Ealy Property is described as follows: Commencing at the intersection of the west - 1 - 0 0 right--of-way margin of Talbot Road (Co. Rd. 80) and t the east -west centerline of Section 31, Township 23 North, Range 3 East, W.M. in King County, - Washington, said point being M 89000'38" W 54.86 feet from the northeast corner cf the northwest quarter of the southeast quarter of said section; thence M 89000138" W along said east -west sact;on centerline 2n7.92 feet to the west line of the east 300 feet of said northwest quarter of the southeast t7' quarter; thence S 00056158" W along said west line C) 166.26 feet to the south line of the north half of 40 the north half of the north hair of the northwest V11 Quarter of the southeast quarter of said section; CD thence 5 881158131" C along said south line 249.30 feet to the westerly right-of-way margin of said Talbot Road and the terminus of the herein described line. Ealy hereby conveys and quit claims to Catewey all Eaiy's right, title, interest and claim to any portion of the Gateway Property lying north, south and w-st of the line described In this subparagraph and to any and all improvements, structures, landscaping and fences under, over or on such property. This Agreement is binding upon Ealy and inure+ to the beneFit of Gateway and their respective personal representa- tives and successors and assigns in interest in their Proper- ties described in this Agreement. Dated: May , 1984, Arthur H. Ealy`r -- - -- - Z' _YL 42a4 V rg M. Ealy STATE OF WASHINGTON ) ) ss. COUNTY Gr KING ) On this day of , 1984, before me personally ap eaARTHUR H. EALY VIRGINIA M. EALY, to red me known to be he individuals described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their fxee and voluntary act and deed for the uses and puzposes therein mentioned. Q" {� r'~ CIVEN under imy handed ofFtcia4 seal the day and year first above written. ; Notary Public in and ` the ate of CO Washington, residing at _ PIONEER ENGINEERING, INC. Geotechnical Engineering -Earth Science -Water Resources Mr. Yan Lifshaz Y & L Enterprises, LLC P. 0. Box 5757 Bellevue, WA 98008 Subject: Geotechnical Engineering Study Proposed Duplex Buildings 4701 Talbot Road South Renton, Washington PEI Project No. G715 Dear Mr. Lifshaz; DEVELOPMENT PLANNING CITY OF RENTON July 3, 2007 FEB 2 T 2008 RECEIVED At your request, we have completed a geotechnical engineering study for the proposed development at the subject address in Renton, Washington. The general location of the site is shown on Figure 1 - Vicinity Map_ The proposed development would consist of nine duplex residential buildings and an access driveway. Each duplex building would likely be a three- story, wood -framed structure with an attached garage for an individual dwelling unit. The concrete slabs of the garage and bonus space would be supported on grade. PROPERTY INFORMATION According to a topographic survey plan, prepared by Poggemeyer Design Group, dated August 17, 2005, the site is located in a portion of the NE quarter of Section 17, Township 23 North, Range 5 East, W.M., Washington. The legal description of the site is as follows: LOTS I AND 2, BLOCK 1, SMITHER'S SIXTH ADDITION TO THE TOWN OF RENTON, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 26 OF PLATS, PAGE 47, INKING COUNTY, WASHINGTON. PURPOSE AND SCOPE OF SERVICES The purpose of this geotechnical engineering study is to characterize the subsurface soil and groundwater conditions by test pit excavations, and use such information obtained to provide P. O. Box 33628, Seattle, WA 98133 Phone: (206) 427-9118 • Fax. (206) 306-2982 July 3, 2007 Geotechnical Engineering Study PEI Project No. G715 Page 2 recommendations for the proposed development of new residential dwelling units. To achieve the purpose, the scope of our services specifically comprises the following items: 1. Conduct subsurface exploration with five test pits to a depth of about 10 feet or to bearing soils, whichever is reached first. The soils encountered are visually classified. 2. Review geologic and soil conditions at the site based on a published geologic map. 3. Address geologic hazards and mitigation measures, as required. 4. Prepare a written report to address our findings and conclusions of this study, and provide geotechnical recommendations for site preparation and grading, engineered fill, excavation and slope, foundation support, and drainage systems, etc. It should be noted that our geotechnical recommendations are based on the soil conditions encountered in test pits, and our engineering analyses, experience and engineering judgment. The conclusions and interpretations in this report, however, should not be construed as a warranty of the subsurface conditions. Soil and groundwater conditions stated in this report may vary from those actually encountered during construction. If variations appear then, we should be retained to re-evaluate the recommendations of this report, and to