HomeMy WebLinkAboutPRE_20000244_Sunset_Gardens_Memo_201105.pdfPREAPPLICATION MEETING
Sunset Gardens
2900 NE 10th St
PRE20-000244
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 5, 2020
Contact Information:
Planner: Matt Herrera, 425.430.6593, mherrera@rentonwa.gov
Development Engineering: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov
Fire: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
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. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the assigned planner to have the documents pre-
screened.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
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M E M O R A N D U M
DATE:November 5, 2020
TO:Matt Herrera, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Sunset Gardens Mixed Use
1. The preliminary fire flow is 3,000 gpm. A minimum of three fire hydrants are
required. One within 150-feet and two within 300-feet of the building. One
hydrant is required within 50-feet of all fire department connections for
standpipes and sprinkler systems. Fire flows over 2,500 gpm require looped
water mains around the building or around the city block where the building
is located.
2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit and
$0.26 per square foot of office space. There is no fee for parking garage
areas. This fee is paid at time of building permit issuance. Credit is due for
the removal of the existing building.
3. Approved fire sprinkler, standpipe and fire alarm systems are required
throughout all the buildings. Dry standpipes are required in all stairways.
Direct outside access is required to the fire sprinkler riser room. Fire alarm
system is required to be fully addressable and full detection is required.
Separate plans and permits required by the fire department.
4. Fire department apparatus access roadways are adequately served from the
existing public streets.
5. Building shall be equipped with an elevator meeting the size requirements
for a bariatric size stretcher. Car size shall accommodate a minimum of a
40-inch by 84-inch stretcher.
6. All areas of all buildings shall comply with the City of Renton Emergency
Radio Coverage ordinance. Testing shall verify both incoming and outgoing
minimum emergency radio signal coverage. If inadequate, the building shall
be enhanced with amplification equipment in order to meet minimum
coverage. Separate plans and permits are required for any proposed
amplification systems.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:November 5, 2020
TO:Matt Herrera, Senior Planner
FROM:Jonathan Chavez, Civil Engineer III
SUBJECT:Sunset Gardens
PRE20-000244
I have reviewed the pre-application submittal for the Sunset Gardens Project on Sunset at 2900
NE 10th Street (KC Parcel ID: 7227900075). The applicant is proposing to remove a one-story
commercial building and construct a four-story building with 76 residential units with retail and
parking.
WATER
Water service is provided by the City of Renton. The site is in the Highlands service area
in the 565’ hydraulic pressure zone.
The approximate static water pressure is 88 psi at a ground elevation of 362’.
Below is a summary of existing water mains located in the vicinity of the site:
o 8” water main on the south side of NE 10th Street that can provide 1,600 gallons
per minute (gpm). Reference COR Project File WTR2700462 in COR Maps for
record drawings.
o 6” water main on the north side of NE 10th Street and east side of Jefferson
Avenue NE that can provide 1,600 gallons per minute (gpm). Reference COR
Project File WTR2701878 in COR Maps for record drawings.
o 8” water main on the west side of Jefferson Avenue NE (southwest corner of lot)
that can provide 1,600 gallons per minute (gpm). Reference COR Project File
WTR2700678 in COR Maps for record drawings.
o 8” water main on Jefferson Avenue NE (north and east of lot) that can provide
1,600 gallons per minute (gpm). Reference COR Project File WTR2702331 in
COR Maps for record drawings.
o 12” water stub ending at the southeast corner of the NE Sunset Blvd and NE 10th
Street that can deliver 2,800 gpm (Water project no. W-3179).
Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of
additional fire hydrants and/or modification of existing fire hydrants may be required by
the Renton Regional Fire Authority (RRFA) to meet development standards:
o On NE 10th Street, across the street from the south property line (COR Facility ID
HYD-NE-00376).
o On NE 10th Street and Jefferson Avenue NE intersection (southwest corner of
lot), (COR Facility ID HYD-NE-00353).
o On Jefferson Avenue NE (southwest corner of lot) (COR Facility ID HYD-NE-
00457).
o On Jefferson Avenue NE (north property line) (COR Facility ID HYD-NE-00861).
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o On Jefferson Avenue NE (east property line) (COR Facility ID HYD-NE-00862).
There are existing water services to the subject property.
o 8-inch fire service
o 1.5-inch domestic water meter
Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 3,000 gpm, including the use of an automatic fire sprinkler system. Per City
Code, a looped water main around the building is required when the fire flow demand exceeds
2,500 gpm. The following developer’s installed water main improvements will be required to
provide domestic and fire protection service to the development including but not limited to:
1. Installation of approximately 500 feet of 12-inch water main in NE 10
th St from the existing
12-inch water stub to Jefferson Ave NE.
2. Installation of approximately 860 feet of 10-inch water main in Jefferson Ave NE from the
above new 12-inch main in NE 10th St and in Index Ave NE around the site and connecting
to the above new 12-inch water main in NE 10th St.
3. A 15-foot utility easement will be required for the new water mains, hydrants, and water
meters within the property.
4. A minimum 10-foot setback is required from the building foundation to the water main.
5. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to each building. The fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall
be installed on the private property in an outside underground vault per City standard
plan no. 360.2. The DDCVA may be installed inside the building if it meets the
conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside
a building. The location of the DDCVA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility.
6. Installation of additional fire hydrants around the building as required by the Fire
Authority.
7. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
8. Installation of a separate water service and meter for the residential portion of the new
building. The sizing of the meter shall be in accordance with the most recent edition of
the Uniform Plumbing Code.
a. All residential domestic water meters shall have a double check valve assembly
(DCVA) installed behind on the meter on private property per City Standards. The
DCVA may be located inside the building if the location is approved by the City
Plan Reviewer and City Water Utility Department.
9. Installation of a separate water meter for the commercial portion of the building.
a. All commercial domestic water meters shall have a reduced pressure backflow
assembly (RPBA) installed behind the meter on private property per City
Standards. The RPBA shall be installed inside an above ground heated enclosure
per City Standard Plan 350.2. The RPBA may be located inside the building if a
drainage outlet for the relief valve is provided and the location is approved by the
City Plan Reviewer and City Water Utility Department.
10. A pressure reducing valve is required downstream of the domestic water meter as water
pressure exceeds 80 psi.
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11. Domestic water meters size 3-inch or larger shall be installed in an exterior vault per City
Standard Plan 320.4. The meter vault shall be located within public right-of-way or within
an easement on private property.
12. Installation of a separate water meter for landscape irrigation.
A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or
larger shall be installed in an exterior vault per City Standard Plan 320.4.
13. The existing domestic and fire water services should be cut and capped.
14. A conceptual utility plan will be required as part of the land use application for the
subject development.
15. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of
Renton General Design and Construction Standards for Water Main Extensions as shown
in Appendix J of the City’s 2012 Water System Plan.
16. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
17. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and
for fire sprinkler use. The development is also subject to fees for water connections, cut
and caps, and purity tests. Current fees can be found in the 2020 Development Fees
Document on the City’s website.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,400.00 per meter, 1-
1/2 inch meter is $22,000.00 and a 2-inch meter is $35,200.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. A credit will be issued for any water service that is abandoned
d. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00*
per service line, a 1-1/2 inch water service is $4,605.00* per service line and for
$4,735.00* for each 2-inch water service line. This is payable at construction
permit issuance.
e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2
inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the
building.
f. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at construction permit
issuance.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8” lined concrete main sewer to the north on Jefferson Avenue NE
(Reference COR Project File(s) WWP2701114).
3. The existing side sewer(s) may be reused provided they are relined. Relining of side
sewers will only be permitted after inspection of the side sewer by the Public Works
Inspector. CCTV must be provided by the applicant/contractor for City review. The
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building side sewers will need to be cut and capped at the property line as part of the
building demolition.
4. Drainage from all parking under cover shall be routed to the sanitary sewer system after
passing through a City approved oil/water separator.
5. A grease interceptor will be required if the project is proposing any kitchens in the retail
portion of the building.
6. The developer will need to show how they propose to serve the new development with
sanitary sewer service to each of the units.