verify or modify them in writing prior to proceeding with the subsequent work on site. INVESTIGATIONS SUMMARY Subsurface conditions at the site were explored with five test pits to depths varying from 6.5 to 10 feet on June 28, 2007, using a track -mounted excavator (John Deere 135C) owned and operated by Behnke & Sons Excavating, LLC. Locations of test pits are determined by tape measurements with reference to the existing surface features shown on the provided topographic survey plan. They should be considered as only accurate to the measuring method used. Approximate locations of test pits are shown on Figure 2. The subsurface exploration was continuously monitored by an engineer from our firm who documented the soil and groundwater conditions encountered, maintained a log of each test pit, and observed pertinent surface features. The final test pit logs represent our interpretations of the subsurface conditions encountered in the pits. The stratification lines on the logs indicate the approximate boundaries between soil types, and the actual transitions may be more gradual in the PIONEER ENGINEERING, INC. July'3,2007 Geotechnical Engineering Study PEI Project No, G7 t5 Page 3 natural geologic setting. The soils encountered by the pits were visually classified in general accordance with Unified Soil Classification System (USCS) as shown on Figure 3. SITE CONDITIONS LOCATION AND SURFACE CONDITIONS Topographically, the site is situated near the toe of a regional slope descending westerly to the floodplain of Green River. It is about rectangular in shape, dimensioning about 166 feet along Talbot Road South and about 249 feet in depth, encompassing an area of 0.95 acre. The site is a developed property located in a mixed single-family and multi -family residential neighborhood. It is bounded to the east by Talbot Road South, and adjoins properties on the other three sides. Currently, there are a two-story, single-family residential building and a detached garage occupying approximately the central portion of the site, accessed by a concrete ramp from Talbot Road South. An additional earth access ramp is located near the SE comer of the site. An existing rockery is lined along the east property boundary to support a minor cut and two access ramps of up to about 4 feet in height. The ground surface within the site is fairly flat, sloping down westerly at an average gradient of 9.6 percent. Landscaped grass is the dominant vegetative cover mantling over the open space, with a few clusters of deciduous trees and individual mature coniferous trees located along the north property line and in the interior of the site. GEOLOGIC SETTIN Geologic Map of the Renton Quadrangle, King County, Washington, by D. R. Mullineaux, published by U. S. Geological Survey (USCS) in 1965, was referenced for the geologic and soil conditions at the site. According to this publication, the surficial soil unit at the site is mapped as Ground Moraine Deposits (Ogt). As described in this publication, Ground Moraine Deposits consist mostly of thin Ablation Till over Lodgment Till, Lodgment Till is generally a compact, coherent, unsorted mixture of sand, silt, clay, and gravel, locally termed as "hardpan." Ablation Till is of similar soil composition but less coherent and compact. PIONEER ENGINEERING, INC. Juiy'3, 2007 Geotechnical Engineering Study PEI Project No. G715 Page 4 SUBSURFACE SOIL CONDITIONS In general, test pits first encountered 8 or 12 inches of landscaping topsoil and lawn grass, underlain by 18 to 22 inches of fill consisting of brown, silty, fine sand with a trace of coarse gravel in a loose condition. With the exception of the relic topsoil underlying fill in Test Pit 1 (TP-1), a thin layer of Ablation Till was observed to underlie fill in the remaining pits. Ablation Till was composed of grayish brown, silty, fine to medium sand with a trace of fine gravel and occasional cobble. The soil mass in this soil unit generally contained some orange staining indicative of oxidation. Underlying Ablation Till to the termination depths in all pits was Lodgment Till of a similar soil composition as Ablation Till but denser, slightly cemented and no orange staining contained. Detailed information for the subsurface conditions explored in test pits is presented on Figures 4 to 6. GROUNDWATER CONDITIONS Very -light to light groundwater was encountered at a depth of 3 feet in two of five test pits. The water appears to be the infiltrated storm runoff perching above the less permeable Ablation Till. The amount and flow rate of groundwater generally decrease with time while advancing into drier months (generally between April 1 and September 31 of a year). In general, groundwater levels fluctuate with seasons, depending on the amount of precipitation and surface runoff, denseness of vegetative cover on the ground, purpose of land use, and other factors. DISCUSSIONS AND CONCLUSIONS Based on the soil and groundwater conditions