7. A separate side sewer will be required for the residential and commercial portions of
the building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by
gravity to the main at a minimum slope of 2%.
8. The development is subject to a wastewater system development charge (SDC) fee. The
2020 SDC fee for sewer is based on the size and number of new domestic water services
to serve the project. The current sewer fee for a 1.5-inch meter install is $17,000.00 per
meter.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water
Design Manual (SWDM) will be required. Based on the City’s flow control map, the site
falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions
and is within the East Lake Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A
– Flow chart to determine the type of drainage review required in the RSWM. All
stormwater improvements as per the drainage review along with stormwater
improvements in the frontage are required to be provided by the developer.
2. The site topography slopes moderately from the northeast to the southwest. There is an
existing 12-inch stormwater main located along the western frontage, along Jefferson
Avenue NE. Reference COR Project File(s) TED401503) in COR Maps for record drawings.
There is an existing 12-inch stormwater main located along the southern frontage, along
NE 10th Street. Reference COR Project File(s) TED401550) in COR Maps for record
drawings. The site contains regulated slopes and landslide hazard areas.
3. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in Chapter
4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
4. Maintenance access is required for any proposed stormwater tracts and shall be designed
and installed in accordance with the City adopted SWDM.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. Any
proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help
mitigate the new runoff created by this development to the maximum extent feasible.
On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A
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preliminary drainage plan, including the application of on-site BMPs, shall be included
with the land use application, as applicable to the project. The final drainage plan and
drainage report must be submitted with the utility construction permit application.
7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rates), with recommendations of appropriate on-site BMPs per
Core Requirement #9 and Appendix C shall be included in the report. The report should
also include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the
development will not result in soil erosion and sedimentation, landslide, slippage, or
excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. Construction Storm water General Permit from the Department of Ecology is required if
clearing and grading of the site exceeds one acre.
10.The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
11. The 2020 Surface water system development fee is $0.76 per square foot of new
impervious surface, but no less than $1,900.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
TRANSPORTATION
1. The proposed development fronts NE 10
th Street along the south property line. NE 10th
Street is classified as a collector street. The available right of way (ROW) width on the
frontage of NE 10th Street is 60 feet (as per the King County assessor map). Per RMC 4-6-
060, the minimum right of way width for a Collector Arterial with 2 lanes is 83’. The
minimum paved roadway width for a collector arterial with 2 lanes is 46’. The paved
roadway section consists of 2 – 10’ travel lanes, 2 – 8’ parking lanes, and 2 – 5’ bike lanes.
A 0.5’ curb, 8’ planter strip, and 8’ sidewalk are required along both sides of the
pavement. 2’ of clear space behind the sidewalk is required along both sides of the
roadway. Dedication to accommodate this street section will be required.
a. The Applicant can submit a Street Modification to maintain the existing pavement
width. The improvements would consist of: a new .5-foot curb, 8-foot planter
strip, 8-foot sidewalk, 2-foot clear space at back of walk, street trees and storm
drainage improvements. Dedication to fit these improvements within public ROW
will be required, pending field survey.
2. The proposed development fronts Jefferson Avenue NE along the west, north, and east
property lines. Jefferson Avenue NE is classified as a residential access street and
commercial access street with an existing right-of-way (ROW) of 50 feet, per the King
County Assessor’s Map.
a. Per RMC 4-6-060, the minimum ROW width for a residential access street is 53
feet. Per City code 4-6-060, half street improvements shall include a pavement
width of 26 feet, a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk,
street trees and storm drainage improvements. A 1.5 foot dedication along
Jefferson Avenue NE will be required.
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b. Per RMC 4-6-060, the minimum ROW width for a commercial access street is 69
feet. Per City code 4-6-060, half street improvements shall include a pavement
width of 36 feet, a 0.5-foot curb, an 8-foot planting strip, an 6-foot sidewalk,
street trees and storm drainage improvements. Dedication to fit these
improvements within public ROW will be required, pending field survey.
3. The new street intersection radius must be a minimum of 35’.
4. Street grades shall not exceed 15 percent.
5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
a. Ramps across property corners must be ADA compliant (upgraded) as well.
6. The bus stop on NE 10
th street will need to be relocated/adjusted based on the new
frontage configuration.
7. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide
slotted drains at the lower end with positive drainage discharge to restrict runoff
from entering the garage.
b. The maximum width of a single loaded garage driveway is 9-feet and the
maximum width of a double loaded garage driveway is 16-feet. If a garage is not
present, the maximum driveway width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
8. Street lighting and street trees are required to be installed by the developer AND must
meet current city standards. Lighting and Photometric plans are required to be
submitted with the land use application and will be reviewed during the construction
utility permit review.
9. A traffic impact analysis is required when the estimated vehicular traffic generated from
a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or
PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic
circulation to and from the site and onsite traffic circulation. The study shall include trip
generation and trip distribution for the project for both AM and PM peak hours.
10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
11. The transportation impact fee is based on the type of land use. For a condominium, the
2020 transportation impact fee is $4,064.56 per dwelling unit. For proposed use, there is
no impact fee for residential; applicant must provide an independent fee study to come
up with a fee for the retail use. Transportation impact fees are subject to change based
on the year the building permit is applied for.
a. A credit will be issued for the existing use that is being removed. The City does
not have a transportation impact fee for the existing use. The fee credit will be
calculated based upon the traffic data for the existing use from the latest edition
of the ITE Trip Generation Manual.
b. RMC 4-1-190.H allows for the applicant to prepare an independent fee calculation
for the traffic impact fee. Please see this section of code for more information on
the independent fee calculation requirements.
GENERAL COMMENTS
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1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2020 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:November 5, 2020
TO:Pre-Application File No. 20-000244
FROM:Matt Herrera, Senior Planner
SUBJECT:Sunset Gardens 2900 NE 10th St.
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official decision-
makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public
Works Administrator, Planning Director, 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 online at
https://www.codepublishing.com/WA/Renton.
Project Proposal: The applicant is proposing to redevelop the existing Renton Housing Authority
(RHA) on-site services located at 2900 NE 10th St into a four (4) story mixed use building. The
ground floor would remain RHA on-site services and the (3) floors above would contain 76
affordable housing units. The subject property is a single parcel (APN 722790-0075), 1.28 acres in
size, and contains frontage on NE 10th St and Jefferson Ave NE. Vehicle access to the site is
proposed on NE 10th St and on the north portion of the subject property’s Jefferson Ave NE
frontage. The site would contain 72 parking spaces with both surface and structured parking.
Current Use: The subject property is currently the Renton Housing Authority on-site services
office, which is a permitted use at this location.
Zoning, Land Use Designation, and Overlays: The subject property is located within the Center
Village (CV) zoning classification and Commercial Mixed Use (CMU) land use designation. The
site is also within the Urban Design District ‘D’ overlay and within the boundaries of the Sunset
Area Community Planned Action Ordinance.
Attached Dwellings – Flats are a permitted use in the CV zone. Commercial uses within a mixed
use building are limited to those identified in RMC 4-2-060A.6.b. RHA’s ground floor on-site
services use would be permitted.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CV standards” herein) and any special requirements/limitations of the Sunset Area
Community Planned Action Ordinance.
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The property is also located within Urban Design District ‘D’, and therefore subject to additional
design elements. Proposals should have unique, identifiable design treatment in terms of
landscaping, building design, signage and street furniture.
Development Standard CV Zone
Density The density range allowed in the CV zone is a minimum of
20.0 to a maximum of 80.0 dwelling units per net acre
(du/ac).
A net density calculation could not be determined at the
time of the preapplication meeting. The proposed gross
density for the 76 dwelling units would be approximately
59 dwelling units per acre. A Density Worksheet that
identifies the net density calculation that excludes frontage
dedications will be required with the land use application.
Minimum Lot Size 25,000 square feet
Minimum Front Yard/Secondary
Front Yard
15-feet. The building contains frontage on three (3) sides of
the property along NE 10th and Jefferson Ave NE. These
public street frontages are front and secondary front yards.
The building as shown on the site plan does not appear to
meet the minimum front and secondary front yard
setbacks. Minimum front and secondary front yards
compliance shall be measured from property lines as they
exist following frontage dedication.