encountered in our subsurface exploration, it is our opinion that, from a geotechnical engineering viewpoint, the site is suitable for the proposed development of duplex residential buildings. Conventional spread footings bearing on medium - dense Ablation Till, on dense Lodgment Till, or on adequately -compacted engineered fill placed over either one of these two till soils should be able to provide adequate support for the proposed buildings. The above two till soils, however, are generally of low to very -low permeability in the natural state, and they are not in support for the installation of a stormwater infiltration system to discharge the collected stormwater. According to Liquefaction Susceptibility for the Renton 7.5-Minute Quadrangle, Washington by Stephen P. Palmer, Henry W. Schasse and David K. Norman, published by Washington State PIONEER ENGINEERING, INC. July 3, 2007 Geoteciulicai Engineering Study PEi Project No. G715 Page 5 Department of Natural Resources in 1994, the liquefaction susceptibility of the site is mapped in a Category III zone of low risk. This mapping is in agreement with our conclusion that the prevailing existence of strong till soils underlying the site and lack of a shallow, constant groundwater table would minimize the potential risk of liquefaction at the site during seismic events. RECOMMENDATIONS SITE GRADING AND EARTHWORK Site preparation should include clearing and grubbing of vegetative cover, installation of temporary erosion control measures, removal of demolishment debris, and stabilization of the exposed subgrade. Prior to starting construction activities, a filter fence should be installed along the lower boundary of the construction limits; the entrance, parking, and loading areas for construction vehicles should have a layer of 12-inch-thick quarry spalls (2 to 4 inches in size) to guard against the sediments migrating into lower neighboring properties or being tracked onto the public roadway, A layer of non -woven geotextile or a filter bag should be inserted into each stormwater inlet in the downstream area outside the construction limits. The above implementations serve as temporary erosion/sediment control measures during construction, and they must remain in place until construction is complete. Clearing of ground includes stripping and grubbing of all surface vegetation within the construction limits. Occasional overexcavation may be required when encountering the root ball zone of a mature tree or localized weak soil pockets. The overexcavation should be backfilled with engineered fill and compacted to a non -yielding condition, following the recommendations stated in ENGINEERED FILL AND COMPACTION. The landscaping and relic topsoil and fill over the site generally contain organic and other deleterious substances and are unsuitable for reuse in areas to withstand loads. They should be stockpiled separately from the soils qualified to be used as engineered fill. After the topsoil, fill, weak surficial soils and demolishment debris have been removed, the exposed subgrade soils should be proof -roiled to a non -yielding state by a fully -loaded dumptruck or other proper PIONEER ENGINEERING, INC. July'3,2007 Geotechnical Engineering Study PEI Project No. G715 Page 6 heavy construction equipment. Any pumping or weaving spot during proof -rolling should be re - compacted, or excavated to firm native soils and backfilled with engineered fill and stabilized with adequate compaction. ENGINEERED FILL AND COMPACTION Engineered fill (or structural fill) is a term of describing the material placed under footings, on - grade floor slabs and pavements, or used to construct embankments. Its composition generally compromises but occasionally combines excellent engineering properties of shear strength, permeability, and compressibility to serve design functions, depending upon areas of usage and weather conditions when used. Engineered fill should be free of demolition debris, and organic and other deleterious substances. It should consist of clean soils and meet the gradation criteria specified below: U. S. Standard Sieve Size Percent of Passing by Dry Weight 4 in. 100 No. 4 75 - 100 No. 200 3 - 70 The on -site excavated till soils generally contain a relatively high content of fines (soil particles passing through the U.S. No. 200 sieve based on the fraction of the same material passing through the U.S. No. 4 sieve) and are difficult to compact to attain the required soil density if used in the wet weather. Cement or lime admixture may be used to condition the moist content in soils, in conjunction with aeration. Engineered fill should be placed no more than 10 inches per loose lift, compacted to meet the required dry soil density determined by ASTM D1557 (Modified Proctor Method) as follows: Applicable Area Maximum Dry Soil Density Under Footings 95% Under Parking and Driveway 95% for upper 3 feet, 90% below Under on -Grade Floor Slab 95% for upper 2 feet, 90% below Foundation Wall Backfill 95% for upper 2 feet, 90% below Utility Trench Backfill 95% for upper 4 feet, 90% below PIONEER ENGINEERING, INC. July 3, 2007 Geotechnical Engineering Study PEi Project No. G715 Page 7 CUT and FILL SLOPES Unsupported temporary cut slopes should not be greater than the limits specified by local, state, and federal government safety regulations if worker have to perform the construction work in the foundation and utility trenches. We estimate that up to about 16 feet of excavation and about 8 feet of fill will be required to establish a relatively level foundation pad for all buildings. Temporary cuts should be sloped no steeper than 1H:1V in the existing and relic topsoil and fill; 3/4H:1V in Ablation or Lodgment Till_ The lower 4 feet of excavation may be cut vertically into dense Lodgment Till. The above recommended inclinations are based on the assumption that no groundwater is encountered during excavation. If groundwater is encountered then, the grading work should be halted immediately and engineer be informed to re-evaluate slope stability. Proper remedial measures may be taken to stabilize the cut slope. Exposed temporary cut slopes should be covered with plastic sheets to minimize surficial erosion and sloughing by storm runoff when rain is anticipated. Fill should be placed keying into Ablation or Lodgment Till deposits with benches at a 4-foot width and 1-foot rise, followed by adequate compaction. Permanent fill or cut slopes should have an inclination no steeper than 2H:1 V. We recommend that the grading work for foundations be started and completed in drier months to minimize adverse effects by precipitation. FOUNDATION SUPPORT Foundations of each proposed duplex building should be bearing on Ablation Till or on Lodgment Till or on adequately -compacted engineered fill placed over either one of these two till soils. For footings constructed as recommended above, our design criteria for spread footing foundations are summarized in the following: Allowable soil bearing pressure should be no more than 1, 750 psf on medium -dense Ablation Till; not exceeding 2,250 psf on dense Lodgment Till; no more than 1, 750 psf on engineered fill with adequate compaction as addressed above. Minimum depth to bottom of perimeter footing below adjacent exterior finish grade should be at least 18 inches to reduce the risk of the foundation damage by the frost effect. PIONEER ENGINEERING, INC. JuV3, 2007 Geotechnical Engineering Study PEI Project No. G715 Page 8 Minimum width of continuous footings should be 16 inches; minimum width of individual footings should be 24 inches. Foundation and detention vault walls restrained to displace and rotate at the top are considered unyielding and should be designed for a lateral soil pressure in an "at -rest" condition. A lateral soil pressure of 45 pounds per cubic foot (pcf) of Equivalent Fluid Density (EFD) should be used for designing foundation walls, assuming the backfill is well -drained and level. The friction force between the foundation and subgrade, and the passive soil pressure acting on the under -grade portion of the foundation provide resistance to lateral loads. For the better development of lateral resistance, the foundation must be poured directly against firm, undisturbed Ablation or Lodgment Till deposits, or directly against adequately -compacted engineered fill. We recommend that a passive soil pressure of 360 pcf of EFD be used for calculating lateral resistance, based on the assumption that the backfill is level or ascending. A coefficient of friction of 0.60 may be used to calculate the friction force between the foundation and subgrade soils. These two soil parameters are unfactored and ultimate values, and proper factors of safety should be applied for design purposes. The foundation wall should be designed to have a minimum factor of safety equal to 1.5 against sliding and overturning failures. SEISMIC CONSIDERATIONS The design of residential buildings should be in compliance with the specifications and standards stated in 2003 International Building Code (2003 IBC), with reference to 2003 International Residential Code (2003 IBC). Based on the 2003 IBC, the site is located in a zone of Seismic Design Category D (Seismic Design Category D2 in 2003 IRC) with a classified Site Class D. Proper factors of safety should be applied to the spectral response acceleration values from the USGS mapping. The seismic design parameters are based on the search (Longitude:-122.2095, Latitude: 47.4608) results from a USGS website (http_l/egint.cr.usgs.gov/eq-men/html/lookup-2002- interp-06.html) and listed below: Regional Earthquake Ground Motion for the 0.2-Second (Short Period) Spectral Response Acceleration (2% Probability of Exceedance in 50 Years) S, = 1.41 g PIONEER ENGINEERING, INC. Iuly 3, 2007 Geotechnicai Engineering Study PEI Project No. G715 Page 9 Regional Earthquake Ground Motion