Maximum Front Yard/Secondary
Front Yard
20-feet
Secondary front yard exceeds 20-feet maximum along
eastern frontage of Jefferson Ave NE. Modifications of this
setback may be considered with the Site Plan Review
application based on pedestrian amenities, distinctive
architecture, mitigating visual parking impacts, Crime
Prevention Through Environmental Design (CPTED)
methods, and minimizing pedestrian and traffic conflicts.
See RMC 4-2-120C.15 for modification criteria in its
entirety.
Minimum Side Yard None – Except 15ft. if the lot abuts or is adjacent to a lot
zoned residential.
Minimum Rear Yard None – Except 15ft. abuts a lot zoned residential.
Clear Vision Area In no case shall a structure over 42-inches in height intrude
into the 20 ft. clear vision area, which is the area bounded
by the street property lines of corner lots and a line joining
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Preapplication Meeting
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points along said street lines 20-feet from their point of
intersection.
Maximum Lot Coverage 65% of total lot area or 75% if parking is provided within the
building or within an on-site parking garage.
65-percent would be required as some surface parking is
proposed.
Building Orientation Commercial and civic uses shall provide entry features on all
sides of a building facing a public right-of-way or parking lot.
There does not appear to be RHA entry features along NE
10th St, the eastern frontage of Jefferson Ave NE, or from
the parking lot.
Required Location for Parking Residential - Required parking shall be located underground
or under building (on the first floor of the structure), or in an
attached or detached structure. Any additional parking may
not be located between the building and public street unless
located within a structured parking garage.
Commercial - Parking may not be located between the
building and the public street unless located within a
structured parking garage.
Parking is shown between the building and Jefferson Ave
NE along the eastern frontage. A modification is not
eligible for this standard and a variance would be needed
for the current layout.
Mixed Use -Joint parking is required subject to RMC 4-4-
080E3.
Max. Building Height 70 ft. for vertically mixed use buildings (commercial and
residential). Heights may exceed the Zone’s maximum height
with a Conditional Use Permit.
Residential Mixed Use Development Standards – The proposal would be subject to the ground
floor commercial space standards from the Residential Mixed Use Standards set forth in RMC 4-
4-150 that include the following:
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Preapplication Meeting
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a. A minimum average depth of thirty feet (30') and no less than twenty feet (20') at any
given point;
b. A minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height
of fifteen feet (15') unless a lesser clear height is approved by the Administrator;
c. ADA compliant bathrooms (common facilities are acceptable);
d. A central plumbing drain line; and
e. A grease trap and a ventilation shaft for a commercial kitchen hood/exhaust.
Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The following types of landscaping would be
required with your proposal:
Street frontage landscaping: 10-feet of on-site landscaping is required along all public
street frontages, with the exception of areas for required walkways and driveways and
those zones with building setbacks less than ten feet (10').
Planter strip parking: Street trees and groundcover shall be planted between the curb
and sidewalk along the property’s frontage. Trees shall be from the City’s approved
street tree list.
Surface parking lot landscaping: A 10-foot perimeter lot landscaping screen that
provides trees planted at a rate of one per 30 lineal feet, shrubs at a minimum rate of
one per 20 square feet, and groundcover.
Interior parking lot landscaping: Surface parking containing 15-50 spaces requires 15
square feet of interior parking lot landscaping per space. Any interior parking lot
landscaping area shall be sized to dimensions of at least 8-feet by 12-feet. Landscaping
shall be dispersed throughout the parking area and shall include a mixture of trees,
shrubs, and groundcover per the planting standards set forth in RMC 4-4-070H.5
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan shall be submitted at the time of land
use application.
Tree Preservation: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist
report, and tree retention worksheet shall be provided with the formal land use application as
defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required
number of protected trees cannot be retained, replacement trees, with at least a two-inch (2")
caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper
inches of new trees to replace each protected tree removed. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
Significant trees shall be retained in the following priority order:
13
Sunset Gardens
Preapplication Meeting
November 5, 2020
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree
removal and land clearing at the City's discretion. A formal tree retention plan and arborist report
would be required with the land use application if any trees are proposed to be removed.