for the 1-Second Spectral Response Acceleration (2 % Probability of Exceedance in 50 Years) S, = 0.48 g Property Coefficient Fa as a Function of Property Class and Mapped Spectral Response Acceleration at a Short Period (Sd Fa = 1.00 Property Coefficient F, as a Function of Property Class and Mapped Spectral Response Acceleration at a 1-Second Period (Si) F„ = 1.60 RETAINING STRUCTURES As addressed in the above CUT AND FILL SLOPES section, we estimate that a fill slope of about 8 feet in height is required to create a considerably level building pad for the proposed buildings. As a result, a retaining structure should be constructed along the boundary of the approximately western half of the site to support the fill slope. We recommend that a segmental block wall with geogrid reinforcements be used as a retaining structure to serve this engineering purpose. General design and installation guidelines for segmental block walls are addressed in the following: Select fill is the material used in the geogrid-reinforced area behind the wall_ This fill should have the plasticity index less than 20 for the particles passing the U.S. -No. 200 sieve by weight, and share the same particle distribution (gradation) criteria as engineered fill. When placed, select fill should be 'keyed" in firm undisturbed native soils as recommended in CUT AND FILL SLOPES section and compacted to at least 95 percent of maximum dry density as determined by ASTM D1557 (Modified Proctor Method) to the full depth of placement. The top 18 inches of this fill may be replaced with topsoil for landscaping. Drain fill is the material placed in front of and/or beneath the reinforced soil matrix (select fill and geogrid reinforcements) to collect and drain the water accumulated behind blocks, and its gradation should be in compliance with the following criteria_ Particle Size (U. S. Sieve) Passing By Weight C/) 1 inch 100 inch 75 - 100 No. 4 0 - 30 No. 200 0-5 PIONEER ENGINEERING, INC. July 3, 2007 Geotechnical Engineering Study PEI Project No. G715 Page 10 Drain fill should be placed no more than 10 inches per lift in loose state, compacted with a vibratory compactor to a non -yielding condition - The keyway trench should be excavated to bearing soils with an allowable bearing capacity no less than 1,750 psf, and the wall installation should start immediately after completion of the keyway trench excavation. The soils exposed on the bottom of the keyway trench should be compacted to a non -yielding condition using a vibratory compactor, followed by the placement of a minimum of 6-inch-thick base course consisting of 518-inch crushed rock with the same compaction efforts_ The drain fill should be placed at least 12 inches in thickness behind the wall up to the capping topsoil as shown on Figure 7. The first course of blocks should be set on the crushed rock base (leveling pad) and have a toe embedment of at least 8 inches. Each course of blocks should be set back at a 1 H: BV facing inclination with a level backslope and frontslope. A minimum 4-inch-diameter, rigid, perforated PVC pipe should be installed along the heel of the keyway trench. This drain pipe should have a proper gradient to generate flow by gravity, and the drainline should be tightlined to discharge to a designated stormwater drainage system. Due to the specific characteristics of each product (concrete blocks and compatible geogrids), the design of a segmental block wall should follow the standards and specifications in the manufacturer's design manual_ We recommend soil parameters (unit weight = 122 pcf, cohesion = 0, angle of internal friction = 32° for select fill; unit weight = 118 pcf, cohesion = 0, angle of internal friction = 28' for native soils behind select fill) be used in designing such a structure. A minimum factor of safety equal to 1.5 should be applied to the structural design against sliding and overturning failures. FLOORS The on -grade floor slab should be placed on firm, undisturbed native soils prepared as stated in the SITE GRADING AND EARTHWORK and ENGINEERED FILL AND COMPACTION sections of this report. For the unheated areas such as garages, storage rooms or tool sheds, the on -grade floor slab should be placed directly on a capillary break which is composed of a minimum 4-inch-thick layer of free -draining 518-inch crushed rock containing no more than 5 percent of fines by weight passing the U.S. No. 200 sieve. We recommend that a durable PIONEER ENGINEERING, INC. 3 my 3, 2007 Geotechnicai Engineering Study PEI Project No. G715 Page 11 vapor retarder, a 6-mil (0.006 inch) plastic membrane, be placed over the capillary break to keep moisture from migrating upwards. For the heated areas, an additional layer of Styrofoam may be placed between the slab and capillary break for better provision of insulation. Where applicable, the ground surface in the crawl space (under -floor) should be free of vegetation, organic material, and construction