Screening: All operating equipment located on the roof of any building shall be enclosed so as to
be screened from public view. Shielding shall consist of roof wells, clerestories, parapets, walls,
solid fencing or other similar solid non-reflective barriers or enclosures. All on-site surface
mounted utility equipment shall also be screened from public view. Screening shall consist of
equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as
high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to
equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors
compatible with building materials.
Refuse and Recycling Areas: Refuse and recycling areas shall meet the requirements of RMC 4-4-
090, “Refuse and Recyclables Standards” please refer to these standards in their entirety. For
multi-family developments a minimum of 1 ½ square feet per dwelling unit is required for
recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse
deposit areas. Additionally, at least one deposit area/collection point for every 30 dwelling units
is required. The required refuse and recyclables deposit areas shall be dispersed throughout the
site when a residential development comprises more than one building.
In office developments, a minimum of 2 square feet per every 1,000 square feet of building gross
floor area shall be provided for recyclables deposit areas and a minimum of 4 square feet per
1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total
minimum area of 100 square feet shall be provided for recycling and refuse deposit areas.
Outdoor refuse and recyclables deposit areas and collection points shall not be located within 50-
feet of a lot zoned residential, except by approval through the site plan review process. Refuse
and recyclables deposit areas may be located within residential buildings, providing that they are
in compliance with the Fire Code, and that collection points are easily and safely accessible to
hauling trucks. Compliance with these standards will need to be shown in the land use
application.
Fences and Retaining Walls: If the applicant intends to install any fences or walls as part of this
project, the location must be designated on the landscape plan. Retaining walls greater than 4-
feet require a separate building permit. Retaining walls are limited to 6-feet in height with the
exception of front yard setbacks where the limitation is 4-feet. Retaining walls shall be composed
of brick, rock, textured or patterned concrete, or other masonry product that complements the
proposed building and site development. A fence and/or wall detail shall also be included on the
plan. Please refer to RMC 4-4-040 for fence and retaining wall requirements.
14
Sunset Gardens
Preapplication Meeting
November 5, 2020
Parking: Required parking for residential uses shall be located underground or under building (on
the first floor of the structure), or in an attached or detached structure. Any additional parking
may not be located between the building and public street unless located within a structured
parking garage. Commercial use parking may not be located between the building and the public
street unless located within a structured parking garage. Surface parking is shown on the
southeastern portion of the property is located between the building and the public portion of
Jefferson Ave NE which does not meet the CV zone development standard. A variance would be
needed for current layout as this development standard is not eligible for modification.
Attached dwellings for low income require a minimum of one (1) space for each four (4) dwelling
units and a maximum of 1.75 per dwelling unit. On-site services parking requires a minimum and
maximum of three (3) spaces per 1,000 square feet of net floor area.
Standard parking stall sizes for private garages is 9’x20’ and 8.25’x15’ for structured parking.
Compact spaces are limited to 50-percent. Please refer to RMC 4-4-080F for further information
on design requirements.
The proposal would be required to provide one-half (0.5) bicycle parking space per dwelling unit
and 10-percent of the number of required spaces for the on-site services use.
The bicycle parking provided for the residents shall provide for secure extended use and shall
protect the entire bicycle and its components and accessories from theft and weather. Acceptable
examples include bike lockers, bike check-in systems, in-building parking, and limited access
fenced areas with weather protection. Spaces within the dwelling units or on balconies do not
count toward the bicycle parking requirement.
Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle
parking requirements.
Access: Vehicle access is proposed along NE 10th St and on the northeastern portion of the
property on Jefferson Ave NE. There shall be no more than one driveway for each one hundred
sixty five feet (165') of street frontage serving any one property or among properties under unified
ownership or control; for each one hundred sixty five feet (165') of additional street frontage
another driveway may be permitted. Maximum driveway slope shall not exceed eight percent
(8%).The Administrator may allow a driveway to exceed eight percent (8%) slope but not more
than fifteen percent (15%) slope, upon proper application in writing and for good cause shown,
which shall include, but not be limited to, the absence of any reasonable alternative. Please
explore just utilizing a single driveway along Jefferson and gaining access to the deck parking
interior to the site. Fewer driveways lessens pedestrian/vehicle conflicts and provides an
opportunity to better screen the parking along NE 10th.