debris. The exposed soils in the crawl space should be covered with a continuous vapor retarder with a maximum permeance rating of 1.0 perm in accordance with ASTM E96. The foundation wall should provide proper openings for the cross -space ventilation in the crawl space, if a mechanical ventilation system is not to be installed. PAVEMENTS Adequate preparedness would provide better bearing and drainage conditions of the pavement subgrade for a satisfactory installation. We recommend that a flexible pavement section be composed of 3 inches of Asphalt Concrete (AC) over 6 inches of Crushed Rock Base (CRB), or 3 inches of AC over 4 inches of Asphalt Treated Base (ATB). A rigid pavement section consisting of 5 inches of concrete over 5 inches of adequately compacted 2-inch-minus CRB may be used as an alternative. Perco-Crete or similar products may be used in the parking and driveway to reduce the impervious area. UTILITIES The primary concern for utility trench backfilling is to prevent settlements along the alignments, particularly in paved areas. it is important that each section of the utility line be adequately supported by the bedding material. This material should be hand tamped to ensure support is provided around the pipe haunches. Engineered fill should be carefully placed and hand tamped to at least 12 inches above the crown of the pipe before any mechanical or vibratory compaction equipment is brought into use. The remainder of the trench backfill should be placed and compacted as stated in ENGINEERED FILL AND COMPACTION. Construction of the detention vault should abide by the recommendations in FOUNDATION SUPPORT. DRAINAGE The finished ground around each building should be graded such that surface water is directed away from it. Water should not be allowed to stand within the building limits or in areas where PIONEER ENGINEERING, INC. July 3, 2007 Geotechnical Engineering Study PEI Project No. G715 Page 12 foundations, on -grade slabs or pavements are to be constructed. We recommend that the ground be sloped at a minimum gradient of 3 percent for a distance of at least 10 feet away from the building except in paved areas. Storm runoff on the impervious surfaces (roof, paved driveway and parking, and deck) collected by downspouts and/or captured by catch basins should be tightlined to discharge to a stormwater drainage system. Roof downspout drainlines should not be connected to the footing drain system. Sufficient cleanouts should be installed at strategic locations to allow for regular maintenance of the footing system and downspout drainlines. A footing drain system should be installed along the upslope sides of each building to prevent the buildup of hydrostatic pressure behind the foundation wall. This drainage system should consist of a 4-inch-diameter, rigid, perforated PVC pipe with its invert placed slightly below the bottom of the footing. The drain pipe should be wrapped with a layer of durable non -woven - geotextile, bedded on at least 3 inches thick clean pea gravel (2-inch to 5/8-inch in size) and covered at least 6 inches of the same material. The drain pipe should have a sufficient gradient to generate flow by gravity. A dampproofing coating composed of a bituminous coating, or 3 pounds per square yard of acrylic modified cement, or 118-inch coating of surface -bonding mortar in compliance with ASTM C887, should be applied to the under -grade portion of the foundation wall. A typical footing drain system is illustrated on Figure 8. GEOLOGIC HAZARDS With the integrity of the underlying soil conditions and absence of a shallow, steady groundwater table, the risk of geologic hazards such as a landslide hazard, erosion hazard or seismic hazard at the site is practically negligible. ADDITIONAL FIELD SERVICES We recommend that PEI be retained to perform a general review of the final design and specifications of the proposed development, and to verify that our geotechnical recommendations have been properly interpreted and incorporated into the design plans and construction documents. We also recommend PEI be retained to provide field services for geotechnical aspects of this project during construction_ This is to observe compliance with the PIONEER ENGINEERING, INC. July 3, 2007 Geotechnical Engineering Study PEI Project No. G715 Page 13 design concepts, specifications or recommendations and to allow for design changes in the event subsurface conditions differ from those anticipated. Respectfully submitted, PIONEER ENGINEERING, INC. ' 1 PIRE,S 121291 Zoo $ Josep u,� Consulting Geotechnical Engineer Attachments: Figure 1 - Vicinity Map Figure 2 - Site and Exploration Plan Figure 3 - USCS Chart Figures 4 to 6 - Test Pit Logs Figure 7 - Typical Segmental Block Wall Figure 8 - Typical Footing Drain System PIONEER ENGINEERING, INC. PIONEER ENGINEERING, INC. VICINITY MAP PROPOSED DUPLEX BUILDINGS 4701 TALBOT ROAD SOUTH Geotechnical Engineering Earth Science - Water Resources RENTON, WASHINGTON PROJ. NO. G715 I DATE 6/29/07 FIGURE 1 TA111-60T b, « .