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required.
The land use application shall provide a written narrative to identify how the project meets each
applicable urban design regulation. Please refer the standards in their entirety at RMC 4-3-100.
The following bullets are some, but not all, of the guidelines and standards outlined in the
regulations.
1. The availability of natural light (both direct and reflected) and direct sun exposure to nearby
buildings and open space (except parking areas) shall be considered when siting structures.
15
Sunset Gardens
Preapplication Meeting
November 5, 2020
2. A primary entrance of each building shall be located on the facade facing a street, shall be
prominent, visible from the street, connected by a walkway to the public sidewalk, and
include human-scale elements.
3. Building entries from a street shall be clearly marked with canopies, architectural elements,
ornamental lighting, or landscaping and include weather protection at least 4.5-feet wide.
Buildings that are taller than 30-feet in height shall also ensure that the weather protection is
proportional to the distance above ground level.
4. At least one of the following design elements shall be used to promote a transition to
surrounding uses:
a. Building proportions, including step-backs on upper levels in accordance with the
surrounding planned and existing land use forms; or
b. Building articulation to divide a larger architectural element into smaller increments;
or
c. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
5. Parking shall be located so that no surface parking is located between: a building and the front
property line; and/or a building and the side property line (when on a corner lot).
6. Parking shall be located so that it is screened from surrounding streets by buildings,
landscaping, and/or gateway features as dictated by location.
7. Access to parking lots and garages shall be from alleys, when available. If not available, access
shall occur at side streets. The number of driveways and curb cuts shall be minimized for
vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
8. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or
building overhangs shall be provided.
9. Architectural elements that incorporate plants, particularly at building entrances, in publicly
accessible spaces and at facades along streets, shall be provided.
10. Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art
shall be provided. Site furniture shall be provided and shall be made of durable, vandal- and
weather-resistant materials that do not retain rainwater and can be reasonably maintained
over an extended period of time.
11. Pedestrian overhead weather protection in the form of awnings, marquees, canopies, or
building overhangs shall be provided. These elements shall be a minimum of four and one-
half feet (4-1/2') wide along at least seventy five percent (75%) of the length of the building
facade facing the street, a maximum height of fifteen feet (15') above the ground elevation,
and no lower than eight feet (8') above ground level.
12. All attached housing developments of ten (10) or more dwelling units shall provide common
open space and/or recreation areas. At minimum, fifty (50) square feet per unit shall be
provided. Please refer to RMC 4-3-100E.4 Recreation Areas and Common Open Space for a
menu options on how to meet the open space requirements.
16
Sunset Gardens
Preapplication Meeting
November 5, 2020
13. All building facades shall include modulation or articulation at intervals of no more than 40-
feet. Modulations shall be a minimum of 2-feet deep, 16-feet in height, and 8-feet in width.
Buildings greater than one hundred sixty feet (160') in length shall provide a variety of
modulations and articulations to reduce the apparent bulk and scale of the façade.
14. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be
provided along the facade’s ground floor.
15. Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways
are prohibited. A wall (including building facades and retaining walls) is considered a blank
wall if: It is a ground floor wall or portion of a ground floor wall over six feet (6') in height, has
a horizontal length greater than fifteen feet (15'), and does not include a window, door,
building modulation or other architectural detailing; or any portion of a ground floor wall has
a surface area of four hundred (400) square feet or greater and does not include a window,
door, building modulation or other architectural detailing.
16. Any facade visible to the public shall be comprised of at least fifty percent (50%) transparent
windows and/or doors for at least the portion of the ground floor facade that is between four
feet (4') and eight feet (8') above ground (as measured on the true elevation).
17. Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
18. Building materials shall be durable, high quality, and consistent with more traditional urban
development, such as brick, integrally colored concrete masonry, pre-finished metal, stone,
steel, glass and cast-in-place concrete.
19. All buildings shall use material variations such as colors, brick or metal banding, patterns, or
textural changes.
20. Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided. Pedestrian-scale lighting shall be
provided at primary and secondary building entrances. Examples include sconces on building
facades, awnings with down-lighting and decorative street lighting. Accent lighting shall also
be provided on building facades (such as sconces) and/or to illuminate other key elements of
the site such as gateways, specimen trees, other significant landscaping, water features,
and/or artwork.
Critical Areas: The City’s COR mapping system indicates potential slopes of up to 40-percent and
moderate landslide hazard area on the property’s eastern perimeter. A geotechnical report
would be required with the land use application that provides recommendations to safely
redevelop the site. It is the applicant’s responsibility to ascertain whether any critical areas or
environmental concerns are present on the subject property prior to site development or
building construction.
Environmental Review: The subject property is within the Sunset Area Planned Action. When a
project is proposed within a planned action area, the environmental review consists of verifying
that the proposal meets the requirements of the planned action ordinance. An environmental
checklist verify compliance with the EIS. No other environmental action is required if the proposal
is compliant with the planned action. If the proposal exceeds the development thresholds or alters
17
Sunset Gardens
Preapplication Meeting
November 5, 2020
the assumption and analysis specified in the planned action ordinance, further environmental
review may be required.
Permit Requirements: The proposal will require Hearing Examiner Site Plan Review. The
application would be reviewed in a minimum estimated time frame 12-weeks following
acceptance of a complete application. The 2020 Hearing Examiner Site Plan Review application
fee is $3,700.00. A variance fees is $1,300.00. Any modification requests to code standards are
$250.00 per modification. There is an additional 5% technology fee at the time of land use
application. All fees are subject to change prior to submittal. The 2021-22 fee schedule is
anticipated to be adopted on Monday, November 9, 200 by City Council. Fees are expected to
increase for 2021.
Detailed information regarding the land use application submittal can be found on the Site Plan
Review submittal checklist, Variance submittal checklist, and other informational handouts can
be found on the City’s Digital Records Library. The City requires electronic plan submittal for all
applications. Please refer to the City’s Electronic File Standards.
In addition to the required land use permits, separate construction, building and sign permits
would be required.
Public Information Sign: The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided in the accompanied public information sign
handout. The applicant is solely responsible for the construction, installation, maintenance,
removal, and any costs associated with the sign. See the Public Information Sign handout on the
City’s website for more information and specifications.
Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value
equal to or greater than $10,000,000 require the applicant to conduct a neighborhood meeting.
Due to Covid-19, meetings are held via web-based conference sponsored by the applicant. The
applicant is required to mail a written notice announcing the neighborhood meeting to property
owners within 300-feet of the subject property. The meeting notice shall provide a phone-in
option for the meeting and a Frequently Asked Questions sheet for proposed development. The
neighborhood meeting is intended to be a developer-neighborhood interaction. City staff
members are not required to attend and/or participate in neighborhood meetings. Please see
RMC 4-8-090A for the complete neighborhood meeting requirements.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater
than $10,000,000 require the applicant to install a public outreach sign. Public outreach signs are
intended to supplement information provided by public information signs by allowing an
applicant to develop a personalized promotional message for the proposed development. The
sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information that
lends greater understanding of the project. See the attached Public Outreach sign handout for
more information and specifications.
Impact Fees: In addition to the applicable building and construction fees, the following impact
fees would be required prior to the issuance of building permits. The noted fee calculations are
for 2020. Fees for next year have not yet been issued, but expect the fees to be higher in 2021.
1. A Fire Impact Fee assessed at $964.53 per new multifamily dwelling unit and $0.26 per square
foot for office.
18
Sunset Gardens
Preapplication Meeting
November 5, 2020
2. A Transportation Impact Fee assessed at $4,836.31 per new multifamily dwelling unit and
$10.50 per square foot for office.
3. A Renton School District Impact Fee assessed at $3,582.00 per new multifamily dwelling unit.
4. A Parks Impact Fee assessed at $2676.89 per new multifamily dwelling unit.
Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact Matt
Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to submit prescreen
materials and subsequent land use application.
Expiration: Site plan approval is valid for two years with a possible two-year extension.
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