� ki PIONEER ENGINEERING, INC. Geotechnical Engineering - Earth Science - Water Resources "MVhF Scale: 1" = 60' SITE AND TEST PIT LOCATIONS PLAN PROPOSED DUPLEX BUILDINGS 4701 TALBOT ROAD SOUTH RENTON, WASHINGTON PROD. NO, G715 I DATE 6129107 1 FIGURF 2 UN,, IED SOIL CLASSIFICATION S'z,2 CEM MAIN DIVISIONS GROUP GROUP NAME SYMBOL GRAVEL CLEAN GW WELL -GRADED GRAVEL, FINE TO COARSE GRAVEL GRAVEL COARSE -GRAINED MORE THAN 50% OF GP POORLY -GRADED GRAVEL GRAVEL WITH GM SILTY GRAVEL SOILS COARSE FRACTION RETAINED FINES ON THE NO. 4 SIEVE GC CLAYEY GRAVEL MORE THAN 50% RETAINED SAND CLEAN SW WELL -GRADED SAND, FINE TO COARSE SAND SAND ON THE NO. 200 SIEVE MORE THAN 50% OF SP POORLY -GRADED SAND SAND WITH SM SILTY SAND COARSE FRACTION PASSING FINES PASSING NO. 4 SIEVE 5C CLAYEY SAND FINE-GRAINED SILT AND CLAY INORGANIC ML SILT, SANDY SILT CL LEAN CLAY SOILS LIQUID LIMIT LESS ORGANIC OL ORGANIC SILT, ORGANIC CLAY THAN 50% MORE THAN 50% PASSING SILT AND CLAY INORGANIC MH SILT OF HIGH PLASTICITY, ELASTIC SILT CH CLAY OF HIGH PLASTICITY, FAT CLAY THE NO, 200 SIEVE LIQUID LIMIT ORGANIC OH ORGANIC SILT, ORGANIC CLAY 50% OR MORE HIGHLY ORGANIC SOILS PT PEAT NOTE: SOIL MOISTURE INDICATORS: 1. FIELD CLASSIFICATION BASED ON VISUAL EXAMINATION DRY - ABSENCE OF MOISTURE, DUSTY, DRY TO OF SOIL IN GENERAL ACCORDANCE WITH ASTM D2488. THE TOUCH. 2. SOIL CLASSIFICATION USING LABORATORY TESTS IS SLIGHTLY MOIST - TRACE MOISTURE, NOT DUSTY. BASED ON ASTM D2487. MOIST - DAMP, BUT NO VISUAL WATER. 3. DESCRIPTIONS OF SOIL DENSITY OR CONSISTENCY ARE VERY MOIST- VERY DAMP, MOISTURE FELT TO BASED ON INTERPRETATION OF BLOW -COUNT DATA, THE TOUCH. VISUAL APPEARANCE OF SOILS, AND/OR TEST DATA. WET- VISUAL FREE WATER OR SATURATED, USUALLY SOIL IS OBTAINED FROM BELOW WATER TABLE, USCS CHART PROPOSED DUPLEX BUILDINGS PIONEER ENGINEERING, INC. 4701 TALBOT ROAD SOUTH Geotechnical Engineering Earth Science Water Resources RENTON, WASHINGTON PROJ. NO. G715 DATE 6/29/07 FIGURE 3 TEST PIT NO. TP-1 Logged By: JW Date: 6128/07 Ground Elev. 475.0' t Depth ISam le (N) W USCS Soil Description Blows/ Other Test ft. T e No. ft. % 8" Landscaping topsoil and lawn grass. SM Brown, silty, fine SAND, trace coarse gravel, loose, moist. (FILL) SM Dark Brown, silty, fine SAND, organics, trace coarse gravel, loose, moist. (RELIC TOPSOIL?) SM Grayish brown, silty, fine to medium SAND, trace fine gravel, 5 occasional cobble, some orange staining, medium -dense, moist. B 1 (ABLATION TILL) 5M Grayish brown, silty, in to medium SAND, trace fine gravel, — occasional cobble, slightly cemented, dense, moist. (LODGMENT TILL) 10 Test pit terminated @ 10 ft, no groundwater encountered during test pit excavation. TEST PIT NO. TP-2 Logged By: JW Date: 6128/07 Ground Elev. 480.0' # Depth Sam le (N) W LISCS Soil Description Blows/ Other Test ft. Type No. ft. % 12" Landscaping topsoil and lawn grass. SM Brown, silty, Fine SAND, trace coarse gravel, loose, moist. (FILL) SM Grayish brown, silty, fine to medium SAND, trace fine gravel, occasional cobble, some orange staining, medium -dense, moist. (ABLATION TILL) 5 -- SM -- - — -- -- Grayish brown, silty, fine to medium SAND, trace fine gravel, occasional cobble, slightly cemented, dense, moist. LODGMENT TILL Test pit terminated @ 6.5 ft, no groundwater encountered during test pit excavation. LEGEND: SS - 2" O.D. Split -Spoon Sample GROUNDWATER: Seal ST - 3" O.D. Shelby -Tube Sample Water Level B - Bulk Sample Observation Well Tip PIONEER ENGINEERING, INC. Gectechnical Engineering Earth Scence- Water Resources TEST PIT LOGS PROPOSED DUPLEX BUILDINGS 4701 TALBOT ROAD SOUTH RENTON, WASHINGTON PROJ. NO. G715 I DATE 6129107 I FIGURE 4 TEST PIT NO. TP-3 Logged By: JW Date: 6128107 Ground Elev. 488.5' t Depth Sample (N) W USCS I Soil Description Blows! Other Test ft. Type No. ft. % ------------------------------------------------------- 8" Landscaping topsoil and lawn grass. SM Brown, silty, fine SAND, trace coarse gravel, loose, moist. (FILL) SM Grayish brown, silty, fine to medium SAND, trace fine gravel, occasional cobble, some orange staining, medium -dense, moist. (ABLATION TILL) 5M Grayish brown, silty, fine to medium SAND, trace fine gravel, 5 occasional cobble, slightly cemented, dense, moist. B 1 (LODGMENT TILL) Test pit terminated @ 6.5 ft, no groundwater encountered during test pit excavation. TEST PIT NO. TPA Logged By: JW Date: 6128/07 Ground Elev. 477.5' ± Depth Sam ale (N) W USCS Soil Description Blows/ Other Test ft. Type No. ft. % 12" Landscaping topsoil and lawn grass. SM Brown, silty, fine SAND, trace coarse gravel, loose, moist. (FILL) ----------------------------------------------- SM Gray, silty, medium SAND, trace fine gravel, medium -dense, _ _ _moist. ABLATION TILL? _ _ _ _ _ _ _ _ _ _ _ SM Grayish brown, silty, fine to medium SAND, trace fine gravel, occasional cobble, some orange staining, medium -dense, moist. 5 (ABLATION TILL) 5M Grayish brown, silty, fine to medium SAND, trace fine gravel, occasional cobble, slightly cemented, dense, moist. (LODGMENT TILL) - Some rock fragments @ 6 to 8 ft. 10 Test pit terminated @ 10 ft, light groundwater encountered @ 3 ft during test pit excavation LEGEND: SS - 2" O.D. Split -Spoon Sample GROUNDWATER: Seal ST - 3" O.D. Shelby -Tube Sample Water Level B - Bulk Sample Observation Well Tip PIONEER ENGINEERING, INC. Geotechnical Engineering - Earth Science - Water Resources TEST PIT LOGS PROPOSED DUPLEX BUILDINGS 4701 TALBOT ROAD SOUTH RENTON, WASHINGTON PROJ. NO. G715 I DATE 6129107 IFIGURE 51 0 TEST PIT NO. TP-5 Logged By: JW Date: 6/28/07 Ground Elev. 480.5' t Depth Sam le (N) W USCS. Soil Description Blows/ Other Test ft, Type No. ft. % 8" Landscaping topsoil and lawn grass. SM Brown, silty, fine SAND, trace coarse gravel, loose, moist. (FILL) SM Grayish brown, silty, fine to medium SAND, trace fine gravel, occasional cobble, some orange staining, medium -dense, moist. (ABLATION TILL) 5 SM Grayish brown, silty, fine to medium SAND, trace fine gravel, occasional cobble, slightly cemented, dense, moist. (LODGMENT TILL) - Some rock fragments @ 5 ft. Test pit terminated @ 6.5 ft, very -light groundwater encountered @ 3 ft during test pit excavation. Logged By: Date: TEST PIT NO. Ground Elev. Depth USCS Soil Description Sample (N) Blows/ W Other Test ft. Type No. ft. % 5 10 LEGEND: SS - 2" Q.D. Split -Spoon Sample GROUNDWATER: Seal ST - 3" O.D. Shelby -Tube Sample Water Level B - Bulk Sample Observation Well Tip PIONEER ENGINEERING, INC. Geetechnioal Engineering - Earth Science - Water Resourres TEST PIT LOG PROPOSED DUPLEX BUILDINGS 4701 TALBOT ROAD SOUTH RENTON. WASHINGTON PROJ. NO. G715 DATE 6J29107 IFIGURE 6 J a H FINISH GRADE 8" MIN. STANDARD BLOCK FINISH GRADE 18" MAX. TOPSOIL 8 ------------- — --- / COMPACTED 1 12" ON -SITE SOILS II� 518" CLEAN __/ ` DRAIN FILL CRUSHED ROCK NOT TO SCALE SELECT NON -WOVEN FILL GEOTEXTILE GEOGRID 6" MIN. 4" MIN. PERF. PVC PIPE WRAPPED WITH NON -WOVEN GEOTEXTILE Notes: 1. The keyway trench of the segmental block wall shall be excavated to firm undisturbed native soils with a minimum allowable bearing capacity of 1,750 psf. 2. The installation of the block wall shall start immediately after completion of keyway trench excavation. 3_ A minimum thickness of 6 inches of clean 5/8-inch crushed rock shall be placed over the adequately -compacted subgrade to form a leveling pad, and the rock be compacted to a stable condition with a vibratory compactor. 4. The block wall shall have a minimum toe embedment of 8 inches and each course of blocks be set back at a 1 H:8V or steeper facing inclination. 5. The wall shall be designed to have a minimum factor of safety equal to 1.5 against sliding and overturning failures. PIONEER ENGINEERING, INC. Geofechnica! Engineenng Earth Science - Water Resources TYPICAL SEGMENTAL BLOCK WALL PROPOSED DUPLEX BUILDINGS 4701 TALBOT ROAD SOUTH RENTON, WASHINGTON PROJ. NO. G715 DATE 6129/07 FIGURE 7 Non -Woven Geotextile 2" to 518" Clean Pea Gravel slope to Drain Engineered Fill 6" Min. 4"-Diameter Min., Perforated, 1 _ t � PVC Drain Pipe with Positive 3" Min. Gradient to Discharge Not to Scale Notes; Foundation Wall Dampproofing Coating Slab Capillary Break 1. Engineered fill should consist of clean, granular soils with individual particles no larger than 4 inches in size, and contain no organic and other deleterious substances. 2. Engineered fill should be placed in lifts no more than 10 inches thick in loose state, and be compacted within one percent of its optimal moisture content to attain the maximum dry density determined by ASTM D1557 (Modified Proctor Method). 3. The top 2 feet of engineered fill should be compacted to at least 95 percent of its optimal dry density, and 90 percent for the remaining area. 4. The capillary break should consist of a minimum 4-inch-thick layer of free -draining 5/8-inch crushed rock containing no more than 5 percent by weight passing the No. 200 sieve. A 6-mil plastic membrane may be placed over the capillary break as a vapor retarder. 5. The dampproofing coating should consist of 3 pounds per square yard of acrylic modified cement, 118 inch coat of surface -bonding mortar in compliance with ASTM C 887. TYPICAL FOOTING DRAIN SYSTEM PIONEER ENGINEERING, INC. PROPOSED DUPLEX BUILDINGS 4701 TALBOT ROAD SOUTH Geotechnical Engineering - Earth Science - Water Resources RENTON, WASHINGTON PROD. NO. G715 DATE 6129107 1 FIGURE 8 Printed: 02-27-2008 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA08-017 Payment Marie: 02/27/2008 04:20 PM Total Payment: 1,500.00 Current Payment Made to the Following Items: Receipt !Number: R0800930 Payee: Y & L ENTERPRISES LLC 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 ##1024 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 000.343.81.00.0012 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 Remaining Balance Due: $0.00